Good morning
As a local business owner who has invested deeply in the heartbeat of our downtown, I am writing to share how vital the current outdoor patio program is
At Pronto Cucina Italiana, our outdoor patio has become far more than an "extra" seating area. It currently accounts for 30% of our total business.
To put that in perspective, losing that space isn't just a minor inconvenience, but it would be a massive financial loss that would fundamentally change how we operate. Like us this would be true for many others.
Beyond the numbers, the parklets have transformed the Avenida Del Mar that I see every day. Everyone wants to stay outside and enjoy the fresh air but, alas, cars traffic does not support that atmosphere. I also noticed drivers tend to drive much slower since the parklets have been put up thus fostering a safer environment. Perfect for our local families and to continue to attract local and foreign tourists while staying competitive with our neighboring municipalities.
We understand the city's need for parking and aesthetic standards. We have worked hard to ensure our space meets the high quality the city expects, and we believe the trade-off—replacing relatively few parking spots on Del Mar with a thriving economic engine—is a win for the city's tax base and its soul. In fact, in addition to the revenue derived directly from the parklets, the city benefits from the increased sale taxes coming from the increased business generated by the same.
I would welcome the opportunity to discuss the data further or host you at the restaurant to see the impact firsthand.
Following are some key points I believe would be important to consider in your analysis:
• San Clemente calls itself the "Spanish Village by the Sea" Outdoor dining aligns perfectly with this European-style, plaza-like atmosphere where dining is a social. • City Revenue: The city collects fees for the lease of the parking spaces occupied by parklets but, more significantly, will benefit from the added sales taxes generated by the additional business created. • Increased Capacity: Many downtown restaurants like us operate in historic buildings with small footprints.
Parklets allow them to maximize capacity, providing a financial buffer against rising rent, labor costs, and inflation. In turn this also benefits the city from the increased sale taxes generated. • Job Retention: A patio that generates 30% (and for some places, way more than that) of a business's volume also supports a proportional amount of labor that would otherwise not be needed. • Outdoor spaces are often more accommodating for families with young children and dog owners, making downtown more accessible.
• San Clemente has "the world's best climate." Utilizing outdoor space year-round capitalizes on the city's greatest natural asset.
• While some street parking is removed, the trade-off is a vibrant downtown destination. The data proves that customers are willing to walk from nearby lots to enjoy the outdoors.
At our last meeting I jokingly asked, what would it take to build a parking structure? The answer was $50 Million!! A preliminary search yielded the following potential funding routes:
Attachment 12
• Public-Private Partnerships: The city may partner with a private developer to build and manage a new parking structure. A common arrangement sees the developer keeping a portion of the parking revenue for a set period (e.g., 20–30 years), and the municipality avoiding the massive upfront debt. • Grant Funding: "Affordable Housing and Sustainable Communities" (AHSC) or "Clean California" grants.
While competitive, projects that combine parking with EV charging hubs, workforce housing, or transit connectivity can secure millions in state/federal aid.
• Transient Occupancy Tax (TOT) "Penny": A 1% increase in the hotel/short-term rental tax could be earmarked specifically for "Downtown Infrastructure and Parking," effectively getting tourists to pay for the garage they will use.
• Infill Infrastructure Grant (IIG) by the CA Department of Housing ($5-$20M) to fund Transit Station Structured Parking.
• Sustainable Transportation Planning Grant by Caltrans (up to $700,000) for the planning phase. It pays for environmental and engineering studies, so the city doesn't have to use its own cash to get started. • Clean California Local Grant by Caltrans (up to $5M) Focuses on "beautification." The city could use this to fund the aesthetic part of the garage or the permanent parklet barriers to ensure they meet "Spanish Village" standards.
• Low Carbon Transit Operations (LCTOP) can fund zero-emission shuttles (like an expanded year-round trolley) to move people from distant lots to Del Mar.
• Economic Development Administration (EDA) grants. These federal grants are awarded to projects that "prevent job loss." And we can argue that removing patios would lead to a 30% reduction in staffing needs, making a parking structure/patio hybrid project eligible for federal job-protection funds.
Less expensive and more immediate alternatives that may be utilized short term or long term in conjunction with any of the above:
• Remote Shuttle (Shared Parking Agreements). For example, efficiently utilizing the San Clemente High School parking lot, since the school is closed over the weekend and is close by to downtown. There could be additional trolleys or simply additional stops to the existing trolley routes. Many private lots sit empty after 5:00 PM and on weekends.
• Smart Parking. If drivers know exactly where to find an open spot it will avoid extra traffic on Del Mar created by people “circling” for parking and reducing "search traffic." • Valet: Create a single, centralized valet stand for all of Avenida Del Mar. Diners drop their cars off at a designated "drop zone," and valets park the cars in underutilized lots further away (like the high school or library lots during off-hours).
Other local municipalities approach
• Dana Point has established a clear Encroachment Permit process specifically for "Permanent Commercial Outdoor Dining" providing a formal pathway for permanent structures (rather than temporary "parklets").
Dana Point allows business owners to invest in high-quality, aesthetic builds that match the city's Lantern District branding.
• Laguna Beach has transformed Forest Avenue into a permanent pedestrian-only promenade by closing a main street to vehicles and creating an outdoor space with art performances and expanded retail displays.
Even for areas not closed to traffic, they offer no-cost Temporary Use Permits (TUPs) that are being transitioned into permanent status to keep the barrier to entry low for small businesses. • Santa Ana used a $500,000 initiative to build the decks and patios for restaurants along key corridors, ensuring ADA compliance and a uniform, high-end look. This removed the financial burden from the momand-pop shops, revitalizing entire blocks at once. •
To finish I would like to address the store owners that are concerned about losing business cause of the less parking stalls.
I think (and witness daily) that keeping the car parklets will do the following:
People don’t drive to a parklet; they walk to one. Diners waiting for a table or finishing a meal are much more likely to browse adjacent boutiques, galleries, or surf shops.
A parking spot holds one car (maybe 2 people). A parklet can hold 12–20 people. More humans on the sidewalk naturally leads to more "window shopping" opportunities for non-restaurant neighbors.
Let’s be honest: a row of parked cars—while functional—isn't exactly a postcard. Well-designed parklets with greenery, lighting, and unique architecture make Del Mar and the surrounding streets feel like a destination. A beautiful street attracts tourists and locals alike, increasing the overall property value and "prestige" of the shopping district.
San Clemente thrives on its local identity. Parklets allow the city to compete with modern "lifestyle centers" (like Fashion Island or Dana Point’s revamped Harbor) that prioritize pedestrian-only zones. If the downtown feels cramped or purely car-centric, visitors may opt for malls where they can walk freely. Parklets keep the downtown competitive.
The city’s own Parking and Transportation Demand Management (TDM) Study (updated in late 2025/early 2026).
The city reported approximately $1.1 million in net parking revenue in 2024. Parklet owners pay a fee of $4 per square foot for using public space. This is more predictable and often higher than the coins in a meter. On Avenida Del Mar, parklets use a maximum of 42 spaces. While that sounds like a lot, it represents only 4% of the total downtown public parking stock (which is over 1,000 spaces).
I trust these pages have demonstrated the vital role parklets play in driving San Clemente’s local economy and enhancing the lives of its residents.
Adriano
1 Carrillo, David
From: [email protected]
Sent: Monday, February 9, 2026 10:32 AM
To: Carrillo, David
Cc: Loeffler, Rick
Subject: DOWNTOWN PARKING
Howdy
The Outdoor Dining is great, but there is a limit, and the limit has been reached. The city is loosing a number of parking spaces behind Ave Del Mar, and many of the Outdoor Dining is blocking retail shop store fronts. The new Cowboy restaurant not only took parking spaces away, but blocked retail stores, and took away three parking spaces from the Sunday Farmer’s Market, which has an Agreement with the city. Addi$onally there is no enforcement for the two hours.
As usual the Del Mar parking is taken by Del Mar employees and owners. Take for example the Taco shop in the 100 block-it is a big truck with the name of the Taco business on the truck- it is always parked daily in front and nothing has been done.
When I was on city council and planning commission, Jim Holloway, established a Parking Management Plan, which was effec$ve, un$l covid hit and then all fell by the wayside.
Paid parking is a non starter! Dana Point, Carlsbad, and Encinitas (beach towns do not have paid parking). Do we wish to look like Laguna Beach or Oceanside? San Clemente is a very special place and free downtown parking benefits retailers.
First the city took away many parking spaces, then then considering paid parking. It does not make sense. Paid parking in a small downtown is not beneficial to shops.
Here are a few sugges$ons:
3 HOUR PARKING, INSTEAD OF TWO HOUR
ENFORCEMENT-CONSISTENT INCLUDES DEL MAR AND PUBLIC PARKING LOTS BEHIND DE MAR
ESTABLISH EMPLOYEE PARKING LOTS
NO MORE OUT-DOOR DINING-WE HAVE REACHED OUR LIMIT.
Thank you
Wayne Eggleston