MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
March 4, 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
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 Griffin led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Chair Pro Temp Scott McKhann; Gary McCaughan; Brett Freeman;
Patrick Griffin; and Karen Prescott-Loeffler
Commissioners Absent: None.
Staff Present: Zach Rehm, Acting City Planner
Araceli Mejia, Assistant 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 February 18, 2025.
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Planning Commission Regular Meeting Minutes of March 4, 2026 Page 2
IT WAS MOVED BY VICE CHAIR CAMP, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 6-0, CHAIR COSGROVE ABSTAINED, TO
RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF FEBRUARY 18, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
Community Development Director Adam Atamian announced the promotion of Zach Rehm to Acting City Planning and thanked the Commissioners for their continued service to the community.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 25-455, Development Permit (DP) 25-456, 143 N. La Esperanza Lot 2
A public hearing to request the Planning Commission to approve DP 25-456 to develop a single-family home on a newly subdivided lot.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15303 (Class 2: New Construction or Conversion of Small Structures) and §15332 (Class 32: In-Fill Development Projects).
Chair Pro Tem McKhann recused himself due to owning property within proximity of 300 feet.
Chair Cosgrove disclosed the project was before the Design Review Subcommittee (DRSC) that he attended, along with Vice Chair Camp and Commissioner Freeman.
Assistant Planner Mejia provided a brief summary of the February 25m 2026 DRSC meeting and explained that the applicant required additional time to incorporate the recommendations. The applicant has requested the hearing be continued to March 18, 2026.
The public hearing will remain open until March 18, 2026.
CHAIR COSGROVE MADE A MOTION, SECOND BY COMMISSIONER GRIFFIN, MOTION PASSED 6-0, CHAIR PRO TEM MCKHANN RECUSED, TO CONTINUE PUBLIC HEARING PROJECT 25-455, DEVELOPMENT PERMIT 25-456, 143 N. LA ESPERANZA TO THE NEXT REGULAR MEETING HELD ON MARCH 18, 2026.
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Planning Commission Regular Meeting Minutes of March 4, 2026 Page 3 Chair Pro Tem McKhann returned to the dais at 6:13 p.m.
B. Public Hearing Project (PHP) 26-063, Zoning Amendment (ZA) 26-064 A Public Hearing for the Planning Commission to provide recommendations to the City Council on Zoning Amendment 26-064 to update San Clemente Municipal Code Sections 17.28.270 Accessory Dwelling Units and 17.88.030 Definitions consistent with Housing Element commitment and State law; The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of CEQA pursuant to the CEQA Public Resources Code § 21080.17, and CEQA Guidelines §15183.
Chair Cosgrove opened the public hearing and acknowledged public comment letters were received.
Assistant Planner Mejia began the presentation by providing context that the letter received from the California Housing and Community Development Department (HCD) considered informal feedback, and has not been certified.
Staff advised that the proposed code amendment allows for one type of each ADU pursuant to CA Gov Code 66323 and cannot apply more restrictive development standards than State law; CA Gov Code 66314 allows one additional ADU of any format. Staff had a meeting with HCD prior to this meeting to discuss the comments made in the letter. Comments provided by HCD and advocacy group CalHDF overlapped and highlighted concerns with the proposed ordinance including:
• Limits on detached ADUs on multifamily parcels
• Application of front yard setbacks and limitations of setbacks per Gov Code §66323
• Unit size standards
• Lighting standards
• Parking standards
• Historic standards
Staff’s report provided a history and background of ADU law between 2016 and 2025; current code allowances; multifamily conversions; owner occupancy restrictions; AB 424; and SB 543. Other changes included objective standards in architectural review; pathways to compliancy; parking requirements; and added definitions. Consistency with the General Plan was reviewed and staff recommended continuing the hearing to revise the ordinance to address the comments.
Commissioner Comments and Questions of Staff and Deputy City Attorney:
HCD provided clarifications and modifications, but not formal comments. Staff needs more time to review the content of the letter from HDF. Deputy City Attorney Burns noted the overlap between HCD and HDF comments, particularly regarding CA Gov Code §66314 and 66323. Goal is to clarify the DRAFT
Planning Commission Regular Meeting Minutes of March 4, 2026 Page 4 code to protect the city's ability to have reasonable, fair, and objective regulation. Vice Chair Camp noted that the City was encouraged to write its own ordinance in 2022 which the Commission spent a year retooling zoning to remove arbitrary requirements and implement objective design standards.
Public safety related issues should be considered, such as very high fire zones, sanitation, and sewer infrastructure connections.
The public hearing will remain open until April 22, 2026.
CHAIR PRO TEM MCKHANN MADE A MOTION, SECOND BY VICE CHAIR CAMP, MOTION PASSED 7-0, TO CONTINUE PUBLIC HEARING PROJECT 26-063, ZONING AMENDMENT 26-064 TO THE REGULAR MEETING HELD ON APRIL 22, 2026.
C. Public Hearing Project (PHP)26-065, Zoning Amendment (ZA)26-066 A Public Hearing for the Planning Commission to provide recommendations to the City Council on Zoning Amendment 26-066 to update San Clemente Municipal Code Sections 16.50.010 Urban Lot Splits and 17.86.010 Two-Unit Projects consistent Housing Element commitment and with State law; The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of CEQA pursuant to the CEQA Public Resources Code § 21080.17, and CEQA Guidelines §15183.
Chair Cosgrove opened the public hearing.
Assistant Planner Mejia summarized a presentation titled, “Two-Unit Projects and Urban Lot Split Update, PHP26-065, ZA26-066, March 4, 2025.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report cited two title amendments to comply with State Bill (SB) 9, updating regulations for two-unit projects and urban lot splits to align with the Housing Element and State law. SB9 was in place for about three and a half years, but the city did not approve any SB9 lot splits or multi-unit projects. The State passed SB450, which removes the City's ability to regulate even some objective standards. Staff is trying to retain limited ability to regulate within the new State law.
Commissioner Questions and Discussion Highlights:
• Unfavorable of allowing ADUs without parking plans.
• Clarified minimum lot size used to be 2,400 square feet to split a lot, but now the resulting lots can't be less than 1,200 square feet. • The lots must be at least 40% of the original lot area. • Staff explained that in conducting research, other cities have allowed a discretionary review of urban lot splits or two-unit projects that do not comply with the established zoning code or subdivision code. The position of San Clemente has been if the project does not meet all the requirements of SB9, it cannot proceed with a permit.
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Planning Commission Regular Meeting Minutes of March 4, 2026 Page 5 • CC&Rs may limit ADUs within HOA areas, but staff advised that the City will issue permits since State overrides local governments. • Staff advised that there is an owner occupancy requirement. • Commissioner McKhann referenced urban lot splits under subsection (D)(2), which states that a tentative parcel map expires 12 months from the city's approval of the map and suggested modifying the last sentence for consistency with other code sections regulating entitlements to 24 months.
• There was a discussion about the landscaping section, which details that 50% of the front yard setback shall have a surface that remains permeable.
• There was discussion about the refuge storage areas section on page 9, which talks about trash enclosures that enclose dumpsters and it was suggested to change “dumpsters” to “bins” or “containers.” • There was discussion on the fire mitigation standards on page 10 that are provided by the fire authorities.
• Questions surrounding subsection 13(A)(3) and related required percentage of ownership.
• Staff advised that Short Term Lodging Units are not allowed on any lot created via Urban Lot Split or Two-Unit Project applications. • Discussion on discretionary and administerial approvals, as well as the review path.
• Questions regarding impacts on architectural overlays and specific plans; staff would not be able to apply any architectural standards that aren’t specifically in Title 17 of the Municipal Code. Staff can suggest design improvements, but cannot refuse a permit.
• Discussions ensued with respect to types of administrative project denials and the applicable remedy for a discretionary review within SB-9 and SB-450.
Chair Cosgrove closed the public hearing.
CHAIR PRO TEM MCKHANN MADE A MOTION, SECONDED BY COMMISSIONER
GRIFFIN TO RECOMMEND THE CITY COUNCIL APPROVE ZONING AMENDMENT 26-066 WITH THE FOLLOWING MODIFICATIONS:
1. MODIFY SUBSECTION (D)(2) TO EXTEND THE 12-MONTH APPROVAL AUTHORIZATION FOR TENTATIVE TRACT MAPS TO 24-MONTHS.
2. TO REPLACE THE WORD “DUMPSTERS” TO “CONTAINERS” THROUGHOUT THE SECTION;
3. ALLOW LOT SPLIT APPLICATIONS THAT ARE DENIED MINISTARIALLY THE
OPTION TO PROCESS A DEVELOPMENT PERMIT FOR DISCRETIONARY REVIEW.
VICE CHAIR CAMP MADE A SUBSTITUTE MOTION ACCEPTING THE ORIGINAL MOTION, REMOVING THE THIRD CLAUSE: LOT SPLIT APPLICATIONS THAT ARE
DENIED ADMINISTARILY THE OPTION TO PROCESS A DEVELOPMENT PERMIT DRAFT
Planning Commission Regular Meeting Minutes of March 4, 2026 Page 6 FOR DISCRETIONARY REVIEW,” SECONDED BY COMMISSIONER PRESCOTTLOEFFLER, AND PASSED 4-3, CHAIR PRO TEM MCKHANN, AND COMMISSIONERS GRIFFIN AND FREEMAN OPPOSED.
9. NEW BUSINESS
A. 2026 Strategic Implementation Plan (SIP) Update
Staff is seeking feedback on an introduction of the Strategic Implementation Program which lists Implementation Measures (IMs) that the City will carry out to achieve the General Plan’s goals and policies over time. The SIP groups IMs by element and identifies status, priority, and lead department for overseeing the project or program.
Assistant Planner Alexia Gruszczynski summarized a presentation titled, “San Clemente Overview of the Strategic Implementation Plan (SIP).” A copy of the presentation is available by contacting the City of San Clemente Planning Division. The presentation highlighted an explanation and purpose of the SIP to implement measures and provided a timeline; today’s goal is to introduce and receive feedback on the SIP; reviewed a SIP Summary Table by Departments; and closed with a recommendation to provide direction and forwarding recommendations to the City Council via approval of the Resolution.
The Commission noted topics like “Dark Skies” and asked staff to explain the proposed IM “Update the General Plan” and the recommended projects to defer.
Acting City Planner (ACP) Rehm advised the last substantial General Plan update was in 2014, with minor updates each year. The "update" refers to a rewrite of the entire General Plan, to potentially be the 2032 General Plan as forecast in the SIP. There's no state law requiring a full replacement, but certain elements like the Safety and Housing Elements must be updated periodically.
The Commission questioned the deferred list items “support for the 2028 Olympics in San Clemente.” ACP Rehm opined that this is likely to be a bigger City function under the direction of the City Manager or the City Council outside of the SIP process. The Commission cited that the Community Development Department projects for the next five years include: support Miramar Theater rehab, prepare and certify the Local Coastal Program (LCP), and evaluate Inclusionary Housing Program. Staff clarified the purpose of the Inclusionary Housing Program that is within the Housing Element.
The Commission asked about the framework of an In-Lieu Fee Program for the City Council to consider in the SIP. ACP Rehm advised the Commission that InLieu Fees are recommended in both the Inclusionary Housing Program and the Parking Management Plan that will be presented to the City Council for consideration, and that the Parking Management Plan with last December’s comments incorporated will be before the Planning Commission in late April.
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Planning Commission Regular Meeting Minutes of March 4, 2026 Page 7 The report will also incorporate the California Coastal Commission’s comments received last week. The consultant is currently updating the Plan.
At the Commission’s request, staff reviewed the Historic Resource Survey section and suggested a minor edit to the Short-Term Lodging Unit section for clarification. Commissioners questioned deferring the City Design Guidelines, and staff advised that this task would be considered in budget year 2034 due to funding. Staff advised that the City Council initiated the Gateway Overlay project to be focused on land uses in specific areas near the “gateways” to the city and incentivized hotels and other economic developing in those areas. The Commission asked that the City Council expand on economic development opportunities to include all of El Camino Real and all major intersections. Staff will add the recommendation to the staff report.
CHAIR COSGROVE MADE A MOTION, SECOND BY COMMISSIONER PRESCOTTLOEFFLER, MOTION PASSED 7-0, TO RECOMMEND THE CITY COUNCIL APPROVE
THE PROPOSED STRATEGIC IMPLEMENTATION PLAN UPDATE WITH CHANGES
FOR THE ECONOMIC DEVELOMENT ALONG EL CAMINO REAL BE INCLUDED IN THE RESOLUTION.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
B. Tentative Future Agenda
Written report provided. ACP Rehm reviewed meetings on the future Agendas.
No absences to future meetings were reported.
C. Administrative Permit Report
Written report provided.
D. Staff Reports
None.
12. ADJOURNMENT
The Planning Commission adjourned to the Regular Meeting of the Planning Commission to be scheduled for Wednesday, March 18, 2026 at 6:00 p.m., which DRAFT
Planning Commission Regular Meeting Minutes of March 4, 2026 Page 8 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:
___________________________
Zach Rehm, Secretary to the Planning Commission
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