San Clemente City Council
April 21, 2026

910 Calle Negocio
2nd Floor
San Clemente, California
www.san-clemente.org
Council Chambers
Mayor Loeffler
Mayor Pro Tem Knoblock
Councilmember Cabral
Councilmember Enmeier
Councilmember Wu
5:00 p.m. - Closed Session (Special Meeting)
5:30 p.m. - Business Meeting

CITY OF SAN CLEMENTE
Tuesday, April 21, 2026
City Council
Special and Regular Meeting Agenda
Information concerning City Council Meeting protocols and procedures is contained at the end of this agenda.

MISSION STATEMENT
The City of San Clemente, in partnership with the community we serve, will foster a tradition dedicated to:

Maintaining a safe, healthy atmosphere in which to live, work and play; Guiding development to ensure responsible growth while preserving and enhancing our village character, unique environment and natural amenities; Providing for the City’s long-term stability through promotion of economic vitality and diversity…
Resulting in a balanced community committed to protecting what is valued today while meeting tomorrow’s needs.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
The California Environmental Quality Act (“CEQA”) is the state law that requires the City to evaluate and document the potential environmental consequences of discretionary decision. (See, California Public Resources Code Sections 21000-21189.3; and the “CEQA Guidelines” at California Code of Regulations Title 14, Division 6, Chapter 3, Sections 15000-15387). For each item that requires a CEQA determination by the City Council, there is a reference to that determination on this agenda, and more information regarding the CEQA analysis is included in the documents that accompany this agenda. To the extent that City staff determines that particular items are not subject to CEQA, there will be no indication of a CEQA action on this agenda.

DISCLOSURE OF CAMPAIGN CONTRIBUTIONS
Pursuant to Government Code § 84308, City Council Members are disqualified and not able to participate in any agenda item involving contracts (other than competitively bid, labor, or personal employment contracts), franchises, discretionary land use permits and other entitlements if the City Council Member received more than $500 in campaign contributions from the applicant or contractor, an agent of the applicant or contractor, or any financially interested participant who actively supports or opposes the City’s decision on the agenda item since January 1, 2023. Members of the City Council who have received, and applicants, contractors or their agents who have made, campaign contributions totaling more than $500 to a City Council Member since January 1, 2023, are required to disclose that fact for the official record of the subject proceedings. Disclosures must include the amount of the campaign contribution and identify the recipient City Council Member and may be made either in writing to the City Clerk before the agenda item or by verbal disclosure during consideration.

1 City Council Special and Regular Meeting Agenda April 21, 2026 CLOSED SESSION (5:00 P.M.)
A. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Discussion concerning real property transactions in compliance with Government Code section 54956.8 regarding:

Real Property Negotiations: APN: 690-552-06
Property: Richard T. Steed Memorial Park
City Negotiators: Andy Hall, City Manager, Brian Brower, Assistant City Manager, Samantha Wylie, Beaches, Parks and Recreation Director Negotiating Parties: Rhinos Rugby
Under Negotiations: Price and terms for potential Financial Contribution for Development and Use Agreement
BUSINESS MEETING (5:30 P.M.)

CALL TO ORDER
INVOCATION – Pastor Karl Stuckenberg, St. Andrew's by-the-Sea United Methodist Church

PLEDGE OF ALLEGIANCE

ROLL CALL

1. Special Presentations

2. Council Member Reports

3. Oral Communications (Part 1)
Members of the audience who wish to address Council on matters that are within the jurisdiction of the City of San Clemente, but not separately listed on the agenda, may do so during the Oral Communications portion of the meeting. Speakers may address Council once during either Oral Communications Part 1 or Part 2. A total time limitation of 30 minutes is allocated for Oral Communications Part 1, with each speaker being allotted 3 minutes in which to give his or her presentation. Speaker order is determined by the order in which speaker cards are provided to the City Clerk or Deputy City Clerk at the meeting. Speakers that cannot be accommodated during Oral Communications Part 1 will be invited to address Council during Oral Communications Part 2, which appears on this agenda as Item No. 12. When invited by the Mayor, please step to the podium, and if you wish, state your name and the City in which you reside, and make your presentation. Under the Ralph M. Brown Act, the City Council cannot act on items raised during public comment but may respond briefly to statements made or questions posed, request clarification or refer the item to staff.

4. Motion waiving reading in full of all Resolutions and Ordinances

5. Consideration of agendizing items requiring immediate action Per Government Code section 54954.2(b) and 54956.5. Any items agendized will be considered under New Business, unless otherwise determined by a majority vote of the City Council.

2 City Council Special and Regular Meeting Agenda April 21, 2026

6. Closed Session Report - City Attorney

7. Staff Communications

8. Public Hearings
The Public Hearing process includes a staff presentation, a presentation by the applicant not to exceed ten (10) minutes, and public testimony (not to exceed three minutes per speaker). Following closure of the Public Hearing, the City Council will respond to questions raised during the hearing, discuss the issues, and act upon the matter by motion.
8A. DE NOVO APPEAL HEARING OF PUBLIC HEARING PROJECT (PHP) 25-323, DEVELOPMENT PERMIT (DP) 25-324, AND CONDITIONAL USE PERMIT (CUP) 25-329, HANSON HOTEL
De novo public hearing to consider a development request for the Hanson Hotel project at 801 North El Camino Real. Public Hearing Project (PHP) 25-323, Conditional Use Permit (CUP) 25-329, and Development Permit (DP) 25-324.

The City Council will also determine if the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guideline Section 15183.

Recommended Action
Conduct a de novo public hearing, hear and consider all public testimony and comments, close the public hearing, and adopt Resolution No. 26-56, which will:

1. Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning), and direct staff to file a Notice of Exemption.

2. Approve Public Hearing Project 25-323, consisting of Development Permit 25-324 and Conditional Use Permit 25-329, Hanson Hotel, for construction of a three-story, 61-room boutique hotel with Spanish Colonial Revival architecture, a rooftop restaurant and bar, two cafés, a guest pool with food and beverage service, publicly accessible landscaped terraces, a two-level subterranean parking garage with 104 spaces, outdoor dining areas, full-service alcohol sales, and amplified music subject to conditions of approval, located on a vacant 0.8-acre lot at 1801 North El Camino Real within the MU1-CB-A-CZ zoning district.

3 City Council Special and Regular Meeting Agenda April 21, 2026 8B. PUBLIC HEARING TO CONSIDER INTRODUCING (FIRST READING) OF ORDINANCE NO. 1804, FOR THE CONTINUANCE OF THE TEMPORARY

PARKLET PROGRAM AND AN AMENDMENT OF THE PARKLET DESIGN

STANDARDS AND TO CONSIDER THE PROJECT CATEGORICALLY

EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
Public hearing for the City Council to consider introducing and conducting a first reading of an ordinance to amend Municipal Code Title 17 (Zoning) for an extension of the Parklet Dining Program to January 1, 2029, and to adopt a resolution that updates the maximum quantity, parklet design standards, fees, and enforcement procedures of the parklet program.

The City Council will also consider whether the project is Categorically Exempt from the requirements of the California Environmental Quality Act pursuant to CEQA Guidelines § 15321: Enforcement Actions by Regulatory Agencies and § 15311: Accessory Structures.

Recommended Action

1. Determine the Ordinance Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections § 15321: Enforcement Actions by Regulatory Agencies, and Section § 15311: Accessory Structures.

2. Introduce, and conduct a first reading, by title only, of Ordinance No. 1804 entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, AMENDING SECTION 17.28.206 OF THE SAN

CLEMENTE MUNICIPAL CODE, REGULATING TEMPORARY PARKLET

DINING, WHICH ESTABLISHES STANDARDS FOR OUTDOOR DINING
AREAS AND SUNSETS ON JANUARY 1, 2029; AND FINDING THIS

ACTION EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA GUIDELINES SECTIONS 15311 AND
15321.

4 City Council Special and Regular Meeting Agenda April 21, 2026 8C. PUBLIC HEARING - INTRODUCTION (FIRST READING) OF ORDINANCE NO. 1801 ADDING SECTION 12.28.025 TO THE SAN CLEMENTE

MUNICIPAL CODE RELATING TO MUNICIPAL GOLF COURSE TEE TIME

RESERVATIONS
Public hearing to consider the adoption of an ordinance adding Section

12.28.025 to the San Clemente Municipal Code relating to Municipal Golf Course Tee Time Reservations and establishing an updated administrative fee related to the regulation of third-party tee time reservation services and similar commercial use of the City’s golf reservation system.

The proposed ordinance would establish an administrative fee beginning at $500 to recover the City’s reasonable regulatory, administrative, and enforcement costs associated with monitoring and regulating third-party tee time reservation services and similar activities involving access to the City’s municipal golf course reservation system.

The City Council previously considered this item on March 3, 2026, and has directed that the proposed fee be revised to reflect a starting administrative fee of $500.

Recommended Action

1. Open the public hearing, receive and consider public comment, and close the public hearing.

2. Introduce, and conduct a first reading, by title only, of Ordinance No. 1801 entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, ADDING SECTION 12.28.025 TO THE SAN

CLEMENTE MUNICIPAL CODE RELATING TO MUNICIPAL GOLF
COURSE TEE TIME RESERVATIONS.

5 City Council Special and Regular Meeting Agenda April 21, 2026 8D. PUBLIC HEARING ON WEED ABATEMENT 2026 - ORDER TO ABATE

NUISANCES BY HAVING WEEDS, RUBBISH, AND REFUSE, REMOVED

FROM VACANT AND UNOCCUPIED, DEVELOPED PROPERTIES, AND

FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Public Hearing to consider all objections or protests, if any, to the proposed abatement of weeds, rubbish, refuse and dirt upon streets, sidewalks, parkways and private property within the City of San Clemente.

Recommended Action
Adopt Resolution No. 26-57 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, ORDERING

THE DIRECTOR OF COMMUNITY DEVELOPMENT TO ABATE THE

NUISANCES BY HAVING WEEDS, RUBBISH, REFUSE AND DIRT

REMOVED FROM VACANT PROPERTIES AND UNOCCUPIED,

DEVELOPED PROPERTIES WITHIN THE CITY, NOTIFYING THE STATE,

COUNTY, OR ANY OTHER PUBLIC AGENCY, AND FINDING THE

PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) UNDER SECTIONS 15301,
15308, AND 15321 OF THE CEQA GUIDELINES (14 CCR § 15301(h), CLASS 1: EXISTING FACILITIES, 15308, CLASS 8: ACTIONS BY

REGULATORY AGENCIES FOR PROTECTION OF THE ENVIRONMENT,
AND 15321, CLASS 21: ENFORCEMENT ACTIONS BY REGULATORY
AGENCIES).
8E. PUBLIC HEARING - INTRODUCTION (FIRST READING) OF AN ORDINANCE APPROVING ZONING AMENDMENT (ZA) 26-066, TO AMEND SAN
CLEMENTE MUNICIPAL CODE SECTION 16.50.010 RELATING TO URBAN LOT SPLITS, AND SECTION 17.86.010 RELATING TO TWO-UNIT

PROJECTS, CONSISTENT WITH HOUSING ELEMENT COMMITMENT AND

STATE LAW, AND FINDING THE PROJECT EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Public hearing for the City Council to consider introducing and conducting a first reading of an ordinance to amend Municipal Code Title 17 (Zoning) and Title 16 (Subdivisions) updating regulations for Urban Lot Splits and Two-Unit Projects to be consistent with the Housing Element and updates to State law.

The City Council will also consider whether the project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code § 21083.3 and CEQA Guidelines § 15183 and 15061(b)(3).

6 City Council Special and Regular Meeting Agenda April 21, 2026 Recommended Action

1. Open the public hearing, receive and consider public comment, and close the public hearing.

2. Introduce, and conduct the first reading, by title only, of Ordinance No. 1805 entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING ZONING AMENDMENT (ZA) 26- 066, TO AMEND SAN CLEMENTE MUNICIPAL CODE SECTION 16.50.010 RELATING TO URBAN LOT SPLITS, AND SECTION 17.86.010 RELATING

TO TWO-UNIT PROJECTS, CONSISTENT WITH HOUSING ELEMENT
COMMITMENT AND STATE LAW; AND FINDING THIS ACTION EXEMPT

FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
PURSUANT TO PUBLIC RESOURCES CODE § 21083.3 AND CEQA
GUIDELINES §§ 15183 and 15061(b)(3).

9. Unfinished Business
None.

10. New Business
10A. CALLING GENERAL MUNICIPAL ELECTION OF NOVEMBER 3, 2026 AND

ACTIONS RELATED THERETO
Recommended Action

1. Resolution Calling the Election (Attachment 1)
Adopt Resolution No. 26-58 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, CALLING

FOR THE HOLDING OF A GENERAL MUNICIPAL ELECTION TO BE
HELD ON TUESDAY, NOVEMBER 3, 2026, FOR THE ELECTION OF

CERTAIN OFFICERS AS REQUIRED BY THE PROVISIONS OF THE

LAWS OF THE STATE OF CALIFORNIA RELATING TO GENERAL LAW CITIES.

2. Resolution Requesting Election Consolidation (Attachment 2) Adopt Resolution No. 26-59 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA,

REQUESTING THE BOARD OF SUPERVISORS OF THE COUNTY OF

ORANGE TO CONSOLIDATE A GENERAL MUNICIPAL ELECTION TO
BE HELD ON NOVEMBER 3, 2026, WITH THE STATEWIDE GENERAL

ELECTION TO BE HELD ON THAT DATE PURSUANT TO SECTION
§10403 OF THE CALIFORNIA ELECTIONS CODE.

7 City Council Special and Regular Meeting Agenda April 21, 2026

3. Resolution Adopting Regulations for Candidate Statements (Attachment 3)
Adopt Resolution No. 26-60 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA,

ADOPTING REGULATIONS FOR CANDIDATES FOR ELECTIVE

OFFICE PERTAINING TO MATERIALS SUBMITTED TO THE

ELECTORATE AT THE MUNICIPAL ELECTION TO BE HELD ON
NOVEMBER 3, 2026.

4. Discuss and do not adopt the following optional resolution:

Resolution Providing for a Special Runoff Election in the Event of a Tie Vote (Attachment 4)
Do not adopt Resolution No. 26-61 entitled A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA,

PROVIDING FOR THE CONDUCT OF A SPECIAL RUNOFF ELECTION

FOR ELECTIVE OFFICES IN THE EVENT OF A TIE VOTE AT ANY
MUNICIPAL ELECTION, and therefore have a tie vote determined by lot pursuant to Elections Code section 15651(a).
10B. CONSIDERATION OF PLACING A MEASURE ON THE NOVEMBER 3, 2026

BALLOT TO ESTABLISH TERM LIMITS FOR MAYOR AND RELATED

ACTIONS
Recommended Action
Determine whether to add a measure to the General Municipal Election of November 3, 2026 for the voters to decide whether the Mayor should have a life-time term limit of three (3) full two-year terms.

If the City Council chooses to add the Ordinance on Mayor term limits to the ballot, it is recommended that the City Council take action as follows:

1. Adopt Resolution No. 26-62 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, CALLING

AND ORDERING THE SUBMISSION TO THE QUALIFIED ELECTORS OF

THE CITY OF SAN CLEMENTE A BALLOT MEASURE RELATING TO

MAYOR TERM LIMITS AT THE GENERAL MUNICIPAL ELECTION TO BE CONSOLIDATED AND HELD ON TUESDAY, NOVEMBER 3, 2026.

Exhibit A - AN ORDINANCE OF THE CITY OF SAN CLEMENTE,
CALIFORNIA, SETTING MAYORAL TERM LIMITS.

2. Determine whether the City Council wants to authorize any Council member(s) to submit argument(s) on the measure.

8 City Council Special and Regular Meeting Agenda April 21, 2026 A. If the City Council wants to authorize any Council member(s) to submit arguments on the measure, staff recommends that the City Council fill in the blanks as desired and adopt Resolution No. 26-63 entitled A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN

CLEMENTE, CALIFORNIA, SETTING PRIORITIES FOR FILING

WRITTEN ARGUMENTS, INCLUDING FROM CITY

COUNCILMEMBERS, REGARDING A CITY MEASURE CONCERNING

WHETHER THE OFFICE OF MAYOR SHALL HAVE TERM LIMITS TO

BE SUBMITTED TO CITY VOTERS AT THE GENERAL MUNICIPAL
ELECTION TO BE HELD ON NOVEMBER 3, 2026, AND PROVIDING
FOR REBUTTAL ARGUMENTS.

OR
B. If the City Council does not want to authorize any Council member(s) to submit arguments on the measure and wants a community submittal process, staff recommends that the City Council adopt Resolution No. 26- 64 entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SAN CLEMENTE, CALIFORNIA, SETTING PRIORITIES FOR FILING

WRITTEN ARGUMENTS REGARDING A CITY MEASURE

CONCERNING WHETHER THE OFFICE OF MAYOR SHALL HAVE

TERM LIMITS TO BE SUBMITTED TO CITY VOTERS AT THE
GENERAL MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 3,
2026, AND PROVIDING FOR REBUTTAL ARGUMENTS.
10C. CITY COUNCIL ACTION UNDER ELECTIONS CODE SECTION 9215 IN

CONNECTION WITH THE CERTIFICATION OF A PETITION RELATED TO A SALES TAX MEASURE AND RELATED ACTIONS; AND A REVIEW OF THE

BALLOT MEASURE FOR EDUCATIONAL PURPOSES AND HOW THE
MEASURE, IF APPROVED, WOULD IMPACT THE CITY’S FINANCES AND

OPERATIONS
Recommended Action

1. Adopt Resolution No. 26-65 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, ACCEPTING

THE CERTIFICATION OF THE CITY CLERK/ELECTIONS OFFICIAL AND

THE ORANGE COUNTY REGISTRAR OF VOTERS AS TO THE
SUFFICIENCY OF THE INITIATIVE PETITION ENTITLED “AN INITIATIVE

OF THE PEOPLE OF THE CITY OF SAN CLEMENTE TO ADOPT A SALES TAX INCREASE OF ONE PERCENT (1%) TO PROTECT AGAINST THE NATURAL HAZARDS OF BEACH EROSION AND FIRES”

2. Adopt Resolution No. 26-66 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA,

ORDERING THE SUBMISSION TO THE QUALIFIED ELECTORS OF
THE CITY OF A CERTAIN MEASURE ENTITLED “AN INITIATIVE OF

9 City Council Special and Regular Meeting Agenda April 21, 2026

THE PEOPLE OF THE CITY OF SAN CLEMENTE TO ADOPT A SALES TAX INCREASE OF ONE PERCENT (1%) TO PROTECT AGAINST THE NATURAL HAZARDS OF BEACH EROSION AND FIRES” AT THE

GENERAL MUNICIPAL ELECTION TO BE CONSOLIDATED WITH THE
STATEWIDE ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3,
2026, AND DIRECTING THE PREPARATION OF AN IMPARTIAL
ANALYSIS.

3. Determine that the City Council will not submit an argument against the measure.
10D. SCHEDULING OF MEETINGS TO INTERVIEW AND APPOINT INDIVIDUALS

TO SERVE ON VARIOUS CITY COMMISSIONS AND COMMITTEES
Recommended Action

1. Authorize the City Clerk to advertise to fill 23 vacancies on the Arts and Culture Committee, Beaches Parks and Recreation Commission, Community Safety and Welfare Committee, Golf Course Committee, Investment Advisory Committee and Planning Commission. All positions are for two-year terms to expire June 30, 2028.

2. Establish one meeting date in June 2026 to interview and appoint individuals to fill the upcoming vacancies.
10E. CONSIDERATION TO INTRODUCE (FIRST READING) AN ORDINANCE, AND

ADOPT AN URGENCY ORDINANCE, TO MODIFY AND STANDARDIZE THE

PARKING TIME LIMITS ON PORTIONS OF AVENIDA DEL MAR, NORTH &

SOUTH EL CAMINO REAL, NORTH & SOUTH OLA VISTA, AND THE CITY

OWNED PARKING LOT LOCATED AT THE SAN CLEMENTE LIBRARY AND COMMUNITY CENTER, WITH AMENDMENTS TO SECTION 28 OF THE
CITY’S TRAFFIC REGULATIONS, AND FINDING THE ORDINANCES

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(Agendized by Mayor Loeffler, with the support of Councilmember Enmeier, and Mayor Pro Tem Knoblock at the March 17, 2026 City Council meeting.) Recommended Action

1. Consider introduction and conduct a first reading, by title only, of Ordinance No. 1806 entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE AMENDING SECTION 28 OF THE

CODIFICATION OF THE TRAFFIC REGULATIONS OF SAN CLEMENTE,

CALIFORNIA TO REPEAL AND REPLACE CERTAIN TIME LIMITATIONS

FOR PARKING ON PORTIONS OF AVENIDA DEL MAR, NORTH & SOUTH

EL CAMINO REAL, NORTH & SOUTH OLA VISTA, AND THE CITY

OWNED PARKING LOT AT THE SAN CLEMENTE LIBRARY/ COMMUNITY

CENTER, AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER CLASS 1 (EXISTING

10 City Council Special and Regular Meeting Agenda April 21, 2026 FACILITIES, 14 CCR SECTION 15301) OF THE STATE CEQA
GUIDELINES.

2. Find that immediate action and implementation of an Urgency Ordinance is necessary to preserve the public peace, health, and safety by improving parking availability and access in high-demand coastal and commercial areas during peak seasonal activity, and introduce, and adopt, by at least 4/5ths vote, Urgency Ordinance No. 1807 entitled AN URGENCY

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE AMENDING SECTION 28 OF THE CODIFICATION OF THE TRAFFIC

REGULATIONS OF SAN CLEMENTE, CALIFORNIA TO REPEAL AND

REPLACE CERTAIN TIME LIMITATIONS FOR PARKING ON PORTIONS

OF AVENIDA DEL MAR, NORTH & SOUTH EL CAMINO REAL, NORTH &

SOUTH OLA VISTA, AND THE CITY OWNED PARKING LOT AT THE SAN

CLEMENTE LIBRARY/COMMUNITY CENTER, AND FINDING THE ACTION

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) UNDER CLASS 1 (EXISTING FACILITIES, 14 CCR SECTION 15301) OF THE STATE CEQA GUIDELINES.
10F. INFORMATIONAL REPORT ON THE COMMUNITY SAFETY AND WELFARE COMMITTEE’S RECOMMENDATION REGARDING 72-HOUR PARKING
REGULATIONS, AND CONSIDERATION OF FURTHER ACTION.
(Agendized by Mayor Loeffler, with the support of Councilmember Enmeier at the March 3, 2026 City Council meeting.)
Recommended Action
Receive and file the Administrative Report dated April 21, 2026 and on file with the City Clerk and provide direction to staff as appropriate. 10G. CONSIDERATION OF AN APPEAL OF A SPECIAL EVENT PERMIT DENIAL

FOR THE FESTIVAL OF FREERIDE / JETSKI CONTEST AND SPECIAL

EVENT PURSUANT TO SAN CLEMENTE MUNICIPAL CODE SECTION

12.34.100
Recommended Action
Adopt Resolution No. 26-68 entitled A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF SAN CLEMENTE, CALIFORNIA, UPHOLDING THE DENIAL

OF A SPECIAL EVENT PERMIT FOR THE FESTIVAL OF FREERIDE / JETSKI CONTEST AND SPECIAL EVENT.

11 City Council Special and Regular Meeting Agenda April 21, 2026

11. Consent Calendar
All items listed on the Consent Calendar are considered to be routine and will be enacted by one motion without discussion unless Council or Staff requests removal of an item for separate discussion and action.

A. City Council Minutes
Recommended Action:
(1) APPROVE THE SPECIAL AND REGULAR CITY COUNCIL MEETING MINUTES OF MARCH 17, 2026.

B. Commission/Committee Minutes
Recommended Action:

Receive and file the following:
(1) BEACHES, PARKS AND RECREATION COMMISSION REGULAR
MEETING MINUTES OF FEBRUARY 10, 2026.
(2) DESIGN REVIEW SUBCOMMITTEE REGULAR MEETING MINUTES
OF MARCH 11, 2026.
(3) PLANNING COMMISSION REGULAR MEETING MINUTES OF MARCH 18, 2026.
(4) DESIGN REVIEW SUBCOMMITTEE REGULAR MEETING MINUTES
OF MARCH 25, 2026.
(5) DESIGN REVIEW SUBCOMMITTEE ADJOURNED MEETING MINUTES OF APRIL 1, 2026.
(6) PLANNING COMMISSION REGULAR MEETING MINUTES OF APRIL 8, 2026.
(7) ZONING ADMINISTRATOR REGULAR MEETING MINUTES OF APRIL 9, 2026.

C. Warrant Register
(1) APPROVE WARRANT NOS.
610262 THROUGH 610391, PAID ON
3-13-26, IN THE AMOUNT OF $5,010,053.48
(2) APPROVE WIRE TRANSFER NOS.
3403 THROUGH 3408 AND WARRANT NOS.
610392 THROUGH 610590, PAID ON
3-20-26, IN THE AMOUNT OF $1,187,521.83
(3) APPROVE WARRANT NOS.
610591 THROUGH 610755, PAID ON
3-27-26, IN THE AMOUNT OF $2,196,293.69

12 City Council Special and Regular Meeting Agenda April 21, 2026 (4) APPROVE WIRE TRANSFER NOS.
3409 THROUGH 3416 AND WARRANT NOS.
610756 THROUGH 610857, PAID ON
4-3-26, IN THE AMOUNT OF $1,361,550.32
(5) APPROVE HANDWRITE NO. 610858,
PAID ON 4-6-26, IN THE AMOUNT OF $378,224.06
(6) APPROVE WARRANT NOS.
610859 THROUGH 611020, PAID ON
4-10-26, IN THE AMOUNT OF $3,025,757.55
TOTAL WARRANT REGISTER $13,159,400.93
Payroll Register
APPROVE WARRANT NO. 998 THROUGH
1000, AND AUTOMATIC DEPOSIT ADVISES
110577 THROUGH 110923, FOR THE PERIOD
3-2-26 THROUGH 3-15-26, PAID ON 3-20-26,
IN THE AMOUNT OF $561,448.12
APPROVE WARRANT NOS. 1001
THROUGH 1003,AND AUTOMATIC
DEPOSIT ADVISES 110924 THROUGH
111266, FOR THE PERIOD 3-16-26
THROUGH 3-29-26, PAID ON 4-3-26,
IN THE AMOUNT OF $570,556.29
TOTAL PAYROLL REGISTER $1,132,004.41
11D. ADOPT ORDINANCE 1803 (SECOND READING) AMENDING VARIOUS PORTIONS OF THE SAN CLEMENTE MUNICIPAL CODE TITLE 2 -
ADMINISTRATION AND PERSONNEL, TITLE 12 - STREETS, SIDEWALKS, AND PUBLIC SPACED, TITLE 16 - SUBDIVISIONS, AND TITLE 17- ZONING

ORDINANCE, FOR STREAMLINING AND CLEANUP PURPOSES, AND

FINDING THE ORDINANCE EXEMPT FROM THE REQUIREMENTS OF THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Recommended Action
Adopt Ordinance No. 1803 entitled AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING ZONING AMENDMENT 25-547 AMENDING CERTAIN SECTIONS AND TABLES OF TITLE 2 - ADMINISTRATION AND PERSONNEL, TITLE 12 - STREETS, SIDEWALKS, AND PUBLIC SPACES, TITLE 16 - SUBDIVISIONS, AND TITLE 17 - ZONING OF THE SAN CLEMENTE MUNICIPAL CODE; TO STREAMLINE

REVIEW PROCESSES FOR VARIOUS TYPES OF PROJECTS, AND CLARIFY CODE SECTIONS; AND FINDING THIS ACTION EXEMPT FROM THE

13 City Council Special and Regular Meeting Agenda April 21, 2026

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES SECTIONS 15378(B)(2) AND 15378(B)(5).
11E. CONTRACT AWARD - FY 2026 LOCAL STREET IMPROVEMENT PROGRAM,

AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Recommended Action
Adopt Resolution No. 26-69, which will:
..recommendation

1. Find the FY 2026 Local Street Improvement Program categorically exempt from the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities, 14 CCR section 15301) of the State CEQA Guidelines.

2. Award the FY 2026 Local Street Improvement Program, CIP Project No. 16322, contract to All American Asphalt.

3. Approve, and authorize the City Manager to execute, Contract No. C26-28 by and between the City of San Clemente and All American Asphalt, providing for the FY 2026 Local Street Improvement Program, in an amount not to exceed $571,935 Contract No. 26-28(Attachment 2). 11F. CONTRACT AWARD - PRODUCTION OF THE CITY’S ANNUAL FOURTH OF

JULY FIREWORKS DISPLAY, AND FINDING THE ACTION EXEMPT FROM

THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
Recommended Action
Adopt Resolution, No. 26-70, which will:

1. Find the activity categorically exempt from the California Environmental Quality Act (CEQA) under Class 23 of the CEQA Guidelines, Section 15323 (Normal Operations of Facilities for Public Gatherings, 14 CCR 15323).

2. Award a three-year Professional Services Agreement to Fireworks & Stage FX America, LLC for the production of the City’s annual Fourth of July fireworks show for the years 2026 through 2028 in a total contract amount not to exceed $185,000.

3. Approve, and authorize the City Manager to execute, Contract No. C26-29, by and between the City of San Clemente and Fireworks & Stage FX America, LLC., providing for the production of the City’s annual Fourth of July fireworks show for the years 2026 through 2028, in a total contract amount not to exceed $185,000.

14 City Council Special and Regular Meeting Agenda April 21, 2026 11G. CONTRACT AWARD - REPLACEMENT OF THE FIRE SUPPRESSION SYSTEM AT BUILDING “K”, AND FINDING THE PROJECT EXEMPT FROM

THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
Recommended Action
Adopt Resolution No. 26-71, which will:

1. Find the project categorically exempt from the California Environmental Quality Act (CEQA) under Class 1, Section 15301 (Existing Facilities, 14 CCR 15301) of the state CEQA Guidelines.

2. Award a contract to United Building & Development Services, LLC., in the amount of $175,025, for demolition, removal, and installation of a clean agent fire suppression system.

3. Approve, and authorize the City Manager to execute, Contract No. C26-30, by and between the City of San Clemente and United Building & Development Services, LLC., providing for demolition, removal, and installation of a clean agent fire suppression system, in an amount not to exceed $175,025.
11H. CONTRACT AWARD - COSTERO RISCO PRESSURE REDUCING STATION

REHABILITATION, AND FINDING THE PROJECT CATEGORICALLY

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
Recommended Action
Adopt Resolution No. 26-72, which will:

1. Find the Costero Risco Pressure Reducing Station Rehabilitation, CIP Project No. 11404 categorically exempt from the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities, 14 CCR section 15301) of the State CEQA Guidelines.

2. Award the Costero Risco Pressure Reducing Station Rehabilitation contract to Oppenheimer National.

3. Approve, and authorize the City Manager to execute, Contract No. C26- 31, by and between the City of San Clemente and Oppenheimer National, providing for the Costero Risco Pressure Reducing Station Rehabilitation, in an amount not to exceed $124,150, Contract No. C26-31 (Attachment 2).

15 City Council Special and Regular Meeting Agenda April 21, 2026 11I. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE,

CALIFORNIA, APPROVING A WASTE INFRASTRUCTURE SYSTEM

ENTERPRISE (WISE) AGREEMENT WITH ORANGE COUNTY WASTE AND RECYCLING (OCWR), APPROVING A FIRST AMENDMENT TO 2ND

AMENDED AND RESTATED AGREEMENT BETWEEN THE CITY OF SAN

CLEMENTE AND CR&R, INC, AUTHORIZING THE CITY MANAGER TO

EXECUTE THE AGREEMENTS AND FINDING THE CONTRACTS

CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT UNDER CLASS 1 (EXISTING FACILITIES, 14 CCR 15301), SECTION 15301 OF THE STATE CEQA GUIDELINES
Recommended Action
Adopt Resolution No. 26-73, which will:

1. Find the project categorically exempt from the California Environmental Quality Act (CEQA) under Class 1 (Existing Facilities, 14 CCR 15301) of the state CEQA Guidelines.

2. Approve the Waste Infrastructure System Enterprise Agreement (WISE) Agreement with the County of Orange for municipal solid waste disposal rates and services.

3. Approve the First Amendment to the 2nd Amended and Restated Agreement between the City and CR&R.

4. Approve, and authorize the City Manager to execute, Contract No. C26-32, WISE Agreement, by and between the City of San Clemente and the County of Orange for municipal solid waste disposal rates and services.

5. Approve, and authorize the City Manager to execute, Amendment No.1 to Contract No. C24-64, 2nd Amended and Restated Agreement, by and between the City of San Clemente and CR&R Incorporated for Solid Waste Handling Services.

16 City Council Special and Regular Meeting Agenda April 21, 2026 11J. CONSIDERATION OF A RESOLUTION APPROVING AN EXEMPTION TO

THE FORMAL SOLICITATION PROCESS APPROVING A MEMORANDUM OF

UNDERSTANDING WITH THE CALIFORNIA JOINT POWERS INSURANCE

AUTHORITY TO PARTIALLY FUND AN AMERICANS WITH DISABILITIES

ACT SELF EVALUATION AND TRANSITION PLAN UPDATE, AUTHORIZING

THE CITY MANAGER TO EXECUTE THE AGREEMENT IN AN AMOUNT NOT TO EXCEED A COST TO THE CITY OF $263,350, APPROVING A RELATED

BUDGET APPROPRIATION, AND FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.

Recommended Action
Adopt Resolution No. 26-74, which will:

1. Approve an exemption to the formal solicitation process within the City’s Purchasing Policy (Section XI A.1.1.14).

2. Approve the Memorandum of Understanding with the California Joint Powers Insurance Authority in the amount of $286,850, with the City’s portion of cost being $263,350, to have Disability Access Consultants evaluate the City’s programs, facilities, and rights of way, and provide an updated ADA self-evaluation and transition plan for City facilities, programs, and public rights-of-way in accordance with the proposal dated March 28, 2026 (Attachment 2).

3. Approve, and authorize the City Manager to execute, Contract No. C26- 33, Memorandum of Understanding, by and between the City of San Clemente and the California Joint Powers Insurance Authority, providing for Disability Access Consultants evaluate the City’s programs, facilities, and rights of way, and provide an updated ADA self-evaluation and transition plan for City facilities, programs, and public rights-of-way in accordance with the proposal dated March 28, 2026, in an amount not to exceed cost to the City of $263,350.

4. Approve a supplemental appropriation of $263,350 from General Fund Balance to Account No. 001-421-43890.

17 City Council Special and Regular Meeting Agenda April 21, 2026 11K. CONSIDERATION OF RESOLUTION APPROVING A FUNDRAISING

AGREEMENT FOR THE PIER UNDERPASS/ENTRANCE
Recommended Action

1. Adopt Resolution No. 26-75, A RESOLUTION OF THE CITY COUNCIL OF

THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING A

FUNDRAISING AGREEMENT WITH PIERPRIDE, DBA SAN CLEMENTE

PIER CONSERVANCY, FOR THE PIER UNDERPASS/ENTRANCE
PROJECT, PN 23102.

2. Approve, and authorize the City Manager to execute, Contract No. C26-34, a Fundraising Agreement, by and between the City of San Clemente and PierPride, dba San Clemente Pier Conservancy, for the pier underpass/entrance project.
11L. CONSIDERATION OF A RESOLUTION IN SUPPORT OF ASSEMBLY BILL 1954 (AB1954), REGULATING THIRD-PARTY GOLF RESERVATION

PLATFORMS
Recommended Action

1. Adopt Resolution No. 26-76 entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA,
SUPPORTING ASSEMBLY BILL 1954 (AB 1954) REGARDING

REGULATION OF THIRD-PARTY GOLF RESERVATION SERVICE
PLATFORMS.

2. Authorize the Mayor to execute, and staff to submit a letter of support for Assembly Bill 1954.
11M. CONSIDERATION OF A RESOLUTION ENCOURAGING THE STATE OF

CALIFORNIA, SPECIFICALLY THE GOVERNOR, TO TAKE SWIFT

AFFIRMATIVE ACTION TO ADDRESS CONCERNS RELATED TO

MICROPLASTICS
Recommended Action
If the City Council is supportive of encouraging the Governor to take swift action to support legislation to address the concerns related to microplastics, the City Council should adopt Resolution No. 26-77 entitled A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, CALLING

UPON THE GOVERNOR OF THE STATE OF CALIFORNIA TO TAKE SWIFT

AFFIRMATIVE ACTION TO ADDRESS MICROPLASTICS, INCLUDING BUT

NOT LIMITED TO THOSE FROM FOOD AND BEVERAGE INDUSTRIES,

INTENTIONALLY ADDED MICROPLASTICS IN COSMETICS, AND
MICROFIBERS.

18 City Council Special and Regular Meeting Agenda April 21, 2026 11N. CONSIDERATION OF A RESOLUTION APPROVING FINAL PARCEL MAP 2024-139, 245 WEST EL PORTAL DUPLEX CONDOMINIUM SUBDIVISION Recommended Action
Adopt Resolution No. 26-78, which will:

1. Approve Final Parcel Map 2024-139 as it conforms to the requirements set forth in the Subdivision Map Act and the previously approved Tentative Parcel Map.

2. Accept on behalf of the City of San Clemente the water rights as dedicated.

3. Authorize and direct the Public Works Director/City Engineer to execute the Final Parcel Map.

4. Authorize and direct the City Clerk to execute and submit the Final Parcel Map for recordation with the County of Orange Recorder’s Office. 11O. CONSIDERATION OF A RESOLUTION AUTHORIZING A PARTNERSHIP

AGREEMENT WITH THE SAN CLEMENTE VILLAGE FOR THE USE OF CITY

FACILITIES
Recommended Action
Adopt Resolution No. 26-79, entitled A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING

A PARTNERSHIP AGREEMENT BETWEEN THE CITY OF SAN CLEMENTE

AND THE SAN CLEMENTE VILLAGE FOR PROGRAMMING AND FACILITY USE.
11P. CONSIDERATION OF A RESOLUTION APPROVING FACILITY USE AGREEMENT WITH THE SAN CLEMENTE WOMEN’S GOLF CLUB AT THE

SAN CLEMENTE MUNICIPAL GOLF COURSE, AND AUTHORIZING THE

BEACHES, PARKS & RECREATION DIRECTOR TO EXECUTE THE

AGREEMENT
Recommended Action
Adopt Resolution No. 26-80, entitled A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING FACILITY USE AGREEMENT WITH THE SAN CLEMENTE WOMEN’S GOLF CLUB FOR

USE OF THE SAN CLEMENTE MUNICIPAL GOLF COURSE, AND

AUTHORIZING THE BEACHES, PARKS & RECREATION DIRECTOR TO EXECUTE THE AGREEMENT.

19 City Council Special and Regular Meeting Agenda April 21, 2026 11Q. INFORMATIONAL REPORT ON THE EMERGENCY MANAGEMENT

STRATEGIC PLAN AND COMMUNITY SAFETY AND WELFARE COMMITTEE

RECOMMENDATION
Recommended Action
Receive and file the Administrative Report dated April 21, 2026 and on file with the City Clerk.

12. Oral Communications (Part 2)
Members of the audience who wish to address Council on matters that are within the jurisdiction of the City of San Clemente, but not separately listed on the agenda, may do so during the Oral Communications portion of the meeting. When invited by the Mayor, please step to the podium, and if you wish, state your name and the City in which you reside, and make your presentation, not to exceed three minutes. Under the Ralph M. Brown Act, the City Council cannot act on items raised during public comment but may respond briefly to statements made or questions posed, request clarification or refer the item to staff.

13. Future Agenda Items

14. Reports
A. City Attorney
B. City Manager

15. Adjournment
Adjourn in memory of Retired Orange County Fire Authority Captain Nick Maule to an Adjourned Regular Meeting to be held on May 1, 2026 for the purpose of conducting the State of the City address. The meeting will be held at Bella Collina located at 200 Avenida La Pata, San Clemente 92673.

The next Regular City Council meeting will be held on May 5, 2026.

20 City Council Special and Regular Meeting Agenda April 21, 2026

CITY COUNCIL MEETING PROCEDURES

RULES FOR ADDRESSING COUNCIL
• Members of the public may address the City Council on matters within the jurisdiction of the City of San Clemente.
• If you wish to address Council, please complete one of the blue speaker cards located at the entrance to the Council Chambers and turn it in to the City Clerk or Deputy City Clerk. • Persons wishing to address Council concerning an agendized item will be invited to address Council during the time that Council is considering that particular agenda item.

Persons wishing to address Council concerning a non-agendized issue will be invited to address Council during the “Oral Communications” portion of the meeting. • When invited by the Mayor, please step to the podium, and if you wish, state your name and the City in which you reside, and make your presentation. Please limit your presentation to three minutes.

PRESENTATION OF WRITTEN MATERIALS TO COUNCIL
In order to ensure that Councilmembers have adequate time to consider written materials concerning agenda items, it is strongly recommended that such materials be submitted to the City Clerk by noon the date preceding the Council meeting.

MEETINGS RECORDED AND TELEVISED
City Council meetings are broadcast live and are replayed periodically on Cox Communications Local Access Channel 854. Meetings are also available for live-stream or post meeting viewing from the City’s website.

Meetings are also recorded via audio CD and/or DVD and retained as a City record in accordance with the City’s records retention schedule.

USE OF ELECTRONIC VISUAL AIDS BY PUBLIC AT MEETINGS
To allow staff adequate time to confirm software compatibility, individuals wishing to utilize electronic visual aids to supplement their oral presentations at the meeting, must submit the electronic files to the City Clerk by no later than 12:00 p.m. on the day of the meeting. Only compatible electronic formats will be permitted to be used on City audio/visual computer equipment. Staff makes no guarantee that such material will be compatible, but will use its best efforts to accommodate the request. Electronic presentations shall be limited to visual media, without prerecorded audio narration, that augment a live verbal presentation addressed to the City Council. The display of visual media shall be ancillary to, and not presented in place of, live verbal narration. Members of the public shall not be permitted to connect equipment to the City's computer system. Members of the public shall not be permitted to access the internet from the City's computer equipment. Visual presentations must be provided to the City Clerk in a display-ready format. In no case shall Staff be required to develop a presentation for public use.

This prohibition includes, but is not limited to, compiling of City records, downloading data from websites, or gathering or modifying data provided by the public.

LENGTH OF MEETINGS
At 11:00 p.m., the City Council will determine which of the remaining agenda items can be considered and acted upon at this meeting and will continue all other agenda items to a future meeting.

AMERICANS WITH DISABILITIES ACT
Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability-related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk at (949) 361-8200. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting.

COMMUNICATION DEVICES
To minimize meeting distractions and sound system interference, please be sure all personal communication devices are turned off or on silent mode.

21 City Council Special and Regular Meeting Agenda April 21, 2026

MEETING SCHEDULE
Regular Council Meetings are held on the first and third Tuesdays of each month in the Council Chambers, located at 910 Calle Negocio, 2nd floor, San Clemente. Closed Session are considered at 5:00 p.m. and the Business Meeting begins at 6:00 p.m. Additional meetings of the City Council may be called as needed.

AGENDAS, ADMINISTRATIVE REPORTS AND SUPPLEMENTAL WRITTEN MATERIALS Agendas and Administrative Reports are available for review and/or copying at the City Clerk’s Department as soon as agendas are posted, by accessing the City’s website at www.san-clemente.org. An “Inspection Copy” of agenda materials is also located at the entrance to the Council Chambers during meetings for public review. All written material distributed to a majority of the Council after the original agenda packet was distributed is available for public inspection in the City Clerk’s Department, located at 910 Calle Negocio, San Clemente, during normal business hours.

The City Clerk’s Department offers an agenda packet subscription service free of charge. If you wish to receive email copies of City Council agendas, which include hyperlinks to staff reports and other back-up material, register at http://san-clemente.org/enotification.

22 910 Calle Negocio
2nd Floor
San Clemente, California
www.san-clemente.org

AGENDA REPORT

CITY OF SAN CLEMENTE

CITY COUNCIL MEETING
CITY OF SAN CLEMENTE 1
Meeting Date: April 21, 2026 Agenda Item: 8A.

Submitted By: Community Development
Prepared By: John Ciampa, Contract Planner
Subject:
..titl e
DE NOVO APPEAL HEARING OF PUBLIC HEARING PROJECT (PHP) 25-323, DEVELOPMENT PERMIT (DP) 25-324, AND CONDITIONAL USE PERMIT (CUP) 25-329,

HANSON HOTEL
..body
Summary:

On August 20, 2025, the Planning Commission approved PHP 25-323, Hanson Hotel. PHP 25- 323 consists of the following entitlements: Development Permit 25-324 and Conditional Use Permit 25-329 (collectively, the “Project”). A public appeal (Attachment 2) was submitted by UNITE HERE Local 11 to the City on September 2, 2025, appealing the Planning Commission’s approval of the Project.

The Project includes development of a three-story, 61 room boutique hotel, with Spanish Colonial Revival architecture, a rooftop restaurant and bar, two cafes, a guest pool with food and beverage service, publicly accessible landscaped terraces, a two-level subterranean parking structure with 104 parking spaces, outdoor dining areas, and landscape and hardscape improvements in the City right-of-way. A Conditional Use Permit is requested for the hotel use, outdoor seating for the restaurants and cafes, amplified music, and full-service alcohol sales.

The appeal raises concerns related to biological impacts, Coastal Act requirements regarding lower-cost overnight accommodations, assumptions about Vehicle Miles Traveled, reliance on a 1998 Mitigated Negative Declaration that analyzed impacts of a different mixed use development project, and applicability of the CEQA Class 32 infill exemption. The City Council opened a public hearing on the appeal on October 21, 2025, heard public comment, and continued the public hearing to a date uncertain. The City retained environmental consultant Michael Baker International to further document and confirm the Project’s compliance with CEQA in connection with the appeal proceedings and to prepare updated CEQA documentation for City Council consideration. The Project was previously evaluated for CEQA compliance in connection with the Planning Commission approval, and the additional documentation prepared for the City Council serves to further support and confirm those conclusions as part of the de novo appeal process.

During a de novo hearing, the City Council may consider the appeal contentions as well as the proposed Project elements, and approve the Project, apply additional conditions of approval, deny the Project, or continue the hearing.

Background:

The Project site is a 0.8-acre (32,030 sq. ft.) lot at 1801 North El Camino Real in the Mixed Use 1 (MU1) Zoning District within the Central Business (CB) District, Architectural (A) Overlay, and Coastal Overlay (MU1-A-CB-CZ). The site is in the North Beach/North El Camino Real Focus 23 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 2
Area and designated as a Gateway in the General Plan and Coastal Land Use Plan. The site occupies a prominent location at the intersection of Avenida Pico and North El Camino Real across the street from the North Beach Historic District and several historic resources.

Surrounding land uses include commercial businesses to the west and south, a car wash to the east, and an improved drainage channel to the north.

The site has been subject to prior approvals. In 1988, the City approved a 76-room hotel. In 1998, a larger five-story mixed-use project with timeshare units and retail was approved, supported by a Mitigated Negative Declaration (State Clearinghouse No. 91041041), but that entitlement expired.

Since then, the property has remained vacant. Figure 1, below, provides a map of the Project location outlined in red, and the vicinity of the Project area.

Figure 1: Vicinity Map of the Project Site
The major aspects of the Project include the following:
 Three-story, 61-room boutique hotel with Spanish Colonial Revival architecture.  3,380 square-foot rooftop restaurant and bar with public ocean views.  1,357 square-foot lobby café and a 290 square-foot walk-up café along Avenida Pico.  Guest-only pool with food and beverage service on the podium level.  Publicly accessible landscaped terraces and gardens to provide coastal view opportunities. 24 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 3
 A two-level subterranean parking garage with 104 spaces.  Outdoor dining areas for the restaurant and cafes.
 Full range of alcohol service at the restaurant and pool areas.  Amplified music for the rooftop restaurant and pool area.  Setback building massing along Avenida Pico to preserve blue water ocean views along the Avenida Pico Scenic Corridor.
 25 percent affordable hotel rooms to provide lower-cost visitor accommodations in the Coastal Zone.

The Project includes entitlements required by Title 17, Zoning, of the San Clemente Municipal Code (SCMC) which include the following:

1. Development Permit - to review the project’s architecture, site planning, and design for consistency with the City’s Spanish Colonial Revival heritage, adjacent North Beach Historic District, and community character; and

2. Conditional Use Permit - to allow the hotel use, outdoor seating, amplified music, full alcohol service and to ensure the Project will avoid negative impacts on the surrounding environment.

The Design Review Subcommittee (DRSC), reviewed the Project on December 14, 2022, and April 9, 2025. In summary, the DRSC supported the project moving forward to the Planning Commission, noting that the Spanish Colonial Revival design, stepped massing, and gateway features are compatible with the adjacent North Beach Historic District and Architectural Overlay.

The DRSC provided recommendations for the applicant to refine details related to architectural articulation, pedestrian orientation, and integration of public view corridors along Avenida Pico.

Figure 2, below, provides a conceptual rendering of the proposed project as viewed from North El Camino Real. Reference the Project Plans (Attachment 3) for additional architectural and landscape plan exhibits.

Figure 2: Proposed Primary Elevation
25 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 4
On August 20, 2025, the Planning Commission unanimously approved the Hanson Hotel Project.

The staff report and meeting minutes provide analysis of the Project’s compliance with the City’s Design Guidelines and Local Coastal Program, architecture, Scenic View Corridor analysis, massing compatibility with the North Beach Historic District, alcohol service operations, and noise associated with the rooftop restaurant and amplified music. That analysis is also represented in the staff recommended City Council resolution (Attachment 1) to approve the project.

Discussion:

UNITE HERE Local 11 filed an appeal on September 2, 2025, challenging the Planning Commission’s approval of the Project. The appeal raises several issues, including concerns about biological impacts, Coastal Act issues related to lower-cost overnight accommodations (LCOA), Vehicle Miles Traveled (VMT) analysis, reliance on a 1998 Mitigated Negative Declaration (MND) that analyzed impacts of a different mixed use development project, and applicability of the CEQA Class 32 infill exemption. The appeal is provided as Attachment 2.

The City retained environmental consultant Michael Baker International (MBI) to prepare a comprehensive technical memorandum and CEQA documentation addressing the issues raised in the appeal and supporting the Project’s environmental conclusions. As part of their analysis, MBI conducted an Initial Study (contained in Attachment 4), which included supporting technical analyses as well as peer review of previously developed project studies evaluating air quality and greenhouse gases, biological resources, cultural and paleontological resources, geotechnical investigation, water quality management plan, noise, focused transportation study, and VMT. The Initial Study concludes that the Project is consistent with the development density certified by the Program Environmental Impact Report (SCH No. 2013041021) issued for the City’s Centennial General Plan (“General Plan EIR”), and the Project does not result in a peculiar impact that was not identified as a significant impact under the General Plan EIR upon implementation of Mitigation Measures (MMs) and/or uniform policies and standards.

Based on these conclusions, MBI prepared a Hanson Hotel Project CEQA Section 15183 Exemption Report (Attachment 4), which specifically evaluates the Project’s eligibility for exemption pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183. This Exemption Report also includes applicable Mitigation Measures from the General Plan EIR that are proposed to be applied to the Project as conditions of approval in the draft resolution.

Considerations Identified by Staff:

Per San Clemente Municipal Code (SCMC) Section 17.12.140 – Appeals of an Action, “[t]he body hearing the appeal shall not be limited to the issues raised on the appeal, but rather shall be entitled to review new evidence and to consider all elements of the appealed action. At the close of the public hearing on the appeal, the appellate body may reverse, affirm, revise or modify original action on the application being appealed.”
As part of the de novo appeal process, the City prepared additional documentation to further support and confirm the Project’s consistency with CEQA and the City’s General Plan EIR. Based on the Initial Study and supporting technical analyses prepared by MBI, staff has incorporated applicable Mitigation Measures from the General Plan EIR as conditions of approval. These 26 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 5
mitigation measures will ensure no new impacts are created that were not previously considered in the City’s Centennial General Plan.

The key topics raised in the appeal and staff’s responses, supported by MBI’s analysis, are summarized below:

Biological Impacts
Appellant’s Claim: The prior biological analysis was inadequate and based on limited site investigation, and the Project site may provide meaningful habitat value for sensitive species, including the coastal California gnatcatcher and coastal sage scrub communities. The Appellant contends that this constitutes new information requiring additional CEQA review.

Response: In response to concerns regarding the adequacy of the biological analysis, it is important to clarify the progression of site evaluations and how they informed the City’s environmental review. Michael Baker International (MBI) initially conducted a biological site assessment on April 2, 2025, which consisted of a reconnaissance-level survey from the public right-of-way due to access limitations at the time. This initial assessment characterized the site as previously disturbed with limited observable habitat value based on available visibility and existing conditions.

Following the initial assessment, public comments were received raising questions regarding potential habitat value, including the presence of coastal sage scrub and suitability for sensitive species such as the coastal California gnatcatcher. In addition, subsequent access to the site and seasonal variations in vegetation conditions allowed for a more comprehensive evaluation. As a result of these factors, MBI conducted additional field surveys on September 25, 2025, and December 8, 2025, which included direct site access and expanded review of the surrounding area.

Based on the updated field investigations, the City retained MBI to prepare a more detailed Biological Resources Assessment as part of a comprehensive CEQA review pursuant to CEQA Guidelines Section 15183. This analysis included multiple site visits, evaluation of surrounding habitat conditions, and review of applicable biological databases.

The Biological Resources Assessment concluded that the Project site is disturbed and does not support sensitive habitat at a level that would result in significant impacts to special-status species, including the coastal California gnatcatcher. The report further determined that implementation of applicable mitigation measures from the General Plan EIR, along with standard regulatory requirements, would reduce potential impacts to a less than significant level.

The additional analysis further confirms that the Project would not result in new or more severe biological impacts beyond those previously analyzed in the General Plan EIR. The additional site evaluations reflect standard due diligence to confirm existing environmental conclusions based on updated site access and seasonal conditions, and do not alter the original determination that impacts would be less than significant. Applicable mitigation measures have been incorporated as conditions of approval, and no further environmental review is required pursuant to CEQA Guidelines Section 15183.
27 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 6
Coastal Act Issues
Appellant’s Claim: The Project fails to provide enforceable lower-cost overnight accommodation (LCOA) commitments, including the absence of conditions of approval requiring such units, and proposes room rates that may not meet Coastal Commission standards for “low-cost” accommodations. The Appellant further contends that the City’s reliance on LCOAs to justify increased project intensity is unsupported without enforceable conditions.

Response: The Project includes a commitment to provide approximately 25 percent of rooms as lower-cost overnight accommodations on site or pay an in-lieu fee so that LCOA can be provided on another site, consistent with Coastal Commission guidance. The project is also consistent with the City’s Coastal Land Use Plan, certified by the Coastal Commission. The Land Use Plan includes policies (particularly LU-42 and LU-44) that are supportive of LCOA, but refers to a Local Coastal Program Implementation Plan “to mitigate potential impacts of new higher cost overnight accommodations on San Clemente’s lower cost visitor-serving accommodations to ensure that a balance of overnight accommodations types at various price points continue to be provided.” Because an Implementation Plan has not been certified by the Coastal Commission, the City does not have a specific formula for requiring LCOA. The Project requires a Coastal Development Permit from the Coastal Commission, through which the final determination of LCOA requirements including enforceability, rate structure, and monitoring will be established.

Accordingly, the City’s approval does not rely on specific LCOA implementation measures as mitigation or justification for project intensity, and defers to the Coastal Commission’s established authority and evolving standards to ensure compliance with Coastal Act requirements.

VMT Impacts
Appellant’s Claim: The transition from the previously analyzed timeshare/retail project to a hotel use represents a substantial change that may increase vehicle miles traveled (VMT), particularly due to higher guest turnover and trip frequency, and therefore warrants preparation of a detailed VMT analysis.

Response: A Vehicle Miles Traveled (VMT) Screening Assessment prepared by Michael Baker International in 2025 (Attachment 4, Appendix H.2) evaluated the Project in accordance with State CEQA Guidelines and applicable Orange County screening criteria. The analysis determined that the Project qualifies for screening under the “small project” threshold and is located within a transit-accessible urban area, supported by its proximity to the San Clemente Metrolink Station (North Beach). Additionally, although VMT analysis has replaced LOS analysis for analyzing traffic impacts under CEQA, a traffic memo prepared by Fehr and Peers with the 2025 CEQA analysis (Attachment 4, Appendix H.1) analyzed LOS in any event and identifies that during Opening Year (2026) with Project conditions, all intersections perform at least at Level of Service C, which satisfies the City’s requirement of no worse than LOS B. The traffic consultant further confirmed with analysis that the project does not require additional infrastructure improvements like changes to the stoplight at Avenida Pico and El Camino Real or a new signal/turn lanes at the intersection of Avenida Pico and Calle Deshecha. Based on these criteria and the results of the Screening Assessment, the Project would result in less-than-significant LOS and VMT impacts, and a detailed VMT analysis is not required under CEQA. 28 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 7
While the appeal references differences between the prior timeshare/retail concept and the proposed hotel use, as explained above, CEQA requires evaluation of the project under current VMT thresholds rather than a direct comparison to previously contemplated project. Further, the traffic memo prepared by Fehr and Peers does not show any LOS degradations below LOS-C in any event. Finally, the project is consistent with the General Plan and zoning land use tables and the application does not request exceptions to parking or street engineering standards. The General Plan EIR included VMT analysis based on the population and employment projections anticipated within the City of San Clemente at full buildout of the land use plan. The General Plan EIR VMT analysis was prepared by the same consultant that did the project specific traffic memo, Fehr and Peers, using a Citywide Travel Demand Model (TDM) and the Southern California Association of Government’s TDM model. Thus the intensity of use and traffic related impacts (LOS, VMT, GHG, particulate pollution) were already anticipated through the General Plan EIR that designated a hotel use as an allowed use on the subject property. The subject project does not result in any significant new impacts to traffic or VMT.

Reliance on the 1998 Mitigated Negative Declaration / Class 32 Exemption Appellant’s Claim: The City cannot rely on the 1998 Mitigated Negative Declaration because it is outdated and site conditions have changed. The Appellant further contends that reliance on a Class 32 categorical exemption is improper, particularly where project-specific mitigation measures are required, which may invalidate the use of such an exemption under CEQA.

Response: The City prepared an Initial Study consistent with CEQA Guidelines Section 15183, which evaluates the Project’s environmental impacts relative to the City’s certified General Plan EIR. The Initial Study determined that the Project is consistent with the development assumptions analyzed in the General Plan EIR and would not result in new or more severe environmental impacts beyond those previously evaluated. Consistent with CEQA Guidelines Section 15183, applicable mitigation measures and standard regulations from the General Plan EIR are incorporated as conditions of approval. Accordingly, the Project qualifies for streamlined environmental review under Section 15183, the City is not relying on the 1998 Mitigated Negative Declaration or a Class 32 categorical exemption, and no further environmental review is required.

Council Options:
 Adopt Resolution No. 26-56, approving Public Hearing Project 25-323, Hanson Hotel, consisting of Development Permit 25-324 and Conditional Use Permit 25-329, which reflects the approval of the Planning Commission’s decision, including their conditions adopted at the August 20, 2025 hearing and the addition of Mitigation Measures and conditions of approval as identified in the Hanson Hotel Project CEQA Section 15183 Exemption Report.  Modify and adopt Resolution No. 26-56.
 Continue the item and direct staff to provide additional information.  Deny Resolution No. 26-56 and deny Public Hearing Project 25-323, consisting of Development Permit 25-324 and Conditional Use Permit 25-329. This action will result in the denial of the Project, and would require the applicants to submit a new application should they wish to continue pursuing a hotel development on the subject property. 29 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 8
Environmental Review/Analysis:

Staff recommends that the project be found exempt pursuant to the Streamlining Exemption (Pub.

Resources Code section 21083.3, CEQA Guidelines Section 15183). This exemption applies when a proposed project’s parcel is zoned to accommodate a particular density of development, the proposed project is consistent with that density, and an EIR was certified for that prior zoning action or for a general plan and the project is consistent with the development density established by the general plan. Under this exemption, CEQA review of a later project is not required except as necessary to evaluate potential new or more severe significant environmental effects that are “peculiar to” the project or its site not discussed in the previous EIR. Further, potentially significant impacts are not “peculiar to” a project if standards conditions applicable to the project will mitigate the impacts. Here, the proposed project is consistent with the development density established by the General Plan EIR (SCH No. 2013041021). The EIR envisioned a development density of a floor area ratio (FAR) of 1.0, but the proposed project would only generate a FAR of 0.93 of development density. As documented in “CEQA Section 15183 Exemption Report for the Hanson Hotel, dated March 2026” (Attachment 4), upon implementation of all feasible General Plan EIR Mitigation Measures as conditions of approval, no new project specific impacts were determined to be potentially significant that were not already identified as a significant impact under the General Plan EIR.

Fiscal Impact:

If approved, the project would contribute revenue to the City’s General Fund from Transient Occupancy Tax in the amount of 10 percent of the rent charged by the hotel operator, and sales tax from the revenue of the restaurant and café operations.

Recommended Action(s):
..recommendation
Staff Recommendation
STAFF RECOMMENDS THAT the City Council conduct a de novo public hearing, hear and consider all public testimony and comments, close the public hearing, and adopt Resolution No. 26-56, which will:

1. Find the project exempt from CEQA pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning), and direct staff to file a Notice of Exemption; and

2. Approve Public Hearing Project 25-323, consisting of Development Permit 25-324 and Conditional Use Permit 25-329, Hanson Hotel, for construction of a three-story, 61-room boutique hotel with Spanish Colonial Revival architecture, a rooftop restaurant and bar, two cafés, a guest pool with food and beverage service, publicly accessible landscaped terraces, a two-level subterranean parking garage with 104 spaces, outdoor dining areas, full-service alcohol sales, and amplified music subject to conditions of approval, located on a vacant 0.8- acre lot at 1801 North El Camino Real within the MU1-CB-A-CZ zoning district. ..end
Attachments:

1. Resolution No. 26-56
Exhibit A – Conditions of Approval
30 Meeting Date: April 21, 2026 Agenda Item: 8A.

CITY OF SAN CLEMENTE 9

2. Appeal submitted by UNITE HERE Local 11, dated September 2, 2025

3. Project Plans

4. Hanson Hotel Project CEQA Section 15183 Exemption Report, Initial Study, and Technical Appendices

5. Public Comments
Notification:

UNITE HERE Local 11, Appellant.

Public notices were distributed and posted per City and State requirements. Public comments have been received and are provided in Attachment 5.
31 Attachment 1
RESOLUTION NO. 26-56

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SAN CLEMENTE, CALIFORNIA, APPROVING PUBLIC
HEARING PROJECT 25-323 DEVELOPMENT PERMIT 25-
324 AND CONDITIONAL USE PERMIT 25-329, HANSON
HOTEL, TO CONSTRUCT A THREE STORY, 61-ROOM

BOUTIQUE HOTEL WITH SPANISH COLONIAL REVIVAL

ARCHITECTURE, A ROOFTOP RESTAURANT AND BAR,
TWO CAFÉS, A GUEST POOL WITH FOOD AND

BEVERAGE SERVICE, PUBLICALLY ACCESSIBLE

LANDSCAPED TERRACES, A TWO LEVEL
SUBTERRANEAN PARKING GARAGE WITH 104 SPACES,

OUTDOOR DINING AREAS, LANDSCAPE AND

HARDSCAPE IMPROVEMENTS IN THE CITY RIGHT OF

WAY, FULL SERVICE ALCOHOL SALES, AND AMPLIFIED
MUSIC AT 1801 NORTH EL CAMINO REAL, SUBJECT TO
CONDITIONS OF APPROVAL; AND FINDING THE

PROJECT EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT PURSUANT TO
SECTION 15183 (PROJECTS CONSISTENT WITH A

GENERAL PLAN, COMMUNITY PLAN, OR ZONING)
WHEREAS, on September 14, 2022, an application was submitted by Jorden Segraves on behalf of Rachel Nasre, 32101 Peppertree Bend, San Juan Capistrano, CA 92675, for Public Hearing Project (PHP) 25-323, and deemed complete on March 26, 2025, which is a request for the City to consider a Development Permit (DP) 25-324 for the development of a three-story, 61 room boutique hotel, with Spanish Colonial Revival architecture, a rooftop restaurant and bar, two cafes, a guest pool with food and beverage service, publicly accessible landscaped terraces, a two-level subterranean parking structure with 104 parking spaces, outdoor dining areas, and landscape and hardscape improvements in the City right-of-way. A Conditional Use Permit (CUP) 25- 329 is requested for the hotel use, outdoor seating for the restaurants and cafes, amplified music, and full-service alcohol sales (Type 47 License). The property is a vacant lot at 1801 North El Camino Real within the North Beach Mixed-Use 1.0 (MU 1) zoning district within the Central Business (CB), Architectural (A) Overlay, and Coastal Zone (MU1-CB-A-CZ). The site’s legal description is Tract 14486, lot 1, Assessor’s Parcel Number 057-191-60; and
WHEREAS, the applicant requested a Development Permit to review the project’s architecture, site planning, and design for consistency with the City’s Spanish Colonial Revival heritage and community character; and
WHEREAS, the applicant requested a Conditional Use Permit to allow the hotel use, outdoor seating, amplified music, full alcohol service and to ensure the Project will avoid negative impacts on the surrounding environment.
32 Resolution No. 26-56 Page 2
WHEREAS, on July 24, 2025, the City's Development Management Team (DMT) reviewed the proposed project and determined it complies with the General Plan, Zoning Ordinance, and other applicable City ordinances and codes; and WHEREAS, on December 14, 2022, and April 9, 2025, the Design Review Subcommittee (DRSC) considered the project and supports it as currently proposed; and WHEREAS, on August 20, 2025, the Planning Commission of the City of San Clemente held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties, determined that the project is exempt from CEQA and conditionally approved the project; and
WHEREAS, on September 2, 2025, UNITE HERE Local 11, represented by the Law Office of Jordan R. Sisson, filed an appeal pursuant to Zoning Ordinance Section

17.12.140, appealing the Planning Commission’s decision to the City Council; and WHEREAS, on October 21, 2025, the City Council of the City of San Clemente held a duly noticed de novo public hearing on the subject appeal and application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties, and moved to continue the public hearing to allow staff the time to complete the environmental analysis necessary to fully respond to the issues raised in the appeal; and
WHEREAS, on April 21, 2026, the City Council of the City of San Clemente reconvened the duly noticed de novo public hearing on the subject appeal and application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties.

NOW, THEREFORE, the City Council of the City of San Clemente does hereby find, determine, and resolve as follows:

SECTION 1. Incorporation of Recitals.

The City Council hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the City Council as fully set forth in this resolution.

SECTION 2. CEQA Findings.

Based upon its review of the entire record, including the Staff Report, public comments or testimony presented to the City Council, and the facts outlined below, the City Council hereby finds and determines that the proposed project is exempt from California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) This exemption applies when a proposed project’s parcel is zoned to accommodate a particular density of development, the proposed project is consistent with that density, and an EIR was certified for that prior zoning action or for a general plan and the project is consistent with 33 Resolution No. 26-56 Page 3
the development density established by the general plan. Under this exemption, CEQA review of a later project is not required except as necessary to evaluate potential new or more severe significant environmental effects that are “peculiar to” the project or its site not discussed in the previous EIR. Further, potentially significant impacts are not “peculiar to” a project if standards conditions applicable to the project will mitigate the impacts. Here, the proposed project is consistent with the development density established by the General Plan EIR (SCH No. 2013041021). The EIR envisioned a development density of a floor area ratio (FAR) of 1.0, but the proposed project would only generate a FAR of 0.93 of development density.

The City retained environmental consultant Michael Baker International (MBI) to evaluate the issues raised in the appeal and update the Project CEQA findings. MBI conducted an Initial Study, which included new technical analyses as well as peer review of previously developed project studies evaluating air quality and greenhouse gases, biological resources, cultural and paleontological resources, geotechnical investigation, water quality management plan, noise, focused transportation study, and VMT. The Initial Study found that the project is consistent with the background assumptions of the Centennial General Plan (General Plan), for which the City certified a Program Environmental Impact Report (Final Environmental Impact Report for Centennial General Plan; State Clearinghouse [SCH] No. 2013041021) (General Plan EIR) on February 4, 2014. The General Plan EIR considered the potential environmental impacts that would result from the buildout of the General Plan, which included the project site.

Based on the Initial Study, the proposed project would not result in any new potentially significant effects that were not considered in the General Plan EIR with application of applicable General Plan EIR mitigation and/or uniform policies and standards.

Based on the Initial Study, the proposed project would not result in any increased significant effects that were not considered in the General Plan EIR upon application of applicable General Plan EIR mitigation and/or uniform policies and standards.

Based on the Initial Study, there are no impacts peculiar to the project or project site, as the environmental effects are addressed in the General Plan EIR with application of applicable General Plan EIR mitigation and/or uniform policies and standards and, therefore, are exempt from further review.

The General Plan EIR found that buildout of the General Plan would result in significant and unavoidable impacts pertaining to air quality, greenhouse gas emissions, noise, and transportation/traffic. Based on the analysis included in the Initial Study, the project would not result in any increased significant environmental impacts, compared to those disclosed in the General Plan EIR. As such, the proposed project would not result in a cumulatively considerable significant impact and the project’s cumulative considerations were already evaluated by the General Plan EIR.

All of the applicable General Plan EIR Mitigation Measures, and/or regulatory requirements, relied upon to reduce the General Plan EIR environmental effects and that are applicable to the proposed project, are feasible and will be implemented as part of 34 Resolution No. 26-56 Page 4
the project (included as Conditionals of Approval enforcing such measures and regulations).

SECTION 3. Development Permit Findings (SCMC §17.16.100) to allow new nonresidential buildings in the Architectural Overlay District.

With respect to Development Permit (DP) 25-324, the City Council finds as follows:

A. The proposed project is consistent with the General Plan, in that:

1. The Hanson Hotel project aligns with the City's objective to promote coastal tourism and visitor-serving development. LUP Policy LU-1.02 (VisitorServing Development) states: “Encourage and prioritize visitor-serving commercial and/or recreation uses over private residential or general commercial development in the Visitor Serving Commercial District (VSCD) Overlay.” The project proposes 61 hotel rooms, two cafés, and a rooftop restaurant, all visitor-serving uses, making productive use of a vacant coastal parcel and enhancing the vitality of the North Beach entertainment and recreation District; and

2. The project’s architectural design reflects San Clemente’s historic character. General Plan Policy UD-3.01 (Spanish Colonial Revival Architecture) states: “Require all new development in the Architectural Overlay District to reflect the City’s Spanish Colonial Revival design standards and guidelines.” The project meets this directive through traditional design features, including red tile roofs, arched windows, smooth white stucco walls, decorative ironwork, and tiered massing. These elements ensure the building respects and reinforces the City’s architectural identity and visual heritage; and

3. The project supports San Clemente’s coastal economy through quality hospitality and dining services. General Plan Policy ED-4.01 (VisitorServing Commercial Uses) states: “Promote development of visitor-serving commercial uses such as hotels, restaurants, and retail, particularly in coastal and gateway areas, to enhance the City's tourism economy.” By introducing a boutique hotel and multiple dining venues, the project provides significant economic benefits while improving the visitor experience and public realm at a City gateway; and

4. The project demonstrates integration with adjacent uses. LUP Policy LU2.01 (Land Use Compatibility) states: “Ensure new development is compatible with adjacent development in use, scale, and design, especially in the Coastal Zone.” The Hanson Hotel incorporates four-sided architecture and stepped massing to transition appropriately toward surrounding structures, respecting the North Beach Historic District context and adjacent view corridors while enhancing the pedestrian environment; and
35 Resolution No. 26-56 Page 5

5. Preservation of scenic ocean views is a defining element of the project’s design. LUP Policy VIS-1 (Visual Character and Aesthetic Resources Preservation) provides: “New development shall be designed to preserve the visual character and aesthetic resources of the City’s coastal zone including preservation of the physical features of coastal bluffs and canyons, and where feasible, enhance and restore scenic and visual qualities of the coastal zone, including to and along the ocean and coastal bluffs, visually significant ridgelines, and coastal canyons, open spaces, prominent, mature trees on public lands, and designated significant public views (as identified on Figure 6-1 Scenic Gateways and Corridors, Figure 6-2-A Public View Corridors and Figure 6-2-B Public View Corridors).

Where protection of visual character and aesthetic resources is not feasible, impacts should be mitigated.” The project reduces building height to one story along Avenida Pico and includes landscaped terraces and open garden spaces that maintain and frame ocean views from public vantage points, consistent with mapped scenic resource protections; and

6. The project ensures compatibility with nearby historic resources. General Plan Policy HP-2.02 (Contextual Compatibility) states: “Ensure that development adjacent to or visible from designated historic structures or districts is compatible in scale, materials, and design.” The project’s architectural elements, including turret features and articulated facades, compliments the North Beach Historic District’s form and detailing. It maintains scenic view corridors and massing transitions that respect the integrity of surrounding historic resources including the Casino and Miramar Theater; and

7. Public access is enhanced through the project’s pedestrian-oriented layout and commitment to support lower cost overnight accommodations. LUP Policy CIRC-4.02 (Public Access and Circulation) states: “Provide and enhance pedestrian, bicycle, and transit access to and within the Coastal Zone.” The project is sited within walkable distance to North Beach, the Metrolink train station, the San Clemente Coastal Trail, the North Beach Trolley stop, and existing visitor serving businesses. It also provides affordable overnight accommodations, widened sidewalks, publicly accessible terraces and gardens, and visual access to coastal amenities.

The project includes a proposal to provide 25% of rooms on site as lower cost overnight accommodation or pay an in lieu fee to provide lower cost overnight accommodations off site, consistent with Coastal Commission requirements and in support of LUP Policy LU-44 “to mitigate potential impacts of new higher cost overnight accommodations on San Clemente’s lower cost visitor-serving accommodations to ensure that a balance of overnight accommodations types at various price points continue to be provided”; and

8. The project supports General Plan LU Goal 1.4, which states: "Encourage development that promotes coastal and pedestrian access, supports 36 Resolution No. 26-56 Page 6
tourism and the local economy, and preserves community character." It also complies with LUP Policy LU-41: "Encourage development of overnight accommodations in appropriate locations, including new lowand moderate-cost facilities, to maximize public access to the coast." The proposed 61-room hotel with 25 percent affordable units fulfills these goals by providing accessible lodging in a high-amenity, pedestrian-oriented coastal district. Additionally, the project addresses equity in coastal access.

LUP Policy LU-1.06 (Lower-Cost Visitor Accommodations) states:
“Encourage the development and retention of lower-cost overnight accommodations in the Coastal Zone.” The hotel sets aside 25 of its rooms for affordable lodging, supporting state and local mandates for inclusive coastal tourism; and

9. The Hanson Hotel fulfills General Plan goals and policies by introducing a high-quality, visitor-serving hotel within the North Beach Focus Area.

Specifically, LU Goal 1.4 encourages coastal and pedestrian access, tourism support, and community character preservation. LU-6.1 states, “Support lodging uses in areas that offer access to transit, coastal amenities, and visitor-serving attractions”. LU-22 states, “Encourage development that includes ground-floor commercial uses with upper-story residential, office, or hotel uses in mixed-use areas to support activity and street vitality”. The project aligns with these objectives by introducing a hotel and restaurants/cafes at a prominent coastal gateway and transitadjacent site. It contributes to the area’s economic vitality, contributes to a high-quality public realm, and reflects San Clemente’s distinctive architectural character; and

10.The project consists of Spanish Colonial Revival architecture, landscaping, and site design, in line with the architectural style that highlights the character of the City’s early development as the “Spanish Village-by-theSea”, which includes the North Beach area. Building mass has been reduced by stepping the upper floors back away from Avenida Pico and the majority of the building mass along North El Camino Real is pulled to the back of the lot (north end), which maintains a pedestrian scale from Avenida Pico, consistent with General Plan Policy LU-2.01-Quality, which states: “We require that new development protect community character by providing architecture, landscaping and urban design of equal or greater quality than surrounding development, and by respecting the architectural character and scale of adjacent buildings”; and

11.The project is designed and conditioned to reduce impacts on neighboring properties, by incorporating the following: 1) the required trash enclosure is proposed within the subterranean parking area and a screened staging area for day of service is provided adjacent to the loading area off of North El Camino Real to reduce negative noise and odor impacts and avoid traffic impacts during trash service; 2) all required parking for the hotel, restaurants, and cafes are provided on-site; and 3) the project is conditioned to require all exterior amplified noise to terminate at 10:00 pm. 37 Resolution No. 26-56 Page 7
Additionally, the project must comply with the City’s Noise Ordinance, consistent with General Plan Policy, LU-2.03-Neighborhood Compatibility, which states “We require that commercial projects abutting residential neighborhoods be designed and operated to protect residents from the effects of noise, light, odors, vibration, traffic, parking and other operational impacts.”; and

12.The project consists of visitor-serving uses such as a hotel and public restaurant, designed to offer visitors opportunities for enjoyment of the North Beach Historic District and other nearby coastal resources, such as the ocean and Coastal Trail, consistent with General Plan Policy LU-12.02- Infill Development, which states “We accommodate development that is compatible with coastal-oriented and community-serving commercial uses (including overnight accommodations), mixed residential and commercial uses, residential uses, and public recreational uses whose function or scale are compatible with the area’s recreational character.”; and

13.The project includes noise regulation measures consistent with City standards. General Plan Policy N-1.01 (Land Use Compatibility and Noise) states: “Minimize the impact of noise on surrounding land uses by ensuring new development complies with established noise limits and operational restrictions.” Rooftop amplified music will be ambient in nature, with volume controls, limited hours (ending by 10:00 pm), and enforcement provisions included in project conditions. These measures ensure the hotel’s operations remain compatible with adjacent properties and public spaces; and

14.The project was reviewed by the Design Review Subcommittee (DRSC) on two occasions. The review of the project by the DRSC resulted in enhanced architectural design to ensure consistency with design requirements of the Architectural Overlay, adjacent Historic District, and to maintain scenic view corridors and historic resources, consistent with General Plan Policy C-3.04-Development Review, which states, “We review and require changes to development proposals, as needed, to minimize obstructions of designated significant public views and designated scenic view corridors, and to ensure public and private development projects in the Coastal Zone are of high-quality materials and designed to be attractive and aesthetically compatible with adjacent structures, site improvements, utilities and landscape features, as further described in the Urban Design Element.”; and

15.The project’s proposed hotel and restaurant contribute to the Centennial General Plan’s vision to create a vibrant pedestrian atmosphere in the North Beach area that draws visitors year-round with its Spanish Colonial Revival design, restaurant with outdoor seating, full range alcohol, amplified music, and a roof top deck. The project is conditioned to require all exterior noise to terminate at 10:00 pm and when amplified music is played after 10:00 pm within the interior of the restaurant, all windows and 38 Resolution No. 26-56 Page 8
doors must remain closed. Additionally, the project must comply with the City’s Noise Ordinance consistent with General Plan Policy ED-4.02 “North Beach. We require initiatives, investments, and development approvals for the North Beach area to contribute to our vision of the area as a multimodal, mixed-use entertainment and recreation district that emphasizes the pedestrian experience and preserves and enhances its key assets.

These assets are views of the ocean, access to the beach, a rich inventory of historic resources, access to recreational opportunities and numerous shops and services for residents and visitors alike.”; and

16.The development aligns with General Plan LU-24, which encourages a “balanced mix of uses that promote an active street environment” and LU22, which supports “ground floor commercial uses and upper-level residential or hospitality uses in mixed-use zones.” These components contribute to daytime and evening activity, reinforcing the coastal visitor experience.

17.A Vehicle Miles Traveled (VMT) Screening Assessment prepared by Michael Baker International in 2025 evaluated the Project in accordance with State CEQA Guidelines and applicable Orange County screening criteria. The analysis determined that the Project qualifies for screening under the “small project” threshold and is located within a transit-accessible urban area, supported by its proximity to the San Clemente Metrolink Station (North Beach). Additionally, although VMT analysis has replaced LOS analysis for analyzing traffic impacts under CEQA, a traffic memo prepared by Fehr and Peers with the 2025 CEQA analysis analyzed LOS in any event and identifies that during Opening Year (2026) with Project conditions, all intersections perform at least at Level of Service C, which satisfies the City’s requirement of no worse than LOS B. The traffic consultant further confirmed with analysis that the project does not require additional infrastructure improvements like changes to the stoplight at Avenida Pico and El Camino Real or a new signal/turn lanes at the intersection of Avenida Pico and Calle Deshecha. Based on these criteria and the results of the Screening Assessment, the Project would result in less-than-significant LOS and VMT impacts, and a detailed VMT analysis is not required under CEQA. While the appeal references differences between the prior timeshare/retail concept and the proposed hotel use, as explained above, CEQA requires evaluation of the project under current VMT thresholds rather than a direct comparison to previously contemplated project. Further, the traffic memo prepared by Fehr and Peers does not show any LOS degradations below LOS-C in any event.

Finally, the project is consistent with the General Plan and zoning land use tables and the application does not request exceptions to parking or street engineering standards. The General Plan EIR included VMT analysis based on the population and employment projections anticipated within the City of San Clemente at full buildout of the land use plan. The General Plan EIR VMT analysis was prepared by the same consultant that did the project specific traffic memo, Fehr and Peers, using a Citywide Travel Demand 39 Resolution No. 26-56 Page 9
Model (TDM) and the Southern California Association of Government’s TDM model. Thus the intensity of use and traffic related impacts (LOS, VMT, GHG, particulate pollution) were already anticipated through the General Plan EIR that designated a hotel use as an allowed use on the subject property. The subject project does not result in any significant new impacts to traffic or VMT.

B. The proposed project complies with zoning regulations, in that:

1. The project complies with zoning standards for visitor-serving commercial uses in the Coastal and Architectural Overlay Districts. San Clemente Zoning Code Section 17.28.040 (Permitted Uses in Mixed Use Zoning Districts) allows hotels (conditionally), restaurants, and cafés as permitted uses in the MU1 zone, which encompasses the project site. The proposed 61-room hotel with associated dining establishments supports the City’s intended land use and development pattern within this coastal mixed-use corridor; and

2. Design regulations require architectural conformity with local character, particularly within designated overlays. Zoning Code Section 17.56.100 (Architectural Overlay District Design Requirements) mandates that all development in the Architectural Overlay exhibit authentic Spanish Colonial Revival architecture. The project meets these requirements with features such as red clay tile roofs, stucco walls, arched entries, decorative ironwork, and tiered massing to contribute to cohesive community character; and

3. The 32,030 square foot lot allows for a density of 64 hotel rooms, where the project is proposing 61 rooms; and

4. The project provides the required 104 parking spaces that includes the hotel, restaurant and café uses, with the use of the City’s outdoor dining credits of 16 extra seats for the restaurant/café uses; therefore, the project complies with parking requirements; and

5. The project complies with the maximum allowed height of 37 feet for the plate height and 45 feet to the top of the roof. The Zoning Code allows height increases of up to two feet for chimneys per Section 17.05.080B; and

6. The proposed structure complies with the zero-foot setback for the front, rear and side yards; and

7. The project proposes a FAR of 1.0, where 1.0 is the maximum; and

8. The project proposes a lot coverage of 47 percent where 100 percent is the maximum; and
40 Resolution No. 26-56 Page 10

9. The project complies with the Urban Open Space requirement by providing more than 25 percent of Urban Open Space area on the ground level to adhere to the 20 percent area requirement; and

10.SCMC §8.48.050 regulates exterior noise. An acoustical analysis by Veneklasen confirmed that sound levels from the rooftop and pool lounge are compliant with residential and commercial noise thresholds, particularly with operations ending by 10:00 pm; and

11.Alcohol service is permitted through Conditional Use Permit per SCMC §17.16.060. The rooftop bar and restaurant are conditioned to operate within City standards for noise, hours, and public safety. Amplified music is proposed for mood setting for the pool area and roof top restaurant to avoid disturbances, ensuring the use remains compatible with nearby land uses.

C. The proposed project is consistent with the City's Design Guidelines in that:

1. Design Guidelines Section II.B (Architectural Style), Guideline B.2 specifies that “projects in the Architectural Overlay District must demonstrate consistency with the Spanish Colonial Revival style in massing, materials, and details.” The design of the project features characteristic elements such as white stucco walls, red clay tile roofing, wrought iron accents, and arched openings, all of which are emblematic of the Ole Hanson aesthetic and consistent with the Overlay District’s intent; and

2. The project has a stepped design that ranges from one to three stories with articulation that breaks up the structure’s mass through the varied architectural elements such as different roof styles, a chimney, vertically oriented windows and doors, balconies, patios, wrought iron features, and outdoor light fixtures. Surrounding landscaping also further reduces apparent mass, consistent with Design Guideline Section IIC(3)(b) Reduce the perceived height and bulk of large structures by dividing the building mass into smaller components”; and

3. The project demonstrates consistency with architectural guidelines outlined in the Henry Lenny Design Guidelines, related to, but not limited to, scale and mass, roofing, walls, architectural accessories, lighting, and landscape; and

4. Design Guidelines Section II.A (Commercial Design), Guideline A.1 states that “new development should be designed to promote pedestrianoriented, mixed-use, and visitor-serving opportunities.” The project includes a 61-room boutique hotel, ground-floor café, rooftop restaurant, and walk-up window, all of which are designed with a pedestrian scale and street-facing activation. These elements support the city's goal of creating vibrant commercial environments that enhance tourism and community 41 Resolution No. 26-56 Page 11
interaction; and

5. Per Design Guideline Section II.A.3, projects should “support and strengthen the economic vitality of commercial areas through high-quality design and programming.” The project meets this objective by integrating visitor-serving uses with architectural appeal and public amenities, enhancing the economic draw of the North Beach district and fostering job creation and local spending from both tourists and residents; and

6. Design Guideline II.A.2 encourages “coastal-compatible development that supports visitor access, views, and services without degrading natural or historic resources.” The project provides a mix of uses that cater to coastal visitors, integrates transit access, and ensures architectural and land use compatibility with its prominent gateway and coastal location; and

7. Design Guideline Section II.D (Site Planning), Guideline D.5 states that “development should preserve existing public coastal views, particularly from scenic corridors.” In compliance, the project steps down its massing along Avenida Pico, introduces transparent architectural elements, and includes terraces to maintain and even enhance views from designated public vantage points; and

8. Design Guideline Section II.E (Cultural and Historic Resources), Guideline E.1 mandates that “new development must be sensitively integrated with nearby historic structures.” The project responds with massing and materials inspired by the local historic context, reinforcing the North Beach Historic identity; and

9. Design Guideline II.D.3, development should “enhance and not obstruct pedestrian access to the coast.” The project includes publicly accessible gardens, walkways, and seating areas along Avenida Pico and El Camino Real. Its proximity to multimodal transit and pedestrian trails further supports seamless coastal access in accordance with the city's circulation and open space principles; and

10.Design Guideline II.A.1 emphasizes the importance of “a diversity of lodging opportunities to serve a wide range of visitors.” The project exceeds typical offerings by providing 25 percent of the hotel rooms as affordable, fulfilling California Coastal Commission and City policy goals and ensuring economic inclusivity in coastal accommodations; and

11.Design Guideline II.A.5 specifies that commercial uses must be “designed to minimize noise impacts on adjacent properties.” The acoustical report confirms that noise levels from rooftop and pool uses remain within acceptable thresholds set by the City, particularly during nighttime hours.

Architectural measures such as screening and limited hours for amplified music ensure compliance and neighborhood compatibility. 42 Resolution No. 26-56 Page 12
D. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity, in that:

1. The project is proposed entirely within the property and the project’s commercial components comply with San Clemente Zoning Ordinance §17.16.060(C)(3), which requires that new non-residential development not adversely impact neighboring uses. The hotel, café, and rooftop restaurant are designed with sufficient setbacks, a dedicated loading zone, and a subterranean parking facility with 104 stalls, minimizing vehicular and pedestrian conflicts and supports orderly development.

2. The project is near historic resources and does not adversely affect their character as it incorporates materials and architectural motifs consistent with the Ole Hanson-era tradition and North Beach Historic District. The DRSC concluded in its review of the project that the building will enhance, not harm, the district’s historic fabric, maintaining neighborhood integrity and heritage value; and

3. All required parking for the project is provided on-site; and

4. The trash area is fully enclosed and serviced from the designated loading area off of North El Camino Real; and

5. Pursuant to LUP VIS-10 and General Plan Urban Design policies, development along scenic corridors must preserve public views where feasible. The building’s stepped-back design and reduced height along Avenida Pico protect critical ocean vistas and minimize bulk impacts.

Simulations confirm that the remaining visual intrusions are addressed by creating view corridors, public rooftop access, and transparent design elements, thus preventing harm to scenic resources or adjacent property values; and

6. The project is conditioned to comply with the Building and Fire code to ensure the project adheres to all of the applicable regulations; and

7. The project’s noise study confirms there are no noise impacts to adjacent uses with the proposed outdoor pool and restaurants and amplified music and is conditioned to require all exterior noise and seating for the outdoor roof restaurant area will terminate at 10:00 pm and when amplified music is played after 10:00 pm within the interior of the restaurant only, all windows and doors must remain closed. Additionally, the project has condition of approval 7.8 requiring compliance with the City’s Noise Ordinance; and

8. The project’s noise study prepared by Veneklasen Associates, Inc. confirms that sound from the rooftop and pool areas will remain within permissible limits, with restrictions on hours to protect residential and 43 Resolution No. 26-56 Page 13
commercial neighbors. These operational conditions ensure noise will not have a negatively affect on the health or tranquility of surrounding uses; and

9. The proposed hotel and restaurant uses of the project are compatible with the General Plan and Coastal Land Use Plan as visitor-serving uses.

E. The proposed project is in character and compatible with the properties in the neighborhood, in that:

1. Zoning Ordinance §17.56.030, uses in the Central Business Overlay District must “generate pedestrian activity appropriate in a pedestrianoriented space.” The hotel and its integrated café and rooftop restaurant activate the street frontage along North El Camino Real and Avenida Pico, contributing to the pedestrian-focused character of the North Beach commercial area. These uses contribute vibrancy and are appropriately scaled to complement the neighborhood’s existing and emerging mixeduse developments; and

2. Design Guideline Section II.B.2 and the Zoning Code regulations for the Architectural Overlay District require development to be compatible with traditional Spanish Colonial Revival design. The project incorporates signature elements such as red clay tiles, stucco walls, wrought iron detailing, and arched forms, aligning with surrounding structures and reinforcing the stylistic continuity of the North Beach Historic District. This architectural consistency ensures compatibility with the area's established character; and

3. Coastal Element Policy C-4.02 requires coastal-adjacent projects to be “designed in context with their surroundings.” The project integrates public pathways, native landscaping, and recreational viewing spaces, allowing it to fit into the scenic and recreational context of its coastal surroundings.

These features, combined with transit accessibility, ensure a development that complements its coastal neighborhood setting; and

4. Per Design Guidelines II.E.1, new construction near historic resources must “respect and reflect the historic character of the district.” The hotel’s traditional design, massing, and materials mirror those of nearby historically significant buildings. The project’s compatibility is further affirmed by DRSC feedback noting its appropriateness for the historic gateway location and successful integration with adjacent cultural assets; and

5. The project has a noise study that confirms there are no noise impacts to adjacent uses with the proposed outdoor pool and restaurants and amplified music and is conditioned to require all exterior noise and seating for the outdoor roof restaurant area will terminate at 10:00 pm and when amplified music is played after 10:00 pm within the interior of the 44 Resolution No. 26-56 Page 14
restaurant, all windows and doors must remain closed. Additionally, the project has condition of approval 7.8 requiring compliance with the City’s Noise Ordinance; and

6. The project’s uses including restaurants and cafes are conditioned with noise, hours, and patron controls that limit the exterior hours to 10:00 pm which reflect neighboring restaurant operations. The use supports the area’s identity as a lively, visitor-oriented district while preserving compatibility with adjacent commercial and mixed-use properties.

F. The proposed project complies with the purpose and intent of the Architectural Overlay District, in that:

1. Per SCMC §17.56.020(B), projects within the Architectural Overlay must reflect the Spanish Colonial Revival (SCR) style consistent with San Clemente’s heritage. The project follows the basic principles of traditional SCR design through white stucco walls, terracotta tile roofing, wrought iron railings, arches, and decorative chimneys. These stylistic elements align the building with both historic precedent and surrounding context, fulfilling the Overlay’s intent to preserve and reinforce architectural identity; and

2. A key principle of the Architectural Overlay is to ensure new development complements historic resources, particularly adjacent to the North Beach Historic District. The project achieves this through a manor-style design inspired by the Ole Hanson tradition, incorporating white stucco, terracotta roof tiles, arched openings, iron detailing, and articulated chimneys to reflect the architectural language of nearby historic landmarks such as the Casino San Clemente and the Beach Club. The building massing steps down to one story along Avenida Pico to reduce visual impact and maintain compatibility with the scale of surrounding historic structures. The project demonstrates architectural sensitivity and contextual alignment, reinforcing the historic character of North Beach and fulfilling the overlay’s intent to preserve and celebrate San Clemente’s coastal village heritage.

G. The proposed project/use preserves and strengthens the pedestrian-orientation of the district and/or San Clemente's historic identity as a Spanish village, in that:

1. The proposed project will not have negative visual or physical impacts upon the historic structure. General Plan LU-2.01 encourages visitor-serving, pedestrian-scaled development in mixed-use corridors. The hotel incorporates street-facing entries, a walk-up café window, and publicly accessible gardens that activate the El Camino Real and Avenida Pico frontages. These design features foster walkability and street life, reinforcing the North Beach district’s identity as a pedestrian-oriented district; and

2. Per Design Guidelines II.B.2 and the Architectural Overlay District standards, new buildings must reflect San Clemente’s Spanish Colonial 45 Resolution No. 26-56 Page 15
Revival heritage. The project’s SCR design includes arched openings, clay roof tiles, and ornamental ironwork, enhancing the streetscape with a style deeply tied to the city’s historic identity. This aesthetic continuity reinforces the visual narrative of San Clemente as the "Spanish Village by the Sea."; and

3. The project’s coastal-compatible design integrates public view terraces, native plantings, widened sidewalks, accessible landscaped paths, and seating areas that enhance the coastal experience for pedestrians and strengthen linkages to the beach and nearby trail systems. The project’s massing and scale maintain compatibility with adjacent structures while reinforcing a walkable, connected coastal setting that aligns with the City’s goals for accessible and engaging public spaces; and

4. The inclusion of two cafes at the street level, one with a walk-up window and another within the hotel lobby, activates the public realm and encourages pedestrian traffic along North El Camino Real: and

5. The project’s street-level uses, including a lobby café and walk-up café, introduces uses that are consistent with the North Beach Historic District’s historic commercial function without overwhelming the surrounding historic buildings. Its placement across the street from the District at the north end of the North El Camino Real and Avenida Pico intersection and setbacks ensure that these new uses enhance rather than disrupt the pedestrianscale fabric of the district; and

6. The proposed development is in line with the Spanish Colonial Revival architectural style of the nearby North Beach Historic District. However, it is proposed in a manner that differs from the historic resources, and does not replicate the original buildings, through the application of modern elements such as the roof, stucco, windows, decorative tiles, and window and door openings consistent with Design Guideline IV.E.1., which states, “new developments which are built on designated historic sites or additions to older buildings of substantial historic character should be respectful of the historic building or site. While not mimicking the older structure, the development should consider the compatibility of size, form, scale, materials, details, textures, colors, and landscape features.” SECTION 4. Conditional Use Permit Findings (SCMC 17.16.060), to allow a hotel use, restaurant and café with outdoor dining and, full range alcohol service, and amplified music.

With respect to Conditional Use Permit (CUP) 25-329, the City Council finds as follows:

A. The proposed use is permitted within the subject zone pursuant to the approval of a Conditional Use Permit and, as conditioned, complies with all applicable 46 Resolution No. 26-56 Page 16
provisions of this title, the San Clemente General Plan and the purpose and intent of the zone in which the use is being proposed, in that:

1. The proposed hotel and restaurant use with outdoor seating, with the service of full alcohol and amplified music is consistent with the City’s North Beach District is consistent with General Plan Policy; ED-4.02. “North Beach. We require initiatives, investments, and development approvals for the North Beach area to contribute to our vision of the area as a multimodal, mixed-use entertainment and recreation district that emphasizes the pedestrian experience and preserves and enhances its key assets.

These assets are views of the ocean, access to the beach, a rich inventory of historic resources, access to recreational opportunities and numerous shops and services for residents and visitors alike.”; and

2. The hotel and restaurant uses proposed are prioritized in this area to contribute to the vitality of North Beach and create visitor service uses and amenities in the area; and

3. The outdoor dining along North El Camino Real and at the rooftop restaurant will engage the use with the street and create an enhanced pedestrian experience, consistent with General Plan LUP Policy LU-24:
"Encourage commercial uses that enhance the visitor experience, including dining and beverage service, in pedestrian-friendly areas."; and

4. The project incorporates traditional Spanish Colonial Revival design. The project incorporates signature elements such as red clay tiles, stucco walls, wrought iron detailing, and arched forms, aligning with surrounding structures and reinforcing the stylistic continuity of the North Beach Historic District. This architectural coherence ensures compatibility with the area's established character; and

5. General Plan Policy ED-1.05 encourages development that “complements existing businesses and supports area revitalization.” The project contributes to the economic activity of the North Beach area by increasing foot traffic and offering hospitality amenities that attract both visitors and locals. It enhances the area’s commercial character without displacing existing businesses.

6. The project will create a restaurant and hotel with a roof deck that will provide for tourism in the North Beach area for overnight stay and daytrips, consistent with General Plan Policy ED-3.02. “Year-round Tourism.

In City Council decisions, initiatives, investments, and development approvals, we give equal priority to programs and projects that promote consistent year-round overnight tourism, as well as to programs and projects that promote seasonal or day-trip tourism.”; and

7. The project has been designed and conditioned to reduce impacts on neighboring residential properties, by incorporating the following: 1) the required trash enclosure is proposed in the subterranean parking structure 47 Resolution No. 26-56 Page 17
to reduce negative noise and odor impacts; 2) all required parking is provided-on site and is in excess of the required number of parking spaces; and 3) the project is conditioned to require all exterior noise to terminate at 10:00 pm and exterior restaurant seating at 10:00 pm. When amplified music is played indoors, from 10:00 pm to 12:00 am, all windows and doors must remain closed. Additionally, the project must comply with the City’s Noise Ordinance consistent with General Plan Policy, LU-2.03- Neighborhood Compatibility, which states “We require that commercial projects abutting residential neighborhoods be designed and operated to protect residents from the effects of noise, light, odors, vibration, traffic, parking and other operational impacts.”; and

8. The project consists of visitor-serving uses such as a hotel and public restaurant, designed to offer visitors opportunities for enjoyment of the North Beach Historic District and other nearby coastal resources, such as the ocean and Coastal Trail, consistent with General Plan Policy LU-12.02- Infill Development, which states “We accommodate development that is compatible with coastal-oriented and community-serving commercial uses (including overnight accommodations), mixed residential and commercial uses, residential uses, and public recreational uses whose function or scale are compatible with the area’s recreational character.”; and

9. The project is designed in a manner to reduce building mass from the street and at the rear of the structure, consistent with General Plan Policy UD5.10-Scale and Massing, which states “We require that the scale and massing of development be compatible with its surroundings and with the General Plan, applicable specific plan and or area plan.”; and B. The site is suitable for the type and intensity of use that is proposed, in that:

1. The project complies with zoning standards for visitor-serving commercial uses in the Coastal and Architectural Overlay Districts. San Clemente Zoning Code Section 17.40.030 (Permitted Uses in Mixed Use Zoning Districts) allows hotels (conditionally), restaurants, and cafés as permitted uses in the MU1 zone, which encompasses the project site. The proposed 61-room hotel with associated dining establishments supports the City’s intended land use and development pattern within this coastal mixed-use corridor; and

2. Design regulations require architectural conformity with local character, particularly within designated overlays. Zoning Code Section 17.56.100 (Architectural Overlay District Design Requirements) mandates that all development in the Architectural Overlay exhibit authentic Spanish Colonial Revival architecture. The project meets these requirements with features such as red clay tile roofs, stucco walls, arched entries, decorative ironwork, and tiered massing—contributing to cohesive community character; and
48 Resolution No. 26-56 Page 18

3. The 32,030 square foot lot allows for a density of 64 hotel rooms and the project is proposing 61 rooms; and

4. The project provides the required 104 parking spaces for the project that includes the hotel, restaurant and café uses, with the use of the City’s outdoor dining credits for the cafes therefore is in compliance with parking requirements; and

5. The project complies with the maximum allowed height of 37 feet for the plate height and 45 feet to the top of the roof. The Zoning Code allows height increases for the chimneys which is allowed per Section 17.05.080B which allows chimneys to exceed the maximum height by two feet; and

6. The proposed structure complies with the zero foot setback for the front, rear and side yards; and

7. The project proposes a FAR of 1.0, where 1.0 is the maximum; and

8. The project proposes a lot coverage of 47 percent where 100 percent is the maximum; and

9. The project complies with the Urban Open Space requirement by providing more than 25 percent of Urban Open Space area on the ground level to adhere to the 20 percent requirement; and

10.The trash enclosure is fully enclosed in the subterranean parking structure and serviced from the loading area adjacent to North El Camino Real.

C. As conditioned, the proposed use will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity, in that:

1. The project is proposed entirely within the property and the project’s commercial components comply with San Clemente Zoning Ordinance §17.16.060(C)(3), which requires that new non-residential development not adversely impact neighboring uses. The hotel, café, and rooftop restaurant are designed with sufficient setbacks, a dedicated loading zone, and a subterranean parking facility with 104 stalls, minimizing vehicular and pedestrian conflicts and supporting orderly development. These site planning elements ensure the hotel enhances neighborhood vitality without overburdening local infrastructure or public services; and

2. The project is near historic resources and does not adversely affect their character as it incorporates materials and architectural elements consistent with the Ole Hanson-era tradition and North Beach Historic District context.

The DRSC concluded in its review of the project and the Development Permit process confirms that the building will enhance, not harm, the district’s historic fabric, maintaining neighborhood integrity and heritage 49 Resolution No. 26-56 Page 19
value.

3. All required parking for the project is provided on site; and

4. The trash area is fully enclosed and serviced from the designated loading area off of North El Camino Real; and

5. Pursuant to LUP VIS-10 and General Plan Urban Design policies, development along scenic corridors must preserve public views, where feasible. The building’s stepped-back design and reduced height along Avenida Pico protect critical ocean vistas and minimize bulk impacts.

Simulations confirm that the remaining visual intrusions are addressed by creating view corridors, public rooftop access, and transparent design elements, thus preventing harm to scenic resources or adjacent property values; and

6. The project is conditioned to comply with the Building and Fire code to ensure the project adheres to all applicable regulations.

7. The project’s noise study confirms there are no noise impacts to adjacent uses with the proposed outdoor pool and restaurants with amplified music.

The project is conditioned to require all exterior noise and seating for the roof top restaurant and pool to terminate at 10:00 pm and when amplified music is played after 10:00 pm it can only be played within the interior of the restaurant and all windows and doors must remain closed. Additionally, the project has condition of approval 7.8 requiring compliance with the City’s Noise Ordinance; and

8. The proposed hotel and restaurant uses are compatible with the General Plan and LUP as visitor-serving uses.

D. The proposed use, as conditioned, will not negatively impact surrounding land uses, in that:

1. The hotel, rooftop restaurant, and café are consistent with the MU1-A-CBCZ zoning designation, which promotes mixed-use, visitor-serving development. Surrounding properties include commercial and hospitality uses, making the project functionally and operationally compatible with existing land uses; and

2. The project’s noise study confirmed that amplified music and general operational noise from rooftop and outdoor areas will remain within the thresholds established in Municipal Code Chapter 8.48. These findings, along with restrictions on hours of use, ensure the project does not create a nuisance for nearby properties; and

3. The project steps down to one story along Avenida Pico and is designed with articulated rooflines and recessed walls, preserving the Avenida Pico 50 Resolution No. 26-56 Page 20
view corridor and minimizing massing impacts. These strategies prevent overshadowing or blocking important visual resources, protecting the scenic character of the area; and

4. The development includes a subterranean garage with 104 parking stalls, sufficient to meet City parking requirements without relying on on-street parking or negatively impacting adjacent uses. The site’s location near rail, bus, and trolley routes also supports multi-modal transportation and minimizes vehicle impacts.

5. The ground-floor cafés and publicly accessible open spaces activate the street frontages, enhancing the pedestrian environment and complementing nearby commercial and recreational land uses. These features foster a lively, walkable district rather than creating an isolated or auto-dependent use; and

6. The hotel’s design is based on Spanish Colonial Revival architecture and has been reviewed through by the Design Review Subcommittee. Its scale, materials, and detailing are compatible with adjacent historic resources, ensuring no adverse visual or contextual impacts on the North Beach Historic District; and

7. Alcohol service and amplified music are permitted only under the Conditional Use Permit, with operational conditions in place to control hours, noise, and security. These restrictions ensure that the project remains compatible with nearby commercial and residential uses; and

8. Drainage and Infrastructure: The project includes modern stormwater management and utility improvements that comply with the City’s Engineering standards, ensuring that new development does not create runoff, drainage, or infrastructure issues for neighboring properties; and

9. The proposed hotel and restaurant contribute to the mix of services within the North Beach area, including other restaurants and overnight accommodations, and supporting uses such as service, and retail shops; and

10.The trash enclosure is fully enclosed in the subterranean parking structure and serviced from the temporary storage area adjacent to the loading area next to North El Camino Real; and

11.The proposed uses are compatible with the General Plan and LUP as visitor-serving uses; and

12.The project’s noise study confirms there are no noise impacts to adjacent uses with the proposed outdoor pool and restaurants with amplified music.

The project is conditioned to require all exterior noise and seating for the roof top restaurant and pool to terminate at 10:00 pm and when amplified 51 Resolution No. 26-56 Page 21
music is played after 10:00 pm it can only be played within the interior of the restaurant and all windows and doors must remain closed. Additionally, the project has condition of approval 7.8 requiring compliance with the City’s Noise Ordinance.

E. The outdoor dining area contributes to the village/pedestrian ambiance of the City, consistent with the City's General Plan, in that:

1. The project includes a 142-seat restaurant and two street level cafes associated with a 61-room hotel, with full range alcohol, amplified music, and outdoor seating will generate pedestrian activity and activate the sidewalk in front of the project to add to the vitality of the North Beach area; and

2. The project’s two street-fronting cafés and rooftop restaurant with predominantly outdoor seating significantly contribute to the village and pedestrian ambiance of San Clemente, in direct alignment with the City’s General Plan goals for vibrant, walkable coastal districts. General Plan Policy LU-2.01 encourages “pedestrian-oriented, visitor-serving uses” in mixed-use areas, particularly those that activate the public realm. The ground-level lobby café along El Camino Real and the walk-up café window at the corner of North El Camino Real and community garden along Avenida Pico create continuous visual interest, encourage street-level activity, and offer casual gathering spaces that enrich the pedestrian experience; and

3. The rooftop restaurant, which features mostly outdoor seating and ocean views, not only supports the City’s tourism objectives but also enhances the sense of openness and coastal character emphasized in Urban Design Policies UD-2.03 and UD-2.07. Together, these food and beverage uses foster social interaction, extend pedestrian dwell time, and help animate the streetscape, reinforcing the “Spanish Village by the Sea” identity by merging architecture, public space, and lifestyle in a cohesive and lively urban environment.

F. The outdoor dining area complies with the standards of SCMC section 17.28.205, in that:

1. The outdoor dining areas are located adjacent to North El Camino Real and Avenida Pico in designated private plaza spaces, strategically sited to avoid encroachment into public sidewalk areas. These areas are clearly delineated and separated from pedestrian walkways, ensuring unobstructed passage. The placement supports the City’s goals for active, pedestrian-oriented commercial corridors while maintaining safe circulation; and

2. The outdoor dining areas fronting North El Camino Real are entirely at52 Resolution No. 26-56 Page 22
grade and located within the building footprint or designated private patio areas. They do not interfere with on-site parking supply or drive aisles and avoid any encroachment into public rights-of-way or required off-street parking or loading areas. This ensures that the project maintains compliance with zoning requirements for vehicle circulation and parking, while activating the site’s perimeter through enhanced public engagement; and

3. Outdoor dining is proposed at two locations: street-level cafés and the rooftop restaurant. All outdoor seating areas are located within the building envelope and comply with the maximum height limitation of 45 feet established for the MU1 zoning district. The rooftop restaurant has been carefully designed with setbacks and screening to minimize visual bulk and preserve views, while maintaining architectural cohesion and zoning compliance; and

4. The outdoor seating is clearly accessory to the primary commercial uses, two ground-level cafés and a rooftop restaurant with bar service proposed as part of the hotel project. These dining areas are integral to the hospitality program and are intended to enhance the visitor experience by offering coastal views and social interaction zones, in keeping with the intent of SCMC Section 17.28.205 to support a vibrant mixed-use environment.

G. Any negative visual, noise, traffic, accessibility, and parking impacts associated with the outdoor dining area have been reduced to an acceptable level, as determined by the City; in that:

1. The café seating along North El Camino Real will close at 10:00 pm for all days of the week; and

2. The outdoor seating will be separated from the public right-of-way to ensure all seating remains on-site; and

3. The project is conditioned to require all exterior noise to terminate at 10:00 pm and when amplified music is played from 10:00 pm to 12:00 am within the interior of the restaurant only, all windows and doors must remain closed. Additionally, the project must comply with the City’s Noise Ordinance.

SECTION 5. City Council Approval.

Based on the foregoing recitals and findings, and the written and oral comments, facts, and evidence presented, the City of San Clemente City Council approves Discretionary Permit (DP) 25-324 and Conditional Use Permit (CUP) 25-329, Hanson Hotel, subject to the Conditions of Approval set forth in Exhibit A, which is fully incorporated herein.

SECTION 6. Certification. The City Clerk shall certify to the passage of this 53 Resolution No. 26-56 Page 23
resolution and enter it into the book of original resolutions.

PASSED AND ADOPTED this _____ day of ____________________, 2026.

ATTEST:
___________________________ __________________________
City Clerk of the City of Rick Loeffler, Mayor of the City of San Clemente, California San Clemente, California
54 Resolution No. 26-56 Page 24

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) §

CITY OF SAN CLEMENTE )
I, LAURA CAMPAGNOLO, City Clerk of the City of San Clemente, California, do hereby certify that Resolution No. _________ was adopted at a regular meeting of the City Council of the City of San Clemente held on the _______ day of _______________________, _________, by the following vote:

AYES:

NOES:

ABSENT:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Clemente, California, this _____ day of _________________, ________. __________________________
CITY CLERK of the City of
San Clemente, California
Approved as to form:
_________________________
Elizabeth A. Mitchell, City Attorney
55 Resolution No. 26-56 Page 25

CONDITIONS OF APPROVAL
Public Hearing Project 25-323, Hanson Hotel
Discretionary Permit (DP) 25-324 and Conditional Use Permit (CUP) 25-329

1.0 GENERAL CONDITIONS OF APPROVAL

1.1 Within 30 days of receipt of the signed conditions of approval, the applicant shall submit to the City Planner a signed
acknowledgement concurring with all conditions of approval on a form to be provided by the City, unless an extension is granted by the City Planner.

Planning

1.2 The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of San Clemente and its officers, employees, and agents from and against any claim, action, proceeding, fines, damages, expenses, and attorneys’ fees, against the City, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Planner, Zoning Administrator, or City employees or environmental finding. Applicant shall pay all costs upon request by the City. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter at the applicant’s expense. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter at the applicant’s cost. If the applicant fails to so defend the matter, the City shall have the right, at its own option, to do so and, if it does, the applicant shall promptly pay the City's full cost of the defense.

Planning

1.3 Use and development of this property shall be in substantial conformance with the approved plans, material boards and other applicable information submitted with this application, and with these conditions of approval.

Planning

1.4 The applicant shall comply with all applicable current and future provisions of the San Clemente Municipal Code, adopted
ordinances, and state laws.

All

1.5 Use of the subject property shall conform to all occupancy requirements, including posting of signs related to the maximum occupancy limitations.

Code
Comp

1.6 Discretionary Permit (DP) 25-324 / Conditional Use Permit (CUP) Planning Exhibit A
56 Resolution No. 26-56 Page 26
25-329 shall be deemed to have expired if within three years of approval the project is not commenced, or the project permitted by the approved application has lapsed, as defined by Zoning Ordinance Section 17.12.150.

1.7 1.8
Within five business days of project approval, the applicant shall submit to the Planning Division a check made payable to the Orange County Clerk-Recorder in the amount of $50 for filing the CEQA Notice.

The applicant shall pay any outstanding balance for City reviews, such as the WQMP review, and any other deposit account
expenses related to this project within 30 days’ notice from the City of any outstanding balance.

Planning
Planning

1.9 The project shall implement the mitigation measures from City Council Resolution No. 91-94, Exhibit 2—Air Quality-1, Air Quality3, and Lighting/Glare-1. Prior to building permit issuance, these measures shall be shown on the grading/dust control notes, erosion and stormwater plans, lighting plans, and construction specifications, as applicable. The City Planner may (i) approve equivalent or more effective measures, or (ii) issue a written determination that compliance with the current California Building Code, San Clemente Municipal Code (including the Zoning Ordinance), or other adopted regulations fully satisfies the intent of a listed measure, in which case that code compliance shall govern.

The applicant shall implement the measures during construction and operation, and the City shall verify compliance prior to final inspection/occupancy. (SCAQMD Rules 402 and 403, California Building Code, San Clemente Municipal Code)
Planning
**

3.0 PRIOR TO ISSUANCE OF GRADING PERMITS

3.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Planning

3.2 The City Engineer shall determine that development of the site shall conform to general recommendations presented in the geotechnical studies, including specifications for site preparation, landslide treatment, treatment of cut and fill, slope stability, soils engineering, and surface and subsurface drainage, and
recommendations for further study. (SCMC Chapter 15.36) Public
Works

3.5 The applicant shall submit, and must obtain approval from the City Engineer, a precise grading plan as required by the City Grading Public
Works
57 Resolution No. 26-56 Page 27
Manual and Ordinance. (SCMC Chapter 15.36)

3.7 Abandonments
The applicant shall submit to the City Engineer a copy of the recorded abandonment from the County of Orange, as well as evidence of recordation of any easements required as a condition of this abandonment. (SCMC Section 12.20.010)
Public
Works
Addressing and Street Names

3.8 The applicant shall submit, and the City Planner shall approve, a plan depicting all street names and addresses for all of the buildings and facilities within the project.

Planning
Financial Security

3.9 The applicant shall provide separate improvement surety, bonds, or irrevocable letters of credit, as determined by the City Engineer, for 100% of each estimated improvement cost, as prepared by a registered civil engineer as approved by City Engineer, for the following applicable items: grading improvements; frontage improvements; sidewalks; sewer lines; water lines; onsite storm drains; and erosion control. In addition, the owner shall provide separate labor and material surety for 100% of the above estimated improvement costs, as determined by the City Engineer or designee. (SCMC Chapter 15.36)
Public
Works
Improvements

3.10 The applicant shall submit, and the City Engineer shall approve, frontage improvement plans. The applicant shall be responsible for the construction of all required frontage improvements as approved by the City Engineer including but not limited to the following:

A. Sidewalk, including construction of compliant sidewalk around drive approach or other obstructions to meet current City standards (2% cross fall) when adequate right-of-way exists. The street right-of-way along the North El Camino Real property frontage varies between approximately 6 to 9 feet behind the curb, therefore a sidewalk easement is
anticipated to be required to be granted to the City in order to obtain a 4 foot wide sidewalk around the obstructions.

Said sidewalk easement shall be submitted to, and
approved by, the City Engineer. The street right-of-way along the Avenida Pico property frontage varies between Public
Works*
58 Resolution No. 26-56 Page 28
approximately 7.5 to 8.5 feet behind the curb, therefore a sidewalk easement would not be necessary unless the
design changes and street trees are added to be within the sidewalk area.

B. Contractor shall replace any damaged street improvements resulting from construction activities to the satisfaction of the City Inspector.
(SCMC Chapter 15.36 and Sections 12.08.010, and

12.24.050)

3.11 Landscape Plans
The applicant shall submit, and the City Planner, Assistant City Engineer, and Beaches, Parks and Recreation Director shall review and approve, a detailed landscape and irrigation plan incorporating primarily drought tolerant plants, for the entire site and any areas proposed to be landscaped or hardscaped within the public right of way, including common areas, slopes, sidewalk buffers, and other landscaped areas. The final plan shall be prepared by a registered landscape architect, in substantial conformance with Sheets L-1 through L-9 included as Attachment 3 to this staff report, and in compliance with all pertinent requirements including, but not limited to guidelines contained in the City's Master Landscape Plan of Scenic Corridors, as well as any modifications required as part of the Coastal Commission review (SCMC Section 17.68.020). The project shall incorporate vertical landscaping at the rear of the building (North elevation) to provide vertical screening of the structure. Placement of the vertical landscaping and type shall be sensitive to not contribute to ocean view obstructions from the Avenida Pico Scenic Corridor.

Planning*
*

3.12 All landscape irrigation systems shall be designed using the City's reclaimed water standards. In the event reclaimed water is not available at the time the system is put into operation, the system may be connected to the potable water system. When reclaimed water is available, the system shall be converted to reclaimed service. The owner or designee shall install reclaimed water service lines to the meter locations for future connection when reclaimed water is available.

Planning,
Public
Works**
Noise

3.13 The applicant shall demonstrate to the satisfaction of the City Engineer that the following standards shall be satisfied:

A. All construction vehicles or equipment, fixed or mobile, operated within 1,000 feet of a dwelling shall be equipped with Public
Works
59 Resolution No. 26-56 Page 29
operating and maintained mufflers.

B. All operations shall comply with Orange County Codified Ordinance Division 6 (Noise Control).

C. Stockpiling and/or vehicle-storage areas shall be located as far as practicable and out of view from dwellings.

The City of San Clemente Noise Ordinance, limiting the hours of construction to between 7:00 a.m. and 6:00 p.m., shall be enforced.
(SCMC Chapter 15.36)
NPDES

3.14 The applicant shall demonstrate to the satisfaction of the City Engineer or designee that the project meets all requirements of the San Diego Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Municipal Separate Strom Sewer Permit, and Federal, State, County and City guidelines and regulations, in order to control pollutant run-off. (SCMC Chapter 13.40)
Public
Works

3.18 Unless approved otherwise by the City Engineer, the developer shall provide evidence of consent from any easement holders for development within easement areas. (SCMC Chapter 15.36) Public
Works**

3.19 Unless waived otherwise by the City Engineer, the developer shall acknowledge in writing that the development is subject to all State water quality and storm drain discharge permit regulations. This may include, but is not limited to, elimination of discharges such as subdrain and other non-storm related discharge. Project designs revisions may be required for compliance with such applicable regulations. (SCMC Chapter 15.36)
Public
Works**

3.20 The project garage entry and exit driveway shall be designed for restricted vehicles to a right turn in and exit only. Unless approved otherwise by the City Engineer, this shall include the addition of right turn arrow markings on the pavement of the drive aisle surface. (SCMC Chapter 15.36). See Figure 1: Circulation and Line of Sight.

Figure 1: Circulation and Line of Sight
Public
Works**
60 Resolution No. 26-56 Page 30

3.21 Unless approved otherwise by the City Engineer and the driveway grade is modified to meet all City Standards, in order to increase sight distance of pedestrians for vehicles exiting the garage, the project design shall remove the front landscape planter that is currently shown behind the sidewalk and immediately west of the drive aisle. Landscaping in this area and the area near the corner of Avenida Pico and North El Camino Real shall be maintained by the applicant or future property owner in perpetuity, to protect the vehicle line of sight of pedestrians on the public sidewalk. (SCMC Chapter 15.36). See Figure 1: Circulation and Line of Sight Public
Works**

3.22 The development has floors below street grade (1-foot above top of full height curb), therefore a hydrology study will be need to prove the development is not subject to run-on from street drainage. (SCMC Chapter 15.36)
Public
Works**

4.0 PRIOR TO ISSUANCE OF BUILDING PERMITS

4.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Planning
Coastal Commission Approval

4.4 The applicant shall demonstrate to the City Planner that the project has secured approval from the California Coastal Commission.

Planning
Noise

4.5 Prior to the issuance of building permits for each structure or tenant improvement, other than a parking structure, the applicant shall submit, and must obtain approval from the City Planner, a final acoustical report. The report shall demonstrate that the development will be sound attenuated against present and projected noise levels including stationary, roadway, aircraft, helicopter, and railroad noise to meet City interior and exterior noise standards. The report shall also provide verification that use Planning
61 Resolution No. 26-56 Page 31
of any on-site sound system will comply with the City’s noise ordinance, particularly with reference to db(c) measurements from residential properties. The report shall be accompanied by a list identifying the sheet(s) of the building plans that include required sound attenuation measures.

4.6 The applicant shall demonstrate to the satisfaction of the Building Official that the plans include all sound attenuation measures specified in the acoustical report required by Conditions 3.13 and

4.5 as well as NOI-1.

Building
**
Utilities

4.10 If the project pertains to a Food Service Establishment (FSE), the applicant shall submit, and the City Utilities Director shall approve, plans depicting the Fats, Oils, and Greases (FOG) controls, with the plans and design approved by the Orange County Health Care Agency.

Utilities

4.11 The applicant shall submit, and must obtain approval from the City Engineer, plans depicting the installation of an approved doubledetector check backflow assembly on any/all fire lines above ground and as near to the point of connection to the potable water system as practical, given functional and aesthetic considerations.

An isolation valve shall be installed on any/all fire lines at the point of connection to the water main. (SCMC Section 13.04.350) Public
Works

4.12 4.13
The applicant shall submit, and the City Engineer shall approve, plans depicting the installation of an approved reduced pressure principal backflow assembly on any/all potable water systems, and any/all irrigation systems, above ground, directly after each water meter as practical, and at a minimum height of 12” from the bottom of each assembly to ground level. (SCMC Section 13.04.350) Prior to the issuance of building permits, the architectural, civil (if applicable), and landscape plans shall be revised to incorporate all modifications to address Orange County Fire Authority (OCFA) requirements. Specifically, the project design shall provide a minimum three-foot setback around the perimeter of the structure, consistent with OCFA standards.

Public
Works
OCFA
Planning
**

4.14 Prior to the issuance of a building permit exterior walls must comply with CBC Section 705 for fire resistance and protection of exterior openings. Openings are not allowed in a fire rated wall less than three feet from the property line.

Building
**
62 Resolution No. 26-56 Page 32

4.15 The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the specified event.

OCFA**

4.16 Prior to approval of a tentative map or issuance of precise grading permit, whichever comes first; or, at the discretion of the planning department, prior to approval at public hearing if this precedes map approval or grading permit issuance:

A. Conceptual fuel modification plan (service code PR120); the applicant may opt to skip submittal of a conceptual fuel modification plan and proceed directly to submittal of a precise fuel modification plan (service code PR124) at this time instead.

OCFA**

4.17 Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required:

A. Fire master plan (service code PR145); a clear walkable path at least 3-feet in width shall be provided around the perimeter and may not be obstructed by trees, plants, etc.

OCFA**

4.18 Prior to issuance of a precise grading permit or a building permit, if a grading permit is not required:

A. Precise fuel modification (service code PR124).

OCFA**

4.19 Prior to issuance of a building permit:

A. Architectural for Group A-2 (dining room) & A-3 (pool deck) Occupancies (service codes PR200-PR208) and for Group
R-1 Occupancy (service code PR268)
B. Tanks storing hazardous materials (service code PR300) if a generator will be installed
C. Emergency responder radio system design approved by
Orange County Sheriff’s Department; this submittal may be deferred when acceptable to the Building Department, but the required conduit must be installed prior to concealing interior construction.

D. Underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475)
OCFA**

4.20 Prior to concealing interior construction:

A. Fire alarm system (service code PR500-PR530)
B. Fire sprinkler system (service codes PR430-PR455).

C. Hood and duct extinguishing system (service code PR335) OCFA**

5.0 PRIOR TO FINAL INSPECTION
63 Resolution No. 26-56 Page 33
Engineering

5.1 Prior to acceptance of improvements by the City Engineer, the owner shall submit "as-built" plans prepared by a registered civil engineer for streets, traffic signals, street lights, sewer, water, storm drains, street signs, striping, traffic markings, painted curbs and all other required improvements. (SCMC Chapter 16.28) Public
Works

5.2 The applicant shall demonstrate to the satisfaction of the City Engineer and City Maintenance Manager that all street
improvements have been completed and accepted and that any damage to new or existing street right-of-way during construction has been repaired/replaced. (SCMC Title 12)
Public
Works
Landscaping

5.5 The applicant shall submit, and the City Planner shall approve, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans.

Planning
Lighting

5.4 The applicant shall submit a photometric plan within the construction documents indicating compliance with the City’s Lighting standards (17.24.130), and a letter from the preparer of the lighting plans confirming that all lighting has been installed in accordance with the approved plans, and that the lighting conforms to all standards set forth in the Municipal Code and to the satisfaction of the City Planner.

Planning*
Surveys

5.8 Prior to approval to pour foundations, the applicant shall submit, and the City Planner and Building Official shall approve, a survey prepared by a registered civil engineer that is licensed to do surveying or a land surveyor confirming that the building foundations conform to the required setbacks as set forth on the approved plans.

Planning
Building

5.9 Prior to approval of the framing inspection, the applicant shall submit, and the City Planner and Building Official shall approve, a survey prepared by a registered civil engineer that is licensed to do surveying or a land surveyor confirming that the height of all structures conforms to the dimensions set forth on the approved plans.

Planning
Building
64 Resolution No. 26-56 Page 34
Architecture

5.10 All exterior details and materials shall be approved by the Planning Division as consistent with the approved project prior to installation.

Planning

5.11 Two-piece clay tile roofing shall be used with booster tiles on the edges and ridges and random mortar packing. The mortar shall be packed on 100 percent of the tiles in the first two rows of tiles and along any rake and ridgeline, and shall be packed on 25 percent of the tiles on the remaining field. Mortar packing shall serve as bird stops at the roof edges. The volume of mortar pack to achieve the appropriate thickness shall be equivalent to a 6-inch diameter sphere of mortar applied to each tile.

Planning

5.12 5.13
Stucco walls shall consist of ‘steel, hand trowel’ (no machine application), smooth Mission finish and slight undulations (applied during brown coat) and bull-nosed corners and edges, including archways (applied during lathe), with no control/expansion joints.

In the event the City elects to install public art, including but not limited to a mural, along the north and/or west wall of the project, the applicant shall enter into a license agreement with the City authorizing the installation, maintenance, and public display of such artwork.

Planning
Planning
**

5.14 Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site.

Call OCFA Inspection Scheduling at 714-573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection.

OCFA**

5.16 Prior to occupancy:

A. Emergency responder radio system testing (service code PR928)
OCFA**

5.17 Emergency Responder Digital Radio System: An emergency responder digital radio system shall be provided in this structure.

Refer to CFC 510 and the OCC/OCFA DAS/BDA guidelines
(available at ocfa.org) for requirements. Evidence of compliance with emergency responder digital radio system design and performance criteria shall be provided prior to occupancy.

OCFA**
65 Resolution No. 26-56 Page 35

5.18 5.19
Temporary/Final Occupancy Inspections: Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested.

Vegetation Clearance Inspection/Release: The developer/builder shall implement those portions of the approved fuel modification plan determined to be necessary by the OCFA and confirmation of proper vegetation clearance shall be issued by the OCFA to the local building department prior to issuance of either building permits or bringing lumber or other combustible materials into the area, whichever comes first. Removal of undesirable species may meet this requirement or a separation of combustible vegetation for a minimum distance of 100 feet from the location of the structure and lumber stockpile may be acceptable. Call OCFA Inspection Scheduling at 714-573-6150 with the Service Request number of the approved fuel modification plan at least five days in advance to schedule the vegetation clearance inspection.

OCFA**
OCFA**

5.20 Fuel Modification Inspection for Occupancy: Prior to issuance of temporary or final certificate of occupancy, the fuel modification zones adjacent to structures must be installed, irrigated, and inspected. This includes physical installation of features identified in the approved precise fuel modification plan (including, but not limited to, plant establishment, thinning, irrigation, zone markers, access easements, etc). A written disclosure may be requested by the OCFA Inspector indicating that the homeowner is aware of the fuel modification zone on their land and that they are aware of the associated restrictions of the zone.

OCFA**

5.21 Fuel Modification Maintenance: The property owner is responsible for all maintenance of the fuel modification indefinitely in accordance with the approved fuel modification plans and recorded covenant. The property owner shall retain all approved fuel modification plans. As property is transferred, property owners shall disclose the location and regulations of fuel
modification zones to the new property owners.

OCFA**

6.0 PRIOR TO RELEASE OF FINANCIAL SECURITY

6.1 All catch basins and/or storm drain inlets shall be stenciled/marked on either the top of the curb or the curb face adjacent to the inlet "NO DUMPING - DRAINS TO OCEAN.” All catch basins shall
have filter basket inserts that capture litter and debris down to 5 Utilities
66 Resolution No. 26-56 Page 36
mm in size. (SCMC Chapter 13.34)

6.7 The waste debris enclosure shall be of appropriate size to accommodate bins for recyclable materials, organic waste (food and landscape trimmings) and trash. For residential projects, all waste bins must be substantially hidden from view from any public street or alley. (SCMC Chapter 8.28)
Utilities

6.8 6.11
All water and sewer systems, e.g. pump stations, generators, reservoirs, PRV's, etc., shall be fully tested, in the presence of a representative of the Utilities Department, to verify system performance in accordance with design specifications. (SCMC Section 13.24.120)
Dechlorinated swimming pool discharges: Dechlorinated to a concentration of 0.1 ppm or less, pH adjusted and reoxygenated if necessary, and volumetrically and velocity controlled to prevent causing hydrologic conditions of concern in receiving
waters. Swimming pool cleaning wastewater and filter backwash shall not be discharged to the municipal storm systems.

A. Saltwater pools are discouraged and if installed, may only be drained to a curb and gutter system connected back to the ocean.

B. Freshwater pool backwash from the filter system may be connected to the sanitary sewer through closed system piping.

Backwash wastewater may be discharged to the sanitary sewer as long as it meets the following water quality criteria:
i. The pH is between 5 and 11.
ii. All chemicals must be used in accordance with
manufacturer specifications.
iii. Containing no materials which will readily settle or cause an obstruction to flow in sewerage facilities.

C. No open aired sanitary sewer drains may be installed near the maintenance system, etc.

D. If there is a need to drain a freshwater pool, it is best to encourage pool water be discharged to the curb, gutter.

However, it must meet the following water quality criteria:
i. The residual chlorine does not exceed 0.1 mg/L (parts per million).
ii. The pH is between 6.5 and 8.5.
iii. The water is free of any unusual coloration.

Utilities
Utilities**
67 Resolution No. 26-56 Page 37
iv. There is no discharge of filter media or acid cleaning wastes.

E. Pool water may also be drained to a landscape area or trucked and used for dust control off-site. (should be free of chlorine etc.)

7.0 OPERATIONAL CONDITIONS OF APPROVAL
Business License

7.1 A City Discharge Permit must be obtained prior to issuance of a business license or any discharge to the City sanitary sewer system. (SCMC Chapter 13.24)
Utilities

7.2 If the project pertains to commercial, industrial or manufacturing use that may discharge high-strength commercial sewage to the City sanitary sewage system, with between five hundred one (501) and nine hundred (900) milligrams of BOD per liter, the applicant shall submit, and the Utilities Manager shall approve, plans that have been approved by the South Orange County Wastewater Authority (SOCWA) Pretreatment Inspector. Upon approval of design a City Discharge Permit must be obtained prior to issuance of a business license or any discharge to the City sanitary sewer system. (SCMC Chapter 13.24)
Utilities
Businesses Selling Alcoholic Beverages

7.3 The sale of beer and wine/alcoholic beverages for on-site/off-site consumption shall be limited to the hours of 7:00 am to 10:00 pm for outdoor service and 7:00 am to 12:00 am (midnight) indoors.

Planning*

7.4 All employees shall receive Responsible Alcoholic Beverage Service training as offered through programs established by the Orange County Health Care Agency and Alcoholic Beverage Control of the State of California. Training shall be provided as soon as practical following the hire date of each employee. Evidence of such training shall be maintained on-site during business hours, and made available for inspection by any city official upon request. (SCMC Section 17.16.070)
Code
Comp

7.5 The service and consumption of alcoholic beverages shall only be permitted in conjunction with food service, with same foods prepared on site. The foods shall be available at all times that Code
Comp
68 Resolution No. 26-56 Page 38

7.6 7.7

7.8 7.14

7.17 alcoholic beverages are being served.

A manager shall be on the premises at all times, and available to respond to issues raised by representatives from the Orange County Sheriff’s Department, Orange County Fire Authority, or City of San Clemente Code Compliance, during the hours of operation when alcohol service, live entertainment, and/or dancing are occurring.

These conditions of approval shall be posted in a conspicuous location clearly visible to employees to ensure they are informed of and adhere to requirements and policies for all operations of the business, including but not limited to any live entertainment, dancing activity, or alcohol service, when applicable.

Amplified Music
The applicant shall limit outdoor amplified music from 8:00 am to 10:00 pm for the property and all uses. Amplified music is authorized to be played indoors from 8:00 am to 12:00 am (midnight); however, after 10:00 pm to 12:00 am all exterior windows and doors shall remain closed. Additionally, the project must comply with the City’s Noise Ordinance. (Municipal Code Sections 8.48.070 and 8.48.050)
Storm Water
The storm drain markers required pursuant to Condition of Approval 6.1 shall be maintained in good condition by the applicant.

Traffic and Circulation
The use of the site is dependent upon the parameters as established in the project’s approved Traffic Analysis & Operation Plans. In order to show that impacts to traffic and surrounding streets are negated and to address CEQA concerns, unless approved otherwise by the City Engineer, the use shall implement all measures of the Traffic Study & Parking Operation Plan to ensure that vehicles will not stack into the public right-of-way. If the City Engineer determines that the parking and drop off/pick up activities are negatively affecting the project site, adjacent properties, or the surrounding street network, the applicant shall submit an amendment to (DP25-324 & CUP25-329) with a plan to address the parking and/or traffic issues. Future changes in business licenses for this site may be subject to new CEQA review and additional discretionary review to ensure the impacts to the Code
Comp
Code
Comp
Code
Comp**
Code
Comp
Public
Works/
Planning
**
69 Resolution No. 26-56 Page 39
public right of-way and surrounding uses are mitigated.

7.18 In the event that vehicle stacking or other issues cause circulation and/or queueing/crowding onto the public streets, then the business owner will be required to meet with City staff and propose solutions for implementation including, but not limited to, increasing the number of staff, modifications to the parking management plan and operations, business model modifications, etc. As part of this condition, there shall be no staging or activities within the street and sidewalk right of way. Modification may include the addition of removable bollards or other such improvements to restrict traffic flow into the trash and delivery loading area, etc. (SCMC Chapter 12.20)
Public
Works**

7.19 No gates or vehicle prohibitive devices are allowed at the main garage entrance unless specifically approved by the City Planner and City Engineer.

Public
Works**

7.20 The Applicant (including any property owners and managers, and their designees) shall ensure that discharge of washwater and other pollutants are prohibited from entering the storm drain system. Applicant must prevent pollutants (e.g. sediment, trash, food waste etc.) and any washwater used during cleanup from entering the storm drain system. (SCMC Chapter 15.36)
Public
Works**

7.21 All landscaping and trees shall be maintained by the property owner. This includes any landscaping and trees within the public right of way or considered ‘street trees.’ Landscaping in the area immediately adjacent to the driveway exit shall be maintained to protect the vehicle line of sight of pedestrians on the public sidewalk (SCMC Chapter 15.36)
Public
Works**

7.22 Discharge of the swimming pool or similar wastewater into the municipal sewer or storm drain systems shall not be conducted unless the site operator gets approval from the City Utility Department. Discharge is subject to testing requirements per the latest adopted industry and state regulations.

Utilities**
Mitigation Measures
4-1 City staff shall require applicants for development permits to provide studies by qualified archaeologists assessing the cultural and historical significance of any known archaeological resources Mitigation
Measure
70 Resolution No. 26-56 Page 40
on or next to each respective development site; and assessing the sensitivity of sites for buried archaeological resources. On properties where resources are identified, or that are determined to be moderately to highly sensitive for buried archaeological resources, such studies shall provide a detailed mitigation plan, including a monitoring program and recovery and/or in situ preservation plan, based on the recommendations of a qualified cultural preservation expert. The mitigation plan shall include the following requirements:
a. An archaeologist shall be retained for the project and will be on call during grading and other significant grounddisturbing activities. b. Should any cultural/scientific resources be discovered, no further grading shall occur in the area of the discovery until the Community Development Director concurs in writing
that adequate provisions are in place to protect these
resources.

Unanticipated discoveries shall be evaluated for significance by an Orange County Certified Professional Archaeologist. If significance criteria are met, then the project shall be required to perform data recovery, professional identification, radiocarbon dates as applicable, and other special studies; submit materials to the California State University Fullerton; and provide a comprehensive final report including appropriate records for the California Department of Parks and Recreation (Building, Structure, and Object Record; Archaeological Site Record; or District Record, as applicable).
4-2 City staff shall require applicants for development permits to provide studies by qualified paleontologists assessing the sensitivity of sites for buried paleontological resources. On properties determined to be moderately to highly sensitive for paleontological resources, such studies shall provide a detailed mitigation plan, including a monitoring program and recovery and/or in situ preservation plan, based on the recommendations of a qualified paleontologist. The mitigation plan shall include the following requirements:
a. A paleontologist shall be retained for the project and will be on call during grading and other significant ground-disturbing activities.
b. Should any potentially significant fossil resources be discovered, no further grading shall occur in the area of the discovery until the Community Development Director
Mitigation
Measure
71 Resolution No. 26-56 Page 41
concurs in writing that adequate provisions are in place to protect these resources.

Unanticipated discoveries shall be evaluated for significance by an Orange County Certified Professional Paleontologist. If significance criteria are met, then the project shall be required to perform data recovery, professional identification, radiocarbon dates as applicable, and other special studies; submit materials to the California State University Fullerton; and provide a comprehensive final report, including catalog with museum numbers.

5.3-1 The City of San Clemente shall require applicants for public and private development projects that disturb vacant land to prepare a biological resources survey. The biological resources survey shall be conducted by a qualified biologist and submitted to the City’s Planning Department. The biological resources survey shall include, but not be limited to: Analysis of available literature and biological databases, such as the California Natural Diversity Database, to determine sensitive biological resources that have been reported historically from the proposed development project vicinity; review of current land use and land ownership within the proposed development project vicinity; Assessment and mapping of vegetation communities present within the proposed
development project vicinity; and general assessment of potential jurisdictional areas, including wetlands and riparian habitats. a) If the proposed development project site supports
vegetation communities or mature trees that may provide habitat for special status plant or wildlife species, a focused habitat assessment shall be conducted by a qualified
biologist to determine the potential for special status plant and/or animal species to occur within or adjacent to the proposed development project area.
b) If one or more special status species has the potential to occur within the proposed development project area,
focused species surveys shall be conducted to determine the presence/absence of these species to adequately
evaluate potential direct and/or indirect impacts to these species.
c) If construction activities are not initiated immediately after focused surveys have been completed, additional
preconstruction special status species surveys may be
required, in accordance with the California Endangered
Species Act and Federal Endangered Species Act, to
ensure impacts are avoided or minimized to the extent
Mitigation
Measure
72 Resolution No. 26-56 Page 42
feasible. If preconstruction activities are required, a qualified biologist would perform these surveys as required for each special status species that is known to occur or has a
potential to occur within or adjacent to the proposed
development project area.
d) If sensitive biological resources, including mature trees or wildlife corridors, are identified within or adjacent to the proposed development project area, as outlined in the
biological resources report, the construction limits shall be clearly flagged to ensure impacts to sensitive biological resources and the wildlife corridor are avoided or minimized, to the extent feasible. Prior to implementing construction activities, the City of San Clemente shall require applicants to contract with a qualified biologist to verify that the flagging clearly delineates the construction limits and sensitive resources to be avoided.
e) If sensitive biological resources are known to occur within or adjacent to the proposed development project area, as
outlined in the biological resources report, the City of San Clemente shall require applicants to contract with a qualified biologist to develop and implement a project-specific
contractor training program to educate project contractors on the sensitive biological resources within and adjacent to the proposed development project area and measures
being implemented to avoid and/or minimize impacts to
these species. Project Contractors shall be required to comply with the requirements of the program.
f) If sensitive biological resources are present within or adjacent to the proposed development project area and
impacts may result from construction activities, as outlined in the biological resources report, the City may require that a developer retain a qualified biological monitor to be present during all or a portion of the construction activities to ensure impacts to the sensitive biological resources are avoided or minimized to the extent feasible. The specific biological monitoring requirements shall be determined on a project-by-project basis. The qualified biological monitor shall be approved by the City on a project-by-project basis based on applicable experience with the sensitive biological resources that may be impacted by the proposed
development project activities.

5.3-2 The City of San Clemente shall require applicants of public and private development projects that have the potential to affect listed species to obtain written authorization from the U.S. Fish and Wildlife Service that the grading or construction activity is in Mitigation
Measure
73 Resolution No. 26-56 Page 43
compliance with regulations on the “take” of the listed species that would directly or indirectly be impacted. Any mitigation requirements set forth by such agencies shall be incorporated into the project’s final design plans.
10-1 Prior to the issuance of building permits for projects that involve a noise-sensitive use within the 65 dBA CNEL contour (i.e., areas in or above 65 dBA CNEL) along major roadways, freeways, and railroads, the project property owner/developers shall retain an acoustical engineer to conduct an acoustic analysis and identify, where appropriate, site design features (e.g., setbacks, berms, or sound walls), and/or required building acoustical improvements (e.g., sound transmission class rated windows, doors, and attic baffling) to ensure compliance with the City’s Noise Compatibility Criteria and the California State Building Code and California Noise Insulation Standards (Title 24 and 21 of the California Code of Regulations).

Mitigation
Measure
10-2 Construction activities associated with new development that occurs near sensitive receptors shall be evaluated for potential noise impacts. Mitigation measures such as installation of temporary sound barriers for construction activities that occur adjacent to occupied noise-sensitive structures, equipping construction equipment with mufflers, and reducing nonessential idling of construction equipment to no more than five minutes shall be incorporated into the construction operations to reduce construction-related noise to the extent feasible.

Mitigation
Measure
10-4 Individual projects that use vibration-intensive construction activities, such as pile drivers, jack hammers, and vibratory rollers, near sensitive receptors shall be evaluated for potential vibration impacts. If construction-related vibration is determined to be perceptible at vibration-sensitive uses (i.e., exceed the Federal Transit Administrations vibration annoyance criterion of 78 VdB), additional requirements, such as use of less-vibration-intensive equipment or construction techniques, shall be implemented during construction (e.g., drilled piles to eliminate use of vibrationintensive pile driver).

Mitigation
Measure
BIO1 A focused habitat assessment for Crotch’s bumble bee shall be conducted by a qualified biologist to determine the potential for this species to occur within or adjacent to the proposed development project area. The habitat assessment shall conform to the requirements listed in the California Department of Fish and Wildlife’s (CDFW) 2023 “Survey Considerations for California Endangered Species Act (CESA) Candidate Bumble Bee Species” Planning
**
74 Resolution No. 26-56 Page 44
and shall be submitted to the CDFW prior to initiation of ground disturbing project activities. (Required by General Plan Mitigation Measure 5.3-1)
BIO2 Because the biological resources report determined that coastal California gnatcatcher has a potential to be present within the proposed development project area, focused surveys conforming to the 1997 USFWS survey protocol will be required in order to adequately evaluate potential direct and/or indirect effects to this species. Because the City of San Clemente is not a participating jurisdiction under any Natural Community Conservation
Plans/Habitat Conservation Plans, a total of either six surveys at least one week apart between March 15 and June 30 or a total of either nine surveys at least two weeks apart between July 1 and March 14 will be required. In addition, if the habitat assessment determines that suitable habitat is present on-site, focused surveys for Crotch’s bumble bee conforming to the 2023 survey protocol listed above may also be required. If so, at least three surveys spaced between two and four weeks apart between April and August will be necessary as described in the protocol. Bumble bee surveys will be required each year that project activities have not been completed, if suitable habitat remains on-site. If Crotch’s bumble bee survey results are positive, the applicant will consult with the CDFW to determine if an Incidental Take Permit would be required under CESA depending on the extent and usage of the site by the species. (Required by General Plan Mitigation Measure

5.3-1)
Planning
**
BIO3 If construction activities are not initiated immediately after focused surveys have been completed, additional preconstruction coastal California gnatcatcher surveys may be required, in accordance with the Federal Endangered Species Act, to ensure impacts are avoided or minimized to the extent feasible. If preconstruction activities are required, a qualified biologist would perform these surveys as required for each special status species that is known to occur or has a potential to occur within or adjacent to the proposed development project area. These may be combined with nesting bird protections as required under the Migratory Bird Treaty Act and California Fish and Game Code. (Required per FESA, MBTA, and CFGC)
Planning
**
BIO4 Because sensitive coastal sage scrub habitat is present in areas immediately adjacent to the proposed development project area, the construction limits shall be clearly flagged to ensure impacts to adjacent habitats are avoided or minimized, to the extent feasible.

Prior to implementing construction activities, the City of San Planning
**
75 Resolution No. 26-56 Page 45
Clemente shall require the Applicant to contract with a qualified biologist to verify that the flagging clearly delineates the construction limits and sensitive resources to be avoided.

BIO5 Prior to the start of construction, a biologist must present a Worker Environmental Awareness Program (WEAP) to the construction crew and project team. The WEAP will be focused on specialstatus species that are known to occur on-site or in the surrounding area including coastal California gnatcatcher and other species listed in the biological resources report. The WEAP shall be presented to all new construction crew members prior to their first day of work on the project site, and a sign-in sheet of all attendees over time shall be kept for the project record.

Planning
**
BIO6 A qualified and approved biological monitor shall be present during all vegetation removal and preliminary ground disturbance on the project site to ensure that impacts to sensitive biological resources are minimized or avoided. The monitor shall have the authority to halt construction if sensitive biological resources are present onsite during construction, and will be responsible for implementing nesting bird protections in compliance with the Migratory Bird Treaty Act and California Fish and Game Code.

Planning
**
BIO7 The applicant shall consult with the USFWS to determine if an incidental take permit under Section 10 of the Endangered Species Act will be required for this project. With adequate protections in place including but not limited to biological monitoring and avoiding the coastal California gnatcatcher nesting season (February 15 through August 30), an incidental take permit may be avoidable.

The USFWS will have the final authority to determine what avoidance measures or whether an incidental take permit will be required. (Required by General Plan Mitigation Measure 5.3-2) Planning
**
BIO8 To the greatest extent feasible, the Project will avoid construction activities during the peak nesting season (February 15 through September 15). If this time period cannot be avoided, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or grounddisturbing activities. Pre-construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the preconstruction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least Planning
**
76 Resolution No. 26-56 Page 46
300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on-site until a qualified biologist determines the young have fledged or the nest is no longer active. (Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (CFGC))
CUL
1 Archaeological Resources Inadvertent Discovery. In the event that any subsurface cultural resources are encountered during earthmoving activities, it is recommended that all work within 50 feet be halted until a qualified archaeologist can evaluate the findings and make recommendations. Prehistoric materials can include flakedstone tools (e.g., projectile points, knives, choppers) or obsidian, chert, or quartzite toolmaking debris; culturally darkened soil (i.e., midden soil often containing heat-affected rock, ash, and charcoal, shellfish remains, and cultural materials); and stone milling equipment (e.g., mortars, pestles, handstones). Historical materials might include wood, stone, or concrete footings, walls, and other structural remains; debris-filled wells or privies; and deposits of wood, metal, glass, ceramics, and other refuse. The archaeologist may evaluate the find in accordance with federal, state, and local guidelines, including those set forth in the California Public Resources Code Section 21083.2, to assess the significance of the find and identify avoidance or other measures as appropriate. A qualified archaeologist must meet the Secretary of the Interior’s Professional Qualifications Standards for archaeology (required per General Plan Mitigation Measures 4-1) Planning
**
CUL
2 Human Remains Inadvertent Discovery. If human remains are found, those remains would require proper treatment in
accordance with State of California Health and Safety Code Sections 7050.5-7055. Specifically, Health and Safety Code Section 7050.5 describes the requirements if any human remains are discovered during excavation of a site. As required by state law, the requirements and procedures set forth in Section 5097.98 of the California Public Resources Code would be implemented, including notification of the County coroner, notification of the Native American Heritage Commission, and consultation with the individual identified by the Native American Heritage Commission to be the “most likely descendant.” If human remains are found during excavation, excavation must stop in the vicinity of the find and any area that is reasonably suspected to overlie adjacent remains until the County coroner has been called out, and the remains have been investigated and appropriate
Planning
**
77 Resolution No. 26-56 Page 47
recommendations have been made for the treatment and
disposition of the remains. (Required per State of California Health and Safety Code Sections 7050.5-7055 and California Public Resources Code Section 5097.98)
GEO
1 Paleontological Monitoring. Full-time paleontological monitoring is recommended during ground disturbance activities in undisturbed geologic contexts (i.e., bedrock and outcrops) that have the potential to contain significant paleontological resources. Ground disturbance refers to activities that would impact subsurface geologic deposits, such as grading, excavation, and boring.

Activities taking place in current topsoil or within previously disturbed fill sediments, e.g., clearing, grubbing, pavement rehabilitation, do not require paleontological monitoring. Bedrock can occur at varying depths depending on the portion of the project area.

The City shall retain a Society of Vertebrate Paleontology (SVP) qualified paleontologist to provide or supervise a paleontological sensitivity training to all personnel planned to be involved with earth-moving activities, prior to grading or excavation in sedimentary rock material other than topsoil. The training session will focus on how to identify paleontological resources, such as fossils that may be encountered, and the procedures to follow if identified.

Prior to grading or excavation in sedimentary rock material other than topsoil, the City shall retain an SVP-qualified paleontologist to monitor or supervise the monitoring of these activities by an SVPqualified paleontology monitor assigned by the SVP-qualified paleontologist. If fossils are discovered during grading at any depth, the paleontological monitor, in discussion with the SVPqualified paleontologist, will notify the on-site construction supervisor, who shall redirect work away from the location of the discovery. The recommendations of the SVP-qualified
paleontologist shall be implemented with respect to the evaluation and recovery of fossils, after which the on-site construction supervisor shall be notified and shall direct work to continue in the location of the fossil discovery.

If any paleontological resources are encountered at the project area during construction or the course of any ground-disturbance activities, all such activities within 100 feet of the find shall halt immediately. At this time, the Applicant shall notify the City and consult with the qualified paleontologist to assess the significance of the find. The assessment will follow SVP (2010) standards. If Planning
**
78 Resolution No. 26-56 Page 48
any find is determined to be significant, appropriate avoidance measures recommended by Michael Baker International and approved by the City must be followed unless avoidance is determined to be unnecessary or infeasible by the City. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery, excavation) shall be instituted.

If the fossils are determined to be significant, then the SVPqualified paleontologist shall prepare and implement a data recovery plan. The plan shall include, but not be limited to, the following measures:
 The SVP-qualified paleontologist shall ensure that all significant fossils collected are cleaned, identified,
catalogued, and permanently curated with an appropriate institution with a research interest in the materials as required by the SVP guidelines. The Cooper Lab in Santa Ana is a potential repository for this project area.
 The SVP-qualified paleontologist shall ensure that specialty studies are completed, as appropriate, for any significant fossil collected.
 The SVP-qualified paleontologist shall ensure that curation of fossils is completed in consultation with the City. A letter of acceptance from the curation institution shall be submitted to the City upon curation.

An SVP-qualified paleontologist is a professional with a graduate degree in paleontology, geology, or related field, with demonstrated experience in the vertebrate, invertebrate, or botanical paleontology of California, as well as at least one year of full-time professional experience or equivalent specialized training in paleontological research (i.e., the identification of fossil deposits, application of paleontological field and laboratory procedures and techniques, and curation of fossil specimens), and at least four months of supervised field and analytic experience in general North American paleontology. (Required per General Plan EIR Mitigation Measure 4-2, and General Plan Policies NR-3.01, NR3.02, and NR-3.03) NOI1 An audio limiter must be installed on the rooftop lounge sound system. It shall be programmed with a “nighttime” setting that reduces volume by at least 5dBA below the typical daytime operation. This setting shall be used from 10 p.m. until closing time.

A Behringer DCX2496 or The Govnor SPL2.2 Sound Pressure Limiter, or its equivalent, shall be utilized. (Required per General Plan EIR Mitigation Measure 10-1 and Municipal Code Sections Planning
**
79 Resolution No. 26-56 Page 49

8.48.070 and 8.48.050)
80 See attached Appeal Justification
City Planning Commission
August 20, 2025
Approval of Hanson Hotel (1801 N. El Camino Real)
464 Lucas Ave # 201, Los Angeles, CA 90017
Francis Engler, on behalf of UNITE HERE Local 11
[email protected], 760-275-3213
Attachment 2
81 September 2, 2025

VIA EMAIL, HAND-DELIVERY
City Council, City of San Clemente
c/o City Clerk ([email protected])
Jonathan Lightfoot, City Planner ([email protected]) 910 Calle Negocio
San Clemente, CA 92673
RE: Appeal Justification for Hanson Hotel (1801 N. El Camino Real); Development Permit (DP) 25-324; Approval Made Effective by August 20, 2025 Dear Honorable Mayor Knoblock and City Councilmembers:
1 On behalf of UNITE HERE Local 11 (“Local 11” or “Appellant”),2 this office respectfully submits this appeal (“Appeal”) to the City of San Clemente (“City”) involving the proposed threestory, 61-room boutique hotel (“Project”) located at the 32,030-square-foot (“sf”) parcel located at the northwest corner of North El Camino Real and Avenida Pico (“Site”).3 In furtherance of the Project, Rachel Nasre (“Applicant”) seeks various land use approvals from the City under the San Clemente Municipal Code (“SCMC” or “Code”), including (i) Development Permit No. 25-324 (“DP”) and (ii) Conditional Use Permit No. 25-329 (“CUP”) (collectively “Entitlements”). Additionally, for environmental review under the California Environmental Quality Act (“CEQA”),4 the City is relying on a 1998 mitigated negative declaration (“MND”) approved for a 1998 project for a 27-unit timeshare and 10,000 square feet (“sf”) retail project, claiming the current hotel Project is less intensive and does not meet any of the conditions warranting further CEQA review under CEQA Guidelines § 15162 (i.e., no substantial change in project, circumstances, or new information). As an alternative (or secondary justification), the City claims that the Project is also categorically exempt via a Class 32 (Infill Development) exemption (“CatEx”).
5 Furthermore, since the Project Site is in the Coastal Zone, the Project will require approval of a Coastal Development Permit (“CDP”) from the California Coastal Commission (“CCC”).6 On August 20, 2025, the Planning Commission held a public hearing and approved the Entitlements, CatEx, and CEQA findings (collectively “Project Approvals”).7 / / /
1 Herein, page citations are either the stated pagination (i.e., “p. #”) or PDF-page location (i.e., “PDF p. #”). 2 Per LAMC § 48.08.8 disclosure requirement, this letter is sent by the attorney and law firm on behalf of its client(s) subject to the City’s lobbying registration requirement. 3 See gen., Planning Commission Staff Report (“PC Staff Report”) (8/20/25), https://www.sanclemente.org/home/showpublisheddocument/91137/638907879121163345; Planning Commission Video (“PC Video”) (8/20/25), https://www.youtube.com/watch?v=fgFOKCaQsRY. 4 Pub. Res. Code § 21000 et seq. and 14 Cal. Code Regs. (“CEQA Guidelines”) § 15000 et seq. 5 PC Staff Report., PDF pp. 1, 20, 26.
6 Ibid., PDF p. 6,
7 Supra fn. 3.
82 Appeal Justification RE: Hanson Hotel Project

Pursuant to SCMC § 17.12.140, Local 11 hereby appeals the Planning Commission’s approval for the following reasons discussed below.

I. APPEAL ISSUES

1. BIOLOGICAL IMPACTS
The Project’s CEQA review relies on a 1.5-page memorandum regarding “Habitat Value Considerations for the Site” (“Memo”), which concludes that the Project Site does not contain habitat of value for the California gnatcatcher (“CAGN”) (or for any other endangered, rare, or threatened species), and that there is likely no meaningful value to existing coastal sage scrub. 8 However, the conclusion of this 1.5-page Memo is based on a single site visit, with no photos or documentation provided, and is admittedly based on a “brief literature review” and a search of Google images (also not provided). Additionally, the Memo states in paragraph two that native coastal sage scrub and other native landscaping are present, which seems potentially contradictory to the conclusion that there is no habitat of value for the CAGN. The lack of documentation and contradictory statements may constitute a lack of substantial evidence and/or an unsubstantiated narrative, which is contrary to CEQA.9
Additionally, the above Memo’s conclusion is contradicted by the Orange County Chapter of the California Native Plant Society (“OCCNPS”) letter dated August 26, 2025 (attached hereto as “Exhibit A”),
10 which is incorporated into this appeal in its entirety. Therein, OCCNPS disagreed with the Memo’s conclusion, which was based on OCCNPS biologists’ own site visit conducted in August 2025, during which they identified and documented numerous habitats desirable for sensitive and protected CAGN. (See Exh. A, pp. 2-3 [listing various flora and providing mapping and photographic evidence].) These photos of surveyed flora are attached hereto as “Exhibit B”.11 So too, the Memo fails to address or acknowledge that the Project Site is immediately adjacent to the well-known residential Marble Head project approved in 2003 by the Coastal Commission after years of multiple CCC applications (e.g., application nos. 5-99-260 and 5-01-459 [withdrawn], 5-03-013 [approved in 2003 and subsequently amended multiple times]). The figures on the following pages show the proposed hotel Project Site (i.e., referenced in red) in its current condition (Figure 1) compared to the 2003 Marble Head project (Figure 2). This Marble Head project was subject to extensive discussion, analysis, and consideration of biological mitigation involving the coastal sagebrush, CAGN, and other environmentally sensitive habitat areas (“ESHA”), such as the habitat of Dudleya blochmaniae ssp. Blochmania, or “Blochman’s Dudleya”. This is well8 PC Staff Report, PDF pp. 21, 27, 30, 156-157. 9 Under CEQA, substantial evidence includes facts, a reasonable assumption predicated upon fact, or expert opinion supported by fact; not argument, speculation, unsubstantiated opinion or narrative, clearly inaccurate or erroneous evidence, or evidence of social or economic impacts that do not contribute to, or are not caused by, physical impacts on the environment. (See e.g., Pub. Res. Code §§ 21080(e), 21082.2(c); CEQA Guidelines §§ 15064(f)(5), 15384.) As such, courts will not blindly trust bare conclusions, bald assertions, and conclusory comments without the “disclosure of the ‘analytic route the . . . agency traveled from evidence to action.’” (Laurel Heights Improvement Assn. v. Regents of University of California (1988) 47 Cal.3d 376, 404- 405 [quoting Topanga Assn. for a Scenic Community v. County of Los Angeles (1974) 11 Cal.3d 506, 515].) 10 See Exhibit A attached hereto, https://www.dropbox.com/scl/fi/etcupounh3tlofh863ilz/Exh.-A_SanClemente-Hansen-Hotel-08-2025.pdf?rlkey=1imss4u2uorrt3qezzrjv7vxi&dl=0. 11 See also Exhibit B attached hereto, https://www.calflora.org/entry/observ.html#srch=t&cols=b&wkt=- 117.63183+33.4333,-117.632+33.4333,-117.63212+33.43327,-117.63218+33.43324,- 117.63212+33.43282,-117.63153+33.43287,-117.63146+33.43293,-117.63147+33.43309,- 117.63147+33.43323,-117.63147+33.4333,-117.63183+33.4333&cch=t&inat=r. 83 Appeal Justification RE: Hanson Hotel Project

documented in publicly available documents from the CCC website, which are replete with references to “gnatcatcher” and “ESHA,” as well as references to Blochman’s “Dudleya,” such as the referenced reports associated with the CCC App. Nos. 5-03-013,12 5-01-459,13 and 5-99-260.14 The lack of any mention or review of this prior CEQA review raises serious doubts about the efficacy of the 1.5-page Memo and the purported brief literature review conducted.

Figure 1: Current Conditions15
12 See e.g., CCC Staff Report (Feb. 2022), PDF pp. 9-11 (Project history), PDF pp. 32-40 (COAs regarding CAGN/ESHA mitigation), https://documents.coastal.ca.gov/reports/2022/2/Th11a/Th11a-2-2022- report.pdf’; CCC Staff Report (Apr. 2003), PDF pp. 1-2, 5, 22-29, 56, 61-79, (CCC staff recommend approval), passim (gnatcatcher, ESHA), https://documents.coastal.ca.gov/reports/2003/4/W10a-4-2003.pdf. 13 CCC Staff Report (Sep. 2002), PDF pp. 1 (CCC staff recommend denial), https://documents.coastal.ca.gov/reports/2002/9/T9b-9-2002.pdf. 14 5-99-260 (MT No. I LLC) (Jan. 2001) Report, PDF p. 2 (staff recommends denial), https://documents.coastal.ca.gov/reports/2001/1/Th8a-1-2001.pdf; 5-99-260 (MT No. I LLC) (Mar. 2001) Report, PDF p. 2 (staff recommends denial) https://documents.coastal.ca.gov/reports/2001/3/M7h-3- 2001.pdf.
15 See Google Earth, https://earth.google.com/web/search/1801+N+El+Camino+Real/@33.4395956,- 117.63290982,48.62234367a,3201.25145605d,35y,45.4002955h,3.30954367t,0r/data=CiwiJgokCT_fvFHy4 0BAEcHrTnTJ4kBAGWNO2pfVdl3AIcRFDfhNeF3AQgIIATIpCicKJQohMUQxTEp1a2RySEFGNzRLVzQwbzZYU2 l2dFZjdXFFOEdjIAE6AwoBMEICCABKCAi8qJPzBxAB.
84 Appeal Justification RE: Hanson Hotel Project

Figure 2: 2001 Marble Head Project16
Many San Clemente residents can attest to the presence of CAGN near and adjacent to this Project Site because they see them when they hike the trails at Sea Summit Park and Pico Park on the bluff just above the site, such as the observation attached hereto as Exhibit C. 17 Indeed, the
presence of the CAGN is even celebrated on an informational plaque for the park on the trail leaving Pico Park into the Sea Summit trail just above the Project Site (as documented in video captured available at the referenced hyperlink).18 Residents can also attest to the fact that this area becomes quiet in the evening, which could be of great benefit to the wildlife there and could be disrupted by amplified sound until 10:00pm from a rooftop bar elevated to the height of the nearby bluffs.19 Neither the 1.5-page Memo nor the noise study (i.e., Attachment 15 of the PC Staff Report) seems to consider potential noise impacts on potentially noise-sensitive wildlife near the Project Site.20 16 See 5-03-013 (MT No. I, LLC) (Apr. 2003) Report, PDF p. 163, https://documents.coastal.ca.gov/reports/2003/4/W10a-4-2003.pdf. 17 See also naturalist, https://www.inaturalist.org/observations/81522615. 18 See Dropbox hyperlink:
https://www.dropbox.com/scl/fi/h09zpal47eplq33ol0fqz/IMG_2472.MOV?rlkey=b5opz55yqhrragyy1rxl2u 8ts&dl=0.
19 PC Staff Report, PDF pp. 19-20,
20 For example, while the noise modeling suggests noise levels will increase in and around the trail north/northwest of the Project Site (i.e., fig. 2), the noise study did not seem to include ambient noise measurements (i.e., tbl. 2 and fig. 1) or impact assessment on potential wildlife (i.e., tbls. 4-10). (See PC Staff Report, PDF pp. 160-164 [noise study].)
85 Appeal Justification RE: Hanson Hotel Project

Also, the 1.5-page Memo does not address any potential impacts of the Project on the abovementioned Blochman’s Dudleya, which has been reported to be present near the Project Site. 21 The
Planning Commission received testimony regarding the rarity of this plant. 22 Pico Park also has an
informational plaque celebrating the survival of this plant on the bluffs near the Project Site, as shown in the photos attached hereto as Exhibit D. The informational plaque notes, “In 1990, a landslide of the bluffs above El Camino Real resulted in the loss of 3.5 acres of Blochman’s Dudleya habitat and between 6,500 and 8000 plants. As part of an emergency grading permit to repair the bluffs, it was decided that this unique plant would be salvaged and relocated to a 2-acre “Dudleya Reserve” within the project site near the intersection of Avenida Pico and El Camino Real to establish a minimum population of 10,000 individual plants.” According to this marker, the two acres of land preserving these plants near this intersection could be sensitive habitat. The 1.5-page Memo does not address whether these plants will be disturbed during the Project’s construction or whether shade from the building will impact nearby plants.

Furthermore, mitigations could include minimizing disruption to the Site during construction, limiting amplified sound in the evening to reduce disruption to wildlife, use of native flora in the development, maximizing onsite vegetation by including greenwalls and pollinator gardens, educating visitors and employees about our biological resources by adding the kind of informational signage Sea Summit and Pico Park use, and developing a robust habitat conservation plan. Many of these mitigations are simple to implement and actually improve the Project and the experience of visitors. There are other potential measures that our community has already considered for this area, such as those considered for the prior Marble Head development adjacent to the Project Site. These options should be carefully studied for this Project because Sea Summit Park, its trails, and the City’s biological resources are not an obstacle to the tourism industry; they are some of the best things our City has to offer to visitors.

In sum, substantial evidence demonstrates that the Site may provide meaningful value as habitat to the CAGN and other species, which the proposed Project may impact. The above information may also constitute significant new information not previously considered in the prior 1998 MND. (CEQA Guidelines § 15162(a)(3).) Similarly, the cumulative impacts resulting from the interplay between the current project and past projects (e.g., the Marble Head project) may also amount to a significant change in circumstances. (Id., at subd. (a)(2).) Furthermore, the Sites’ value as habitat may also disqualify the Project from a Class 32 infill Exemption. (Id., at § 15332(c) [“The project site has no value, as habitat for endangered, rare or threatened species.” Emphasis added].) Failure to conduct an adequate CEQA review subverts the goal of analyzing and fully mitigating impacts through feasible mitigation measures, such as greater biological mitigation measures. / / /
21 Calflora, Plant Range, https://www.calflora.org/entry/dgrid.html?crn=2836#cy=33.437753&cx=- 117.639205&z=15&mtype=s&show=p&vrid=io128771.
22 PC Video, appx. 1.53.44-1.57.30.
86 Appeal Justification RE: Hanson Hotel Project

2. COASTAL ACT ISSUES
The Coastal Act (Pub. Res. Code § 30000 et seq.) encourages lower-cost overnight accommodations (“LCOA(s)”), which is an environmental justice (“EJ”) issue. 23 As stated in a recent
CCC staff report (and subsequently echoed):
“Section 30210 of the Coastal Act requires public access and recreation opportunities to be maximized for all people. Section 30213 of the Coastal Act requires new development to encourage and provide lower-cost visitor-serving recreational facilities where feasible. Pursuant to Coastal Act Section 30013, the Commission and all public agencies are charged with advancing environmental justice when implementing the Coastal Act. In light of Section 30210’s mandate to maximize public access and recreational opportunities and Section 30013’s call to advance environmental justice and equality, Section 30213 has been interpreted to prioritize provision of lower cost accommodations onsite.”24
To this end, the Coastal Commission has typically required replacement of low-cost rooms lost or demolished at a one-to-one ratio (i.e., 100%) and ensures that at least 25 percent of the total proposed hotel rooms are provided at lower-cost rates onsite (i.e., 25%).25 “Sections 30210 and 30213 of the Coastal Act support the Commission’s approach that development providing lower-cost accommodations onsite is the preferred method of protecting and maximizing public coastal access and recreation. Only in previous actions where onsite provision is determined infeasible has the Commission approved fee payments “in lieu” of the construction of an equivalent number of lower-cost rooms/units (such as hostel beds) offsite.” (Emphasis added.26). Typically, CCC defines lower-cost rates based on the average daily rate (“ADR”) for a standard single-room with double occupancy room (i.e., two-person) during peak-season rates (i.e., July/August), whereby lower-cost and highercost rates are equal to 75% and 125% of the statewide ADR (respectively) with moderatecosts between these rates (i.e., 75% - 125% of statewide ADR).27 23 See gen. Coastal Commission (3/8/19), pp. 4, 7, https://documents.coastal.ca.gov/assets/envjustice/CCC_EJ_Policy_FINAL.pdf; Informational Briefing On LCOAs (7/11/24) slide 7 (re: EJ timeline), slides 9-11 (re: typical LCOA methods), https://documents.coastal.ca.gov/reports/2024/7/Th7/Th7-7-2024- exhibits.pdf; Magnolia Tank Farm (LCP-5-HNB-24-0003-1) Report, pp. 34-35, https://documents.coastal.ca.gov/reports/2024/7/W11a/W11a-7-2024-report.pdf; see also footnote below (citing numerous cases re: EJ).
24 See City of Santa Monica LUP Amendment Request LCP-5-SNM-22-0041-1 (Dec. 2023) Report, p. 16, https://documents.coastal.ca.gov/reports/2023/12/W18a/W18a-12-2023-report.pdf; see also id., at pp. 12- 13 (re: EJ), pp. 13-16 (re: typical LCOA methods); Application No. 5-14-1785-A2 (Lido House, LLC, Newport Beach) (Feb. 2024) Addendum, pp. 7-8 (re: EJ), pp. 8-12 (re: typical LCOA methods), https://documents.coastal.ca.gov/reports/2024/2/Th13a/Th13a-2-2024-addenda.pdf; City of National City LCP Amendment No. LCP-6-NLC-23-0012-1 (National City Balanced Plan) (Aug. 2024) Report, pp. 19-20 (re:

EJ), pp. 20-21 (re: typical LCOA methods), https://documents.coastal.ca.gov/reports/2024/8/Th11d/Th11d8-2024-report.pdf. 25 Ibid., (re: typical LCOA methods).
26 City of Santa Monica LUP Amendment Request, supra fn. 18, p. 12, 14-15; see also Lido House, supra fn. 18, pp. 10, 12; City of National City LCP Amendment, supra fn. 18, p. 21; Dana Point Harbor Hotels (LCP-5-DPT21-0079-2) Report, pp. 45, 51, https://documents.coastal.ca.gov/reports/2024/6/F10a/F10a-6-2024- report.pdf; American Tin Cannery Hotel Resort (CDP No. A-3-PGR-22-0004) Report, pp. 43, 75-76, https://documents.coastal.ca.gov/reports/2024/4/Th15b/Th15b-4-2024-report.pdf; 27 Ibid., see also Wynkoop Properties, LLC (A-5-VEN-21-0011) (Dec. 2022), Report, pp. 35-36, https://documents.coastal.ca.gov/reports/2022/12/Th16a/Th16a-12-2022-report.pdf; R.D. Olson 87 Appeal Justification RE: Hanson Hotel Project

Here, while the staff report notes that the Project includes 16 rooms to be LCOAs,28 there remain several concerns. First, the staff report, land use findings, and consistency with applicable coastal policies rely substantially on the provision of 16 onsite LCOAs. In fact, it is used as justification for increasing the number of hotel rooms.29 However, none of the conditions of approval require the 16 rooms to be provided.
30 CCC often requires explicit conditions that require
LCOAs consistent with the above methods, which should have been implemented here. 31 Second, a clear condition consistent with Coastal Commission LCOA methods is warranted, as the applicant’s hotel feasibility study suggests that these lower-cost rooms will be set at an ADR of around $230-270 per night.32 This, however, is inconsistent with the Coastal Commission’s typical practice of lower-cost rooms being at 75% of statewide ADR (discussed above). The following represents the low- and high-cost levels considered in recent years, with the 3-year average providing a fair estimate of current ADR rates. As shown below, the applicant’s proposed $230-$270 exceeds lower cost levels and potentially even high-cost levels.

YEAR ADR
(Average Jul/Aug)

LOW-COST
(75% ADR)

MODERATE
(75% - 125% ADR)

HIGH-COST
(125% ADR)
2021 [a] $ 179.66 $ 134.75 $ 224.58
2022 [b] $ 204.16 $ 153.12 $ 255.20
2023 [b] $ 200.52 $ 150.39 $ 250.64
2024 [c] $ 197.01 $ 147.76 $ 246.26
3-Year Average $ 200.56 $ 150.42 $ 250.70
NOTES:
[a]: App. No. 5-20-0597 (Franco) (12/15/21) Report,
33 pp. 20.
[b]: App. No. 5-22-0799 (Ocean Avenue Partners) (12/13/23) Report, 34 p. 30.
[c]: App. No. 5-24-0801 (Dunnwald, San Clemente) (8/15/25) Report, 35 p. 18.
/ / /
Development (5-14-1785) (Oct. 2015) Report, PDF p. 40,
https://documents.coastal.ca.gov/reports/2015/10/w9a-10-2015.pdf. 28 PC Staff Report, PDF pp. 1, 4, 5, 7, 19, 33, 38, 150. 29 See PC Video, 59:30-1:00:20, 1:25:00, 1:30:45
30 Ibid., at PDF pp. 50-64.
31 See e.g., Application No. 5-14-1785-A2 (Lido House, LLC, Newport Beach), Addendum, pp. 3-4 (special condition 6), https://documents.coastal.ca.gov/reports/2024/2/Th13a/Th13a-2-2024-addenda.pdf; Appeal No. A-5-VEN-21-0011 (Wynkoop Properties, LLC, Venice), Report, pp. 10-11 (special condition 4), https://documents.coastal.ca.gov/reports/2022/12/Th16a/Th16a-12-2022-report.pdf; Application 5-22- 0799 (Ocean Avenue Partners, LLC and Belle Vue Plaza, Santa Monica), Report, pp. 6-9 (special condition 1), https://documents.coastal.ca.gov/reports/2023/12/W20b/W20b-12-2023-report.pdf; A-3-PGR-22-0004 (American Tin Cannery Hotel Resort), Report, pp. 19-21 (special condition 6), https://documents.coastal.ca.gov/reports/2024/4/Th15b/Th15b-4-2024-report.pdf; 32 PC Staff Report, PDF pp. 366.
33 https://documents.coastal.ca.gov/reports/2021/12/W15c/W15c-12-2021-report.pdf. 34 https://documents.coastal.ca.gov/reports/2023/12/W20b/W20b-12-2023-report.pdf. 35 https://documents.coastal.ca.gov/reports/2025/8/F12d/F12d-8-2025-report.pdf. 88 Appeal Justification RE: Hanson Hotel Project

Third, the need for clear and enforceable conditions is manifest given the back and forth between some of the Planning Commissioners and planning staff, where there seems to be an acknowledgement from planning staff that there is no “rigidly worded” condition requiring strict enforcement of the LCOA requirement.
36 After planning staff confirmed that nothing in the
conditions says the City is requiring onsite LCOAs, the response from one commissioner was the following:
“Okay. And I asked that because frankly I don’t understand it. It’s just one person’s opinion when there are hotels up the street that are affordable and hotels down the street that are affordable and everyone has free choice to go where they can afford to go. But that’s neither here nor there. I’m very glad to hear it’s not a condition that the City of San Clemente is going to have to monitor or enforce. That’s very important for me to hear. So, thank you for that.”37,
Additionally, while the City has a Land Use Plan (“LUP”) (last amended in 2018), it does not have a Local Implementation Plan (“LIP”),
38 which may need more detail to ensure implementing
key LUP policies related to LCOAs (i.e., Policies LU-43 and LU-4). 39 During the 2018 LUP
amendment process, the CCC made recommendations to these LCOA policies to address situations where a “new hotel development [is] proposed to be entirely high cost,” and provide “adequate policy guidance for a future [LIP] to establish a mitigation program” to assist the development of LCOAs in the future.40 In response, the City suggested the CCC recommendations “add[ed] too much detail in the LUP,” and expressed the City’s desire to have the “flexibility to address this issue at a more detailed level in the [LIP].”41 Notably, in a letter dated February 2, 2018, the City acknowledged the Coastal Commission’s objective of providing lower and moderate-cost accommodations but suggested that the City had an “abundance” of such accommodations (see excerpt below [highlights added]).
42 However, according to the LUP as of 2018, the City had only 309 hotel rooms, motel rooms, and family suites, with only 18 of them being considered lower-cost. 43 While
the LUP also notes 160 campsites, 18 lower-cost rooms do not seem to be an abundant number of lower-cost rooms in the City’s coastal zone.
36 PC Video, 1.38.00.
37 PC Video, 1:38:27- 1:38:59 (emphasis added).
38 City Website, Coastal Planning, https://www.san-clemente.org/departments-services/planningservices/long-range-planning/local-coastal-program; City of San Clemente LCP Amendment No. 1-16 (LCP-5- SCL-16-0012-1 Comprehensive LUP Update) (Jul. 2018), Report, p. 1 (summarizing final action), https://documents.coastal.ca.gov/reports/2018/8/f20a/F20a-8-2018-report.pdf. 39 LUP, PDF p. 52, https://www.sanclemente.org/home/showpublisheddocument/51862/636940310989930000. 40 City of San Clemente LCP Amendment No. 1-16 (LCP-5-SCL-16-0012-1) Comprehensive LUP Update (Feb. 2018) Report, pp. 27-28, https://documents.coastal.ca.gov/reports/2018/2/th12a/th12a-2-2018-report.pdf; Id., Exhibit PDF pp. 223-224 (showing CCC recommended revisions), https://documents.coastal.ca.gov/reports/2018/2/th12a/th12a-2-2018-exhibits.pdf. 41 Ibid., Correspondence, PDF pp. 14-15, 19-21,
https://documents.coastal.ca.gov/reports/2018/2/th12a/th12a-2-2018-corresp.pdf. 42 Ibid., Correspondence, PDF p. 15.
43 LUP, PDF pp. 39-40 (Tbl. 2-2), https://www.sanclemente.org/home/showpublisheddocument/51862/636940310989930000. 89 Appeal Justification RE: Hanson Hotel Project

Furthermore, the failure to ensure the Project site has enforceable conditions that ensure LOCAs are actually implemented can exacerbate the lack of existing LCOAs. Long-term impacts on LCOAs have been well documented, as lower-cost motels and hotels have been redeveloped into higher-cost lodging or residential units. Notably, 70% of all coastal hotel rooms eliminated between 1989 and 2016 were economy rooms.44 The lack of LCOAs also acutely impacts environmental justice (“EJ”) communities, including hotel service workers (represented by Local 11) who often live in inland communities that are unable to access LCOAs within the coastal zone.45 As discussed above, as of 2018, the City had only 18 of the 309 rooms in the Coastal Zone that were lower-cost (i.e., less than 6%). For context, when acting on the National City’s LCP amendment, CCC staff reported noting the following (emphasis added): “The Commission has estimated that a range of room rates in the Coastal Zone improving equitable coastal access would include approximately 25% lower-cost rooms, 25% high-cost rooms, and 50% moderate-cost rooms.”46 In sum, the above sentiments unfortunately raise serious doubts about the efficacy and actual enforcement of LCOA commitments. CEQA bars illusory mitigation and conditions that are unlikely to be enforced.
47 Local governments play a crucial role in enforcing zoning rules, conditions of approval, and local coastal requirements. Absent realistic enforcement of the LCOA conditions, the Project may not offer the 16 LCOAs, which would be inconsistent with applicable coastal land use policies.48 This runs counter to the adopted findings,49 which may lack adequate substantial evidence and amount to an abuse of discretion.50 The City and the Applicant say that 44 Explore the Coast Overnight: An Assessment of LCOA, pp. 11-13, https://scc.ca.gov/webmaster/ftp/pdf/ sccbb/2019/1903/20190314Board04E_ETCO-Report.pdf; CCC LCOA Presentation (7/11/24) slide 8, https://documents.coastal.ca.gov/reports/2024/7/Th7/Th7-7-2024-exhibits.pdf. 45 ATT-1, Appeal, p. 16 (appeal issue 16).
46 City of National City LCP Amendment No. LCP-6-NLC-23-0012-1 (National City Balanced Plan) (Aug. 2024) Report, p. 25, https://documents.coastal.ca.gov/reports/2024/8/Th11d/Th11d-8-2024-report.pdf. 47 CEQA bars reliance of illusory, unenforceable conditions as mitigation. (See CEQA Guidelines §§ 15126.4(a)(2), 15097; see also Lincoln Place Tenants Ass’n v. City of Los Angeles (2005) 130 Cal.App.4th 1491, 1508 [“Mitigating conditions are not mere expressions of hope.”].) 48 See e.g., PC Staff Report, PDF pp. 33 (“LUP Policy LU-1.06 (Lower-Cost Visitor Accommodations)”, PDF p 151 (“Section 2.4 – Visitor Serving Land Use and Development: Coastal Act policies require provisions for public and low-cost recreation and visitor-serving facilities by requiring suitable land be designated for these uses and that these uses be given priority.”); Pub. Res. Code § 30213 (“Lower cost visitor and recreational facilities shall be protected, encouraged, and, where feasible, provided. Developments providing public recreational opportunities are preferred.”); LUP, PDF pp. 52-53 (Policies LU-42, LU-44 - LU-46), https://www.san-clemente.org/home/showpublisheddocument/51862/636940310989930000. 49 See e.g., PC Staff Report, PDF pp. 31 (section 3.A.1, 3.A.8 50 See Code Civ. Proc. § 1094.5; see also California Native Plant Society v. City of Rancho Cordova (2009) 172 Cal.App.4th 603, 637 (In order to assess whether substantial evidence supports the findings, “a common formulation asks if a reasonable person could have reached the same conclusion on the evidence.”) 90 Appeal Justification RE: Hanson Hotel Project

they are adding significant height and density to the Project to achieve LCOAs, and this decision may create other potential environmental impacts. Therefore, the Project should either offer enforceable LCOA commitments or assess whether these additional onsite units are truly worth the environmental impact on this potentially environmentally sensitive site.

3. VMT IMPACTS:

The staff report suggests that the current Project (i.e., a 61-room hotel) is less intensive than the prior project (i.e., 27 timeshares and 10,000 sf of retail space).51 However, this analysis is based on a traffic study that relies on a level of service (“LOS”) analysis, rather than a vehicle miles traveled (“VMT”) analysis. Under CEQA, traffic impacts are analyzed via VMTs, which are less concerned about traditional LOS impacts (e.g., congestion) but instead reduce overall total miles traveled and encourage fewer and/or shorter trips (notwithstanding potential added congestion).52 Here, no VMT study has been presented in the staff report to show that the hotel Project is less intensive than the prior 1998 proposal (i.e., timeshare, 10,000-sf retail), which is substantially different from a VMT perspective. Both a timeshare and hotel project are visitor-serving uses, 53 which will likely generate the vast majority of their VMTs from guests traveling from distant locations (e.g., outside the region, airports, distant homes, etc.). However, the prior proposal (i.e., 27 timeshare units) is less than half of the current proposal (i.e., 61 hotel rooms), which suggests more guests. Additionally, timeshares tend to include longer stays (e.g., measured in weeks), as compared to hotel stays (e.g., often measured in nights), which suggests more frequent trips. As a result, the current hotel Project would seem to include more hotel guests traveling more often to the Project Site (as compared to the prior timeshare development), and generating more VMTs.

Additionally, the previously contemplated 10,000-square-foot retail space is less than 50,000 square feet, which could be considered local-serving retail that is often presumed to have a less significant VMT impact under state VMT guidelines.54 This is further substantiated by the staff report, which states that the prior timeshare/retail proposal generated an average of 620 daily trips, whereas the current hotel Project is reportedly generating 1,631 daily trips.55 / / /
51 See PC Staff Report, PDF pp. 4, 21-23..
52 See CEQA Guidelines § 15064.3(a); see also Land Use and Climate Innovation (“LCI”) (formerly Office of Planning and Research (“OPR”)), SB 743 Frequently Asked Questions, https://lci.ca.gov/ceqa/sb743/faq.html#:~:text=Starting%20on%20July%201%2C%202020,cause%20a%20significant%20transporta tion%20impact.
53 See PC Staff Report, PDF pp. 22 (tbl. 3)
54 See OPR (Dec. 2018) VMT Technical Advisory, p. 17, https://lci.ca.gov/docs/20190122- 743_Technical_Advisory.pdf.
55 Compare PC Staff Report, PDF pp. 22 with 167.
91 Appeal Justification RE: Hanson Hotel Project

In sum, substantial evidence suggests that the transition from a timeshare/retail proposal to a hotel project constitutes a substantial change from a VMT perspective. (CEQA Guidelines § 15162(a)(1).) Furthermore, traffic impacts may also render the use of a Class 32 exemption ineffective. (Id., § 15332(d).) The failure to conduct a VMT study prevents the City from considering VMT mitigation, such as mitigation measures in the form of robust traffic demand management (“TDM”) measures. For example, the California Air Pollution Control Officers Association (“CAPCOA”) offers numerous TDM and other transportation-related measures (i.e., strategies T-1 through T-54), which have the co-benefit of reducing mobile emissions (e.g., criteria pollutants and GHGs).
56 As with the potential mitigations for biological impacts, many potential VMT-reduction measures would improve the functionality and visitor experience at the site, like providing transit passes to employees to maximize the use of the nearby Metrolink, providing incentives for employees to carpool, incentivizing the use of free parking and shuttle to the hotel from the Outlets at San Clemente, providing employees who use mass-transit with emergency ride home options, providing visitors a hotel shuttle to transportation hubs at San Clemente Pier and John Wayne Airport, and prioritizing the use and sale of locally grown and manufactured products in the hotel and food service operations.

4. CEQA BARS AGAINST MITIGATION:

Here, as an alternative to relying on the 1998 MND (via CEQA Guidelines § 15162), the City claims that the Project is also exempt from CEQA under Class 32 CatEx (id., § 15332). 57 However,
the Project seems to be relying on project-specific mitigation (e.g., future acoustic report, sound attenuation measures, db(c) weighted noise measurements, “mitigation measures” from prior Air Quality-1, Air Quality-3, and Lighting/Glare-1).58 This may negate the use of a categorical exemption.
59 II. CONCLUSION
Local 11 has members who live, work, and recreate in the vicinity of the Project Site, including members who are residents of the City and enjoy the trails adjacent to the Project Site.

Additionally, the Appellant organization is committed to ensuring responsible development and informed decision-making by local public officials regarding development projects that may have significant environmental impacts in the City. Hence, granting this Appeal will confer substantial benefit on Local 11, further its organizational goals, benefit the public affected by the Modified Project, and result in the enforcement of important public rights.

In conclusion, Local 11 respectfully requests that the City Council grant this Appeal and withhold project approvals until a CEQA-compliant review has been conducted that considers additional mitigation measures to minimize impacts on biological resources and VMTs, tied to a robust analysis of potential impacts. Similarly, we urge the City Council to instruct staff to develop enforceable conditions of approval that ensure LCOAs are enforced. 56 CAPCOA (Dec. 2021) Handbook for Analyzing GHG Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity, pp. 31-32, 47-51 (listing measures https://www.caleemod.com/documents/handbook/full_handbook.pdf; id., pp. 52-60, 84-417 (further describing each measure).
57 PC SR, PDF p. 21; PC Video, 1.42.30-1.43.57.
58 Compare PC Staff Report, PDF pp. 51-55 (conditions 1.9, 4.5, 4.6). 59 See e.g., Salmon Protection & Watershed Network v County of Marin (2004) 125 Cal.App.4th 1098, 1102; Azusa Land Reclamation Co. v Main San Gabriel Basin Watermaster (1997) 52 Cal.App.4th 1165, 1200.) 92 Appeal Justification RE: Hanson Hotel Project

Appellant respectfully reserves the right to supplement this appeal justification at future hearings and proceedings for this Project. (See Galante Vineyards v. Monterey Peninsula Water Management Dist. (1997) 60 Cal.App.4th 1109, 1120 [CEQA litigation not limited only to claims made during EIR comment period].) Finally, Appellant requests to be notified regarding CEQA actions and any approvals, determinations, or public hearings to be held on the Project. Local agencies are required to mail such notices to any person who has filed a written request for them. (See Pub. Res. Code §§ 21092.2, 21167(f) and Gov. Code § 65092.) Please send notice by electronic and regular mail to the address identified on page one of this letter.

Sincerely,
_________________________________________
Jordan R. Sisson
Attorney for Local 11
ATTACHMENT:

Exhibit A: OCCNPS Letter (8/26/25)60
Exhibit B: Calflora Observation Search61
Exhibit C: iNaturalist CAGN Capture
Exhibit D: Informational Plaque Photos
60 See also https://www.dropbox.com/scl/fi/etcupounh3tlofh863ilz/Exh.-A_San-Clemente-Hansen-Hotel-08- 2025.pdf?rlkey=1imss4u2uorrt3qezzrjv7vxi&dl=0.
61 See also https://www.calflora.org/entry/observ.html#srch=t&cols=b&wkt=-117.63183+33.4333,- 117.632+33.4333,-117.63212+33.43327,-117.63218+33.43324,-117.63212+33.43282,- 117.63153+33.43287,-117.63146+33.43293,-117.63147+33.43309,-117.63147+33.43323,- 117.63147+33.4333,-117.63183+33.4333&cch=t&inat=r.
93 EXHIBIT A
94 To conserve California native plants and their natural habitats, today and into the future, through science, education, stewardship, gardening, and advocacy.

August 26, 2025
San Clemente City Council
910 Calle Negocio
San Clemente, CA 92673
Acton Hall
City Manager
City of San Clemente, California
910 Calle Negocio
San Clemente, CA 92673
California Coastal Commission
South Coast District Office
301 E. Ocean Blvd., Suite 300
Long Beach, CA 90802
Sent via email to: [email protected], [email protected], [email protected] Re: Comments regarding the Staff Report on the San Clemente Planning Commission review of the Hansen Hotel development Public Hearing Project (PHP) 25-323, 1801 N. El Camino Real, San Clemente, CA Dear Sir or Madame:

The Orange County Chapter of the California Native Plant Society (OCCNPS) has a long-term interest in the status, distribution, and conservation of our local California native plants and the habitats which support them.

Below are several concerns and comments regarding the Staff Report on the San Clemente Planning Commission review of the Hansen Hotel development (25-323) near the intersection of Avenida Pico and El Camino Real, dated August 20, 2025:

Comment (Page 9 of the PDF)
The document makes reference to “a diverse palette of California native and drought-tolerant plant species.” We endorse this statement as being appropriate to the site location and to the adjacent environmentally sensitive land.

Comment (Page 20 of the PDF)
Pages 20-21

ENVIRONMENTAL REVIEW/COMPLIANCE (CEQA)
OCCNPS.org | P.O. Box 54891, Irvine, CA 92619-4891
95 To conserve California native plants and their natural habitats, and increase understanding, appreciation, and horticultural use of native plants.

The document incorrectly states “ . . . the project must occur within City limits on a site no larger than five acres and be substantially surrounded by urban uses. The subject site is within the City of San Clemente, occupies a

0.8-acre parcel, and is surrounded by commercial development to the west, east, and south, with an improved drainage channel and pedestrian pathway to the north. Although the Pico Park Sea Summit Trail and open space are generally north of the project site, the project site itself is substantially surrounded by urban uses, We believe this mis-states the adjacency of the site as being substantially surrounded by urban use. The site is surrounded on approximately 30% of its perimeter by significant and expansive open space and conserved natural vegetation to its NW, N and NE sides. The Sea Summit open space area is one of the most significant conserved open space habitats in the San Clemente city influence area. The small, approximately 15 meter wide drainage channel bordering the north perimeter of the site is a rather insignificant component of the site's overall character. The vegetation and habitat component is more or less continuous between this site and the adjacent 116 acres of conserved and managed open space and protected habitat.

Comment (Page 30 of the PDF)
OCCNPS disagrees with the Staff Recommendation and “RESOLUTION NO. PC 25-013”, and the validity of the statement “A Biological Assessment was prepared and confirmed that the project site does not contain habitat value for endangered, rare, or threatened species. No sensitive biological resources will be affected by the proposed development.”
As stated above, OCCNPS biologists have visited the site and confirm the significant presence of healthy, regenerating populations of the native plant species of a coastal sage scrub community. These include Baccharis pilularis, Artemisia californica, Atriplex lentiformis, Isocoma menziesii, Encelia californica, and others. Each of which are primary indicators of a coastal sage scrub plant community, the dominant plant community in the adjacent Sea Summit natural open space. This habitat is also the desired habitat of the sensitive and protected California gnatcatcher. The presence of these and other plant species at the site are documented on Calflora here (https://www.calflora.org/entry/observ.html#srch=t&cols=b&wkt=-117.63183+33.4333,-117.632+33.4333,-117.63212+33.43327,-117.63218+33.43324,-117. 63212+33.43282,-117.63153+33.43287,-117.63146+33.43293,-117.63147+33.43309,-117.63147+33.43323,-117.63147+33.4333,-117.63183+33.4333&cch=t &inat=r).

Coastal sage scrub (CSS) habitat is an environmentally protected habitat in Southern California, due to its endangered status, high biodiversity, and the inclusion of the California gnatcatcher and other species that are listed as threatened or endangered. Protection efforts include the Central and Coastal Orange County Natural Community Conservation Plan (NCCP), which aims to preserve CSS as a sensitive habitat community and its associated species.

Below is an inventory of all plant taxons surveyed by OCCNPS biologists at the site in August 2025. Plants are presented in order of relative abundance by plant cover over the full site. It should be noted that this is not the optimal time for a plant survey and many taxons are likely missed, as almost all annual species are senesced at this season. The site can clearly be characterized as a coastal sage scrub plant community. Even with some degradation from trampling, erosion, waste and dumping, native species dominate the site, with several non-native species also present, but representing a small proportion of the plant cover (<10%).

OCCNPS.org | P.O. Box 54891, Irvine, CA 92619-4891 96
To conserve California native plants and their natural habitats, and increase understanding, appreciation, and horticultural use of native plants.

1. Isocoma menziesii var. vernonioides
Green leaved dune goldenbush
Native

2. Baccharis pilularis ssp. consanguinea
Coyote brush
Native

3. Atriplex lentiformis
Big saltbush
Native

4. Melilotus indicus
Annual yellow sweetclover
Non-native

5. Hirschfeldia incana
Mustard
Non-native, Cal-IPC invasive: moderate

6. Dittrichia graveolens
Stinkwort
Non-native, Cal-IPC invasive: moderate

7. Encelia californica
Bush sunflower
Native

8. Artemisia californica
Coastal sage brush
Native

9. Pseudognaphalium californicum
Ladies' tobacco
Native

10. Solanum douglasii
Douglas’ nightshade
Native

11. Salsola australis
Russian thistle
Non-native

12. Datura wrightii
Jimsonweed
Native

13. Lysimachia arvensis
Scarlet pimpernel
Non-native

14. Distichlis spicata
Salt grass
Native

14. Cirsium vulgare
Bullthistle
Non-native, Cal-IPC invasive: moderate
Due to mischaracterizations of the site, OCCNPS firmly disagrees with the declaration of the site being categorically exempt from CEQA and requests the city conform with CEQA requirements.

Comment (Page 53 of the PDF)
Resolution No. PC 25-013 Exhibit A 12.24.050) Landscape Plans 3.11. Landscape Plans OCCNPS is concerned about the lack of specific landscaping detail and particularly the lack of a specific species plant materials list and quantities for the site. As noted previously, the site is immediately adjacent to one of the most significant protected natural areas in the San Clemente area. We are specifically concerned about invasive plant intrusion into these conserved lands from horticultural and non-native species. Thus, we request that a detailed and itemized plant materials list be prepared, reviewed, and approved by the city prior to permitting. We further request that this review be thorough and conducted by entities with the technical knowledge necessary to make these determinations. Biologists, invasive plant experts, and horticulture resources are available from OCCNPS. We ask that our experts be allowed to review the plans and provide scientific expertise and input.

Comment (Page 111-112 of the PDF)
ENV 5 31132, LANDSCAPE / PLANNING/ DESIGN INC. MEMORANDUM Pages 1-2 This document, regarding the proposed landscape, contains several factual errors:
● Cercis occidentalis is not a locally native plant and does not occur in Orange county wildlands. Its nearest nativity is in central San Diego County interior chaparral and oak woodlands and it should not be introduced at the site.
● Llyonothamnus floribundus is not native to mainland California and is limited to the CA Channel Islands. ● Aesculus californica does not occur as a native plant in Orange County and thus is not locally native. Its nearest nativity is 125 miles to the North in Kern County. It is also rather poorly adapted to our coastal, salt air and soil climate.

OCCNPS.org | P.O. Box 54891, Irvine, CA 92619-4891 97
To conserve California native plants and their natural habitats, and increase understanding, appreciation, and horticultural use of native plants.

Comment (Page 111 of the PDF)
Reference is made to the use of Washingtonia robusta, a locally invasive non-native species. This species should not be installed at the site.

OCCNPS agrees with the suggested substitution of the street tree Washingtonia robusta, Mexican Fan Palm with Phoenix dactalifera, Date Palm. Mexican fan palm is a known invasive plant species (CAL-IPC:
https://www.cal-ipc.org/plants/profile/washingtonia-robusta-profile/). W. robusta at this location would be a short distance from the Sea Summit natural area and the seed of the species is likely to disperse, germinate, multiply and degrade the adjacent moist bottomlands of this natural, conserved area. Fruit and seeds of W. robusta are easily and frequently dispersed by birds and water, and trees at this site would be likely to do both.

Comment (Attachment “PLAN 20f” PDF)
Contrary to comments stating a landscape composed of “a diverse palette of California native and drought-tolerant plant species” the attached planting plan and materials plan of attachment PLAN 20f do not support this:
● Of the 15 “Tree” species, none are either California native trees or locally native plants. ● Of the 9 “Large Shrubs” species, 3 of the 9 are California native trees or cultivars of native trees. However, none grow natively in Orange County or the larger region. ● Of the 14 “Medium Shrubs” species, 5 of the 14 are California native trees or cultivars of native trees.

However, none grow natively in Orange County or the larger region. ● Of the 17 “Small Shrubs” species, 7 of the 17 are California native trees or cultivars of native trees.

However, none grow natively in Orange County or the larger region. ● Stipa tenuissima is a non-native invasive species (Cal-IPC:
https://www.cal-ipc.org/plants/profile/stipa-tenuissima-profile/) and should not be planted at the site.

In summary, of the 55 plant species and cultivars selected, none are locally or regionally native plants. It is important to note that “California” is an extremely large and diverse state, with native plants locally adapted to specific climates, soils, biotic associations, and other tolerances. Introducing plants that are not locally native may have limited ecological and environmental value.

Thank you for the opportunity to comment and for your attention to these concerns.

Sincerely,
Elizabeth Wallace Ron Vanderhoff
President Plant Science Chair

OCCNPS OCCNPS
OCCNPS.org | P.O. Box 54891, Irvine, CA 92619-4891 98

EXHIBIT B
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EXHIBIT C
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EXHIBIT D
104
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106

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Project Index:

ARCHITECTURAL:A-0.0 COVER / PROJECT SUMMARYA-0.1 ARCHITECTURAL SITE PLANA-0.2 PROJECT CODE SUMMARYA-0.3 PROJECT ZONING & PARKING SUMMARYA-1.0 MAX. HEIGHT CALCULATIONA-1.1 MAX. HEIGHT CALCULATION, PLATE HEIGHTA-1.2 MAX. HEIGHT CALCULATION, EXISTING GRADEA-2.0 CULTURAL HERITAGE - HISTORICAL CONTEXTA-2.1 HISTORICAL CONTEXT - INSPIRATIONA-2.2 HISTORICAL CONTEXT - IMPACTA-3.0 PROPOSED SITE SIGNAGE AND PUBLIC ARTA-3.1 ARCHITECTURAL LANDSCAPE COORDINATION PLANA-3.2 ARCHITECTURAL LANDSCAPE COORDINATION OPEN SPACEA-4.0 P2 LEVEL (BASEMENT)A-4.1 P1 LEVEL (BASEMENT)A-4.1a P1 LEVEL - BASEMENT JUSTIFICATIONA-4.2 STREET LEVEL 1A-4.2a PROPOSED SITE LOADING AREAA-4.3 SECOND LEVELA-4.4 THIRD LEVELA-4.5 ROOF PLANA-5.0 ELEVATION 1A-5.1 ELEVATION 2A-5.2 ELEVATION 3A-6.0 ELEVATION - SECTION 01A-6.1 ELEVATION - SECTION 02A-6.2 ELEVATION - SECTION 03A-6.3 ELEVATION - SECTION 04 & 05A-6.4 ELEVATION - SECTION 06A-7.0 ENLARGED PLAN, ELEVATION, SECTION 1 "FAMILY COURT"A-7.1 ENLARGED PLAN, ELEVATION, SECTION 2 "COURT 001"A-7.2 ENLARGED PLAN, ELEVATION, SECTION 3 "REAR ELEVATION"A-7.3 ENLARGED PLAN, ELEVATION, SECTION 4 "COURT 002"A-7.4 ENLARGED PLAN, ELEVATION, SECTION 5 "LOBBY 02"A-7.5 ENLARGED PLAN, ELEVATION, SECTION 5 "MAIN LOBBY ENTRY"A-8.0 VIEW ANALYSES PERSPECTIVES 1A-8.1 VIEW ANALYSES PERSPECTIVES 2A-8.2 VIEW ANALYSES PERSPECTIVES 3A-8.3 VIEW ANALYSES PERSPECTIVES 4A-8.4 VIEW ANALYSES PERSPECTIVES 5A-8.5 VIEW ANALYSES PERSPECTIVES 6A-8.6 VIEW ANALYSES PERSPECTIVES 7 LANDSCAPE:L-1.0 MASTER COLOR LANDSCAPE PLANL-2-0 NOT USEDL-3.0 NOT USEDL-4.0 NOT USEDL-5.0 LANDSCAPE STREET SECTIONSL-6.0 LANDSCAPE STREET SECTIONSL-__ LANDSCAPE PLANTING ELEVATIONSL-__ LANDSCAPE PLANTING ELEVATIONL-__ LANDSCAPE PLANTING ELEVATION CIVIL ENGINEERING:C-1 TITLE SHEETC-2 STREET LEVEL DRAINAGEC-3 UPPER PARKING LEVEL DRIVEWAYC-4 PLAN - LOWER LEVEL PARKINGC-5 SECTIONS W-1 WATER QUALITY MANAGEMENT PLAN
Project Summary: LEGAL
APN # 057-191-60
N-Tract #14486Lot # 01
LOT INFORMATION:Lot Area 32,030 s.f. (0.8 AC.)
FAR 1.0 (Commercial) 32,030 S.F. (Allowed)
1 Rm / 500 s.f 64 Guest Rms. (Allowed)
Total Building Area:

Garage LVL2 (S2) 22,859 s.f.Garage LVL1 (S2) 22,670 s.f.Garage LVL1- Lobby (B) 1,746 s.f. ( & Cafe)
Street Level 12,130 s.f.
(R1) / A2 29 Rooms
Level 2 11,348 s.f.
(R1) 25 Rooms
Level 3 4,829 s.f.
(R1) / A-2 7 Rooms
Total Building Area:

Hotel 28,307 s.f.

Rest. Bldg. Area 1,726 s.f.
30,033 s.f. < 32,030 s.f.

Garage 47,275 s.f. (Basement)
77,308 s.f.

Total Rooms 1:500 Allowed (32,030 / 500 = 64)
61 Guest Rooms Provided < 64
18,197 s.f.

Total Parking Spaces Provided:

GARAGE LVL1 43
GARAGE LVL2 61
104 (Stalls Prov.)
Total Parking Spaces Required:

HOTELS ROOMS 61 61RESTAURANT 29
CAFE 5
95 (Stalls Req'd)
(Mgr and Employee = 7) +7
Note: Refer to Plans for
Required Parking Calculations of Restaurants.

ZONING
MU1 - A - CB - C2 (MU1 - A - P)
OCC : A-2, B, R-1
TYPE OF CONSTR. : III A / 1

GARAGE TYPE I

HOTEL TYPE III A
(FULLY SPRINKLERED)
BUILDING SUMMARY:
3 STOREY HOTEL TYPE III A w/
2 LEVEL TYPE I

PARKING GARAGE
(BASEMENT / SUB-T)
Project Summary A-0.0
Lot Coverage:

Lot Area: 32,030 s.f.

Total Building (Lot Coverage) @ Street Level; 7,291 s.f. (22.89% < 20%) Urban Open Space (U.O.S.) Street Level
Total Building Foot Print: 15,201 s.f. (47.5% < 100%)
Image Key (Eye Level) Vicinity Map:

Site
N. El Camino Real
Avenida Pico
102 (Total Stalls Req'd.)
ATTACHMENT 3
107
ELEV.

UP
UP

39.5'

33.8'

34.0'

34.0'

34.0'

33.8'
LOBBY
ELEV. 27.45'
DN

34.0' 34.0' 34.0' 34.0'
D D
TRASH
H.K.

GUEST
SERV.

POOL BAR
B.O.H.

UP
UP
UP
DN
DN

36.5'

34.5'

35.0'

34.5'

34.0'

34.0'

34.0' 34.0' 34.0' 34.0' 34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0' 34.0'

34.5'

35.0'

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.5'

35.0'

35.0'

35.0'
UP

PUBLIC CAFE
(WALK-UP)

29.65' 3.3%

30.15' F.S.
+/- ELEV. 29.50'
PA
PA

35.0'

34.0'
F.S. 37.5'

34.0'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA
UP
PA PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATED

UTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA PA
PA
PA
FS 33.8
FS 34.5
5% SLOPE
5% SLOPE
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
FS 33.49
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.0' 34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

33.8' 33.8'

35.5' TOW

35.5' TOW 35.5' TOW

35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW
PA
PA
PA
+/- 6.5%

1.9%

CURB CUT
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
73'-6" 59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"

TRASH STAGING
9 R @ 7" MAX.

DN
UP
3 Hr. Podium
Deck Patio
(Concrete) Green Roof
(Concrete)
6'-9" 18'-4" 37'-8" 84'-0" 43'-10" 24'-8"
10'-4"
3'-1"
3'-5" 19'-4" 36'-6" 18'-5"
18'-1"
4'-1" 14'-0"
5'-1"
3'-2" 18'-0" 25'-2"
22'-0"
2'-0" 18'-10" 11'-9" 15'-1" 11'-10" 15'-8" 11'-10" 26'-6" 9'-7" 9'-1" 16'-2" 1'-2" 55'-0" 18'-3"
155'-11"
5'-7"
5'-8"
22'-5"
5'-10"
201'-6"
8'-8"
23'-11"
34'-3"
7'-10"
28'-1" 52'-11" 24'-5"
3'-10"
5'-4"
5'-3"
3'-1"
3'-2"3'-2"
3'-3"
3'-1"

A D F J

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658

EL CAMINO REAL

AVENIDA PICO
Site Plan A-0.1
Setback Requried (Table 17.40.040):

Front Yard: 0'-0"
Side Yard 0'-0"
Rear Yard: 0'-0"
Project Setbacks:

GARAGE
EGRESS

PEDESTRIAN
ACCESS

PEDESTRIAN
ACCESS
GUEST
ACCESS

PEDESTRIAN
ACCESS
GARAGE
ACCESS

HOTEL GUEST

POOL & DECK

POOL BAR
(HOTEL GUEST)

PEDESTRIAN
ACCESS
GUEST
ACCESS
SCALE: 1" = 10'-0"
5'
10'
20' 30'
40'

PROPOSED
ELECT. TRANS.

PROPOSED

FIRE BACK FLOW

PROPOSED
DOMESTIC B.F.

PROPOSED
IRRIGATION B.F.

Fire Access:

A FIRE ACCESS 245'-0" HOSE PULL
B FIRE ACCESS 145'-0" HOSE PULL.

Note:

TYPE III A CONSTRUCTION, LADDER ACCESS NOT REQ'D.
(2 Hour Ext. Bearing Walls, w/ Fire Treated Lumber)
BUILDING WILL BE FULLY SPRINKLER NFPA 13.

FIRE PROTECTION CONSULTANT WILL PROVIDE A

COMPREHENSIVE FIRE PROTECTION PLAN IN COMPLIANCE
WITH CURRENT CBC STANDARDS AND OCFA.

REFER TO ROOF PLAN FOR ADDITIONAL FIRE ACCESS
INFORMATION. SHEET A-06 & A-07.INFORMATION PROVIDED IS SCHEMATIC IN NATURE.

A
B

FDC PROPOSED LOCATION, FINAL LOCATION TO BE
COORDINATED DURING DESIGN DEVELOPMENT. C
D FIRE SYSTEM STAND PIPE.

EXISTING HYDRANT, REFER TO HYDRANT TEST
(OCFA Water Flow Availability 05.08.2025)
E
D
C
E

TRUE NORTH PLAN NORTH
D
F FIRE ACCESS ~ 200'-0" HOSE PULL.

F
F
A
B
C
D
E
F
A
C P
F
E
D D
F
B
C
D D
E
F
F
108
ELEV.

UP
UP

39.5'

33.8'

34.0'

34.0'

34.0'

33.8'
LOBBY
ELEV. 27.45'
DN

34.0' 34.0' 34.0' 34.0'
D D
TRASH
H.K.

GUEST
SERV.

POOL BAR
B.O.H.

UP
UP
UP
DN
DN

36.5'

34.5'

35.0'

34.5'

34.0'

34.0'

34.0' 34.0' 34.0' 34.0' 34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0' 34.0'

34.5'

35.0'

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.5'

35.0'

35.0'

35.0'
UP

PUBLIC CAFE
(WALK-UP)

29.65' 3.3%

30.15' F.S.
+/- ELEV. 29.50'
PA
PA

35.0'

34.0'
F.S. 37.5'

34.0'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA
UP
PA PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA PA
PA
PA
FS 33.8
FS 34.5
5% SLOPE
5% SLOPE
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
FS 33.49
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.0' 34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

33.8' 33.8'

35.5' TOW

35.5' TOW 35.5' TOW

35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW
PA
PA
PA
+/- 6.5%

1.9%

CURB CUT
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"

TRASH STAGING
9 R @ 7" MAX.

DN
UP
3 Hr. Podium
Deck Patio
(Concrete) Green Roof
(Concrete)
6'-9" 18'-4" 37'-8" 84'-0" 43'-10" 24'-8"
10'-4"
3'-1"
3'-5" 19'-4" 36'-6" 18'-5"
18'-1"
4'-1" 14'-0"
5'-1"
3'-2" 18'-0" 25'-2"
22'-0"
2'-0" 18'-10" 11'-9" 15'-1" 11'-10" 15'-8" 11'-10" 26'-6" 9'-7" 9'-1" 16'-2" 1'-2" 55'-0" 18'-3"
155'-11"
5'-7"
5'-8"
22'-5"
5'-10"
201'-6"
8'-8"
23'-11"
34'-3"
7'-10"
28'-1" 52'-11" 24'-5"
3'-10"
5'-4"
5'-3"
3'-1"
3'-2"3'-2"
3'-3"
3'-1"
ELEV.
9 R @ 7" MAX.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
DN.

UP
UP
TRASH
H.K.

GUEST
SERV.

DN
UP
DN
UP
UP
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

35.50'

B / WALK
ELEV. 30.16'
+/- 6.5%

2.0%

CURB CUT

32.68 F.S. 33.12 F.S.

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.17
ELEV. 31.22

30.28'
F.S. 33.02 F.S. 5% 31.25' F.S. ELEV. 31.50
ELEV. 32.39
5%

34.3' T.O.W.
(+6" T.O.C.)

34.3' T.O.W.

SLP. +5
ELEV.
10 R @ 7" MAX. D D DN.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
TRASH
H.K.

GUEST
SERV.

DN
DN
DN
DN.

UP
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TO 36.5' T W OW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA
3'-10"
5'-4"5'-4"
10 R @ 7" MAX. UP
10 R @ 7" MAX.
48 ELEV. 13.36' +/- 4.5% SLOPE ELEV. 8.91'
UP
10 R @ 7" MAX.

MECHANICAL ROOM
(AREA)
ELEV. 9.41'
ELEV. 14.36'
123456789

5.92.9 A

6.9 B C D E F G H I J

7.8 ELEV.
(TURN AROUND STALL)

NO PARKINGNO PARKING
NO

PARKING

NO PARKING
NO

PARKING

BOTTOM OF POOL SLAB
(28.05)

BOTTOM OF CAFE SLAB
(28.50)
49 50 51 52 53 54 55 56 57 58 59
61 626364656667
68 71
7273
74 70
69 84 83 82 81 80 79 78 77 76 75
86 87 88 89
37 36 35 34 33 32 31
3940
41 4243444546
47 60
30 38
85 90
DN
LOBBY
ELEV. 19.35'
+/- 4.5% SLOPE
+/- 4.5% SLOPE
UP
10 R @ 7" MAX.
10 R @ 7" MAX.

DN
TRASH RM.

VALET / RIDE SHARE

WAITING
ELEV. 19.35'
123456789

5.92.9 A

6.9 B C D E F G H I J

7.8 (ELEV. 27.79')
ELEV. 24.0'
ELEV. 27.45'
HC
LIFT
LAUNDRY / H.K.

ELEV.

EV EV EV
BIKE PARK.

LINE OFPOOL ABOVE
DN
UP
UP
HOTEL
ENTRY
ELEV. 22.51'
ELEV. 23.51'

BOTTOM OF POOL SLAB
(28.05)
ELEV. 24.0'

COFFEE SHOP

EV EV EV

NO PARKING

NO PARKING
NO

PARKING

MAIN ELECTRICAL ROOM
(AREA)

CONCIERGE / STORAGE
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE

PUBLIC CAFE
(WALK-UP)
~30.0'
Order / P-U Windows
Covered Trash Bins
91 30
92 93 94 95
6 7 8 9 10 11 12 13 14 15
16171819
20 21
22 104
103 102 101 100 99 98 97
5432
1 29 28 27 26 25 24 23
90 96
F.F. 29.50'
ELEV. 27.87'
ELEV. 28.22'
ELEV. 28.30'
ELEV. 27.70'
ELEV. 23.63'ELEV. 24.10'
R.O.W.

EL. 19.90'
CBC 2022: Section 406.2.2 (Pkg Clr Ht) EL. 25.72'
CBC 2022: Section 406.2.2 (Pkg Clr Ht)
UP

A D F G J

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.9'-1" Plt Ht.9'-1" Plt Ht.9'-1" Plt Ht. (Elev. 64.08)56.68 Third Floor F.F. (Restaurant) First Level Garage
Second Level Garage
Ridge Ht. (Elev. 71.83') Ridge Ht. (Elev. 72.08)
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 67.33')
GUEST RM.

LOBBY
LOBBY

LOBBY LOBBY

LOBBYLOBBY

FAMILY HALL

FAMILY HALL
GUEST RM.

P.L.

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Code Analyses:

OCC : A-2, B, R-1, S-1
TYPE OF CONSTRUCTION. :

GARAGE TYPE I

HOTEL TYPE III-A
(FULLY SPRINKLERED)
BUILDING SUMMARY:
3 STOREY HOTEL TYPE III-A w/
2 LEVEL TYPE I

PARKING GARAGE
(BASEMENT / SUB-T)
ALLOWABLE BUILDING HEIGHT: (Table 504.3)
Type III-A, Sprinkler (No Height Increase)
Occ. A-2 75'-0"Occ. B 55'-0"Occ. R-1 75'-0"
ALLOWABLE BUILDING AREA: (Table 506.2)
Type III-A, Sprinkler (No Height Increase)/SM
Occ. A-2 42,000 s.f.Occ. B 57,000 s.f.Occ. R-1 48,000 s.f.

Type I, Spinkler SM
Occ. S-2 UL
BUILDING AREA PROPOSED:

Project Code Summary (C.B.C. 2022) A-0.2
Vicinity Map:

Site
N. El Camino Real
Avenida Pico

EL CAMINO REAL

AVENIDA PICO
Street Level / First Level
Typ. Section
Third Level
Second Level
Level P1Level P2
3 Hour Seperation per CBC 2022; Section 510.2
Level P1 - S-2
Type I Construction - Fully Sprinkler
Level P2 - S-2
Type I Construction - Fully Sprinkler
Level 1 - R-1
Type IIIA Construction - Fully Sprinkler
Level 2 - R-1
Type IIIA Construction - Fully Sprinkler
Level 3 - R-1
Type IIIA Construction - Fully Sprinkler
First Level Occupancy: R-1 Hotel Transient (1:200 s.f.) (Table 1004.5) Total Occupants
West Wing 8 Occ (1 Exit)
North Wing 22 Occ (2 Exits)
Courtyard 7 Occ (1 Exit)
Travel Dist. 250' Fully Sprinkler (Table 1017.2)

1. 10 Occ. one exit (Table 1006.3.3(2))
B Hotel Lobby (1:15 s.f.)
Lobby ~ 420 s.f.
28 Occ. (1) Exit
Building Diagonal:
196-0"
Exit Separation
196'-0"
Egress Separation:

B Hotel Pool Bar (1:15 s.f.) / (1:1.5 l.f.)Bar 11 l.f. = 8 Occ. + 2 Staff (1:200 s.f.)Patio Area ~ 55 s.f. = 4 Occ. 17 Occ. (1) Exit
Occupancy
R-1 Hotel Transient (1:200 s.f.) (Table 1004.5)
Total Occupants
West Wing 17 Occ (2 Exit)
Travel Dist. 250' Fully Sprinkler (Table 1017.2)

1. 10 Occ. one exit (Table 1006.3.3(2))
A-2 Restaurant (1:15 s.f.) (Table 1004.5)
Total Occupants
Roof Top ~2,125 s.f.
142 Occ. (2 Exits Req'd)
Occupancy:

Total Area 20,938 s.f.

S-2 Parking Garage (1:200 s.f.) (Table 1004.5)
Total Occupants
105 Occupants
Travel Dist. 400' Fully Sprinkler (Table 1017.2)

1. 29 Occ. one exit (Table 1006.3.3(2))

2. Exit Access 100' Max (Note b.)
Occupancy:

Total Area 19,508 s.f.

S-2 Parking Garage (1:200 s.f.) (Table 1004.5)
Total Occupants
98 Occupants
Travel Dist. 400' Fully Sprinkler (Table 1017.2)

1. 29 Occ. one exit (Table 1006.3.3(2))

2. Exit Access 100' Max (Note b.)
Occupancy:

R-1 Hotel Transient (1:200 s.f.) (Table 1004.5)
Total Occupants
West Wing 15 Occ (2 Exit)
North Wing 30 Occ (2 Exits)
Courtyard 6 Occ (1 Exit)
Travel Dist. 250' Fully Sprinkler (Table 1017.2)

1. 10 Occ. one exit (Table 1006.3.3(2))
B Hotel Lobby (1:15 s.f.)
Cafe 360 s.f = 23 Occ. + 1 Staff (1:200 s.f.)
Seating Area ~ 150 s.f. = 10 Occ.
34 Occ. (1) Exit
HOTEL SQUARE FOOTAGE:

TOTAL HOTEL AREA:Total Hotel Guest Rooms Sq Ft 18,288 s.f. (R-1 Occ.)Total Hotel Circulation/B.O.H. 7,047 s.f. (R-1 Occ.) (R-1 for Building Area Calc.)
Total Guest Amenities 2,973 s.f. (R-1 Occ.)
(Street Side Cafe removed ( - 245 s.f.))
Total Hotel (R-1) Area 28,063 s.f. 58% of Allow AreaTotal Restaurant (A-2) Area 3,380 s.f. 8% of Allow Area Total R-1 Area 31,443 s.f. 66% < 100% Allow Area
TOTAL ROOMS:Total Units 61
HOTEL PARKING AREA SQUARE FOOTAGE:
(S-1 Occ. / Type I Construction)
TOTAL PARKING GARAGE:

Level P1 Area 22,859 s.f.Level P2 Area 24,416 s.f.

Total S-2 Area 47,275 s.f. < (U.L.) Allow Area
Note: Street Side Cafe located in Type 1 Portion of building:

S-2:Type I Acc Use < 10%Street Side Cafe 245 s.f. < 4,728 s.f. (10% of S-1) R-1:Type III A Acc Use < 10% 1,100 s.f. < 2,703 s.f. (10% of R-1)Pool-Side Bar, LobbyNOTE:

Open Rooftop Restaurant, Open Balconies and Unconditioned Halls have been taken as gross square footage for preliminary Building Code Analyses for Occupancy Loads.

Assessed square footage and Building Code Compliance square footage will be updated accordingly based on construction detailing, additional design development and the City of San Clemente's Building Official's 'code interpretation'.

Worst case scenario has been taken for purposes of this preliminary code analyses, and Planning Submittal.

TRUE NORTH PLAN NORTH
109
10 R @ 7" MAX. UP
10 R @ 7" MAX.

LOBBY
ELEV. 19.35'
+/- 4.5% SLOPE
+/- 4.5% SLOPE
UP
10 R @ 7" MAX.
10 R @ 7" MAX.

DN
TRASH RM.

VALET / RIDE SHARE

WAITING
ELEV. 19.35'
123456789

5.92.9 A

6.9 B C D E F G H I J

7.8 (ELEV. 27.79')
ELEV. 24.0'
ELEV. 27.45'
HC
LIFT
LAUNDRY / H.K.

ELEV.

EV EV EV
BIKE PARK.

LINE OFPOOL ABOVE
DN
UP
UP
HOTEL
ENTRY
ELEV. 22.51'
ELEV. 23.51'

BOTTOM OF POOL SLAB
(28.05)
ELEV. 24.0'

COFFEE SHOP

EV EV EV

NO PARKING

NO PARKING
NO

PARKING

MAIN ELECTRICAL ROOM
(AREA)

CONCIERGE / STORAGE
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE

PUBLIC CAFE
(WALK-UP)
~30.0'
Order / P-U Windows
Covered Trash Bins
91 30
92 93 94 95
6 7 8 9 10 11 12 13 14 15
16171819
20 21
22 104
103 102 101 100 99 98 97
5432
1 29 28 27 26 25 24 23
90 96
F.F. 29.50'
ELEV. 27.87'
ELEV. 28.22'
ELEV. 28.30'
ELEV. 27.70'
ELEV. 23.63'ELEV. 24.10'
R.O.W.

EL. 19.90'
EL. 25.72'
10 R @ 7" MAX. UP
10 R @ 7" MAX.
48 ELEV. 13.36' +/- 4.5% SLOPE ELEV. 8.91'
UP
10 R @ 7" MAX.

MECHANICAL ROOM
(AREA)
ELEV. 9.41'
ELEV. 14.36'
123456789

5.92.9 A

6.9 B C D E F G H I J

7.8 ELEV.
(TURN AROUND STALL)

NO PARKINGNO PARKING
NO

PARKING

NO PARKING
NO

PARKING

BOTTOM OF POOL SLAB
(28.05)

BOTTOM OF CAFE SLAB
(28.50)
49 50 51 52 53 54 55 56 57 58 59
61 626364656667
68 71
7273
74 70
69 84 83 82 81 80 79 78 77 76 75
86 87 88 89
37 36 35 34 33 32 31
39 40
41 4243444546
47 60
30 38
85 90
LOBBY
789

6.97.8 ELEV. 24.0'
ELEV. 27.45'
HC
LIFT
DN
UP
HOTEL
ENTRY

COFFEE SHOP

CONCIERGE / STORAGE
1 UP

PUBLIC CAFE
(WALK-UP)
~30.0'
Order / P-U Windows
Covered Trash Bins
30 29 28 27 26
F.F. 29.50'
DD
DN.

D F J
59'-8" 63'-8"
DN
DN
DN
F.S. 37.5'

DESIGNATED

UTIL/ TRANSFORMER

AREA WITH
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA PA
PA
FS 34.5
FS 34.5
FS 34.5
0'

34.0'

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW
TOW PA
PA

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
City of San Clemente Zoning:

Project Zoning and Parking Summary A-0.3
Vicinity Map:

Site
N. El Camino Real
Avenida Pico
Street Level (Lobby Entry)
Third Level
Level P2
RESTAURANT SQUARE FOOTAGE:

Total Sq. Ft. 2,545 s.f.

Apx. Seating 142 Seats (84% @ 1/15s.f.)
Total Estimated Seats 142Total Parking Required 29 stalls (1:5 occ.) Note: First 16 seat no parking per Table 17.56.080a(Credit not taken), all parking based on 1 per 5 seats.

Note: Seats based on 84% (Estimated Total Seating Area) of total area @ 1/15 s.f. (CBC 2022; Table 1004.5).

Street Level (Cafe)
CAFE SQUARE FOOTAGE:

Total Sq. Ft. 1,357 s.f.

Apx. Seating 20 indoor (25% @ 1/15s.f.)
Out Door Seating 10 Seats (~80% @ 1/15s.f.)
(First 8 pastio Seats no Parking)
Total Estimated Seats 30 ( - 8 = 22)Total Parking Required 5 stalls (1/5 Seats) STREET SIDE (WALK-UP) CAFE SQUARE FOOTAGE:

Total Sq. Ft. 290 s.f.

Apx. Seating 0 indoor (0% @ 1/15s.f.)
Out Door Seating 8 Seats
(First 8 pastio Seats no Parking)
Total Estimated Seats 8 - 8 = 0Total Parking Required 0 stalls (1/4 Seats) Level P1
Stalls Provided 61Stalls Provided 43

TRUE NORTH PLAN NORTH
102
110

36.75'
SPOT ELEV.

38.04'SPOT ELEV.

38.80'SPOT ELEV.

39.21'SPOT ELEV.

39.38'SPOT ELEV.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
UP
1 A
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.22

33.02 F.S.
5% 31.25' F.S.

34.3' T.O.W.

ELEV. 27.45'
HOTEL
ENTRY
DN
DN
DN
5%
5%

25.3'26.3'

27.3'

25.3'

26.3' 27.3' 28.3' 29.3' 30.3' 31.3' 32.3' 33.3' 34.3' 35.3' 36.3' 37.3'

27.3'

28.3' 29.3' 30.3' 31.3' 32.3' 33.3'

34.3'

35.3'

36.3'

37.3'

27.3'

32.3'
158'-4"
201'-6"
1 2 3 4 5 6 7 8 9

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.
9'-1" Plt Ht.9'-1" Plt Ht.
9'-1" Plt Ht. (Elev. 64.08)
Ridge Ht. (Elev. 71.83) Ridge Ht. (Elev. 71.83)
Ridge Ht. (Elev. 68.91)
Ridge Ht. (Elev. 74.25')
9 8 7 6 5 44 3 2 1

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.9'-1" Plt Ht.9'-1" Plt Ht.9'-1" Plt Ht. (Elev. 64.08) Ridge Ht. (Elev. 71.83) Ridge Ht. (Elev. 72.08)
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 45.08)
Ridge Ht. Elev. 54.20
Ridge Ht. (Elev. 46.91)
R.Ht. (Elev. 57.41)
8'-1" PL.8'-1" PL.

Ridge Ht. Elev. 56.67'

LINE OF (E) SIDEWALK

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Max Height Calculation A-1.0

EL CAMINO REAL

AVENIDA PICO
Maximum Height Calculation: Section 17.24.110 San Clemente Z.C. (Max Height 45'-0"):

A-4
A-3
R-71.83'
A-7 A-5
A-6
A-10
A-11
A/B
A
R-47.5'
C/D
R-56.67'
A-2
A-1a
C/D
A/B
R-61.75'
C/D
R-71.83'
A-13
A-14
R-46.91'
R-57.54'
R-54.2'
A-1
A-67.33'
A-8
A-74.25'
A-9
A-1b
B
C
D
A
B
C
D
A/B
A/B
C/D
A B
C D
A-4a
R-69.5'
R-60.25'
A B
C D
R-72.08'
A B
C
D
R-74.25'
R-68.5'
B
A
C
D
R-68.91'
A-12
R-68.75'
A
B
C D
B A
D
C

WEST ELEVATION EAST ELEVATION
111
1 36789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
DN
DN
DN
UP
1 A
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

25.3'26.3'

27.3'

25.3'

26.3' 27.3' 28.3' 29.3' 30.3' 31.3' 32.3' 33.3' 34.3' 35.3' 36.3' 37.3'

27.3'

28.3' 29.3' 30.3' 31.3' 32.3' 33.3'

34.3'

35.3'

36.3'

37.3'

27.3'

32.3'

J F D A

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.
9'-1" Plt Ht. (Elev. 43.08)
9'-1" Plt Ht.
9'-1" Plt Ht. (Elev. 64.08)

56.58 Third Floor F.F. (Restaurant)
Ridge Ht. (Elev. 72.08) Ridge Ht. (Elev. 71.83')
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 60.33)
Ridge Ht. (Elev. 46.92)
Ridge Ht. (Elev. 67.33')

A D F J

35.00 Podium F.F. (@ Lobby)

44.60 Second Floor F.F.

55.00 Third Floor F.F.8'-1" Plt Ht.9'-1" Plt Ht.9'-1" Plt Ht. (Elev. 64.08)34.00 Podium F.F. (@ Pool) Ridge Ht. (Elev. 71.83)
Ridge Ht. (Elev. 46.91)
Ridge Ht. Elev. 54.20
Ridge Ht. Elev. 57.41'
Ridge Ht. (Elev. 72.08)
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 67.33')
Ridge Ht. (Elev. 61.75')
P.L.

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Max Height Calculation (Plate Ht.) A-1.1

EL CAMINO REAL

AVENIDA PICO
Maximum Height Calculation (Max Plate Height 37'-0"):

A-64'-1"
B-64'-1"
D-64'-1" C-64'-1"
A-7
A-11 A/B-64'-1"
C/D-64'-1"
A-5
A-64'-1"
B-64'-1"
C-64'-1" D-64'-1"

NORTH ELEVATION SOUTH ELEVATION
112

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Max Height Calculation (Existing Grade) A-1.2

DRAWING PROVIDED FOR REFERENCE ONLY
113

36.75'
SPOT ELEV.

38.04'SPOT ELEV.

38.80'SPOT ELEV.

39.21'SPOT ELEV.

39.38'SPOT ELEV.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
UP
1 A
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.22

33.02 F.S.
5% 31.25' F.S.

34.3' T.O.W.

ELEV. 27.45'
HOTEL
ENTRY
DN
DN
DN
5%
5%

25.3'26.3'

27.3'

25.3'

26.3' 27.3' 28.3' 29.3' 30.3' 31.3' 32.3' 33.3' 34.3' 35.3' 36.3' 37.3'

27.3'

28.3' 29.3' 30.3' 31.3' 32.3' 33.3'

34.3'

35.3'

36.3'

37.3'

27.3'

32.3'
150'-10"
201'-6"
00' 20 0' 40 0' 60 0' 80 0' 100 0'
1'-2"
7'-4"
11'-10"
18'-11"
29'-4"
23'-1"

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658

EL CAMINO REAL

AVENIDA PICO
Cultural Heritage - Historical Context A-2.0
A
B C

IMAGE - A IMAGE - B IMAGE - CIMAGE - D IMAGE - E IMAGE - F D
E
F
114
1 1
2 B
C
D
3 4
5 7
6 A
8 F E
AA 1
2 3
4 5
6 7
8 A
B
C
D
E
F
AA
115

36.75'
SPOT ELEV.

38.04'SPOT ELEV.
6789
27'-0" 19'-8" 14'-10" 7.810'-3 1/2"
UP

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.5'34.5'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.22

33.02 F.S.
5% 31.25' F.S.

34.3' T.O.W.

ELEV. 27.45'
HOTEL
ENTRY 5%
5%

27.3'

28.3' 29.3' 30.3' 31.3' 32.3' 33.3'

34.3'

35.3'

36.3'

37.3'

27.3'
150'-10"
201'-6"

0.0' 20.0' 40.0' 60.0' 80.0' 100.0'
1'-2"
7'-4"
11'-10"
18'-11"
29'-4"
23'-1"

0.0'

20.0'

40.0' 60.0' 80.0' 100.0'

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Historical Context - Impact A-2.2
1 Ole Hansen Beach Club
2 San Clemente Casino
3 San Clemente (Ole Hansen) Theater
4 Acquatics Cafe
North Beach Neighborhood History:
5 San Clemente Bowling Alley
6 The Hansen Hotel
1 2
3 5
7 Historical Ole Hanson House
8 Original North Train Station (Does Not Exsit.)
7 8
1 2
3 4
A

C D E F G

TRUE NORTH PLAN NORTH
4 4

A B C D E F G
~ 25'-30'
~ 15'-20'
~ 15'
37 PA 3'

RAISED OVERHEAD PODIUM RAISED OVERHEAD PODIUM NE

36.5 PA

36.5' T 3
1 DN

33.02 F.S. 02 F.S 33.02 S 33 02 F. 33.02 F S 33.02 F.S. 3'
33 N
S.

F.S.

DN

33.3'
3 3 4.' PA 3
3 S
36 SP
3 2"
PA PA

WALL RT A
PA
A
PA
DN
PA
PA
PA
PA
FS 33.8
FS 32.3 FS 32
FS 32.0
F

36.3 PA
T.O 34.3' T O 34.3' T
PA
PA
W.

35.3'
PA
O.W
5%
T.O.

PA
3'
0 2.3
20 36.3
PA
A
UP
29'-4"
23'-1"
A
PA
PA
PA
PA
PA
PA

31.5 FS 31.3 FS 31 3
FS 30.2
5% SLOPE 5 SLO
25' F.S. 25'F .S.
5% LOP
5% SLOPE % SLOPE 5% S FS
A
ELEV. 27.45' ELEV. 27.45
HOTEL
ENTRY
7'-4"
O
' 11'-10" 11 -10
18'-11"
-
PA
PA
FS 34.5
-2
PA PA
PA
PA PA
P
P
PA
3 -'35 2
PA
M ZO

28.3'

20.0'

40.0'
A
MON
A

30.3' 31.3' 32.3'
201'-6"

60.0' 80.0' 100.0'

60.0' 80.0'
E F G
PA
3 ' 3
PA
PA
5%
ST 3
ELEV. 31.22 ELEV. 31.22 V. 3

31.2 .

PA
O.W
PA
W.

FS 32.3 FS
TEPS S

4.3' T.O 4.3' T.O 343 T .' .O
ELEV. 32.8' ELEV. 32.8'
EPS T
O
PA
STE
PA
5%

34. 40.0'
D
6 0
5%

1.25 A
Enhanced
Coastal View
Enhanced
Coastal View
Yellow Indicates
Articulated Street
Frontage
Engaged
Street Side
Cafe
27'-32'
20'-25'
~ 15'-18'
4 5
3 2
1 4
116
A
B
I
F
117
C
G
E
F
B
1 1
1 F
B
A
C
A
2 2
4 3
A
D
4 4
5 1 1 1 B
C
G
2 1
2 3
4 5
A
B
C
D
E
F
G
Administerial Review.
118

36.75'
SPOT ELEV.

38.04'
SPOT ELEV.

38.80'SPOT ELEV.

39.21'
SPOT ELEV.

39.38'
SPOT ELEV.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
UP
1 A
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.22

33.02 F.S.
5% 31.25' F.S.

34.3' T.O.W.

ELEV. 27.45'
HOTEL
ENTRY
DN
DN
DN
5%
5%

25.3'26.3'

27.3'

25.3'

26.3' 27.3' 28.3' 29.3' 30.3' 31.3' 32.3' 33.3' 34.3' 35.3' 36.3' 37.3'

27.3'

28.3' 29.3' 30.3' 31.3' 32.3' 33.3'

34.3'

35.3'

36.3'

37.3'

27.3'

32.3'
153'-2"
201'-6"
6'-9"
4'-0"
6'-6"
4'-6"
6'-4"
6'-0"
6'-0"
6'-0"

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658

EL CAMINO REAL

AVENIDA PICO
Architectural Landscape Coordination A-3.1
STREET TREE LOCATIONS:

A EL CAMINO REAL 201.5 L.F. @ 1:25'-0" = 9 Street Trees 10 Provided B AVENIDO PICO 153.2 L.F. @1:25'-0" = 7 Street Trees 9 Provided NOTE:

STREET TREES SHALL COMPLY WITH THE FOLLOWING DESIGN GUIDELINES:

City of San Clemente 1988 Landscape Guidelines
(Pages 29-34)
City of San Clemente Master Landscape Plan for Scenic Corridor 1989 (Pages 31, & 70-74)
City of San Clemente Henry Lenny Design Guidelines 1991 (City of San Clemente Zoning Ord.; Section 17.68050)
A
A
A
A
A
A
A
A
A
A
B
B
B
B
B
B
B
B
B
SIDEWALKS:

EL CAMINO REAL Historical SK-04 Width = 6'-0" to 6'-9"
AVENIDO PICO Sidewalk SK-03 Width = 6'-0"
(City of San Clemente Code of Ord.; Chapter 12.08 Curbs, Gutters and Sidewalk Construction) NOTE:

DETAIL REFERENCES REFER TO:

City of San Clemente Engineering Division Technical Standards (February 2021)
= 4'-0" to 4'-6" @ Driveway Canopy
FS 33.8
FS 34.5
FS 32.3 FS 32 3
FS 32.0
5%
T.O 34.3' T

31.5 FS 31.3 FS 31 3 F
FS 30.2
3 S
5% SLOPE 5%SLOP
5% SLOPE 5 SLO
ELEV. 31.22 ELEV. 3

31.25' F.S. 25' F 31S 25
5% LOP
F
A

39.38'
SPOT

38.04'
SPOT

38.80'SPOT

39.21'
SPOT

36.75'SPOT
6'-0"
6'-0"
6'-0"
T
T
333
DN
PA 33.02 F.S. 02 F.S 33.02 F 33.02 F

33.3'
34 3
6'-4" 3' 29.3' 30.3' 31.3' 32.3'
6'-9"
4'-0"
6'-6"
4'-6" PA 3
3 2
F
PA
A
PA
PA
O.W.

FS 32.3
TEPS S
O 4.3' T.O 4.3' T.O 343 T.

ELEV. 32.8' EL 328'
OW
33 F

33.02 3
PA
3 DN

33.02 F S 33.02 F S
D
3 2.3
P
ST P
PE
P
PA
A
PA
3'

35.3'
O.W
5% P
W.

4.3 A'
O
34 3 A
3S36
PA
PA
PA
DN

37.3'
6 PA
A
A
PA
PA
PA
P

AR WALL
P
A
A
A
A
A
APA
A
PAA
PAA
A
A
B
B
B
B
B
A
B
B
B
B
B
B
A
A
A
A
A
A
A
A
A
A
B
B
B
B
B
B
B
B
B
A
119

36.75'
SPOT ELEV.

38.04'
SPOT ELEV.

38.80'SPOT ELEV.

39.21'
SPOT ELEV.

39.38'
SPOT ELEV.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
UP
1 A
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.22

33.02 F.S.
5% 31.25' F.S.

34.3' T.O.W.

ELEV. 27.45'
HOTEL
ENTRY
DN
DN
DN
5%
5%

25.3'26.3'

27.3'

25.3'

26.3' 27.3' 28.3' 29.3' 30.3' 31.3' 32.3' 33.3' 34.3' 35.3' 36.3' 37.3'

27.3'

28.3' 29.3' 30.3' 31.3' 32.3' 33.3'

34.3'

35.3'

36.3'

37.3'

27.3'

32.3'
153'-2"
201'-6"
6'-9"
4'-0"
6'-6"
4'-6"
6'-4"
6'-0"
6'-0"
6'-0"

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658

EL CAMINO REAL

AVENIDA PICO
Architectural Landscape Coordination Open Space A-3.2
OPEN SPACE:

TOTAL LOT AREA: 32,030 S.F. (0.8 AC.)
ZONING MU-1
URBAN OPEN AREA (U.O.A.) REQ'D. 20% (Provided @ Street Level) % of U.O.A. TO BE LANDSCAPE 25%
NOTE:

CALIFORNIA STATE (MWELO);
MODEL WATER EFFICIENCY LANDSCAPE ORDINANCE:LANDSCAPE AND LANDSCAPE IRRIGATION WILL BE DESIGNED TO SUPPORT THE

DEPARTMENT OF WATER RESOURCES (DWR) ADMINISTERED CALIFORNIA STATE MODEL WATER EFFICIENCY LANDSCAPE ORDINANCE (MWELO) GUIDELINES:

IRRIGATION, LANDSCAPE PLANT SPECIES, IRRIGATION ZONES, WATER

EFFICIENCY, SOIL DESIGN AND MANAGEMENT, MULCHING, AND PROGRAMMABLE -

WEATHER SMART IRRIGATION WILL BE DESIGNED FOR A COMPLIANT MAXIMUM

APPLIED WATER ALLOWANCE (MAWA) & ESTIMATED TOTAL WATER USE (ETWU)

FORMULA BASED ON LOCAL CLIMATE, LANDSCAPE AREA, SOLAR EXPOSURE, AND PLANT TYPE. THIS SYSTEM DESIGN WILL BE SUBMITTED AS PART OF THE BUILDING DEPARTMENT REVIEW PROCESS.

DARK SKY:

ALL SITE LIGHTING WILL BE DESIGN TO DARK SKY REQUIREMENTS, FOR THE

SHIELDING OF LIGHT, LIMITING LIGHT TRESPASS, UTILIZING ENERGY-EFFICIENT LIGHTING, ADHERING TO COLOR TEMPERATURE LIMITS. SITE PHOTOMETRIC ANDLIGHTING SPECIFICATIONS WILL BE SUBMITTED FOR REVIEW AS PART OF OURBUILDING DEPARTMENT REVIEW. THE DESIGN TEAM WILL DESIGN TO INDUSTRYBEST PRACTICE AS OUTLINED IN CALIFORNIA TITLE 24 & CALIFORNIA GREENBUILDING CODE STANDARDS, AS WELL AS THE INTERNATIONAL DARK SKY

ASSOCIATION (IDA) GUIDELINES AND REQUIREMENTS TO REDUCE LIGHT POLLUTION AND PROTECT NIGHT SKY, AND NIGHT HABITAT.
(City of San Clemente Zoning Ord.; Section 17.68.050)
% URBAN OPEN AREA: PROVIDED REQ'D.

U.O.A. @ Street Level 7,291 S.F. > 6,406 S.F. 20% (Lot Area) U.O.A. Landscaping 3,637 S.F. > 1,602 S.F. 25% (U.O.A. Req'd.) LANDSCAPE DESIGN BY: ENV-5
REFER. TO LANDSCAPE DRAWINGS FOR ADDITIONAL

INFORMATION
GNATED
/ TRANSFORMER

EA WITH
FS 33.8
FS 34.5
DN
FS 32.3 FS 32 3
FS 32.0
5%
T.O.W 34.3' T 3 O 4 PA
UP

31.5 FS 31.3 FS 31 3 F
FS 30.2
S 3
3 5% SLOPE % SLOP 5% S
5% SLOPE 5 SLO
ELEV. 31.22 ELEV. 3

31.25' F.S. 25' F 31S 25
ELEV. 27.45' ELEV. 27.45
HOTEL
ENTRY
5% LOP
-0"
PA
PA
3 3
'-
P
'

DESIUTIL
ARE
PA
PA
PA
P F
PA
PA
PA
PA
IG
L/
EA
F
F
A
3 3'
PA
OW
5% 35
3'
O.W.
3 D
PA
3 37.'
6'-0
PA
PA
A
PA
%
FS PA
PA
ALL
PA
3 33
3 FS 32.3 PA
TEPS S
O 4.3' T.O 4.3' T.O 343 T.

ELEV. 32.8' EL 328'
34 33
F
3 3'
34 PA
S
P
P P
3S
AR
PA
PA
PA
PA
PA
PA PA
PA
O.W.

PA
PA
O.W
P
PA
W.

PA
PA

36.3'
PA
3 53.3'
A

5. P
3'
36 53
PA
53 PA
PA

RAISED OVERHEAD PODIUM ZONE RAISEDOVERHEAD PODIUM ZONE
5T 36.

PA
65 T' O 36
PA
PA
PA
PA
PA
PA
2 120
48 ELEV. 13.36' +/- 4.5% SLOPE ELEV. 8.91'
UP
10 R @ 7" MAX.

MECHANICAL ROOM
(AREA)
ELEV. 9.41'
ELEV. 14.36'
12 3456789

5.92.9 A

6.9 B C D E F G H I J

7.8 ELEV.
(TURN AROUND STALL)

NO PARKINGNO PARKING
NO

PARKING

NO PARKING
NO

PARKING

BOTTOM OF POOL SLAB
(28.05)

BOTTOM OF CAFE SLAB
(28.50)
49 50 51 52 53 54 55 56 57 58 59
61 626364656667
68 71
7273
74 70
69 84 83 82 81 80 79 78 77 76 75
86 87 88 89
37 36 35 34 33 32 31
39 40
41 4243444546
47 60
30 38
85 90
UP

EL CAMINO REAL
ADA PATH OF TRAVEL. TO BE COMPLIANT
WITH STATE AND LOCAL CODES.

NOTE:

1. ALL STALLS TO BE 9'-0" X 18'-0".

2. DRIVE AISLE 24'-0" MIN.

AVENIDA PICO
Project Summary - P2
TOTAL PARKING P2:

STD 61
EV 0
TOTAL PARKING 61
GARAGE LVL 2 24,342 SF

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
P2 LVL (Basement) A-4.0
EE
E : ELECTRIC PARKING
5'
10'
20' 30'
TRUE NORTH PLAN NORTH 40'
DN - Level P2 Garage UP - Level P1 Garage
GARAGE S-1 OCCUPANCY AREA

CIRCULATION / ACCESSORY AREA
48 ELEV. 13.36' +/- 4.5% SLOPE ELEV. 8.91'
ELEV. 9.41'
ELEV. 14.36'
(TURN AROUND STALL) (TU N AROUND STALL)

G NO PARKIN NO P NO PARKING NO ARK NG
NO

PARKING PA KING

NO PARKING O P RK NO
NO

KING PARKI

BOTTOM OF POOL SLAB
(28.05)
49 50 51 52 53 54 55 56 57 58 59
61 626364656667
68 71
7273
74 70
69 84 83 82 81 80 79 78 77 76 75
86 87 88 89
37 36 35 34 33 32 31
39 40
41 4243444546
47 60
38 85
NOTE:

1. ALL STALLS TO BE 9'-0" X 18'-0".

2. DRIVE AISLE 24'-0" MIN.

E E
G
UP
10 R @ 7" MAX.

MECHANICAL ROOM
(AREA)
ELEV.

UP
121
DN
LOBBY
ELEV. 19.35'
+/- 4.5% SLOPE
+/- 4.5% SLOPE
UP
10 R @ 7" MAX.
10 R @ 7" MAX.

DN
TRASH RM.

VALET / RIDE SHARE

WAITING
ELEV. 19.35'
123456789

5.92.9 A

6.9 B C D E F G H I J

7.8 (ELEV. 27.79')
ELEV. 24.0'
ELEV. 27.45'
HC
LIFT
LAUNDRY / H.K.

ELEV.

EV EV EV
BIKE PARK.

LINE OFPOOL ABOVE
DN
UP
UP
HOTEL
ENTRY
ELEV. 22.51'
ELEV. 23.51'

BOTTOM OF POOL SLAB
(28.05)
ELEV. 24.0'

COFFEE SHOP

EV EV EV

NO PARKING

NO PARKING
NO

PARKING

MAIN ELECTRICAL ROOM
(AREA)

CONCIERGE / STORAGE
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE

PUBLIC CAFE
(WALK-UP)
~30.0'
Order / P-U Windows
Covered Trash Bins
91 30
92 93 94 95
6 7 8 9 10 11 12 13 14 15
16171819
20 21
22 104
103 102 101 100 99 98 97
5 4
3 2
1 29 28 27 26 25 24 23
90 96
F.F. 29.50'
ELEV. 27.87'
ELEV. 28.22'
ELEV. 28.30'
ELEV. 27.70'
ELEV. 23.63'ELEV. 24.10'
R.O.W.

EL. 19.90'
CBC 2022: Section 406.2.2 (Pkg Clr Ht) EL. 25.72'
CBC 2022: Section 406.2.2 (Pkg Clr Ht)
UP
Ridge Ht. (Elev. 71.83)
Ridge Ht. (Elev. 68.75) Ridge H
ELEV. 27.87'
ELEV. 28.22'
ELEV. 28.30'
ELEV. 27.70'
ELEV. 24.10'
ELEV. 23.63'
P.L.

R.O.W.

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.
8'-1" Plt Ht.
9'-1" Plt Ht.9'-1" Plt Ht. (Elev. 64.08)

14.36'

32.51'35.00 Podium F.F.
9 8 7

EL CAMINO REAL
ADA PATH OF TRAVEL. TO BE COMPLIANT
WITH STATE AND LOCAL CODES.

NOTE:

1. ALL STALLS TO BE 9'-0" X 18'-0".

U.N.O.

AVENIDA PICO
Project Summary - P1

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
TOTAL PARKING: P1
H 6
EV 6
STD 31
TOTAL PARKING 43
GARAGE LVL 1 22,854SF
P1 LVL (Basement) A-4.1
CAFE/COFFEE LVL 1 1,357 SF
5'
10'
20' 30'
40'
CAFE SQUARE FOOTAGE:

Total Sq. Ft. 1,357 s.f.

Apx. Seating 20 indoor (25% @ 1/15s.f.)
Out Door Seating 10 Seats (~80% @ 1/15s.f.)
(First 8 pastio Seats no Parking)
Total Estimated Seats 30 ( - 8 = 22)Total Parking Required 6 stalls (1/4 Seats) STREET SIDE (WALK-UP) CAFE SQUARE FOOTAGE:
(Part of Garage Type 1 portion of Building)
Total Sq. Ft. 290 s.f.

Apx. Seating 0 indoor (0% @ 1/15s.f.)
Out Door Seating 8 Seats
(First 8 pastio Seats no Parking)
Total Estimated Seats 8 - 8 = 0Total Parking Required 0 stalls (1/4 Seats) GREASE INT. Partial Section - Descending Ramp @ C.L.

TRUE NORTH PLAN NORTH
DN - Level P2 Garage UP - Level P1 Garage
GARAGE S-1 OCCUPANCY AREACIRCULATION / ACCESSORY AREA
B.O.H. AREAS

MAIN ELECTRICAL ROOM A
(AREA)
LOBBY
ELEV. 24.0'
HC
LIFT
DN
UP

COFFEE SHOP

PUBLIC CAFE
(WALK-UP)
F.F. 29.50'
DN
ELEV.

UP
UP
AX. 10 R @ 7" MA 1 @ 7" MAX
10 R @ 7" MAX.

DN
EL. 19.90'
CBC 2022: Section 406.2.2 (Pkg Clr Ht) g EL. 25.72'
ELEV. 19.35'
+/- 4.5% SLOPE
+/- 4.5% SLOPE
TRASH RM.

VALET / RIDE SHARE

WAITING
ELEV. 19.35'
LAUNDRY / H.K.

EV EV EV
BIKE PARK.

LINE OFPOOL ABOVE
ELEV. 22.51'
ELEV. 23.51'

BOTTOM OF POOL SLAB
(28.05)
ELEV. 24.0'

EV EV EV

NO PARKING PARK O

PARKING PA NO IN
NO

PARKING PARKINCONCIERGE / STORAGE
LINE OFBLDG. ABOVE D
LINE OFBLDG. ABOVE
LINE OFBLDG. ABOVE
91 30
92 93 94 95
6 7 8 9 10 11 12 13 14 15
16171819
20 21
22 104
103 102 101 100 99 98 97
5 4
3 2
1 29 28 27 26 25 24 23
90 96
ELEV. 23.63'ELEV. 24.10'
CBC 2022: Section 406.2.2 (Pkg Clr Ht) 0 2 2 2
NOTE:

1. ALL STALLS TO BE 9'-0" X 18'-0".

U.N.O.
(g )
122

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.
9'-1" Plt Ht. (Elev. 43.08)
9'-1" Plt Ht.
9'-1" Plt Ht. (Elev. 64.08)

56.58 Third Floor F.F. (Restaurant)
Ridge Ht. (Elev. 72.08) Ridge Ht. (Elev. 71.83')
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 60.33)
Ridge Ht. (Elev. 46.92)
Ridge Ht. (Elev. 67.33')
P.L.

J F D A
Ridge Ht. (Elev. 46.91)
Ridge Ht. Elev. 54.20
Ridge Ht. Elev. 57.41'
Ridge Ht. (Elev. 72.08)
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 67.33')
P.L.

A D F J
Ridge Ht. (Elev. 71.83) Ridge Ht. (Elev. 72.08)
Ridge Ht. (Elev. 69.50)
Ridge Ht. (Elev. 45.08)
Ridge Ht. Elev. 54.20
Ridge Ht. (Elev. 46.91)
R.Ht. (Elev. 57.41)
8'-1" PL.8'-1" PL.

Ridge Ht. Elev. 56.67'

LINE OF (E) SIDEWALK
9 8 7 6 5 44 3 2 1

34.00 Podium F.F.

44.60 Second Floor F.F.

55.00 Third Floor F.F.
9'-1" Plt Ht.9'-1" Plt Ht.
9'-1" Plt Ht. (Elev. 64.08)
Ridge Ht. (Elev. 71.83) Ridge Ht. (Elev. 71.83)
Ridge Ht. (Elev. 68.91)
Ridge Ht. (Elev. 74.25')
1 2 3 4 5 6 7 8 9
LINE OF FINISH GRADE.

Basement Justification

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
WEST ELEVATION BASEMENT CALCULATION:

Surface Area 2,642 s.f.

Sub Terrainian 1,705 s.f.

EAST ELEVATION BASEMENT CALCULATION:

Surface Area 2,481 s.f.

Sub Terrainian 1,179 s.f.

SOUTH ELEVATION BASEMENT CALCULATION:

Surface Area 2,012 s.f.

Sub Terrainian 2,012 s.f.

NORTH ELEVATION BASEMENT CALCULATION:

Surface Area 1,400 s.f.

Sub Terrainian 781 s.f.

P1 LVL - Basement Justification A-4.1a
P.L.

West Elevation (El Camino Real)
East Elevation
South Elevation (Avenida Pico) North Elevation
Total Surface Area 8,535 s.f.

Total Sub Terrainian 5,677 s.f.
% Area Sub Terrainian 66.5% > 60.0%
Exposed Basement Area (Level One)
Sub Terrainian Area (Level One)
123
ELEV.

UP
UP

39.5'

33.8'

34.0'

34.0'

34.0'

33.8'
LOBBY
ELEV. 27.45'
DN

34.0' 34.0' 34.0' 34.0'
D D
TRASH
H.K.

GUEST
SERV.

POOL BAR
B.O.H.

UP
UP
UP
DN
DN

36.5'

34.5'

35.0'

34.5'

34.0'

34.0'

34.0' 34.0' 34.0' 34.0' 34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0'

34.0' 34.0'

34.5'

35.0'

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.5'

35.0'

35.0'

35.0'
UP

PUBLIC CAFE
(WALK-UP)

29.65' 3.3%

30.15' F.S.
+/- ELEV. 29.50'
PA
PA

35.0'

34.0'
F.S. 37.5'

34.0'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA
UP
PA PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA PA
PA
PA
FS 33.8
FS 34.5
5% SLOPE
5% SLOPE
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
FS 33.49
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.0' 34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

33.8' 33.8'

35.5' TOW

35.5' TOW 35.5' TOW

35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW
PA
PA
PA
+/- 6.5%

1.9%

CURB CUT
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"

TRASH STAGING
9 R @ 7" MAX.

DN
UP
3 Hr. Podium
Deck Patio
(Concrete) Green Roof
(Concrete)
Street Level 1

EL CAMINO REAL

AVENIDA PICO
+/- 12,130 s.f. (Street LVL - Area)

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
ADA PATH OF TRAVEL. TO BE COMPLIANT
WITH STATE AND LOCAL CODES.

Project Summary
A1a (329 sf) 1 329A1 (349 sf) 3 1,047A2 (290 sf) 7 2,030A2a (290 sf) 4 1,160A2-1 (382 sf) 1 382A2-2 (306 sf) 1 306A2-3 (205 sf) 2 410A3 (349 sf) 1 349A4 (222 sf) 2 444A4a (227 sf) 1 227A5 (263 sf) 1 263A6 (200 sf) 1 200A7 (140 sf) 2 280A7a (140 sf) 2 280 Total Rooms 29Total Room
Sq Ft 7,394
L1 L2 L3
A-4.2
HOTEL SQUARE FOOTAGE:

STREET LVL 12,375 (Inc. Circulation)
TOTAL HOTEL AREA:Total Hotel Guest Rooms Sq Ft 18,288 s.f. (R-1 Occ.)Total Hotel Circulation/B.O.H. 7,047 s.f. (R-1 Occ.) (R-1 for Building Area Calc.)
Total Guest Amenities 2,973 s.f. (R-1 Occ.)Total Hotel (R-1) Area 28,308 s.f.Total Restaurant (A-2) Area 3,380 s.f.

Total R-1 Area 31,688 s.f.

TOTAL ROOMS:Total Units 61
HOTEL SQUARE FOOTAGE:

STREET LEVEL AMENITIES:
(For Hotel Guest Only)
Pool Side Bar Parking:

Total Sq. Ft. 625 s.f. (B.O.H.)
Apx. Seating 8 indoor (@ 1 per 18")
Out Door Seating 4 Seats
(Hotel Guest Only no Parking)
Level 1 common areas:

Hotel Lobby 853 sf
Guest Lobby/Office 915 sf
Pool Bar(Guest Only) 625 sf
Guest Restrooms 335 sf
Street Side Cafe 245 sf
Total Guest Amenities:

Level 1 2,973 sf
A1b (329 sf) 2 658A1c (349 sf) 3 1,047A1d (316 sf) 1 316A2 (290 sf) 4 1,160A2b (290 sf) 4 1,160A2-3 (205 sf) 2 410A3 (349 sf) 1 349A4b (227 sf) 1 227A5-1 (317 sf) 1 317A8 (371 sf) 1 371A9 (283 sf) 1 283 B2 (519 sf) 1 519B3 (407 sf) 1 407B4 (382 sf) 1 382B6 (484 sf) 1 484 Total Rooms 25Total Room
Sq Ft 8,090
Level 2 common areas:N/A
Total Guest Amenities:

Level 2 000 sf
A1a (329 Sf) 2 658A1b (315 Sf) 1 315A1c (349 Sf) 3 1,047 B-7 (784 Sf) 1 784
Total Rooms 7Total Room
Sq Ft 2,804
Level 3 Public Restaurant:

Restaurant / Bar 2,320 s.f.Restaurant B.O.H. 370 s.f.Restroom/Circ. 690 s.f.

Total Public Restaurant Area:

Level 3 3,380 sf
Total Guest Rooms:Total Guest Rms. 61Total Guest Rm. Sq Ft 18,288 s.f.

Affordable Guest Rms. 16
5'
10' 15'
20'
Total Area Level 1 12,130 sf Total Area Level 2 11,349 sf Total Area Level 3 8,209 sf Circulation 1,763 sf Circulation 3,259 sf
(+/Hotel Services)
Circulation 2,025 sf
A-4a
--

TRUE NORTH PLAN NORTH
(Vert.)
D D

POOL BAR
B.O.H.

TRASH
A
H.K.

GUEST
SERV.

LOBBY
UP

35.0'
DN
UP

34.0'

WALL RT A

34.0'

34.0'

34.5'

35.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.5'

35.0'

35.0'
34 0'

34.0'
ELEV.
9R@ 7 MAX R @ 7" MAX .

DN
UP
124
A
B
C
D
E
F
G
H
I
J
K
L
A
B
C
C
D
C
E
F
F
G
D H
I I
J
J
J
J
J
J
K

L L L L
125
ELEV.
9 R @ 7" MAX.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
DN.

UP
UP
TRASH
H.K.

GUEST
SERV.

DN
UP
DN
UP
UP
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATEDUTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

35.50'

B / WALK
ELEV. 30.16'
+/- 6.5%

2.0%
CURB CUT 32.68 F.S. 33.12 F.S.

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.17
ELEV. 31.22

30.28' F.S.

33.02 F.S.
5% 31.25' F.S.

ELEV. 31.50
ELEV. 32.39
5%

34.3' T.O.W. (+6" T.O.C.)

34.3' T.O.W.

SLP. +5
Second LVL

EL CAMINO REAL
ADA PATH OF TRAVEL. TO BE COMPLIANT WITH STATE AND LOCAL CODES.

AVENIDA PICO

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Project Summary
A3
A1dA1b
B-3 B-2
HOTEL SQUARE FOOTAGE:

LVL 2 11,359 (Inc. Circulation)
L2
A-4.3
A1b (329 sf) 2 658A1c (349 sf) 3 1,047A1d (316 sf) 1 316A2 (290 sf) 4 1,160A2b (290 sf) 4 1,160A2-3 (205 sf) 2 410A3 (349 sf) 1 349A4b (227 sf) 1 227A5-1 (317 sf) 1 317A8 (371 sf) 1 371A9 (283 sf) 1 283 B2 (519 sf) 1 519B3 (407 sf) 1 407B4 (382 sf) 1 382B6 (484 sf) 1 484 Total Rooms 25Total Room
Sq Ft 8,090
A1c
A1cA1cA1b
A2b A2b A2b
A2 A2 A2 A2
B-4
A-8
A2-3 A2-3 A2b
A-4b
A-5-1
A-9
Level 2 common areas:N/A
Total Guest Amenities:

Level 2 000 sf
5'
10' 15'
TRUE NORTH PLAN NORTH 20'
TRASH
H.K.

GUEST
SERV.

DN
UP
DN.

UP
ELEV.
9R@ 7 MAX R @ 7" MAX .

DN
UP
A-4b
A-5-1
UP
A3
A1dA1b
A1c
A1cA1cA1b
A2b A2b A2b
A2 A2 A2 A2
B-4
A2-3 A2-3 A2b
B-3 B-2
A-8
A-9
126
ELEV.
10 R @ 7" MAX.

DD
DN.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
TRASH
H.K.

GUEST
SERV.

DN
DN
DN
DN.

UP
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATED

UTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

EL CAMINO REAL
ADA PATH OF TRAVEL. TO BE COMPLIANT WITH STATE AND LOCAL CODES.

AVENIDA PICO

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Third LVL
Project Summary
A1b
A1aA1cA1c
A1c
B-7

ROOF TOP LOUNGE
(+/- 2,320 S.F.)

REST ROOMS
(+/- 690 s.f.)
B.O.H.
(+/- 370 s.f.)
BAR
A1a
A-4.4
L3
A1a (329 Sf) 2 658A1b (315 Sf) 1 315A1c (349 Sf) 3 1,047 B-7 (784 Sf) 1 784
Total Rooms 7Total Room
Sq Ft 2,804
RESTAURANT SQUARE FOOTAGE:

Total Sq. Ft. 2,545 s.f.

Apx. Seating 136 Seats (80% @ 1/15s.f.)
Total Estimated Seats 136Total Parking Required 28 stalls (1:5 occ.) Level 3 Public Restaurant:

Restaurant / Bar 2,545 s.f.Restaurant B.O.H. 370 s.f.Restroom/Circ. 690 s.f.

Total Public Restaurant Area:

Level 3 3,605 sf
Total Area Level 3 8,209 sf (Inc. Circulation)
5'
10' 15'
20'
FIRE ACCESS:

A ROOF ACCESS LADDER.

A
A
Note: First 16 seat no parking per Table 17.56.080a, additional parking based on 1 per 5 seats.

Note: Seats based on 80% (Estimated Total Seating Area) of total area @ 1/15 s.f. (CBC 2022; Table 1004.5).

TRUE NORTH PLAN NORTH
TRASH
H.K.

GUEST
SERV.

DN.

LEV.
10 R @ 7" MAX. 10 R @ 7 MAX 10 R @ 7 MAX R @ 7 MAX
L
A1b
A1aA1cA1c
A1c
B-7
A1a
DD

REST ROOMS
(+/- 690 s.f.)
B.O.H.
(+/- 370 s.f.) 0
BAR
A

ROOF TOP LOUNGE ROOF TOP L N
(+/- 2,320 S.F.) 2,320 S F.)
A
127

36.75'
SPOT ELEV.

38.04'SPOT ELEV.

38.80'
SPOT ELEV.

39.21'SPOT ELEV.

39.38'SPOT ELEV.
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"
UP
F.S. 37.5'

34.0' 34.0' 34.0' 34.0'
PA
PA
PA
PA
5' DEEP POOL
PA

RAISED OVERHEAD PODIUM ZONE
PA

DESIGNATED

UTIL/ TRANSFORMER

AREA WITH
PA

ART WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA

31.5 PA
PA
FS 31.3
FS 30.2
PA
PA
PA
PA
PA
PA
PA
FS 32.3
FS 33.8
FS 34.5
DN
DN
FS 34.5
FS 34.5
FS 34.5
FS 32.3
FS 32.0 PA
PA
PA
PA

33.8'
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
3 STEPS
PA

34.0'

34.5'34.5'

34.0'

34.0'

34.5'

34.0'

35.0'

35.0'

35.5' TOW

35.5' TOW

35.5' TOW 35.5' TOW 35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

35.5' TOW

36.5' TOW

36.5' TOW

36.5' TOW 35.5' TOW 36.5' TOW

36.5' TOW

34.0'

35.5' TOW

35.5' TOW
PA
PA
PA
PA
PA

36.5' TOW

DAY BED

35.5' TOW
PA
5% SLOPE
5% SLOPE
PA
PA
PA
PA
PA
PA
PA

34.3' T.O.W.

ELEV. 32.8'
ELEV. 31.22

33.02 F.S.
5% 31.25' F.S.

34.3' T.O.W.

ELEV. 27.45'
HOTEL
ENTRY
DN
DN
DN
5%
5%
136789
45'-0" 27'-0" 19'-8" 14'-10" 2.9
2'-6"
A
73'-6"
D F J
59'-8" 63'-8"
36'-4"

7.8 10'-3 1/2"

EL CAMINO REAL

AVENIDA PICO

PROJECT TEAM
Architect:

Jorden Segraves Architect: Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
Contact: Jorden Segraves
Ph: 949.338.2603
The Hanson @ Pico and El Camino Real
Hotel Project - 1801 North El Camino Real - San Clemente - California Owner: Rachel Nasre
32101 Peppertree BendSan Juan Capistrano, CA 92675
Contact: Architect
DATE: 06/01/2025 City Planning Commission
Site Address:Corner of Avenida Pico & El Camino Real
1801 N. El Camino Real
San CLemente, CA
These plans and the design included in them are copyright protected. Under such protection unauthorized use is not permitted in part or in whole. These plans shall not be reproduced or used without written permission by Jorden-Arch. Jorden Segraves Arch. Inc. c JORDEN SEGRAVES AIA, LEED AP, NCARB, CGBP Civil:

Toal Engineering
139 Avenida Navarro
San Clemente, CA 92672
Contact: Caleb Rios
Ph: 949.492.8586
Landscape Design:

ENV 5 Landscape Design
31132 Calle Entradero
San Juan Capistrano, CA 92675Contact: Theodore Hannegan Ph: 949.742.0658
Roof LVL

ROOF TOP LOUNGE
(+/- 2,850 S.F.)
A-4.5
5'
10' 15'
20'
Project Finishes
ROOF DETAILS:MCA CORONA TAPERED 2 PC MISSION STYLE
COLOR B318-R CAFE BLEND

BOOSTED CLAY TILE
TYP. PITCH 3:12
A FLAT ROOF - MECHANICAL WELL WITH MANSARD SCREEN.

A
A
A

FLAT ROOF - MECHANICAL WELL WITH MANSARD SCREEN & WROUGHT IRON FENCING. B
C FALSE CHIMNEY FOR PLUMBING STACKS AND VENTING.

B A
C C C
D FALSE CHIMNEY FOR TRASH / LAUNDRY CHUTE VENT.

D
D
E ELEVATOR PENTHOUSE UNDER TILE ROOF.

F PLUMBING STACKS AND VENTING TO FLAT ROOF BEHIND MANSARD.

E
F
F
FIRE ACCESS:
1 ROOF ACCESS LADDER.
1 1
G ~ 12.5 KW SOLAR SYSTEM, WRACK AND DESIGN T.B.D.

G

TRUE NORTH PLAN NORTH

7.5'
PA
A
A
3 P
PA
PA PA

WALLRAT
PA
PA
PA PA
P
A
1 C C C
E
C C C
128
A 5.0
DATE: 06/01/2025 City Planning Commission
129
130
131
132
DATE: 06/01/2025 City Planning Commission
02 A 6.1
133
134
Guest Rm. Guest Rm.

Guest Rm. Guest Rm.

Pool
Guest Rm. Guest Rm.

Guest Rm. Guest Rm.

Guest Rm.

Guest Rm. Guest Rm.

Guest Rm.
135
Garage P1
Garage P2
136

GUESTROOM

GUESTROOM
137
138

GUESTROOM

GUESTROOM
GARAGE P1
GARAGE P2
139
140
GARAGE P1
141
P1
142
143
144
145
146
147
148
149
150
151
152
153
154
155
156
157
158
TITLE SHEET C-1

PODIUM LEVEL GRADING PLAN

SHEET INDEX
C-4
PRELIMINARY GRADING PLAN C-2
LOT 1, TRACT 14486
1801 NORTH EL CAMINO REAL, SAN CLEMENTE, CA

THE GALLERY
OWNER

CONSTRUCTION NOTES AND QUANTITY ESTIMATE

OWNER'S STATEMENTEROSION CONTROL NOTES
GRADING NOTES () cont.

GRADING NOTES
GRADING NOTES () cont.

NOTICE TO CONTRACTOR

JOB ADDRESS

LEGAL DESCRIPTION

ARCHITECT

BASIS OF BEARING

SOILS ENGINEER
DATE REVISED: 7-1-06
8 1 1

DEVELOPMENT STATISTICS

SOURCE OF TOPOGRAPHY

VICINITY MAP
C-3
SECTIONS AND DETAILS C-5UPPER LEVEL PARKING GRADING PLANLOWER LEVEL PARKING GRADING PLANTOPOGRAPHIC SURVEY C-6 159
BLOCK 1 B OC
TRACT 795
BLOCK 1
TRACT 795
LOT 2
LOT 1
BK. 1360, PG. 130 BK.136
BK. 1609, PG. 90
BK. 1610, PG. 532
60 3
BK 1
1610 PG 532 1610, PG 532
BK. 16
1610, PG. 532
F.F.=35.00
F.F.=27.45
BK 1360 PG BK 1360, PG
F.F.=34.00
F.F.=34.00
F.F.=34.00
F.F.=34.00
K.

F.F.=34.00
BK. 1609, P
BK. 1358, PG. 233
CAFE

RAISED OVERHEAD RAISED OVERHEAD

GROUND FLOOR GROUND FLOOR
LO
ACT 7 5
B O
R CT 79
BLO
RAC 9
B
ACT 79
B C
T A T 79
O
T ACT 7
C
T A
LO
R CT 7
O
O
TR CT 7
B OC
TRA T
LO
T C 5
BLO
RAC 5
O
TR CT 5
BLO
RA T 95
B OC
TR T 79
O
T CT 7 5
CK 1
T
F.F.=34.00
F.F.=34.00 F.F.=34.00 .

F.F.=34.00
F.F.=34.00 F.F
F.F.=34.00
F.F.=34.00 F.F.=34.00
F.F.=34.00 FF 34.

TRASH

ENCLOSURE CL
F.F.=29.50 F.F.=29. 0
F.F.=
F.F.= 34.50

35.00 F.F.=

34.50 F.F.=

35.00 F.F.=

34.50 F.F.=

34.00 F.F.=

34.00 F.F.=

34.00 F.F.=

34.50 F.F.=

34.00 F.F.=

34.00 F.F.=

34.00 F.F.= 34.00 F.F.= 34.00 F.F.= 34.00 F.F.= 34.00 F.F.= 34.00 F.F.=

34.00 F.F.=

34.00 F.F.= 34.00
F.F.=

34.00 POOL BY
OTHERS
BK1
1 B
C
T 795
C
T
B
TRA
B
LOT
STAIRS

FOR TOP OF WAL FOR TOP OF WAL FOR TOP FOR TOP OF WALL

ELEVATIONS ON THE ELEVATIONS ON THE ONS ON THE

PODIUM SEE

ARCHITECTURAL
PG
LEGEND

UTIILITY NOTE

CONSTRUCTION NOTES

EASEMENT NOTE

SEE TOPOGRAPHIC SURVEY
ON SHEET C-6
160
BLOCK 1 B OC
TRACT 795 TRACT 795
BLOCK 1
TRACT 795
LOT 2
LOT 1
BK. 1358, PG. 233
BK. 1360, PG. 130 BK.136
BK. 1609, PG. 90
BK. 1610, PG. 532
60 3
P G.F.F.=23.51 G.F.F.=19.35
PG
G. 532
POOL EQUIP.

BIKE PARK EV EV EV EV EV EV
F.F.=24.00
R
9 CK 1
T
VALET/RIDE SHARE G.F.F.=19.35 FF

LAUNDRY
TRASH
K
A

MECHANICAL C
F.F.=27.45
BK 1360 PG BK 1360, PG
F.F.=34.00 F.F.=3
CAFE
LO
ACT 7 5
B O
R CT 79
BLO
RAC 9
B
ACT 79
B C
T A T 79
O
T ACT 7
C
T A
LO
R CT 7
O
O
TR CT 7
B OC
TRA T
LO
T C 5
BLO
RAC 5
O
TR CT 5
BLO
RA T 95
B OC
TR T 79
O
T CT 7 5
CK 1
T
CK 1
F.F.=34.00 FF 34.

TRASH

ENCLOSURE
F.F.=29.50
B
C
T 795
C
T
B
TRA
B
LOT
LEGEND

UTIILITY NOTE

CONSTRUCTION NOTES

EASEMENT NOTE

SEE TOPOGRAPHIC SURVEY
ON SHEET C-6
161
BLOCK 1 B OC
TRACT 795 TRACT 795
BLOCK 1
TRACT 795
LOT 2
LOT 1
BK. 1358, PG. 233 B 5 G 3
BK. 1360, PG. 130 K.136
BK. 1609, PG. 90
BK. 1610, PG. 532
G.F.F.=14.36
G.F.F.=8.91
PG. 90
G.F.F.=13.36
MECH. ROOM MECH ROOM
F.F.=9.41 F.F =9 4
G.F.F.=9.41 G.F.F.=9.41
60 3
F.F.=27.45
BK 1360 PG BK 1360, PG
F.F.=34.00 F.F.=34 0
LO
ACT 7 5
B O
R CT 79
BLO
RAC 9
B
T 79
B C
T A T 79
O
T ACT 7
C
T A
LO
R CT 7
O
O
TR CT 7
B OC
TRA T
LO
T C 5
BLO
RAC 5
O
TR CT 5
BLO
RA T 95
B OC
TR T 79
O
T CT 7 5
CK 1
T
F.F.=34.00 FF 34.

F.F.=29.50 F.F.=29. 0
B
C
T 795
C
T
B
TRA
B
LOT
LEGEND

UTIILITY NOTE

CONSTRUCTION NOTES

EASEMENT NOTE

SEE TOPOGRAPHIC SURVEY S
ON SHEET C-6
162
SECTI
O
N

CONSTRUCTI
ON N
OTES
163
BLOCK 1 B OCK
TRACT 795 TRACT 795
BLOCK 1
TRACT 795
LOT 2
LOT 1
BK. 1358, PG. 233 B 5 G 3
BK. 1360, PG. 130 K.136
BK. 1609, PG. 90
BK. 1610, PG. 532
60 3
EASEMENT NOTES:
164
CEQA Section 15183 Exemption Report
Hanson Hotel Project
Lead Agency:

CITY OF SAN CLEMENTE
910 Calle Negocio
San Clemente, CA 92673
Contact: Adam Atamian
949.361.6196
Prepared By:

MICHAEL BAKER INTERNATIONAL
5 Hutton Centre Drive, Suite 500
Santa Ana, CA 92707
Contact: Kristen Bogue
949.472.3505
March 2026
JN 208581
Attachment 4
165
This document is designed for double-sided printing to conserve natural resources. 166
CEQA Section 15183 Exemption Report | City of San Clemente Hanson Hotel Project
Project Summary
Name: Hanson Hotel Project
Location: The project site is located at 1801 North El Camino Real (Assessor’s Parcel Number [APN] 057-191-60) to the northwest of the intersection of North El Camino Real and East Avenida Pico, in San Clemente, California City/County: City of San Clemente / Orange County
Applicant: Jorden Segraves (Applicant Representative), Jorden Segraves Architect, Inc.; 32402 Crown Valley Parkway #102, Dana Point, CA 92629; (949) 338-2603; [email protected]
Project: The development of a three-story, 61-room boutique hotel featuring a pool, café, roof-top restaurant (3,380 sq. ft.), pool with a bar and food service, indoor cafe and hotel lobby (1,357 sq. ft.), walk up cafe (290 sq. ft.) with full range alcohol service and amplified music for the pool and roof top restaurant, outdoor dining for all restaurant and cafe areas, and a two level subterranean parking garage with 104 parking stalls.

Conclusions: The environmental analysis provided in the attached CEQA Guidelines Section 15183 Initial Study indicates that the proposed project is consistent with the development density established by the General Plan for which an EIR (i.e., the General Plan EIR) was certified. Impacts related to the proposed project were analyzed in the General Plan EIR. The project would not result in any impacts that are peculiar to the project or project site upon implementation of General Plan EIR Mitigation Measures and/or uniform policies or standards. No new project specific impacts were determined to be potentially significant that were not already identified as a significant impact under the General Plan EIR. The project would not result in any increased severity of previously identified significant impacts due to substantial new information that was not known at the time of the General Plan EIR. No potentially significant off-site impacts or cumulatively considerable project-specific impacts were identified that were not already disclosed in the General Plan EIR.

Therefore, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183, no further environmental review is required.

Signature
City of San Clemente, Community
Development Department
Date
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TABLE OF CONTENTS
I. Introduction ................................................................................................................1-1 II. Location and Existing Conditions..............................................................................2-1 III. Project Description .....................................................................................................3-1 IV. Section 15183 Exemption Criteria Analysis.................................................................4-1 V. List of Applicable General Plan EIR Mitigation Measures and Conditions of Approval ...............................................................................................5-1 VI. Conclusion ..................................................................................................................6-1 Appendices
Appendix A CEQA Guidelines Section 15183 Initial Study
Appendix B Air Quality/GHG/Energy Data
Appendix C Biological Resources Report
Appendix D Cultural and Paleontological Resources Memo
Appendix E Geotechnical Investigation
Appendix F Water Quality Management Plan
Appendix G Noise
Appendix H.1 Focused Transportation Study
Appendix H.2 VMT Screening Assessment
List of Exhibits
Exhibit 1 Regional Vicinity ...................................................................................................................... 2-2 Exhibit 2 Site Vicinity............................................................................................................................... 2-3 Exhibit 3 Conceptual Site Plan................................................................................................................ 3-2 Exhibit 4a Proposed Elevation - East...................................................................................................... 3-4 Exhibit 4b Proposed Elevation - South ................................................................................................... 3-5 Exhibit 5 Conceptual Landscape Plan ................................................................................................... 3-6 168
March 2026 1-1 Introduction

1.0 INTRODUCTION

PURPOSE AND SCOPE
The City of San Clemente, in its capacity as Lead Agency, is considering a proposal to develop a threestory, 61-room boutique hotel featuring a pool, café, roof-top restaurant with amplified music, and a subterranean parking garage. The approximately 32,030-square foot site is located at 1801 North El Camino Real in the City of San Clemente (City), County of Orange (County), California.

For this project, the City of San Clemente has reviewed the proposed project and has determined that it is exempt and qualifies for a Section 15183 Streamline Exemption (refer to [California Environmental Quality Act] CEQA Guidelines Section 15183). The findings of the analysis represent the independent judgment of the City of San Clemente, in its capacity as Lead Agency for the project.

Questions and/or comments should be submitted to the following contact person:

Adam Atamian, Community Development Director
City of San Clemente Community Development
910 Calle Negocio
San Clemente, CA 92673
This environmental document and all comments received shall be a part of the Environmental Record and review of the project. The following annotated outline summarizes the format and content of this Exemption Report:
• Section 1 - Introduction, provides the procedural context surrounding this Exemption's preparation and insight into its composition.
• Section 2 - Location and Existing Conditions, provides a description of the project location and an overview of the affected area.
• Section 3 – Project Description, provides a description of the proposed project. • Section 4 – Section 15183 Exemption Criteria Analysis, identifies the applicable exemption along with supporting justification for using this exemption. • Section 5 – List of Applicable General Plan EIR Mitigation Measures and Conditions of Approval (COAs), identifies the applicable General Plan EIR mitigation measures and project-specific measures that are required to be implemented in order to apply uniform standards and/or policies. 169

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• Section 6 – Determination, explains the City’s findings relevant to CEQA Guidelines Section 15183.

CEQA EXEMPTION
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, a Section 15183 Streamline Exemption may be prepared if the City of San Clemente, in its capacity as the Lead Agency, determines that a proposed action or project is exempt from CEQA. According to the CEQA Guidelines, an exemption must contain the following information:
• A brief description of the project;
• The location of the project (either by street address and cross street for a project in an urbanized area or by attaching a specific map);
• A finding that the project is exempt from CEQA, including a citation to the State Guidelines section or statute under which it is found to be exempt; • A brief statement of reasons to support the finding; and • The applicants name.

This Exemption Report provides a description of the proposed project, indicates the applicable sections of CEQA that support the findings for the CEQA exemption, and discusses the Lead Agency’s findings that are applicable to the proposed project. This exemption finding represents the independent judgment and position of the City of San Clemente, acting as the Lead Agency. A CEQA Guidelines Section 15183 Initial Study is provided in Appendix A, Initial Study, which includes an environmental analysis of each CEQA topic area to support the conclusion that the proposed project meets the criteria for a CEQA Guidelines Section 15183 exemption.

APPLICABLE CEQA EXEMPTION
The preparers of this document (Michael Baker International [Michael Baker], retained by the City of San Clemente) determined that a Notice of Exemption is appropriate based on the findings contained herein. Michael Baker determined that the proposed project is exempt and qualifies for a CEQA Guidelines Section 15183 exemption.

Public Resources Code Section 21083.3(b) limits the environmental review of a development project that “is consistent with the general plan of a local agency” when “an environmental impact report was certified with respect to that general plan” to effects on the environment “which are peculiar to the parcel or to the project and which were not addressed as significant effects in the prior environmental impact report, or which substantial new information shows will be more significant than described in the prior environmental impact report.” Article 12 (Special Situations) of the CEQA Guidelines identifies situations for which certain CEQA-compliance procedures may apply. Specifically, Section 15183 of the CEQA Guidelines implements Public Resources Code Section 21083.3 and applies to 170

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projects that are consistent with existing zoning, community plan, or general plan policies for which an EIR was previously certified. CEQA mandates that such projects shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. Section 15183 is intended to streamline the review of such projects and reduce the need to prepare repetitive environmental studies. For projects that meet the requirements of Section 15183, the Lead Agency is required to limit its examination of environmental effects to those effects which the Lead Agency determines, in an initial study or other analysis:
1) Are peculiar to the project or the parcel on which the project would be located; 2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan with which the project is consistent;
3) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or 4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
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March 2026 2-1 Location and Existing Condition

2.0 LOCATION AND EXISTING CONDITIONS

PROJECT LOCATION
Regionally, the project site is located in the western portion of the City of San Clemente (City) in southern Orange County (County); refer to Exhibit 1, Regional Vicinity. The City is bordered by the City of Dana Point to the northwest, the City of San Juan Capistrano to the north, the City of Rancho Mission Viejo to the northeast, Cleveland National Forest to the east, the vast Camp Pendleton military base to the south, and the Pacific Ocean to the west. Regional access to the general area is provided via Interstate 5 (I-5) and El Camino Real/Pacific Coast Highway. Locally, the project site is located at 1801 North El Camino Real (Assessor’s Parcel Number [APN] 057-191-60) to the northwest of the intersection of North El Camino Real and East Avenida Pico; refer to Exhibit 2, Site Vicinity. Local access to the site is provided via North El Camino Real and East Avenida Pico. The project site is bound by an existing channel to the north, an existing retail building to the west, East Avenida Pico to the east, and North El Camino Real to the south.

Environmental Setting
As shown on Exhibit 2, the project site currently consists of an approximately 32,030-square-foot (0.8-acre) vacant and unimproved property within a commercial area of the City. Existing on-site terrain slopes generally down gradient from southeast to northwest. The vacant site is currently overgrown with various types of shrubs, including coastal sage scrub typical of the area. Pole-mounted overhead utilities are located on-site. Bicycle facilities and sidewalks occur along East Avenida Pico and North El Camino Real. Bus stops serving OCTA, Metrolink, and San Clemente Trolley bus lines are provided along East Avenida Pico and North El Camino Real. The San Clemente Metrolink Station is located approximately 200 feet further south and southwest.

Surrounding Land Uses
Surrounding land uses adjacent to the project site include open space/recreational, commercial/retail, and transportation uses. Specifically:
• North: Segunda Deshecha Cañada Channel and a pedestrian trail are located to the north of the site; Pico Park and open space are located further north; • East: A car wash (Russell Fischer Car Wash) is located to the east; commercial/retail and restaurant uses are located further east;
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Exhibit 1
Regional Vicinity NOT TO SCALE
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Exhibit 2
Site Vicinity
Source: Google Earth Pro, December 2025

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N EL CAMINO REAL
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• South: Commercial development (Beach Hut Deli, an unoccupied restaurant space, and 7- Eleven Convenience Store) are located to the south, with the San Clemente Metrolink Station located further south; and
• West: Commercial development (Catalyst Surf Shop and associated surface parking lot) bounds the project site to the west.

Existing Land Use Designation and Zoning
According to the City’s online mapping tool City of San Clemente Community Map, the project site is designated as Downtown Mixed-Use 1 (MU1) by the City’ Centennial General Plan (General Plan) Land Use Map. 1 According to the General Plan, MU1 is intended to create a vertical or horizontal mix of Neighborhood Serving Commercial (NC) and Community Serving Commercial (CC) uses, with multifamily housing on the second floor or higher. This land use designation allows for 24.0 units per gross acre or 36.0 units per net acre for residential development, a 1.00 floor-area-ratio (FAR) for commercial development, and a 2.00 FAR for mixed use projects.2 Mixed use projects on lots 12,000 square feet or larger are allowed a maximum of three stories with a maximum building height of 45 feet measured from top-of-roof (TOR) and 37 feet from plate line (PL).3 The site is zoned Mixed-Use 1 within the Central Business (CB) District within the Architectural (A) and Coastal Zone (CZ) overlays (MU1-A-CB-CZ).4 It is also within the North Beach Parking (NBP) Overlay which has standards for commercial development. According to the City’s Municipal Code, the North Beach area includes the MU-1 zone to provide for a mix of uses and development standards similar to those within the Downtown transition area, while excluding stand-alone residential development. The Central Business (CB) Overlay is also known as Pedestrian (P) Overlay in the General Plan and as the Visitor Serving Commercial District (VSCD) Overlay in the Coastal Land Use Plan. The purpose of the CB Overlay designation is to signify core commercial and mixed-use districts in which the City requires pedestrian uses to be located in pedestrian spaces (on the street level of the project along the sidewalk/street), thereby facilitating visitor-serving uses and pedestrian activity along sidewalks and throughout the area. This overlay was created in order to protect existing coastal visitorserving commercial, recreational, dining, and lodging uses and provide new areas for such uses. The purpose and intent of the Architectural (A) Overlay designation is to signify a visually distinct district in San Clemente, containing structures characterized by two significant design orientations: 1) the 1 City of San Clemente, Centennial General Plan, General Plan Land Use Map, amended October 18, 2022. 2 City of San Clemente, Centennial General Plan, Table LU-1, General Plan Land Use Designations Summary Table, adopted February 2014, amended October 2022. 3 Based on the Municipal Code Section 17.24.110D2(b), “Plate Line” is defined as the top of the highest horizontal framing member or solid wall of a building or structure or part thereof, upon which roof beams or ceiling rafters rest. Features excluded from measurement under this definition shall include gable ends, sloping roofs, parapet walls and other vertical extensions which are normally controlled by limits on roof height. 4 Ibid. 176

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City's traditional architectural style, Spanish Colonial Revival, and 2) a pedestrian orientation. The purpose of the Coastal Zone (CZ) Overlay is to provide standards which preserve and protect the coastal resources within San Clemente, and implement the coastal policies in the City's Coastal Land Use Plan Element and the California Coastal Act (Division 20 of the Public Resources Code).

The project site is also situated within the General Plan North Beach/North El Camino Real Focus Area and identified as a key coastal gateway. According to the General Plan, the North Beach/North El Camino Real Focus Area is a unique, community- and coastal visitor-oriented entertainment hub and recreation area. It is an important City gateway along the historic El Camino Real/Pacific Coast Highway from beach cities to the north. The area’s ongoing revitalization is based on the community’s desire to preserve and enhance its key assets. These assets include views of the ocean, convenient beach access, a rich inventory of historic buildings, access to passive and active recreational amenities, and access to numerous visitor-serving shops and services. With access to the Metrolink rail station, the Beach Trail, numerous bikeways and pedestrian paths, and the historic El Camino Real corridor that connects many of the City’s activity areas, the North Beach/North El Camino Real Focus Area is a key multimodal transportation hub. The purpose of the North Beach Parking Overlay designation is to improve parking availability and efficiency in the North Beach area by creating parking standards for the commercially zoned parcels which are responsive to this unique area, and to protect the residents by not impacting parking in the residential area.

The project site is located in the North Beach Gateway and lies within the Avenida Pico Scenic View Corridor as established in the City’s General Plan and Coastal Land Use Plan (Coastal LUP). The General Plan prioritizes visual resources as enjoyed from public rights-of-way in this area.

Background and History
The project site has a documented history of development proposals. In 1988, the City approved a 76-room hotel on the property. In 1998, a significantly larger five-story, 93,430-squarefoot mixed-use development including 27 timeshare units and 10,000 square feet of retail space was approved by the City and the California Coastal Commission. That project received certification of a Mitigated Negative Declaration (State Clearinghouse No. 91041041). The entitlement subsequently expired, and although additional proposals were explored in later years, no other applications advanced to the City’s Planning Commission for entitlement until the current application. Since the first two projects were approved but not constructed, the City updated and approved the Centennial General Plan (General Plan) and prepared and certified, in conjunction, a certified a Program Environmental Impact Report (Final Environmental Impact Report for Centennial General Plan; State Clearinghouse [SCH] No. 2013041021). The General Plan included consideration of buildout of the project site as a mixed-use development with architectural and pedestrian considerations, as proposed under the current land use designation. The General Plan was most recently amended in January 2026.

Since the Centennial General Plan was adopted, the applicant has submitted a new application for development at the project site. This application was initially reviewed by the Design Review Subcommittee (DRSC) in 2022. That iteration included 49 hotel rooms, a 3,201-square foot restaurant, and an 888-square foot café. In response to feedback from City staff, DRSC members, and the 177

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California Coastal Commission (CCC), the applicant revised the project substantially. Staff and the project Applicant coordinated with CCC staff on multiple occasions including an on-site visit in 2024, where CCC staff emphasized the importance of preserving blue water ocean views from the Avenida Pico Scenic Corridor and incorporating affordable overnight accommodations into the hotel proposal.

As such, the project, as currently proposed, has incorporated feedback received and would implement several key design refinements, including:
• Expanded hotel program: The hotel was increased from 49 to 61 rooms, with 25 percent (16 rooms) designated as affordable overnight accommodations consistent with CCC recommendations;
• Improved massing and scale: The building was reconfigured to reduce mass along East Avenida Pico with a stepped-back design from one to three stories to minimize second and third story encroachments into the viewshed and reflect a traditional coastal village character; • Enhanced public amenities: A rooftop restaurant and terrace (pool deck level) were added with public access and sunset/ocean views, along with at grade pedestrian areas featuring integrated community art and sculpture gardens;
• Strengthened view preservation: Visual transparency was improved across the site from East Avenida Pico and public sidewalks, maintaining alignment with view corridor protections outlined in the Coastal LUP; and
• Operational and design refinements: A dedicated loading and trash service area was created along North El Camino Real, and additional architectural and landscape modifications were made to enhance contextual compatibility and overall aesthetic quality. 178
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3.0 PROJECT DESCRIPTION
The project proposes development of the Hanson Hotel, a three-story, 61-room boutique hotel featuring a pool, café, roof-top restaurant with amplified music, and a subterranean parking garage with 104 parking stalls; refer to Exhibit 3, Conceptual Site Plan. The project includes 25 percent affordable hotel rooms (16 rooms) to enhance low-cost, visitor-serving opportunities and is designed in the Spanish Colonial Revival style to align with the Architectural Overlay and the North Beach Historic District's character.

HOTEL DEVELOPMENT
The proposed Hanson Hotel includes 61 rooms, a 3,380-square-foot rooftop restaurant and bar, a 1,357 square-foot indoor café, a 290 square-foot walkup café, a hotel guest-only pool and restaurant, and a 47,275 square-foot two-level subterranean parking garage with 104 parking spaces; refer to Exhibit 3. The rooftop restaurant would offer full-service alcohol and ambient amplified music. Public amenities include access to a scenic terrace at the entry stairs, walkup and seated café services, and landscaping, while the pool and poolside bar remain exclusively available to hotel guests. Overall, the total building area (including hotel space, amenities, and garage space) would be approximately 77,308 square feet. The proposed FAR would be 0.937.

Full Alcohol Service and Amplified Music
The project would offer full range alcohol service for the rooftop restaurant (indoor and outdoor) and pool/restaurant areas. Alcohol service is proposed seven days a week from 7:00 a.m. to 10:00 p.m. for outdoor service and 7:00 a.m. to 12:00 a.m. (midnight) for the indoor portion of the rooftop restaurant.

To contribute to the ambiance of the restaurant facilities, the project also proposes background amplified music (no live entertainment) for the pool/restaurant and rooftop restaurant areas. To ensure compatibility with surrounding uses, operational safeguards are included in the project’s conditions of approval (COAs). COA 7.8 requires the applicant to limit outdoor amplified music from 8:00 am to 10:00 pm for the property and all uses. Amplified music is authorized to be played indoors from 8:00 am to 12:00 am (midnight); however, from 10:00 pm to 8:00 am all exterior windows and doors shall remain closed. Speakers would be directional (allowing tilting and aiming of sound) and mechanical screening is proposed.
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Exhibit 3
Conceptual Site Plan
Source: Jorden Segraves Arch. Inc. 2025

NOT TO SCALE
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TRUE NORTH PLAN NORTH
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Outdoor Restaurant Seating
The project includes outdoor dining at the rooftop restaurant, ground-level café, and walkup café.

Seating is strategically placed to avoid obstructing view corridors and public accessways, particularly along East Avenida Pico. The low-profile furnishings, landscape buffers, and lighting are compatible with the neighborhood. This amenity aligns with the City’s goals for creating inviting public spaces to the North Beach area.

ARCHITECTURAL TREATMENTS
The project’s design reflects traditional Spanish Colonial Revival architecture and integrates publicly accessible features such as native landscaped gardens, pedestrian areas, and ocean-view terraces.

The Hanson Hotel is located within the Architectural Overlay District (A-Overlay), which mandates Spanish Colonial Revival architecture. Drawing inspiration from Ole Hanson’s vision for North Beach as a hub of recreation and entertainment, the project Applicant designed the project to be visually compatible with the North Beach Historic District and adjacent historic resources. Specifically, the architecture incorporates tiered massing, with one- and two-story elements stepping down toward East Avenida Pico and recessed upper levels along North El Camino Real. A prominent turret element at the corner of North El Camino Real and East Avenida Pico anchors the site to create a distinctive visual gateway element into the North Beach area and pays tribute to a similar feature at the Ole Hanson Beach Club. The proposed hotel would have a maximum (average) building height of 45 feet and maximum PL height of 37 feet; refer to Exhibit 4a, Proposed Elevation - East, and Exhibit 4b, Proposed Elevation - South.

The project's layout incorporates courtyards, shaded patios, arcades, and outdoor gathering spaces, reinforcing the indoor-outdoor theme in traditional Spanish Colonial Revival architecture. Prominent features include a grand stairway leading to a public podium terrace with ocean views, an Ole Hansoninspired public art and sculpture area, and a series of vine-covered trellises, fountains, and decorative benches create a transition from public to semi-private spaces. An overall natural color palette of terra cotta, olive green, red, and white, signature of Spanish Colonial Revival architecture, would be used.

LANDSCAPING
The proposed landscape plan features a diverse palette of California native and drought-tolerant plant species, strategically arranged in a series of terraced gardens along East Avenida Pico and North El Camino Real; refer to Exhibit 5, Conceptual Landscape Plan. Specific areas of focus include native planting beds at the site’s corner gateway, a cultural sculpture area, and decorative plantings framing the publicly accessible walkways and terraces.
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Exhibit 4a
Proposed Elevation - East
Source: Jorden Segraves Arch. Inc. 2025

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Exhibit 4b
Proposed Elevation - South
Source: Jorden Segraves Arch. Inc. 2025
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NOT TO SCALE

TRUE NORTH PLAN NORTH
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Exhibit 5
Conceptual Landscape Plan
Source: Jorden Segraves Arch. Inc. 2025
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Additionally, 19 street trees (including date palms [Phoenix Dactalifera], New Zealand Christmas tree Pohutukawa [Metrosideros Excelsa], and Blood Orange Sanguinello [Citrus x sinensis]) would be planted along North El Camino Real and Avenido Pico within public right-of-way (off-site) as a part of the project.

Approximately 7,291 square feet, or 20 percent of the lot area, is proposed as urban open area (UOA); approximately 3,637 square feet, or 25 percent of the UOA, is proposed as landscaped area. Landscape and landscape irrigation would be designed consistent with the Department of Water Resources (DWR) administered California State Model Water Efficiency Landscape Ordinance (MWELO) guidelines. Specifically, water-conserving and native plants and high-efficiency irrigation would be utilized in the majority of the proposed landscape areas.

ACCESS AND CIRCULATION
Vehicular Access
Vehicular access to the proposed two-level subterranean garage would be provided via a full access driveway from El Camino Real.

Emergency Access
Along project frontage at El Camino Real, a proposed 10 feet by 50 feet turnout area would allow for emergency vehicle access. Existing and proposed fire access hose pull infrastructure is located along project perimeters. Additionally, fire access ladders are proposed on the roof for emergency access.

Pedestrian Access
Sidewalks along the project frontages of East Avenida Pico and North El Camino Real would be constructed . Pedestrian access is proposed in the southeastern and southwestern portions of the site along East Avenida Pico and North El Camino Real, respectively. Additionally, pedestrian pathways are proposed throughout the site to provide connectivity between hotel buildings and amenities, as well as provide connectivity to existing surrounding pedestrian facilities. The proposed public café would be fronting North El Camino Real and fully publicly accessible by pedestrians. An elevator is proposed in the northwest corner of the site.

Parking
The proposed development includes a two-level subterranean parking garage with a total of 104 parking spaces provided for employees, hotel guests, and food and beverage uses. 43 spaces would be provided on level 1 of the subterranean parking garage, and 61 spaces would be provided on level 2.

In addition, the project includes an at-grade loading and service space protected by the public sidewalk 185

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and median along North El Camino Real to accommodate large delivery and waste collection vehicles that are too large to access the subterranean garage.

Parking areas would feature Americans with Disabilities Act (ADA) compliant parking spaces, vanpool accessible spaces, and electric vehicle (EV) charging spaces, in accordance with the City and California Green Building Code Standards (CALGreen) requirements. Bicycle parking spaces are also proposed in the northeastern corner of the site. The number of parking spaces proposed exceeds the municipal code requirement of one space per hotel room, one employee space per ten hotel rooms, two spaces per manager’s unit, and the North Beach Parking Overlay standard of one space per five restaurant seats.

LIGHTING
Exterior lighting is proposed on-site at building entrances, parking areas, amenity spaces, and pedestrian walkways for security and wayfinding purposes. Lighting would also be used to illuminate architectural elements, signage, and landscape features for ambience. All lighting would comply with current energy standards, utilizing light emitting diode (LED) or efficient fluorescent lighting technology. Project lighting would be shielded to avoid glare that could affect the marine environment or the coastal canyons to the west and directed away from adjoining commercial properties in accordance with City standards. Specifically, site lighting would be designed to Dark Sky requirements in regard to the shielding of light, limiting light trespass, utilizing energy-efficient lighting, and adhering to color temperature limits. Site photometric and lighting specifications would be submitted for review as part of City’s Building Department review. The lighting plan for the proposed hotel would be consistent with industry best practice as outlined in California Title 24 and CALGreen, as well as the International Dark Sky Association (IDA) guidelines and requirements to reduce light pollution and protect night sky and night habitat.

UTILITIES
Municipal and private utility services necessary to serve the project are currently available within or adjacent to the project site. The site has utility services adjacent to the site from San Diego Gas & Electric (gas and electricity), the Municipal Water District of Orange County (water), the City of San Clemente (sewer) and CR&R (solid waste services). On-site utility infrastructure necessary to serve the project, including water, sanitary sewer, drainage, storm water runoff treatment facilities, and dry utilities, would be installed with the proposed development and would connect to the existing utilities under public streets. The site would also have available safety and emergency response resources available from the County’s police and fire departments.

PHASING AND CONSTRUCTION
The project would be constructed as a single phase with an 18-month construction period. Anticipated construction activities include grading, paving, building construction, and architectural coating. It is 186

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anticipated that approximately 14,300 cubic yards (CY) of cut would be exported o to an authorized disposal site outside the coastal zone over approximately 30 hauling days. The project is anticipated to use a hydraulic hammer pile driver for piles installation and vibratory roller for compaction of site grading and paving. Project construction would incorporate dust control measures such as regular water spraying twice per day and paved haul roads. All work would be required to comply with local noise and environmental regulations.

PERMITS AND APPROVALS
The proposed project would require permits and approvals from the City of San Clemente and other agencies prior to construction. These permits and approvals are described below.

City of San Clemente
• CEQA Clearance;
• Development Permit;
• Conditional Use Permit (CUP), for the hotel use, full-range alcohol service, and amplified music; and
• Design Review.

California Coastal Commission
• If approved by the City, the project requires a Coastal Development Permit from the California Coastal Commission.

California Department of Fish and Wildlife
• Incidental Take Permit.

San Diego Regional Water Quality Control Board
• Dewatering Permit.

South Coast Air Quality Management District
• Compliance with regulations for air quality management, including but not limited to Rules 402, 403, and 1113.
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4.0 SECTION 15183 EXEMPTION CRITERIA ANALYSIS
As discussed in Section I, Introduction, this section evaluates the project’s consistency with the requirements for an exemption pursuant to CEQA Guidelines Sections 15183.

Pursuant to CEQA Guidelines Section 15183 (a), “CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.”

CERTIFIED EIR
City Of San Clemente Centennial General Plan
The San Clemente City Council adopted a comprehensive update to the City’s General Plan titled Centennial General Plan (General Plan) and certified a Program Environmental Impact Report (Final Environmental Impact Report for Centennial General Plan; State Clearinghouse [SCH] No. 2013041021) (General Plan EIR) on February 4, 2014. The General Plan provides comprehensive, long-term goals and policies for achieving the City’s vision. It guides growth and development to achieve optimum results from the City's physical, economic, environmental, and human resources. Per State law, general plans are required to include seven elements (Land Use, Housing, Circulation, Noise, Safety, Open Space and Conservation). The organization of these seven elements, and any optional elements, are determined by the local jurisdiction. The General Plan is made up of thirteen elements: Land Use; Urban Design; Historic Preservation; Economic Development; Mobility and Complete Streets; Housing, Beaches, Parks and Recreation; Natural Resources; Coastal; Safety; Public Services, Facilities and Utilities; Growth Management; and Governance. In September 2021, the Safety Element was updated concurrently with the 6th Cycle Housing Element Update (adopted September 20, 2022, and certified by the Department of Housing and Community Development [HCD] on October 12, 2022).

The General Plan EIR was prepared as a Program EIR in conformance with the California Environmental Quality Act (CEQA; California Public Resources Code, Sections 21000, et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.). According to Section 15168 of the CEQA Guidelines, a Program EIR may be prepared on a series of actions that can be characterized as one large project. Use of a Program EIR gives the Lead Agency an opportunity to consider broad policy alternatives and program-wide mitigation measures, as well as greater flexibility to address project-specific and cumulative environmental impacts on a comprehensive scale.
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The proposed project would be consistent with applicable General Plan designation, as supported by Appendix A, Initial Study, Section 3.11, Land Use and Planning.

General Plan Buildout Assumptions for the Project Site
Under the General Plan, the project site is designated Downtown Mixed-Use 1 (MU1), which is intended to create a vertical or horizontal mix of Neighborhood Serving Commercial and Community Serving Commercial uses, with multi-family housing on the second floor or higher. The MU1 land use designation allows for 24.0 units per gross acre or 36.0 units per net acre for residential development, a 1.00 floor-area-ratio (FAR) for commercial development, and a 2.00 FAR for mixed-use projects.

The proposed hotel building area (hotel and restaurant building area) is approximately 30,034 square feet and would be constructed on an approximately 32,030-square foot site. Thus, the proposed mixed-use project would have a 0.94 FAR and meet the FAR requirement for commercial development under the MU1 designation.

The General Plan also identifies the site within one of eight Focus Areas considered to have the most potential for change. The site is located in the North Beach/North El Camino Real Focus Area. This Focus Area is a unique, community- and coastal visitor-oriented entertainment hub and recreation area. It is an important City gateway along the historic El Camino Real/Pacific Coast Highway from beach cities to the north. The North Beach/North El Camino Real Focus Area’s on-going revitalization is based on the community’s desire to preserve and enhance its key assets. The Focus Area’s assets include views of the ocean, convenient beach access, a rich inventory of historic buildings, access to passive and active recreational amenities, and numerous visitor-serving shops and services. With access to the Metrolink rail station, the Beach Trail, numerous bikeways and pedestrian paths, and the historic El Camino Real corridor that connects many of the City’s activity areas, the North Beach/North El Camino Real Focus Area is a key multimodal transportation hub.

The proposed hotel provides the following features that make the project compatible with the General Plan, North Beach/North El Camino Real Focus Area, and general intended vision for development of the site:
• Public Access: Rooftop restaurant, terraces, and garden (along Avenida Pico) would be open to the public and provide ocean views.
• Affordable Accommodations: Of the 61 hotel rooms, 25 percent (16 rooms) are proposed to be affordable per California Coastal Commission affordability requirements. • Transit-Oriented Location: The site is located within 350 feet from the Metrolink, bus stop, regional bike routes, hiking trails, California Coastal Trail, and a trolley stop. • Public View Corridor Protection: The building design is one story along Avenida Pico and steps up and away from the view corridor to maintain blue water views to comply with General Plan Land Use Plan Public View Corridor policies.
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March 2026 4-3 Section 15183 Exemption Criteria Analysis Thus, the project would be consistent with General Plan goals and policies applicable to the site and proposed use. Refer to Section 4.11, Land Use and Planning, for a detailed analysis of the project’s consistency with the General Plan and other applicable land use plans, policies, and regulations.

General Plan EIR Findings
The General Plan EIR considered the potential environmental impacts that would result from buildout of the General Plan, which included the project site. Two environmental impact categories were identified as not being significantly affected by or affecting the proposed General Plan, based on the General Plan EIR Initial Study: Agriculture and Forestry Resources and Mineral Resources, which were not carried into the General Plan Draft EIR for further consideration.

Fifteen environmental factors were identified as potentially significant impacts of the proposed project. These factors are:
• Aesthetics/Light and Glare
• Air Quality
• Biological Resources
• Cultural Resources
• Geology/Soils
• Greenhouse Gas Emissions
• Hazards & Hazardous Materials
• Hydrology/Water Quality
• Land Use/Planning
• Noise
• Population/Housing
• Public Services
• Recreation
• Transportation/Traffic
• Utilities/Service Systems
The General Plan EIR identified four significant and unavoidable adverse impacts, as defined by CEQA, that would result from buildout of the General Plan. Unavoidable adverse impacts may be considered significant on a project-specific basis, cumulatively significant, and/or potentially significant. The Lead Agency determined that one or more unavoidable significant adverse impacts would result from the buildout of the General Plan, and prepared a “Statement of Overriding Considerations” prior to approval of the General Plan and certification of the General Plan EIR. The Statement of Overriding Considerations stated that the decision-making body has balanced the benefits of the General Plan against its unavoidable significant environmental effects and has determined that the benefits of the General Plan outweigh the adverse effects, and therefore the 191

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March 2026 4-4 Section 15183 Exemption Criteria Analysis adverse effects are considered to be acceptable. The impacts that were found in the General Plan EIR to be significant and unavoidable are:
• Air Quality
• Greenhouse Gas Emissions
• Noise
• Transportation/Traffic

STREAMLINED REVIEW
The streamlined review exemption pursuant to Section 15183 of the CEQA Guidelines applies only to the extent that all feasible mitigation measures for a significant effect specified in the EIR are or will be undertaken by the public agency having jurisdiction to implement such mitigation measures (CEQA Guidelines Section 15183(e)(1) and (2)). As required by CEQA, the City prepared the General Plan EIR which analyzed the environmental impacts of buildout of the General Plan. The City of San Clemente City Council certified the General Plan EIR on February 4, 2014.

Accordingly, the Section 15183 streamlined review exemption applies to the proposed project, since the project meets these criteria. The proposed project is consistent with the General Plan buildout assumptions for the project site. Also, the General Plan EIR (which considered buildout of the project site as designated MU1) was certified on February 4, 2014. All applicable mitigation measures identified in the General Plan EIR Mitigation Monitoring and Reporting Program (MMRP) to the proposed project would be implemented in addition to existing federal, State, and local laws and regulations, which are discussed in detail as part of Appendix A, Initial Study.

The analysis presented in Appendix A demonstrates that the proposed project meets the requirements of Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183, and as such, no additional CEQA review beyond the findings presented below, is required for the project. Specifically:
• As explained above, the General Plan EIR was certified in conjunction with the City’s adoption of the General Plan, and the proposed project is fully consistent with General Plan, as implemented consistent with the City’s Municipal Code. (CEQA Guidelines Section 15183(d); Public Resources Code Section 21083.3(b));
• All of the applicable General Plan EIR Mitigation Measures, and/or regulatory requirements (including Conditions of Approval [COA] enforcing such regulations), relied upon to reduce environmental effects and that are applicable to the proposed project are feasible and would be implemented as part of the project (CEQA Guidelines Section 15183(e); Public Resources Code Section 21083.3(c));
• Environmental effects peculiar to the project or the parcel on which the project would be located were previously addressed as significant effects in the General Plan EIR and therefore 192

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• Environmental effects of the project are not considered peculiar to the project, and therefore do not require further review, because they are substantially mitigated by previously adopted General Plan EIR Mitigation Measures and/or uniformly applied development policies and standards (CEQA Guidelines Section 15183(f); Public Resources Code Section 21083.3(d)); • There are no potentially significant off-site or cumulatively-considerable impacts of the proposed project that were not discussed by the General Plan EIR (CEQA Guidelines Sections 15183(b)(3) and 15183(j); Public Resources Code Section 21083.3(c)); and • There are no previously identified effects which, as a result of substantial new information not known at the time the EIR was certified, are more severe than discussed in the General Plan EIR. (CEQA Guidelines Section 15183(b)(4); Public Resources Code Section 21083.3(b)) Accordingly, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183, no additional environmental review is required for the proposed project beyond the analysis and conclusions summarized in this report and supplemented by Appendix A, since the proposed project is fully consistent with the General Plan, all feasible Mitigation Measures specified in the General Plan EIR that is relevant to the project will be implemented as part of the project, and the proposed project would not result in any significant effects or more severe significant impacts to the environment beyond what was previously evaluated and disclosed as part of the General Plan EIR.

POTENTIAL ENVIRONMENTAL EFFECTS
In accordance with CEQA Guidelines Section 15183(b), “In approving a project meeting the requirements of this section, a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:
1) Are peculiar to the project or the parcel on which the project would be located, 2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent,
3) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or 4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
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March 2026 4-6 Section 15183 Exemption Criteria Analysis New Significant Impacts
The Initial Study included as Appendix A describes the potential environmental changes to the existing physical conditions that may occur if the proposed project is implemented. Evidence, based on factual and scientific data, is presented to show the cause and effect relationship between the proposed project and the potential changes in the environment. The exact magnitude, duration, extent, frequency, range, or other parameters of a potential impact are ascertained, to the extent possible, to determine whether impacts may be significant; all of the potential direct and reasonably foreseeable indirect effects are considered.

Impacts are generally classified as potentially significant impact, less than significant impact, or resulting in no impact. If impacts are determined to be potentially significant impact after implementation of General Plan EIR mitigation measures and uniformly applied policies and standards/regulations, then consideration of whether such impacts were already identified in the General Plan EIR, or if such impacts are new potentially significant impacts, are be made.

Based on Appendix A, the proposed project would not result in any new potentially significant effects that were not considered in the General Plan EIR with application of applicable General Plan EIR mitigation and/or uniform policies and standards.

Increased Significant Impacts Already Identified in the General Plan EIR The General Plan EIR found that buildout of the General Plan would result in significant and unavoidable impacts pertaining to air quality, greenhouse gas emissions, noise, and transportation/traffic. For these impacts identified as significant and unavoidable in the General Plan EIR, consideration of if the project-specific impacts are more severe than those identified in the General Plan EIR were made. Based on Appendix A, Based on Appendix A, the proposed project would not result in any increased significant effects that were not considered in the General Plan EIR upon application of applicable General Plan EIR mitigation and/or uniform policies and standards.

As discussed above, no substantial new information has been found, nor would the project specific impacts be significant. As such, the proposed project would not result in increased significant impacts compared to that described in the General Plan EIR.

Peculiar Impacts
Methodology for Consideration of Peculiar Impacts
(CEQA Guidelines Section 15183(b); Public Resources Code Section 21083.3(a)-(c).) If an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or 194

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March 2026 4-7 Section 15183 Exemption Criteria Analysis standards then an additional EIR need not be prepared for the project solely on the basis of that impact. (CEQA Guidelines Section 15183(c).)
Pursuant to CEQA Guidelines Section 15183(h), an environmental effect shall not be considered peculiar to the project or parcel solely because no uniformly applied development policy or standard is applicable to it. Section 15183(e) limits the analysis of only those significant environmental effects which were previously identified in the prior EIR, and for which all applicable mitigation measures identified by the prior EIR are found to be feasible. (Public Resources Code Section 21083.3(c).) For such effects, the Lead Agency is required to make a finding at a public hearing as to whether the feasible mitigation measures will be undertaken.

Pursuant to CEQA Guidelines Section 15183(f) and Public Resources Code Section 21083.3(d), an effect of a project on the environment shall not be considered peculiar to the project or the parcel if uniformly applied development policies or standards have been previously adopted by the city or county with a finding that the development policies or standards will substantially mitigate that environmental effect when applied to future projects, unless substantial new information shows that the policies or standards will not substantially mitigate the environmental effect. The finding shall be based on substantial evidence which need not include an EIR. Such development policies or standards need not apply throughout the entire city or county but can apply only within the zoning district in which the project is located, or within the area subject to the community plan on which the lead agency is relying. Moreover, such policies or standards need not be part of the general plan or any community plan but can be found within another pertinent planning document such as a zoning ordinance. Where a city or county, in previously adopting uniformly applied development policies or standards for imposition on future projects, failed to make a finding as to whether such policies or standards would substantially mitigate the effects of future projects, the decision-making body of the city or county, prior to approving such a future project pursuant to Section 15183, may hold a public hearing for the purpose of considering whether, as applied to the project, such standards or policies would substantially mitigate the effects of the project. Such a public hearing need only be held if the city or county decides to apply the standards or policies as permitted in Section 15183.

Peculiar Impacts Findings
Based on Appendix A, there are no impacts peculiar to the project or project site, as the environmental effects were previously addressed in the General Plan EIR with application of applicable General Plan EIR mitigation and/or uniform policies and standards and, therefore, are exempt from further review.

Potentially Significant Off-Site Impacts
The proposed project would not involve any new off-site impacts that were not considered as part of the General Plan EIR.
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Methodology for Consideration of Cumulative Impacts
CEQA Guidelines Section 15183(j) does not affect any requirement to analyze potentially significant cumulative impacts if those impacts were not adequately discussed in the prior EIR. If a significant cumulative impact was adequately discussed in the prior EIR, then Section 15183 may be used as a basis for excluding further analysis of that cumulative impact.

Cumulative impacts were considered for each environmental topic area analyzed as part of the General Plan EIR. As disclosed in the General Plan EIR, projected cumulative development was based on adopted general plans or related planning documents, or in a prior environmental document which has been adopted or certified, which described or evaluated regional or areawide conditions contributing to the cumulative impact. The buildout assumptions for the General Plan were projected from the General Plan, Strategic Implementation Program, Bicycle and Pedestrian Master Plan, and Climate Action Plan. Consistent with Section 15130(b)(1)(B) of the CEQA Guidelines, the General Plan EIR analyzes the environmental impacts of development in accordance with the proposed Land Use Plan. As a result, the General Plan EIR addresses the cumulative impacts of development within the City of San Clemente and the larger Orange County region surrounding it, as appropriate. In most cases, the potential for cumulative impacts is contiguous with the City boundary, since the City is the service provider for various City services and public utilities. Potential cumulative impacts related to traffic, air quality, and noise, which have the potential for impacts beyond the City boundary, have been addressed through use of a traffic model. The City utilizes a traffic model for purposes of forecasting cumulative growth within the City and regionally. Regional growth outside of the City has accounted for traffic, air quality, and noise impacts through use of this model, which is a socioeconomic traffic model that uses regional growth projections to calculate future traffic volumes.

The growth projections adopted by the City and surrounding area are used for the cumulative impact analyses of the General Plan EIR.

Project-Specific Cumulative Impact Findings
The General Plan EIR found that buildout of the General Plan would result in significant and unavoidable impacts pertaining to air quality, greenhouse gas emissions, noise, and transportation/traffic. Based on the analysis included in Appendix A, the project would not result in any increased significant environmental impacts, compared to that disclosed in the General Plan EIR.

As such, the proposed project would not result in a cumulatively considerable significant impact and the project’s cumulative considerations were already evaluated by the General Plan EIR. 196
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5.0 LIST OF APPLICABLE GENERAL PLAN EIR MITIGATION

MEASURES AND CONDITIONS OF APPROVAL
As substantiated in Appendix A, should any potential project-specific impacts result after implementation of standard regulations, then applicable General Plan EIR mitigation measures are considered to reduce the project’s impacts. The following General Plan EIR mitigation measures were identified in the Section 15183 Initial Study (Appendix A) for the purpose of reducing project-specific impacts:

Applicable General Plan EIR Mitigation Measures:

5.3-1 The City of San Clemente shall require applicants for public and private development projects that disturb vacant land to prepare a biological resources survey. The biological resources survey shall be conducted by a qualified biologist and submitted to the City’s Planning Department. The biological resources survey shall include, but not be limited to: Analysis of available literature and biological databases, such as the California Natural Diversity Database, to determine sensitive biological resources that have been reported historically from the proposed development project vicinity; review of current land use and land ownership within the proposed development project vicinity; Assessment and mapping of vegetation communities present within the proposed development project vicinity; and general assessment of potential jurisdictional areas, including wetlands and riparian habitats. a) If the proposed development project site supports vegetation communities or mature trees that may provide habitat for special status plant or wildlife species, a focused habitat assessment shall be conducted by a qualified biologist to determine the potential for special status plant and/or animal species to occur within or adjacent to the proposed development project area.
b) If one or more special status species has the potential to occur within the proposed development project area, focused species surveys shall be conducted to determine the presence/absence of these species to adequately evaluate potential direct and/or indirect impacts to these species.
c) If construction activities are not initiated immediately after focused surveys have been completed, additional preconstruction special status species surveys may be required, in accordance with the California Endangered Species Act and Federal Endangered Species Act, to ensure impacts are avoided or minimized to the extent feasible. If preconstruction activities are required, a qualified biologist would perform these surveys as required for each special status species that is known to occur or has a potential to occur within or adjacent to the proposed development project area. d) If sensitive biological resources, including mature trees or wildlife corridors, are identified within or adjacent to the proposed development project area, as outlined in the biological resources report, the construction limits shall be clearly flagged to ensure impacts to sensitive biological resources and the wildlife corridor are avoided or minimized, to the extent feasible. Prior to implementing construction activities, the 197

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e) If sensitive biological resources are known to occur within or adjacent to the proposed development project area, as outlined in the biological resources report, the City of San Clemente shall require applicants to contract with a qualified biologist to develop and implement a project-specific contractor training program to educate project contractors on the sensitive biological resources within and adjacent to the proposed development project area and measures being implemented to avoid and/or minimize impacts to these species. Project Contractors shall be required to comply with the requirements of the program.
f) If sensitive biological resources are present within or adjacent to the proposed development project area and impacts may result from construction activities, as outlined in the biological resources report, the City may require that a developer retain a qualified biological monitor to be present during all or a portion of the construction activities to ensure impacts to the sensitive biological resources are avoided or minimized to the extent feasible. The specific biological monitoring requirements shall be determined on a project-by-project basis. The qualified biological monitor shall be approved by the City on a project-by-project basis based on applicable experience with the sensitive biological resources that may be impacted by the proposed development project activities.

5.3-2 The City of San Clemente shall require applicants of public and private development projects that have the potential to affect listed species to obtain written authorization from the U.S.

Fish and Wildlife Service that the grading or construction activity is in compliance with regulations on the “take” of the listed species that would directly or indirectly be impacted.

Any mitigation requirements set forth by such agencies shall be incorporated into the project’s final design plans.
4-1 City staff shall require applicants for development permits to provide studies by qualified archaeologists assessing the cultural and historical significance of any known archaeological resources on or next to each respective development site; and assessing the sensitivity of sites for buried archaeological resources. On properties where resources are identified, or that are determined to be moderately to highly sensitive for buried archaeological resources, such studies shall provide a detailed mitigation plan, including a monitoring program and recovery and/or in situ preservation plan, based on the recommendations of a qualified cultural preservation expert. The mitigation plan shall include the following requirements:
a. An archaeologist shall be retained for the project and will be on call during grading and other significant ground-disturbing activities.
b. Should any cultural/scientific resources be discovered, no further grading shall occur in the area of the discovery until the Community Development Director concurs in writing that adequate provisions are in place to protect these resources. 198

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March 2026 4-3 Section 15183 Exemption Criteria Analysis c. Unanticipated discoveries shall be evaluated for significance by an Orange County Certified Professional Archaeologist. If significance criteria are met, then the project shall be required to perform data recovery, professional identification, radiocarbon dates as applicable, and other special studies; submit materials to the California State University Fullerton; and provide a comprehensive final report including appropriate records for the California Department of Parks and Recreation (Building, Structure, and Object Record; Archaeological Site Record; or District Record, as applicable). 4-2 City staff shall require applicants for development permits to provide studies by qualified paleontologists assessing the sensitivity of sites for buried paleontological resources. On properties determined to be moderately to highly sensitive for paleontological resources, such studies shall provide a detailed mitigation plan, including a monitoring program and recovery and/or in situ preservation plan, based on the recommendations of a qualified paleontologist.

The mitigation plan shall include the following requirements:
a. A paleontologist shall be retained for the project and will be on call during grading and other significant ground-disturbing activities.
b. Should any potentially significant fossil resources be discovered, no further grading shall occur in the area of the discovery until the Community Development Director concurs in writing that adequate provisions are in place to protect these resources.

Unanticipated discoveries shall be evaluated for significance by an Orange County Certified Professional Paleontologist. If significance criteria are met, then the project shall be required to perform data recovery, professional identification, radiocarbon dates as applicable, and other special studies; submit materials to the California State University Fullerton; and provide a comprehensive final report, including catalog with museum numbers. 10-1 Prior to the issuance of building permits for projects that involve a noise-sensitive use within the 65 dBA CNEL contour (i.e., areas in or above 65 dBA CNEL) along major roadways, freeways, and railroads, the project property owner/developers shall retain an acoustical engineer to conduct an acoustic analysis and identify, where appropriate, site design features (e.g., setbacks, berms, or sound walls), and/or required building acoustical improvements (e.g., sound transmission class rated windows, doors, and attic baffling) to ensure compliance with the City’s Noise Compatibility Criteria and the California State Building Code and California Noise Insulation Standards (Title 24 and 21 of the California Code of Regulations). 10-2 Construction activities associated with new development that occurs near sensitive receptors shall be evaluated for potential noise impacts. Mitigation measures such as installation of temporary sound barriers for construction activities that occur adjacent to occupied noisesensitive structures, equipping construction equipment with mufflers, and reducing nonessential idling of construction equipment to no more than five minutes shall be incorporated into the construction operations to reduce construction-related noise to the extent feasible.
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In addition to General Plan EIR mitigation, applicable uniform policies, standards, or regulations are also considered in order to reduce impacts. Should application of uniform policies, standards, or regulations require a project to implement a project-specific measure, in order to enforce uniform policies, standards, or regulations for a project, such measures are identified as Conditions of Approval (COAs). The following COAs were identified in the Section 15183 Initial Study (Appendix A) for the purpose of reducing project-specific impacts:

Applicable Conditions of Approval (COAs):

1.9 The project shall implement the mitigation measures from City Council Resolution No. 91-94, Exhibit 2—Air Quality-1, Air Quality-3, and Lighting/Glare-1. Prior to building permit issuance, these measures shall be shown on the grading/dust control notes, erosion and stormwater plans, lighting plans, and construction specifications, as applicable. The City Planner may (i) approve equivalent or more effective measures, or (ii) issue a written determination that compliance with the current California Building Code, San Clemente Municipal Code (including the Zoning Ordinance), or other adopted regulations fully satisfies the intent of a listed measure, in which case that code compliance shall govern. The Applicant shall implement the measures during construction and operation, and the City shall verify compliance prior to final inspection/occupancy. (SCAQMD Rules 402 and 403, California Building Code, San Clemente Municipal Code)

3.2 The City Engineer shall determine that development of the site shall conform to general recommendations presented in the geotechnical studies, including specifications for site preparation, landslide treatment, treatment of cut and fill, slope stability, soils engineering, and surface and subsurface drainage, and recommendations for further study. (Municipal Code Chapter 15.36)

3.11 The Applicant shall submit, and the City Planner and Beaches, Parks and Recreation Manager shall have approved, a detailed landscape and irrigation plan incorporating drought tolerant plants, for medians, parkways, public trails, fuel modification areas, common areas, and slopes, and other landscaped areas, prepared by a registered landscape architect, and in compliance with all pertinent requirements including, but not limited to guidelines contained in the City's Master Landscape Plan of Scenic Corridors. 200

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March 2026 4-5 Section 15183 Exemption Criteria Analysis (Municipal Code Section 17.68.020) The project shall incorporate vertical landscaping at the rear of the building (North elevation) to provide vertical screening of the structure.

Placement of the vertical landscaping and type shall be sensitive to not contribute to ocean view obstructions from the Avenida Pico Scenic Corridor.

3.13 The Applicant shall demonstrate to the satisfaction of the City Engineer that the following standards shall be satisfied:

A. All construction vehicles or equipment, fixed or mobile, operated within 1,000 feet of a dwelling shall be equipped with operating and maintained mufflers.

B. All operations shall comply with Orange County Codified Ordinance Division 6 (Noise Control).

C. Stockpiling and/or vehicle-storage areas shall be located as far as practicable and out of view from dwellings.

The City of San Clemente Noise Ordinance, limiting the hours of construction to between 7:00 a.m. and 6:00 p.m., shall be enforced.
(Municipal Code Chapter 15.36)

3.14 The Applicant shall demonstrate to the satisfaction of the City Engineer or designee that the project meets all requirements of the San Diego Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Municipal Separate Strom Sewer Permit, and Federal, State, County and City guidelines and regulations, in order to control pollutant run-off. (Municipal Code Chapter 13.40)

3.19 Unless waived otherwise by the City Engineer, the developer shall acknowledge in writing that the development is subject to all State water quality and storm drain discharge permit regulations. This may include, but is not limited to, elimination of discharges such as subdrain and other non-storm related discharge. Project designs revisions may be required for compliance with such applicable regulations. (Municipal Code Chapter 15.36)

3.20 The project garage entry and exit driveway shall be designed for restricted vehicles to a right turn in and exit only. Unless approved otherwise by the City Engineer, this shall include the addition of right turn arrow markings on the pavement of the drive aisle surface. (Municipal Code Chapter 15.36) See Figure 1: Circulation and Line of Sight.

3.21 Unless approved otherwise by the City Engineer and the driveway grade is modified to meet all City Standards, in order to increase sight distance of pedestrians for vehicles exiting the garage, the project design shall remove the front landscape planter that is currently shown behind the sidewalk and immediately west of the drive aisle. 201

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March 2026 4-6 Section 15183 Exemption Criteria Analysis Landscaping in this area should be maintained to sidewalk. (Municipal Code Chapter

15.36). See Figure 1: Circulation and Line of Sight

3.22 The development has floors below street grade (1-foot above top of full height curb), therefore a hydrology study will be need to prove the development is not subject to runon from street drainage. (Municipal Code Chapter 15.36)

4.5 Prior to the issuance of building permits for each structure or tenant improvement, other than a parking structure, the Applicant shall submit, and must obtain approval from the City Planner, a final acoustical report. The report shall demonstrate that the development will be sound attenuated against present and projected noise levels including stationary, roadway, aircraft, helicopter, and railroad noise to meet City interior and exterior noise standards. The report shall also provide verification that use of any on-site sound system will comply with the City’s noise ordinance, particularly with reference to db(c) measurements from residential properties. The report shall be accompanied by a list identifying the sheet(s) of the building plans that include required sound attenuation measures.

4.6 The Applicant shall demonstrate to the satisfaction of the Building Official that the plans include all sound attenuation measures specified in the acoustical report required by Conditions 3.13 and 4.5 as well as NOI-1.

4.10 If the project pertains to a Food Service Establishment (FSE), the Applicant shall submit, and the City Utilities Director shall approve, plans depicting the Fats, Oils, and Greases (FOG) controls, with the plans and design approved by the Orange County Health Care Agency.

4.11 The Applicant shall submit, and must obtain approval from the City Engineer, plans depicting the installation of an approved double-detector check backflow assembly on any/all fire lines above ground and as near to the point of connection to the potable 202

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4.12 The Applicant shall submit, and the City Engineer shall approve, plans depicting the installation of an approved reduced pressure principal backflow assembly on any/all potable water systems, and any/all irrigation systems, above ground, directly after each water meter as practical, and at a minimum height of 12” from the bottom of each assembly to ground level. (Municipal Code Section 13.04.350)

4.13 Prior to the issuance of building permits, the architectural, civil (if applicable), and landscape plans shall be revised to incorporate all modifications directed at the Planning Commission hearing to address Orange County Fire Authority (OCFA) requirements.

Specifically, the project design shall provide a minimum three-foot setback around the perimeter of the structure, consistent with OCFA standards.

5.4 The Applicant shall submit a photometric plan within the construction documents indicating compliance with the City’s Lighting standards (17.24.130), and a letter from the preparer of the lighting plans confirming that all lighting has been installed in accordance with the approved plans, and that the lighting conforms to all standards set forth in the Municipal Code and to the satisfaction of the City Planner.

7.8 The Applicant shall limit outdoor amplified music from 8:00 am to 10:00 pm for the property and all uses. Amplified music is authorized to be played indoors from 8:00 am to 12:00 am (midnight); however, after 10:00 pm to 12:00 am all exterior windows and doors shall remain closed. Additionally, the project must comply with the City’s Noise Ordinance. (Municipal Code Sections 8.48.070 and 8.48.050) COA BIO-1 A focused habitat assessment for Crotch’s bumble bee shall be conducted by a qualified biologist to determine the potential for this species to occur within or adjacent to the proposed development project area. The habitat assessment shall conform to the requirements listed in the California Department of Fish and Wildlife’s (CDFW) 2023 “Survey Considerations for California Endangered Species Act (CESA) Candidate Bumble Bee Species” and shall be submitted to the CDFW prior to initiation of ground disturbing project activities. (Required by General Plan Mitigation Measure 5.3-1)
COA BIO-2 Because coastal California gnatcatcher has a potential to be present within the proposed development project area, focused surveys conforming to the 1997 USFWS survey protocol will be required in order to adequately evaluate potential direct and/or indirect effects to this species. Because the City of San Clemente is not a participating jurisdiction under any Natural Community Conservation Plans/Habitat Conservation Plans, a total of either six surveys at least one week apart between March 15 and June 203

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COA BIO-3 If construction activities are not initiated immediately after focused surveys have been completed, additional preconstruction coastal California gnatcatcher and/or Crotch’s bumble bee surveys may be required, in accordance with the California Endangered Species Act and Federal Endangered Species Act, to ensure impacts are avoided or minimized to the extent feasible. If preconstruction activities are required, a qualified biologist would perform these surveys as required for each special status species that is known to occur or has a potential to occur within or adjacent to the proposed development project area, including coastal California gnatcatcher, Crotch’s bumble bee, red diamond rattlesnake, and/or coast horned lizard. These may be combined with nesting bird protections as required under the Migratory Bird Treaty Act and California Fish and Game Code. (Required per Federal Endangered Species Act, California Endangered Species Act, Migratory Bird Treaty Act, and California Fish and Game Code)
COA BIO-4 Because sensitive coastal sage scrub habitat is present in areas immediately adjacent to the proposed development project area, the construction limits shall be clearly flagged to ensure impacts to adjacent habitats are avoided or minimized, to the extent feasible.

Prior to implementing construction activities, the City of San Clemente shall require the Applicant to contract with a qualified biologist to verify that the flagging clearly delineates the construction limits and sensitive resources to be avoided.

COA BIO-5 Prior to the start of construction, a biologist must present a Worker Environmental Awareness Program (WEAP) to the construction crew and project team. The WEAP will be focused on special-status species that are known to occur on-site or in the surrounding area including coastal California gnatcatcher and other species listed in the biological resources report that could occur such as Crotch’s bumble bee, red diamond rattlesnake, and coast horned lizard. The WEAP shall be presented to all new construction crew members prior to their first day of work on the project site, and a sign-in sheet of all attendees over time shall be kept for the project record.

COA BIO-6 A qualified and approved biological monitor shall be present during all vegetation removal and preliminary ground disturbance on the project site to ensure that impacts 204

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COA BIO-7 The applicant shall consult with the USFWS to determine if an incidental take permit under Section 10 of the Endangered Species Act will be required for this project. With adequate protections in place including but not limited to biological monitoring and avoiding the coastal California gnatcatcher nesting season (February 15 through August 30), an incidental take permit may be avoidable. The USFWS will have the final authority to determine what avoidance measures or whether an incidental take permit will be required. (Required by General Plan Mitigation Measure 5.3-2) COA BIO-8 To the greatest extent feasible, the Project will avoid construction activities during the peak nesting season (February 15 through September 15). If this time period cannot be avoided, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the preconstruction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Construction activities may not occur inside the established buffers, which shall remain on-site until a qualified biologist determines the young have fledged or the nest is no longer active. (Migratory Bird Treaty Act and California Fish and Game Code)
COA CUL-1 Archaeological Resources Inadvertent Discovery. In the event that any subsurface cultural resources are encountered during earth-moving activities, it is recommended that all work within 50 feet be halted until a qualified archaeologist can evaluate the findings and make recommendations. Prehistoric materials can include flaked-stone tools (e.g., projectile points, knives, choppers) or obsidian, chert, or quartzite toolmaking debris; culturally darkened soil (i.e., midden soil often containing heataffected rock, ash, and charcoal, shellfish remains, and cultural materials); and stone milling equipment (e.g., mortars, pestles, handstones). Historical materials might include wood, stone, or concrete footings, walls, and other structural remains; debrisfilled wells or privies; and deposits of wood, metal, glass, ceramics, and other refuse.

The archaeologist may evaluate the find in accordance with federal, state, and local guidelines, including those set forth in the California Public Resources Code Section 21083.2, to assess the significance of the find and identify avoidance or other measures as appropriate. A qualified archaeologist must meet the Secretary of the Interior’s 205

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COA CUL-2 Human Remains Inadvertent Discovery. If human remains are found, those remains would require proper treatment in accordance with State of California Health and Safety Code Sections 7050.5-7055. Specifically, Health and Safety Code Section 7050.5 describes the requirements if any human remains are discovered during excavation of a site. As required by state law, the requirements and procedures set forth in Section 5097.98 of the California Public Resources Code would be implemented, including notification of the County coroner, notification of the Native American Heritage Commission, and consultation with the individual identified by the Native American Heritage Commission to be the “most likely descendant.” If human remains are found during excavation, excavation must stop in the vicinity of the find and any area that is reasonably suspected to overlie adjacent remains until the County coroner has been called out, and the remains have been investigated and appropriate recommendations have been made for the treatment and disposition of the remains. (Required per State of California Health and Safety Code Sections 7050.5-7055 and California Public Resources Code Section 5097.98)
COA GEO-1 Paleontological Monitoring. Full-time paleontological monitoring is recommended during ground disturbance activities in undisturbed geologic contexts (i.e., bedrock and outcrops) that have the potential to contain significant paleontological resources.

Ground disturbance refers to activities that would impact subsurface geologic deposits, such as grading, excavation, and boring. Activities taking place in current topsoil or within previously disturbed fill sediments, e.g., clearing, grubbing, pavement rehabilitation, do not require paleontological monitoring. Bedrock can occur at varying depths depending on the portion of the project area.

The City shall retain a Society of Vertebrate Paleontology (SVP) qualified paleontologist to provide or supervise a paleontological sensitivity training to all personnel planned to be involved with earth-moving activities, prior to grading or excavation in sedimentary rock material other than topsoil. The training session will focus on how to identify paleontological resources, such as fossils that may be encountered, and the procedures to follow if identified.

Prior to grading or excavation in sedimentary rock material other than topsoil, the City shall retain an SVP-qualified paleontologist to monitor or supervise the monitoring of these activities by an SVP-qualified paleontology monitor assigned by the SVPqualified paleontologist. If fossils are discovered during grading at any depth, the paleontological monitor, in discussion with the SVP-qualified paleontologist, will notify the on-site construction supervisor, who shall redirect work away from the location of the discovery. The recommendations of the SVP-qualified paleontologist shall be implemented with respect to the evaluation and recovery of fossils, after which the on-site construction supervisor shall be notified and shall direct work to continue in the location of the fossil discovery.
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March 2026 4-11 Section 15183 Exemption Criteria Analysis If any paleontological resources are encountered at the project area during construction or the course of any ground-disturbance activities, all such activities within 100 feet of the find shall halt immediately. At this time, the Applicant shall notify the City and consult with the qualified paleontologist to assess the significance of the find. The assessment will follow SVP (2010) standards. If any find is determined to be significant, appropriate avoidance measures recommended by Michael Baker International and approved by the City must be followed unless avoidance is determined to be unnecessary or infeasible by the City. If avoidance is unnecessary or infeasible, other appropriate measures (e.g., data recovery, excavation) shall be instituted.

If the fossils are determined to be significant, then the SVP-qualified paleontologist shall prepare and implement a data recovery plan. The plan shall include, but not be limited to, the following measures:
• The SVP-qualified paleontologist shall ensure that all significant fossils collected are cleaned, identified, catalogued, and permanently curated with an appropriate institution with a research interest in the materials as required by the SVP guidelines. The Cooper Lab in Santa Ana is a potential repository for this project area.
• The SVP-qualified paleontologist shall ensure that specialty studies are completed, as appropriate, for any significant fossil collected. • The SVP-qualified paleontologist shall ensure that curation of fossils is completed in consultation with the City. A letter of acceptance from the curation institution shall be submitted to the City upon curation.

An SVP-qualified paleontologist is a professional with a graduate degree in paleontology, geology, or related field, with demonstrated experience in the vertebrate, invertebrate, or botanical paleontology of California, as well as at least one year of fulltime professional experience or equivalent specialized training in paleontological research (i.e., the identification of fossil deposits, application of paleontological field and laboratory procedures and techniques, and curation of fossil specimens), and at least four months of supervised field and analytic experience in general North American paleontology.
(Required per General Plan EIR Mitigation Measure 4-2, and General Plan Policies NR-3.01, NR-3.02, and NR-3.03)
COA NOI-1 An audio limiter must be installed on the rooftop lounge sound system. It shall be programmed with a “nighttime” setting that reduces volume by at least 5dBA below the typical daytime operation. This setting shall be used from 10 p.m. until closing time. A Behringer DCX2496 or The Govnor SPL2.2 Sound Pressure Limiter, or its 207

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6.0 CONCLUSION
In accordance with CEQA Guidelines Section 15183(b) and as substantiated by Appendix A, the City of San Clemente has reviewed the potential environmental effects as a result of the proposed project and has found that the project would not result in:
1) Any peculiar impacts as a result of the project or the parcel on which the project is located. 2) Any new potential significant effects, which were not considered in the General Plan EIR. 3) Any potential significant off-site impacts or cumulatively considerable impacts, which were not discussed in the General Plan EIR.
4) Any potential increased significant impacts that were previously identified as significant effects in the General Plan and as a result of substantial new information that was not known at the time the EIR was certified.

The environmental analysis provided in the CEQA Guidelines Section 15183 Initial Study (Appendix A) indicates that the proposed project is consistent with the development density established by the General Plan for which an EIR (i.e., the General Plan EIR) was certified. Impacts related to the proposed project were analyzed in the General Plan EIR. The project would not result in any impacts that are peculiar to the project or project site upon implementation of General Plan EIR Mitigation Measures and/or uniform policies or standards. No new project specific impacts were determined to be potentially significant, that were not already identified as a significant impact under the General Plan EIR. The project would not result in any increased severity of previously identified significant impacts due to substantial new information that was not known at the time of the General Plan EIR.

No potentially significant off-site impacts or cumulatively considerable project-specific impacts were identified that were not already disclosed in the General Plan EIR.

Therefore, pursuant to Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183, no further environmental review is required.
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APPENDICES
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APPENDIX A
CEQA Guidelines Section 15183 Initial Study
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CEQA Section 15183 Initial Study
Hanson Hotel Project
Lead Agency:

CITY OF SAN CLEMENTE
910 Calle Negocio
San Clemente, CA 92673
Contact: Adam Atamian
949.361.6196
Prepared By:

MICHAEL BAKER INTERNATIONAL
5 Hutton Centre Drive, Suite 500
Santa Ana, CA 92707
Contact: Kristen Bogue
949.472.3505
March 2026
JN 208581
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March 2026 1-1 Section 15183 Initial Study

1.0 SECTION 15183 INITIAL STUDY

1.1 PROJECT BACKGROUND

1. Project Title: Hanson Hotel Project

2. Lead Agency Name and Address:

City of San Clemente
Community Development Department
910 Calle Negocio
San Clemente, CA 92673

3. Contact Person and Phone Number:

Adam Atamian
Community Development Director
(949) 361.6196
[email protected]

4. Project Location:

The project site is located at 1801 North El Camino Real (Assessor’s Parcel Number [APN] 057-191-60) to the northwest of the intersection of North El Camino Real and East Avenida Pico, in San Clemente, California.

5. Project Sponsor’s Name and Address:

Jorden Segraves (Applicant Representative)
Jorden Segraves Architect, Inc.
32402 Crown Valley Parkway #102
Dana Point, CA 92629
(949) 338-2603
[email protected]

5. General Plan Designation:

The project site is designated as Downtown Mixed-Use 1 (MU1).

7. Zoning:

The project site is zoned Mixed-Use 1 within the Central Business (CB) District with an Architectural (A) and Coastal Zone (CZ) overlays (MU1-A-CB-CZ). 217

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8. Description of the Project:

The development of a three-story, 61-room boutique hotel featuring a pool, café, roof-top restaurant (3,380 sq. ft.), pool with a bar and food service, indoor cafe and hotel lobby (1,357 sq. ft.), walk up cafe (290 sq. ft.) with full range alcohol service and amplified music for the pool and roof top restaurant, outdoor dining for all restaurant and cafe areas, and a two level subterranean parking garage with 104 parking stalls.

9. Surrounding Land Uses and Setting:

The project is located within a developed and urbanized area surrounded by primarily commercial, transit, open space, and residential uses.

10. Other public agencies whose approval may be required (e.g., permits, financing approval or participation agreement):

California Coastal Commission, California Department of Fish and Wildlife, San Diego Regional Water Quality Control Board, South Coast Air Quality Management District

1.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The project would have potentially significant impacts, despite the application of any existing federal, State, and local laws and regulations, General Plan EIR mitigation measures, and/or COAs, as indicated by the checklist on the following pages.

Aesthetics Land Use and Planning
Agriculture and Forestry Resources Mineral Resources
Air Quality Noise
Biological Resources Population and Housing
Cultural Resources Public Services
Energy Recreation
Geology and Soils Transportation
Greenhouse Gas Emissions Tribal Cultural Resources
Hazards and Hazardous Materials Utilities and Service Systems Hydrology and Water Quality Wildfire
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1.3 ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation:

I find that the proposed project WOULD NOT result in 1) a peculiar impact that was not identified as a significant impact under the prior EIR; 2) a significant impact that was not analyzed as significant in the prior EIR; 3) a potentially significant off-site impact or cumulative impact not discussed in the prior EIR; or 4) a more severe impact due to substantial new information that was not known at the time of the prior EIR. NO FURTHER ACTION is required and a Notice of Exemption will be filed indicating that the project IS ELIGIBLE for an EXEMPTION under CEQA Guidelines Section 15183. 
I find that the project WOULD result in 1) a peculiar impact that was not identified as a significant impact under the prior EIR; 2) a significant impact that was not analyzed as significant in the prior EIR; 3) a potentially significant off-site impact or cumulative impact not discussed in the prior EIR; or 4) a more severe impact due to substantial new information that was not known at the time of the prior EIR. I find that FURTHER ENVIRONMENTAL REVIEW is necessary to analyze those effects that are subject to CEQA, and therefore, this project is NOT ELIGIBLE for an EXEMPTION under CEQA Guidelines Section 15183.
_
Signature:

Printed Name: Adam Atamian
Title: Community Development Director
Date:
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March 2026 2-1 Environmental Analysis Methodology

2.0 ENVIRONMENTAL ANALYSIS METHODOLOGY
The following subsections of this Initial Study contain a summary of the General Plan EIR findings, a detailed environmental analysis of the project-specific impacts (including direct and indirect, shortterm, long-term, and cumulative impacts), and, if new or increased impacts result, the applicability of the General Plan EIR mitigation measures and uniform policies, standards, or regulations that would apply to such impacts. Any resulting potentially significant impacts, after application of General Plan EIR mitigation and uniform policies and standards are identified, if any.

The following analysis examines the environmental factors outlined in CEQA Guidelines Appendix G, Environmental Checklist Form, in alphabetical order. Each environmental issue is organized into the following subsections, consistent with the criteria required for consideration of CEQA Guidelines Section 15183:
• General Plan EIR Summary: This section summarizes the findings presented in the General Plan EIR. The following analysis identifies the General Plan EIR’s findings of significance for the environmental topic area of consideration, as follows:
o No Impact – Buildout of the General Plan would have no impact pertaining to the environmental topic area being considered.
o Less than Significant Impact – Buildout of the General Plan would have less than significant impacts pertaining to the environmental topic area being considered, including after application of any existing federal, State, and local laws and regulations as well as any applicable mitigation measures.
o Significant and Unavoidable Impact – Buildout of the General Plan would result in significant and unavoidable impacts pertaining to the environmental topic area being considered, despite the application of any existing federal, State, and local laws and regulations as well as any applicable programmatic mitigation measures. • Project-Specific Impacts: This section analyzes the project’s specific environmental effects consistent with the criteria for CEQA Guidelines Section 15183. This analysis describes potential environmental changes to the existing physical conditions that may occur if the proposed project is implemented. Evidence, based on factual and scientific data, is presented to show the cause and effect relationship between the proposed project and the potential changes in the environment. The exact magnitude, duration, extent, frequency, range, or other parameters of a potential impact are ascertained, to the extent possible, to determine whether impacts may be significant; all of the potential direct and reasonably foreseeable indirect effects are considered. Should standard regulations apply, such regulations are identified prior to determining the project’s significant effects.
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Should any potential project-specific impacts result after implementation of standard regulations, then applicable General Plan EIR mitigation measures are considered to reduce the project’s impacts. In addition to General Plan EIR mitigation, applicable uniform policies, standards, or regulations are also considered in order to reduce impacts. Should application of uniform policies, standards, or regulations require a project to implement a project-specific measure, in order to enforce such uniform policies, standards, or regulations, such measures are identified as Conditions of Approval (COAs). If impacts remain potentially significant after application of General Plan mitigation and/or application of uniform policies/standards, such impacts are identified as potentially significant impacts.

This Initial Study classifies the project’s impacts, per CEQA thresholds of significance, as the following:
o No Impact – The project would have no impact pertaining to the threshold of significance being considered.
o Less than Significant Impact – The project would have less than significant impacts pertaining to the threshold of significance being considered, including after application of any existing federal, State, and local laws and regulations. o Less than Significant Impact with General Plan EIR Mitigation and/or COAs – The project would have less than significant impacts pertaining to the threshold of significance being considered after application of any General Plan EIR Mitigation Measures and/or uniform policies and standards that involve project-specific considerations (identified as COAs).
o Significant Impact Already Identified in General Plan EIR – The project would have potentially significant impacts, despite the application of any existing federal, State, and local laws and regulations, General Plan EIR mitigation measures, and/or COAs. However, such impacts were already disclosed in the General Plan EIR and the projects significant impacts would not be more that than that disclosed in the General Plan EIR.
o New Potentially Significant Impact or Increased Significant Impact – The project would have potentially significant impacts, despite the application of any existing federal, State, and local laws and regulations, General Plan EIR mitigation measures, and/or COAs. If such impacts were already identified as significant and unavoidable in the General Plan EIR, the project would have an increased significant impact, compared to that disclosed in the General Plan EIR. 222
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3.0 ENVIRONMENTAL ANALYSIS
The following is a discussion of potential project impacts as identified in the Initial Study.

Explanations are provided for each item.

3.1 AESTHETICS/LIGHT AND GLARE

3.1.1 General Plan EIR Summary
Less Than Significant Impact. The General Plan EIR identifies the canyons and ridgelines of the Santa Ana Mountain foothills and their transition into the coastal bluffs, canyons, and beaches as the dominant visual characteristics in the City. These characteristics are further defined by two distinct areas – with Area 1 located between the Pacific Ocean and Interstate 5 (I-5) and Area 2 located east of I-5. The City designates I-5 as a scenic roadway as it provides scenic vistas of the City, ridgelines, and ocean. The General Plan Scenic Highways Element also lists other designated scenic corridors including State Route 1 (SR-1), also known as El Camino Real. Other important vistas in the City include those visible from the San Clemente Coastal Trail. Many public places and historic buildings located in Area 1 (the Downtown area) are designated scenic vistas, and are oriented to maximize visual access to coastal canyons and the ocean; some are also scenic resources in their own right. Area 2’s most prominent natural features are its undeveloped ridgelines, providing long-range coastline views.

The General Plan EIR summarized that buildout of the General Plan would primarily occur in the form of infill development, and as such, would not degrade existing views of dominant resources.

While some development could occur on undeveloped parcels, which would result in minor changes to existing views of ridgelines or the ocean, development in these locations would be required to comply with City regulations and policies protecting scenic vistas. These would include Municipal Code Chapters 15.40, Hillside Development Ordinance, and 17.24, General Development Standards, the City’s Design Guidelines and the City’s Master Landscape Plan for Scenic Corridors, as well as the numerous policies from various Elements of the General Plan. Additionally, development on undeveloped parcels would not occur in large clusters, but would be dispersed throughout the City as the General Plan EIR Focus Areas already are largely built up under existing conditions. As such, upon adherence to City regulations and policies, the General Plan EIR concluded that buildout of the General Plan would result in less than significant impacts to scenic vistas.

The General Plan EIR established that there are no officially State-designated scenic highways in the City; however, Figure 5.1-3, Scenic Corridors Map, of the General Plan EIR, shows the City’s scenic corridors as identified by the General Plan. General Plan Policy M-1.26 requires that listed roadways be maintained and preserved as major or minor scenic corridors. Overall, the General Plan EIR found that land use changes and intensities for the General Plan Focus Areas would not represent a substantial reimagining of the character of those areas. Since those Focus Areas are largely urbanized and built out, buildout of the proposed land use plan would primarily involve gradual changes in development intensity along major scenic corridors, particularly I-5 and El Camino Real. New and/or intensified uses in the Focus Areas would not fully obstruct visual resources such as the ocean or hillsides and would not require substantial changes in topography. Allowed uses in the Focus Areas would be regulated by Design Guidelines, Municipal Code development standards, and General Plan policies that limit the height and bulk of buildings. Additionally, implementation of the General Plan 223

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would not result in damage to any historic buildings or rock outcroppings. While development may involve the removal of street trees, trees would be required to be replaced to meet the requirements of General Plan Policy M-1.17 (requiring construction or modification of major roadways to promote the creation and maintenance of “streetscapes” and linear scenic parkways or corridors that promote the City’s visual quality and character). Therefore, buildout of the General Plan would not substantially alter scenic resources within or near scenic highways, and impacts were determined to be less than significant.

The General Plan EIR concluded that while implementation of the General Plan would alter the visual character of the Focus Areas and their immediate vicinity, it would not result in a substantial cumulative change or degradation of Cityside visual character or quality. With adherence to the City’s regulations governing scenic quality, impacts would be less than significant.

The General Plan EIR concluded that temporary sources of light and glare associated with construction activities would be confined to the Focus Areas, where substantial amounts of light and glare are already generated. Adherence to the design standards in the Municipal Code and other regulations would ensure that light and glare from new development and redevelopment projects would be minimized; overall, impacts were determined to be less than significant.

3.1.2 Project-Specific Impacts
Except as provided in Public Resources Code
Section 21099,
would the project:

New
Potentially
Significant
Impact or
Increased
Significant
Impact
Significant
Impact
Already
Identified
in the
General
Plan EIR
Less Than
Significant
Impact
With
General
Plan EIR
Mitigation
and/or
COAs
Less Than
Significant
Impact
No
Impact
a. Have a substantial adverse effect on a scenic vista?  b. Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?

c. In non-urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are
those that are experienced from publicly accessible
vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and
other regulations governing scenic quality?

d. Create a new source of substantial light or glare,
which would adversely affect day or nighttime views
in the area?

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a) Have a substantial adverse effect on a scenic vista? Less Than Significant Impact With General Plan EIR Mitigation and/or Uniform Policies and Standards. Based on the General Plan EIR, San Clemente residents enjoy views of the coast, interior canyons, and ridgelines from various points in the City. Ridgelines with scenic value, most of which run perpendicular to the coast, are identified in the adopted General Plan. Their scenic value is determined based on the views they afford overlooking Area 1 (mapped on General Plan EIR Figure

5.1-1, Photographs of Unique Scenic Resources) and the ocean, their own scenic value when viewed from elsewhere in the City, and their preservation of natural resources.

The project site is located in the North Beach Gateway and lies within the El Camino Real/Pacific Coast Highway and Avenida Pico Scenic View Corridors, as established in the General Plan and Coastal Land Use Plan (Coastal LUP). Based on the General Plan EIR analysis on scenic vistas, the project site is located in Area 1, the western portion of the City that spans the sloping shelf that sits atop coastal bluffs. Area 1 features moderately dense urban fabric, with older, highly connected neighborhoods that include the Downtown area and the City’s main public areas. Area 1 has a Spanish village character with many buildings featuring Spanish Colonial Revival architecture and several areas featuring views of the ocean and coastal bluffs. According to the General Plan EIR Figure 5.1-2, Visual Resources Map, both North El Camino Real and East Avenida Pico adjoining the project site are designated major visual corridors. There are no other coastal canyons, significant ridgelines, or other designated scenic vistas in the project vicinity. While there are no residential uses immediately adjacent to the project site, the residences north of the open space area above Pico Park have distant views of the ocean, which may also include views of the project site.

Exhibit 3.1-1, Key View Map, identifies the locations of six existing views depicted in Exhibit 3.1-2a through Exhibit 3.1-2c, Key Views.
• Key View 1 is from the pedestrian trail north of the project site, looking southwest. Views are of existing vegetation and disturbed land on-site, existing commercial and residential development to the west and southwest, including hillside development built to heights of approximately three to four stories, mature palm trees, East Avenida Pico, and the Pacific Ocean.
• Key View 2 is from a center median along East Avenida Pico, northeast of the project site, looking west. Views are of the roadway and streetscape design, including landscaping and pole-mounted street lights, the project site (which has shrub vegetation and a chain-link fence), commercial development and mature palm trees, and the Pacific Ocean. • Key View 3 is from North El Camino Real, looking southeast. Views or of the roadway, Catalyst Surf Shop and associated surface parking lot, street lights and traffic lights, existing development, and distant ridgelines.
225

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Exhibit 3.1-1
Key View Map
Source: Google Earth Pro, January 2026

NOT TO SCALE
02/2026 • JN 210935
1 3
2 4
5 6

N EL CAMINO REAL

N EL CAMINO REAL

BOCA DE LA PLAYA

CALLE DESHECA

CALLE LAS BOLAS

E AVENIDA PICOE AVENIDA PICO

AVENIDA HACIENDA

PROJECT SITE

KEY VIEWS
226
KEY VIEW 1
KEY VIEW 2

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Key Views 1 and 2 02/2026 • JN 210935 Exhibit 3.1-1a
BEFORE
BEFORE
AFTER
AFTER
Source: Jorden Segraves Architect Inc.
227
KEY VIEW 3
KEY VIEW 4

HANSON HOTEL PROJECT
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Key Views 3 and 4 02/2026 • JN 210935 Exhibit 3.1-1b
BEFORE
BEFORE
AFTER
AFTER
Source: Jorden Segraves Architect Inc.
228
KEY VIEW 5
KEY VIEW 6

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Key Views 5 and 6 02/2026 • JN 210935 Exhibit 3.1-1c
BEFORE
BEFORE
AFTER
AFTER
Source: Jorden Segraves Architect Inc.
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• Key View 4 is from a center median along East Avenida Pico, northeast of the project site and north of Key View 2, looking west. Views are similar to Key View 2; however, the project site is less prominent and ocean views are more central.
• Key View 5 is from the open space area north of Pico Park and south of residential uses located further north, looking southwest. Views are of the surrounding open space area, Pico Park, Avenida Pico, the project site and surrounding development, mature palm trees, and expansive views of the Pacific Ocean.
• Key View 6 is from Pico Park, looking southwest. Views are of the surface parking lot that serves the park, the project site and existing vegetation, surrounding development, mature palm trees, and expansive views of the Pacific Ocean.

As demonstrated in Exhibit 3-1.2a through Exhibit 3.1-2c, the project would modify existing views along designated Scenic View Corridors (North El Camino Real and East Avenida Pico). Existing visual resources include views of the Pacific Ocean and views of the Spanish village theme architectural features, including a prevalence of streets lined with tall palm trees (consisting largely of the Mexican Fan Palm or Washingtonia robusta variety). As depicted in Exhibit 3-1.2a through Exhibit 3.1-2c, these changes would not degrade the dominant views of the Pacific Ocean from these Scenic View Corridors, nor would the project conflict with the Spanish village theme architecture.

The project’s maximum building height of 45 feet and maximum plate line (PL) height of 37 feet would be consistent with the site’s Downtown Mixed-Use 1 (MU1) land use designation, and as such would not obstruct views along these corridors beyond what the General Plan EIR analyzed.

Additionally, as a project within the Architectural Overlay District (A-Overlay), the hotel would be designed in the Spanish Colonial Revival architectural style, consistent with surrounding structures, to maintain visual continuity within the viewshed. The project Applicant designed the project to be visually compatible with the North Beach Historic District and adjacent historic resources. Specifically, the architecture incorporates tiered massing, with one- and two-story elements stepping down toward East Avenida Pico and recessed upper levels along North El Camino Real. A prominent turret element at the corner of North El Camino Real and East Avenida Pico anchors the site to create a distinctive visual gateway element into the North Beach area. Additionally, a grand stairway leading to a public podium terrace would provide ocean views. The project includes outdoor dining at a rooftop restaurant, ground-level café, and walkup café, where seating is strategically placed to avoid obstructing view corridors and public accessways, particularly along East Avenida Pico. The low-profile furnishings, landscape buffers, and lighting are compatible with the surrounding development. This amenity aligns with the City’s goals for creating inviting public spaces to the North Beach area.

Pursuant to the Municipal Code Chapter 17.24, General Development Standards, the project is subject to general development standards, resulting in new development that is harmonious with existing and potential development in the surrounding area. Standards include provisions addressing aesthetic concerns such as the preservation of topographical features (Municipal Code Section 17.24.60). The project would also be subject to the City’s Design Review Process, which enforces the General Plan 230

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policies and Municipal Code regulations protecting scenic vistas and corridors. The Design Review process ensures that projects generally conform to the City of San Clemente Design Guidelines (Design Review Guidelines), adopted in November 1991. In addition to general discussion of urban design principles and San Clemente’s unique architectural character, the Design Guidelines include detailed and illustrated provisions aimed at ensuring quality development in the San Clemente. Concerns include scale, mass, and form; signage; site orientation of buildings; landscaping; parking; and the relationship between buildings and the street. Other provisions outline design solutions for specific development types and districts. Hand-drawn illustrations emphasize a document-wide focus on the City’s Spanish Colonial Revival architectural tradition.

Pursuant to the Municipal Code Chapter 17.68, Landscape Standards, establishes landscaping standards for private property that enhance the appearance of developments; increase the compatibility between different land uses; reduce the heat and glare generated by development; and protect public health, safety, and welfare by minimizing the impacts of soil erosion and visual pollution and promoting water conservation (Condition of Approval [COA] 3.11). The Master Landscape Plan for Scenic Corridors (Master Landscape Plan for Scenic Corridors) was adopted in 1989 and revised in 1992. Its purpose is to establish a unified landscape program for the scenic highways in San Clemente that link coastal area of the City with inland master-planned areas. The plan determines specific plant materials along specific scenic corridors. It is the intent of the plan to provide objective design and evaluation criteria to utilize when landscaping land adjacent to or affecting scenic highways.

Overall, the project would be required to comply with Municipal Code Chapter 17.24 and the City’s Design Review process, which enforces the City’s Design Guidelines and the City’s Master Landscape Plan for Scenic Corridors, as well as General Plan Policies regarding preservation of scenic views.

With adherence to uniform policies and regulations, the project would result in less than significant impacts on scenic vistas.

Applicable Conditions of Approval (COAs):

3.11 The Applicant shall submit, and the City Planner and Beaches, Parks and Recreation Manager shall have approved, a detailed landscape and irrigation plan incorporating drought tolerant plants, for medians, parkways, public trails, fuel modification areas, common areas, and slopes, and other landscaped areas, prepared by a registered landscape architect, and in compliance with all pertinent requirements including, but not limited to guidelines contained in the City's Master Landscape Plan of Scenic Corridors. (Municipal Code Section 17.68.020) The project shall incorporate vertical landscaping at the rear of the building (North elevation) to provide vertical screening of the structure.

Placement of the vertical landscaping and type shall be sensitive to not contribute to ocean view obstructions from the Avenida Pico Scenic Corridor. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? 231

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Less than Significant Impact With General Plan EIR Mitigation and/or COAs. Based on the California Department of Transportation (Caltrans), Statewide Scenic Highway [Map], there are no Statedesignated scenic highways within the City; however, I-5 throughout the City is State-eligible and is located 0.6-mile north of the project site.1 As analyzed in the General Plan EIR, buildout of the North Beach/Camino Real Focus Area, including the project site, would not fully obstruct visual resources such as the ocean or hillsides and would not require substantial changes in topography. The project’s maximum of 45 feet and maximum PL height of 37 feet would be consistent with the site’s land use designation, and the architecture proposes to incorporate tiered massing, with one- and two-story elements stepping down toward East Avenida Pico and recessed upper levels along North El Camino Real. As shown in the photo simulations for Key Views 2, 3, and 4 (Exhibit 3.1-2a through Exhibit

3.1-2c), project implementation would not represent a substantial change to existing views of the Pacific Ocean, or the Spanish village architectural theme in the area. Implementation of the project would not result in damage to any street trees, as no trees exist on-site. The project would be required to adhere to Municipal Code Chapters 17.24, 17.68, and 17.84, the City’s Design Guidelines and the City’s Master Landscape Plan for Scenic Corridors (COA 3.11), as well as General Plan Policies.

Following adherence to uniform policies and regulations, the project would result in less than significant impacts related to scenic highways, similar to the General Plan EIR.

Applicable Conditions of Approval (COA): Refer to COA 3.11.

c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?

Less than Significant Impact With General Plan EIR Mitigation and/or COAs. The proposed project is located within an urban and developed area of the City. As such, the following analysis focuses on evaluating the project’s consistency with applicable zoning and other regulations governing scenic quality.

OPERATIONS
The project site is located in the North Beach/North El Camino Real Focus Area, an urbanized area of the City that is targeted for mixed-use development in order to allow for a horizontal or vertical mix of commercial and residential uses, with a permitted maximum floor area ratio (FAR) of 1.0 for commercial uses and 2.0 for mixed uses. The project proposes a 61-room hotel with a rooftop restaurant and bar, an indoor café, a walkup café, and a hotel guest-only pool and restaurant, with an FAR of 0.937. The project’s maximum building height of 45 feet and maximum PL height of 37 feet would be consistent with the site’s MU1 land use designation. The project’s design would reflect traditional Spanish Colonial Revival architecture and integrate publicly accessible features such as 1 California Department of Transportation, Statewide Scenic Highway [Map], https://experience.arcgis.com/experience/47e2009986264718a5a13a2c81382774, accessed January 29, 2026. 232

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native landscaped gardens, pedestrian areas, and ocean-view terraces; as discussed in Response

3.1.2(a). The proposed landscape plan features a diverse palette of California native and droughttolerant plant species, strategically arranged in a series of terraced gardens along East Avenida Pico and North El Camino Real.

Implementation of the proposed project on the currently vacant project site would represent a change in the overall atmosphere and visual relationship between the site and surrounding uses. Despite this change, the project would be compatible with the village-like atmosphere of the area and would maintain general views to the Pacific Ocean. As detailed in Section 3.11, Land Use and Planning, compliance with the Municipal Code development standards, the City’s Design Review process, and General Plan policies pertaining to scenic quality and COA 3.11, the project would not substantially degrade the existing visual character or quality of the area. As such, the proposed project would not conflict with applicable zoning or regulations government scenic quality and impacts would be less than significant.

CONSTRUCTION
Project construction would occur for a duration of approximately 13 months. During this time, construction of the project could result in short-term visible construction activities, equipment, and staging areas, all of which would temporarily impact the visual character and quality of the project site and surrounding area. However, given the nature of project (an infill project), the intensity of construction activities would be relatively limited. The project would not require substantial earthwork (other than for installation of the subterranean parking garage), and the stockpiling of soils, equipment, and building materials would be minimal. Moreover, project construction activities would adhere to the City’s Municipal Code Section 15.36.190 allows for grading, right-of-way encroachment, and landscaping/irrigation construction under permit only, during specific hours. These permitted activities can occur between 7:00 a.m. to 6:00 p.m., Monday through Friday. Approval to conduct these activities beyond this time period, or on Saturday, Sunday, or during recognized holidays must be pre-approved by the City Engineer through a written request submitted by the contractor.

However, construction activities may occur outside of these hours if the City determines that the maintenance, repair, or improvement is necessary to maintain public services or cannot feasibly be conducted during normal business hours, or if construction activities comply with the stationary source noise standards of the Municipal Code. Temporary construction related activities would cease upon completion. As such, project construction activities would not conflict with zoning or other regulations governing scenic quality, and impacts would be less than significant in this regard.

Applicable Conditions of Approval (COA): Refer to COA 3.11.

d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area?
Less than Significant Impact With General Plan EIR Mitigation and/or COAs.. Under existing conditions, the project site is subject to nighttime lighting from surrounding development; street lighting along surrounding roadways; and light from motor vehicles traveling along these roadways.

The project would introduce new light sources on-site during construction and operation that 233

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currently do not exist. However, light and glare associated with the proposed project would be typical of that of infill development. Exterior lighting is proposed on-site at building entrances, parking areas, amenity spaces, and pedestrian walkways for security and wayfinding purposes. Lighting would also be used to illuminate architectural elements, signage, and landscape features for ambience. All lighting would comply with current energy standards, utilizing light emitting diode (LED) or efficient fluorescent lighting technology. Project lighting would be shielded and directed away from adjoining properties in accordance with City standards. Specifically, site lighting would be designed to Dark Sky requirements in regard to the shielding of light, limiting light trespass, utilizing energy-efficient lighting, and adhering to color temperature limits. Site photometric and lighting specifications would be submitted for review as part of City’s Building Department review. Overall, the project would be required, through the City’s Design Review process, and Building Permit process, to implement best practices as outlined in California Title 24 and CALGreen, as well as the International Dark Sky Association (IDA) guidelines and requirements to reduce light pollution and protect night sky and night habitat (COAs 1.9 and 5.4). Adherence to the design standards in the Municipal Code and other regulations would ensure that light and glare from the project would be minimized; overall, impacts would be less than significant.

Applicable Conditions of Approval (COA):

1.9 The project shall implement the mitigation measures from City Council Resolution No. 91-94, Exhibit 2—Air Quality-1, Air Quality-3, and Lighting/Glare-1. Prior to building permit issuance, these measures shall be shown on the grading/dust control notes, erosion and stormwater plans, lighting plans, and construction specifications, as applicable. The City Planner may (i) approve equivalent or more effective measures, or (ii) issue a written determination that compliance with the current California Building Code, San Clemente Municipal Code (including the Zoning Ordinance), or other adopted regulations fully satisfies the intent of a listed measure, in which case that code compliance shall govern. The Applicant shall implement the measures during construction and operation, and the City shall verify compliance prior to final inspection/occupancy. (SCAQMD Rules 402 and 403, California Building Code, San Clemente Municipal Code)

5.4 The Applicant shall submit a photometric plan within the construction documents indicating compliance with the City’s Lighting standards (17.24.130), and a letter from the preparer of the lighting plans confirming that all lighting has been installed in accordance with the approved plans, and that the lighting conforms to all standards set forth in the Municipal Code and to the satisfaction of the City Planner. 234
March 2026 3.2-1 Agriculture and Forestry Resources

3.2 AGRICULTURE AND FORESTRY RESOURCES

3.2.1 General Plan EIR Summary
No Impacts. The General Plan EIR determined that no impacts would occur in this regard as there are no farmland areas within the City of San Clemente that are identified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency. The General Plan EIR determined that no impacts would occur in this regard as there are no areas in San Clemente zoned for agricultural use or parcels under a Williamson Act contract. The General Plan EIR determined that no impacts would occur in this regard as implementation of the General Plan would not rezone or conflict with the existing zoning of forest land or timberland as defined by Public Resources Code sections 12220(g) or 51104(g), and the City of San Clemente does not have any areas designated forest land or timberland for production or resource management.

The General Plan EIR determined that no impacts would occur in this regard as State and county maps of wildlife habitats compiled by the California Department of Forestry and Fire Protection do not identify forest uses within San Clemente. The northeastern portion of the City contains undisturbed hillside areas featuring clusters of trees. However, the land use changes proposed under the San Clemente General Plan primarily consist of changes in intensity on infill sites that are already developed and do not include development of greenfield sites at the City’s periphery. Therefore, implementation of the General Plan would not convert forest to non-forest use, and no impacts related to the loss of forest land would occur. The General Plan EIR determined that no impacts would occur in this regard as the City of San Clemente does not have any agricultural resources, and implementation of the General Plan would not covert forest uses to non-forest use. Therefore, no impacts would occur.

3.2.2 Project-Specific Impacts
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources,
including timberland, are significant environmental effects, lead agencies may refer to information compiled by the
California Department of Forestry and Fire Protection
regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest
Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols
adopted by the California Air Resources Board. Would the project:

New
Potentially
Significant
Impact or
Increased
Significant
Impact
Significant
Impact
Already
Identified
in the
General
Plan EIR
Less Than
Significant
Impact
With
General
Plan EIR
Mitigation
and/or
COAs
Less Than
Significant
Impact
No
Impact
a. Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?

235

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In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources,
including timberland, are significant environmental effects, lead agencies may refer to information compiled by the
California Department of Forestry and Fire Protection
regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest
Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols
adopted by the California Air Resources Board. Would the project:

New
Potentially
Significant
Impact or
Increased
Significant
Impact
Significant
Impact
Already
Identified
in the
General
Plan EIR
Less Than
Significant
Impact
With
General
Plan EIR
Mitigation
and/or
COAs
Less Than
Significant
Impact
No
Impact
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract? 
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?

d. Result in the loss of forest land or conversion of forest land to non-forest use? 
e. Involve other changes in the existing environment,
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?

a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No Impact. The project site and all adjoining properties are designated as “Urban and Built‐Up Land” by the California Department of Conservation, California Important Farmland Finder; the project site is not designated as Prime Farmland, Unique Farmland, Farmland of Statewide Importance, or Farmland of Local Importance.2 Thus, the project would not impact Prime Farmland, Unique Farmland, Farmland of Statewide Importance, or Farmland of Local Importance. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. Refer to Response 3.2.2(a). The project site is zoned Mixed-Use 1 within the Central Business (CB) District with an Architectural (A) and Coastal Zone (CZ) overlays (MU1-A-CB-CZ) and is not zoned or currently used for agricultural purposes. Neither the project site nor the adjoining 2 California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/dlrp/ciff/, accessed January 21, 2026. 236

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properties are zoned for agricultural use or are under a Williamson Act contract.3 As such, project implementation would not conflict with existing zoning for agricultural use or a Williamson Act contract, and no impacts would occur.
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 122220(g)), timberland as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?
No Impact. The project site is zoned MU1-A-CB-CZ and is not zoned as forest land (as defined in PRC section 12220(g), timberland (as defined in PRC Section 4526), or timberland zoned Timberland Production (as defined by Government Code section 4526) or use for similar purposes. As such, no impact would occur in this regard.

d) Result in the loss of forest land or conversion of forest land to non-forest use? No Impact. Refer to Response 3.2.2(c), above. Project implementation would not result in the loss of forest land or conversion of forest land to non-forest use. As such, no impacts would occur in this regard.
e) Involve other changes in the existing environment, which due to their location or nature, could result in conversion of farmland to non-agricultural use or conversion of forest land to non-forest use?
No Impact. Refer to Responses 3.2.2(a) through 3.2.2(d), above. The project site does not have any agricultural resources, and project implementation would not convert forest uses to non-forest use.

Therefore, no impacts would occur in this regard.
3 California Department of Conservation, Williamson Act Enrollment Finder, https://maps.conservation.ca.gov/dlrp/WilliamsonAct/App/?print_preview=true, accessed January 21, 2026. 237

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March 2026 3.3-1 Air Quality

3.3 AIR QUALITY

3.3.1 General Plan EIR Summary
Significant and Unavoidable Impact. As detailed in the General Plan EIR, Southern California Association Government’s (SCAG) growth projections for the City of San Clemente are based on the 1993 General Plan and regional demographic trends incorporated into the Regional Transportation Plan / Sustainable Communities Strategy (RTP/SCS), which informs transportation priorities and vehicle miles travelled (VMT). The General Plan EIR assumes full buildout by 2035, resulting in higher population and employment than SCAG forecasts. Because this additional growth is not included in the South Coast Air Quality Management District’s (SCAQMD) 2012 Air Quality Management Plan (2012 AQMP) emissions inventory, the 2012 AQMP does not account for emissions from the General Plan EIR. Once adopted, future AQMP updates will incorporate these projections, making the plan consistent with regional air quality planning. However, until then, impacts related to this discrepancy are considered significant. The General Plan EIR is considered inconsistent with the AQMP because emissions from full buildout of the General Plan would cumulatively worsen existing nonattainment conditions in the South Coast Air Basin (SCAB). This growth exceeds current population and employment forecasts and is not reflected in the regional emissions inventory. While the Land Use Plan promotes higher density and mixed-use development aligned with regional transportation and land use goals, and its policies would help reduce greenhouse gas (GHG) emissions, the additional growth would still generate emissions contributing to nonattainment. It should be noted that the General Plan EIR did not include mitigation measures that would reduce the impacts associated with inconsistency with the AQMP. Therefore, the impact is significant and unavoidable.

As detailed in the General Plan EIR, construction activities under the General Plan EIR would generate short-term emissions of criteria pollutants, primarily from equipment operation, soil disturbance, and architectural coatings/asphalt. Due to the scale of buildout, emissions would likely exceed SCAQMD regional thresholds and cumulatively contribute to Basin nonattainment for ozone and particulate matter. Volatile organic compounds (VOC) and nitrogen oxides (NOx) are ozone precursors, and NOx also forms particulate matter. While regulatory measures and mitigation (e.g., dust control, low-emission equipment) can reduce impacts, the extent of development means some projects will still exceed thresholds. Because emissions cannot be quantified at the policy level and exceedances are likely, construction-related air quality impacts are considered significant and unavoidable. As discussed in the General Plan EIR, full buildout of the General Plan EIR would also produce long-term operational emissions exceeding SCAQMD daily thresholds for VOC, NOx, carbon monoxide (CO), and fine particulate matter 2.5 micrometers or smaller (PM2.5). VOC and NOx are ozone precursors, and NOx also contributes to particulate matter formation. These exceedances would worsen the Basin’s nonattainment for ozone and particulate matter. While General Plan policies (e.g., Policy NR-5.01 requiring SCAQMD mitigation measures) would reduce impacts where feasible, future development could still surpass regional thresholds. Therefore, operational air quality impacts were considered significant and unavoidable.

Industrial and commercial uses allowed under the General Plan EIR (e.g., chemical processing, dry cleaning, gas stations) could emit Toxic Air Contaminants (TACs). These emissions would require SCAQMD permits and health risk assessments under Rule 1401. Because specific sources and emissions cannot be determined now, TAC impacts are considered potentially significant.

Warehousing and industrial operations could also generate diesel particulate matter (DPM) from trucks, equipment, and rail activities, contributing to cancer and noncancer health risks near sensitive 239

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receptors and along regional routes. This is considered a significant and unavoidable impact. Although congested intersections can create localized CO concentrations, the Basin is currently in attainment for CO standards. Modeling shows that an intersection would need traffic volumes far beyond what buildout of the General Plan would generate to create a hotspot. Therefore, CO hotspots were not an environmental concern.

Industrial land uses have the potential to generate objectionable odors that may affect nearby communities. Typical industrial odor sources include wastewater treatment plants, composting facilities, landfills, transfer stations, fiberglass and chemical manufacturing, refineries, dairies, asphalt plants, auto-body shops, and food manufacturing. While these uses must comply with SCAQMD Rule 402, additional odor-control measures may still be required to avoid creating a public nuisance. As a result, industrial development under the General Plan EIR may generate potentially significant odor impacts to a substantial number of people. The General Plan EIR also states that, if project-level environmental review finds that a project could cause nuisance odors beyond the property line, the Planning Director may require an Odor Management Plan. This applies to facilities with odorgenerating potential, such as wastewater treatment plants, composting or recycling facilities, certain manufacturing and coating operations, large coffee roasters, and food-processing facilities. When required through CEQA review, the plan must be submitted before project approval to ensure compliance with South Coast AQMD Rule 402. The Odor Management Plan must identify best available control technologies for toxics (T-BACTs) to reduce odors to acceptable levels, include enforcement mechanisms, and incorporate these measures as mitigation in the environmental document and/or site plan. As such, with the implementation of Odor Management Plan, impact would be less than significant. Residential and commercial uses can produce minor odors, such as emissions from landscaping equipment, but they are not considered major odor generators. Therefore, odors from residential and commercial uses under buildout of the General Plan are considered less than significant. Construction activities may also generate temporary odors from equipment exhaust, asphalt paving, and architectural coatings. These construction-related odors are intermittent, short-term, and confined to the immediate work area. By the time odor emissions disperse to sensitive receptors, they are expected to be diluted well below levels of concern. Consequently, odor impacts associated with construction activities are considered less than significant. 240

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3.3.2 Project-Specific Impacts
Where available, the significance criteria established by the applicable air quality management district or air
pollution control district may be relied upon to make the following determinations. Would the project:

New
Potentially
Significant
Impact or
Increased
Significant
Impact
Significant
Impact
Already
Identified
in the
General
Plan EIR
Less Than
Significant
Impact
With
General
Plan EIR
Mitigation
and/or
COAs
Less Than
Significant
Impact
No
Impact
a. Conflict with or obstruct implementation of the
applicable air quality plan? 
b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable Federal or State
ambient air quality standard?

c. Expose sensitive receptors to substantial pollutant
concentrations? 
d. Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?

a) Conflict with or obstruct implementation of the applicable air quality plan? Less than Significant Impact. The General Plan EIR analyzed consistency with the SCAQMD’s 2012 AQMP, which was the latest version when the General Plan EIR was prepared. The 2012 AQMP incorporated scientific and technological information and planning assumptions from the SCAG’s 2012–2035 Regional Transportation Plan/Sustainable Communities Strategy (2012–2035 RTP/SCS).

However, these documents have since been updated. On December 2, 2022, the SCAQMD Governing Board adopted the 2022 AQMP. The 2022 AQMP incorporates the latest scientific and technical information as well as planning assumptions, including the latest applicable growth assumptions (including the City of San Clemente’s General Plan buildout assumptions) and updated emission inventory methodologies for various source categories. While SCAG has recently updated and adopted its RTP/SCS, SCAQMD has not released an updated AQMP that utilizes information and data from Connect SoCal 2024. As such, this consistency analysis is based on the 2022 AQMP and the RTP/SCS.

The SCAQMD considers projects that are consistent with the AQMP, which is intended to bring the Basin into attainment for all criteria pollutants, to also have less than significant cumulative impacts. 241

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The SCAQMD’s CEQA Air Quality Handbook provides the following criteria to evaluate the consistency of a project with applicable air quality plans:
4 • Criterion 1: Will the project result in any of the following:
o An increase in the frequency or severity of existing air quality violations; o Cause or contribute to new air quality violations; or o Delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP?
• Criterion 2: Will the project exceed the assumptions utilized in preparing the AQMP? o Would the project be consistent with the population, housing, and employment growth projections utilized in the preparation of the AQMP? o Would the project implement all feasible air quality mitigation measures? o Would the project be consistent with the land use planning strategies set forth in the AQMP?
CRITERION 1
With respect to the first criterion, SCAQMD methodologies require that an air quality analysis for a project include forecasts of project emissions in relation to contributing to air quality violations and delay of attainment.
a) Would the project result in an increase in the frequency or severity of existing air quality violations? Since the consistency criteria identified under the first criterion pertains to pollutant concentrations, rather than to total regional emissions, an analysis of the project’s pollutant emissions relative to localized pollutant concentrations is used as the basis for evaluating project consistency. As discussed in Response 3.3.2(c), localized concentrations of CO, NOX, particulate matter less than 10 microns in diameter (PM10), and PM2.5 would be less than significant during project construction and operations. Therefore, the proposed project would not result in an increase in the frequency or severity of existing air quality violations. 5 b) Would the project cause or contribute to new air quality violations? As discussed in Response 3.3.2(b), the proposed project would result in emissions that are below the SCAQMD thresholds. Therefore, the project would not have the potential to cause or affect a violation of the ambient air quality standards. 4 SCAQMD is in the process of developing an Air Quality Analysis Guidance Handbook to replace the 1993 CEQA Air Quality Handbook. SCAQMD has not provided supplemented information regarding consistency analysis while the new handbook is being prepared, therefore the criteria in the 1993 CEQA Air Quality Handbook are used. 5 Due to the role reactive organic gases (ROGs) plays in ozone formation, it is classified as a precursor pollutant and only a regional emissions threshold has been established. 242

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c) Would the project delay timely attainment of air quality standards or the interim emissions reductions specified in the AQMP?
The proposed project would result in less than significant impacts with regard to regional and localized concentrations during project construction and operations; refer to Responses

3.3.2(b) and 3.3.2(c). As such, the project would not delay the timely attainment of air quality standards or 2022 AQMP emissions reductions.

CRITERION 2
With respect to the second criterion for determining consistency with SCAQMD and SCAG air quality policies, it is important to recognize that air quality planning within the SCAB focuses on attainment of ambient air quality standards at the earliest feasible date. Projections for achieving air quality goals are based on assumptions regarding population, housing, and growth trends. Thus, the SCAQMD’s second criterion for determining project consistency focuses on whether the proposed project exceeds the assumptions utilized in preparing the forecasts presented in the 2022 AQMP. Determining whether a project exceeds the assumptions reflected in the 2022 AQMP involves the evaluation of the three criteria outlined below. The following discussion provides an analysis of each of these criteria. a) Would the project be consistent with the population, housing, and employment growth projections utilized in the preparation of the AQMP?
A project is consistent with the 2022 AQMP in part if it is consistent with the population, housing, and employment assumptions that were used in the development of the 2022 AQMP.

In the case of the 2022 AQMP, three sources of data form the basis for the projections of air pollutant emissions: the City of San Clemente General Plan, SCAG’s regional growth forecast, and the SCAG RTP/SCS. The RTP/SCS also provides socioeconomic forecast projections of regional population growth.

According to the City’s online mapping tool City of San Clemente Community Map, the project site is designated as Downtown Mixed-Use 1 (MU1) by the City’ Centennial General Plan (General Plan) Land Use Map. 6 Specifically, the project site lies within the Mixed-Use 1 zoning district and is subject to the Central Business (CB), Architectural Overlay (A), and Coastal Zone (CZ) overlays (MU1-CB-A-CZ).

The project proposes a three-story, 61-room boutique hotel featuring a pool, café, roof-top restaurant with amplified music, and a subterranean parking garage with 104 parking stalls. As detailed in Section 3.11, Land Use and Planning, the project site’s MU1 land use designation is intended to create a vertical or horizontal mix of Neighborhood Serving Commercial and Community Serving Commercial uses, with multi-family housing on the second floor or higher. The MU1 designation allows for a maximum of 24.0 units per gross acre or 36.0 units per net acre for residential development, a maximum 1.00 FAR for commercial development, and a maximum 2.00 FAR for mixed-use projects. The proposed hotel building area (hotel 6 City of San Clemente, Centennial General Plan, General Plan Land Use Map, amended October 18, 2022. 243

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and restaurant building area) is approximately 30,034 square feet and would be constructed on an approximately 32,030-square foot site. Thus, the project would have a 0.94 FAR and meet the FAR requirement for commercial development under the MU1 designation. The proposed project is a conditionally permitted use in the MU1 zone as shown in Table 17.40.030, MixedUse Zone Uses, of the Municipal Code. As described in Section 1.5, Permits and Approvals, the project proposes a Conditional Use Permit for the proposed hotel use. Additionally, Table

3.11-2, Zoning Code Project Consistency Analysis, analyzes the project’s consistency with applicable MU1 development standards. As such, the project is consistent with the General Plan designation and zoning.

Overall, the total building area (including hotel space, amenities, and garage space) would be approximately 77,308 square feet. As the project would be consistent with the site’s land use and zoning, the General Plan EIR accounted for the proposed development within the retail/service buildout total and employment projections. Since the project would not provide residential uses on a parcel designated for mixed-use, the project would not provide housing opportunities in the City but would provide employment opportunities in a housing rich area.

Further, as detailed in Section 3.14, Population and Housing, the project would not result in substantial increase in employment or population. Therefore, the proposed project’s forecast population growth and VMT would be consistent with the 2022 AQMP’s assumed population growth and VMT for the proposed project site. It is also noted that the project’s construction and operational air emissions would not exceed the SCAQMD regional thresholds, and localized emissions during construction and operations would not exceed SCAQMD localized significance thresholds (LST); refer to Responses 3.3.2(b) and 3.3.2(c) below for further analysis. Therefore, the proposed project would not result in a long-term impact on the region’s ability to meet State and federal air quality standards as it has already been contemplated in the General Plan and the 2022 AQMP. As such, the proposed project would be consistent with this criterion.
b) Would the project implement all feasible air quality mitigation measures? Compliance with all feasible SCAQMD emission reduction rules and measures would be required, as discussed in Responses 3.3.2(b) and 3.3.2(c). As such, the proposed project meets this 2022 AQMP consistency criterion and no mitigation measures are required. c) Would the project be consistent with the land use planning strategies set forth in the AQMP? Land use planning strategies set forth in the 2022 AQMP are primarily based on the 2020- 2045 RTP/SCS. The San Clemente Metrolink Station is located approximately 200 feet further south and southwest of the project site. Bus stops serving Orange County Transportation Authority (OCTA), Metrolink, and San Clemente Trolley bus lines are provided along East Avenida Pico and North El Camino Real. Further, the project would also provide electric vehicle (EV) parking spaces to promote alternative transportation options. Therefore, the project would be consistent with the actions and strategies of the 2020-2045 RTP/SCS. 244

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In conclusion, the determination of 2022 AQMP consistency is primarily concerned with the longterm influence of a project on air quality in the SCAB. The proposed project would not result in a long-term impact on the region’s ability to meet State and federal air quality standards as it has already been contemplated in the General Plan and the 2022 AQMP. Further, the proposed project’s longterm influence on air quality in the SCAB would also be consistent with the SCAQMD and SCAG’s goals and policies and is considered consistent with the 2022 AQMP. Project impacts related to consistency with the 2022 AQMP are less than significant. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or State ambient air quality standard?
Less than Significant Impact With General Plan EIR Mitigation and/or COAs.

CRITERIA POLLUTANTS
Carbon Monoxide (CO)
CO is an odorless, colorless toxic gas that is emitted by mobile and stationary sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels. In cities, automobile exhaust can cause as much as 95 percent of all CO emissions. CO replaces oxygen in the body’s red blood cells. Individuals with a deficient blood supply to the heart, patients with diseases involving heart and blood vessels, fetuses (unborn babies), and patients with chronic hypoxemia (oxygen deficiency) as seen in high altitudes are most susceptible to the adverse effects of CO exposure. People with heart disease are also more susceptible to developing chest pain when exposed to low levels of carbon monoxide.

Ozone (O3)
O3 occurs in two layers of the atmosphere. The layer surrounding the Earth’s surface is the troposphere. The troposphere extends approximately 10 miles above ground level, where it meets the second layer, the stratosphere. The stratosphere (the “good” ozone layer) extends upward from about 10 to 30 miles and protects life on Earth from the sun’s harmful ultraviolet rays. “Bad” O3 is a photochemical pollutant, and needs volatile organic compounds (VOCs), NOx, and sunlight to form; therefore, VOCs and NOx are O3 precursors. To reduce O3 concentrations, it is necessary to control the emissions of these O3 precursors. Significant O3 formation generally requires an adequate amount of precursors in the atmosphere and a period of several hours in a stable atmosphere with strong sunlight. High O3 concentrations can form over large regions when emissions from motor vehicles and stationary sources are carried hundreds of miles from their origins.

While O3 in the upper atmosphere (stratosphere) protects the Earth from harmful ultraviolet radiation, high concentrations of ground-level O3 (in the troposphere) can adversely affect the human respiratory system and other tissues. O3 is a strong irritant that can constrict the airways, forcing the respiratory system to work hard to deliver oxygen. Individuals exercising outdoors, children, and people with preexisting lung disease such as asthma and chronic pulmonary lung disease are considered to be the most 245

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susceptible to the health effects of O3. Short-term exposure (lasting for a few hours) to O3 at elevated levels can result in aggravated respiratory diseases such as emphysema, bronchitis and asthma, shortness of breath, increased susceptibility to infections, inflammation of the lung tissue, increased fatigue, as well as chest pain, dry throat, headache, and nausea.

Nitrogen Dioxide (NO2)
NOX are a family of highly reactive gases that are a primary precursor to the formation of groundlevel ozone and react in the atmosphere to form acid rain. NO2 (often used interchangeably with NOX) is a reddish-brown gas that can cause breathing difficulties at elevated levels. Peak readings of NO2 occur in areas that have a high concentration of combustion sources (e.g., motor vehicle engines, power plants, refineries, and other industrial operations). NO2 can irritate and damage the lungs and lower resistance to respiratory infections such as influenza. The health effects of short-term exposure are still unclear. However, continued or frequent exposure to NO2 concentrations that are typically much higher than those normally found in the ambient air may increase acute respiratory illnesses in children and increase the incidence of chronic bronchitis and lung irritation. Chronic exposure to NO2 may aggravate eyes and mucus membranes and cause pulmonary dysfunction.

Coarse Particulate Matter (PM10)
PM10 refers to suspended particulate matter, which is smaller than 10 microns or ten one-millionths of a meter. PM10 arises from sources such as road dust, diesel soot, combustion products, construction operations, and dust storms. PM10 scatters light and significantly reduces visibility. In addition, these particulates penetrate into the lungs and can potentially damage the respiratory tract. On June 19, 2003, the California Air Resources Board (CARB) adopted amendments to the Statewide 24-hour particulate matter standards based upon requirements set forth in the Children’s Environmental Health Protection Act (Senate Bill 25).

Fine Particulate Matter (PM2.5)
Due to recent increased concerns over health impacts related to PM2.5, both State and federal PM2.5 standards have been created. Particulate matter impacts primarily affect infants, children, the elderly, and those with pre-existing cardiopulmonary disease. In 1997, the U.S. Environmental Protection Agency (EPA) announced new PM2.5 standards. Industry groups challenged the new standard in court and the implementation of the standard was blocked. However, upon appeal by the EPA, the United States Supreme Court reversed this decision and upheld the EPA’s new standards. On January 5, 2005, the EPA published a final rule in the Federal Register that designates the SCAB as a nonattainment area for federal PM2.5 standards. On June 20, 2002, CARB adopted amendments for Statewide annual ambient particulate matter air quality standards. These standards were revised and established due to increasing concerns by CARB that previous standards were inadequate, as almost everyone in California is exposed to levels at or above the current State standards during some parts of the year, and the Statewide potential for significant health impacts associated with particulate matter exposure was determined to be large and wide-ranging.
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Sulfur Dioxide (SO2)
SO2 is a colorless, irritating gas with a rotten egg smell; it is formed primarily by the combustion of sulfur-containing fossil fuels. SO2 is often used interchangeably with SOx. Exposure of a few minutes to low levels of SO2 can result in airway constriction in some asthmatics.

Volatile Organic Compounds (VOC)
VOCs are hydrocarbon compounds (any compound containing various combinations of hydrogen and carbon atoms) that exist in the ambient air. VOCs contribute to the formation of smog through atmospheric photochemical reactions and may be toxic. Compounds of carbon (also known as organic compounds) have different levels of reactivity; that is, they do not react at the same speed or do not form O3 to the same extent when exposed to photochemical processes. VOCs often have an odor, and some examples include gasoline, alcohol, and the solvents used in paints. Exceptions to the VOC designation include: CO, CO2, carbonic acid, metallic carbides or carbonates, and ammonium carbonate. VOCs are a criteria pollutant since they are a precursor to O3, which is a criteria pollutant.

The SCAQMD uses the terms VOC and ROG interchangeably (see below).

Reactive Organic Gases (ROG)
Similar to VOC, ROG are also precursors in forming O3 and consist of compounds containing methane, ethane, propane, butane, and longer chain hydrocarbons, which are typically the result of some type of combustion/decomposition process. Smog is formed when ROG and NOx react in the presence of sunlight. ROGs are a criteria pollutant since they are a precursor to O3, which is a criteria pollutant.

CONSTRUCTION EMISSIONS
Project construction activities would generate short-term criteria air pollutant emissions. The criteria air pollutants of primary concern at the proposed project site include ozone-precursor pollutants (i.e., ROG and NOx) and PM10 and PM2.5. Construction-related emissions are short term and temporary, lasting only while construction activities occur, but would be considered a significant air quality impact if the volume of pollutants generated exceeds the SCAQMD’s thresholds of significance.

Project construction would primarily generate temporary criteria pollutants from construction equipment operation on-site and construction worker vehicle trips to and from the project site, and from construction material deliveries to and from the project site. Construction input data for California Emissions Estimator Model (CalEEMod) version 2022.1 includes, but is not limited to, (1) the anticipated start and finish dates of construction activity; (2) inventories of construction equipment to be used; and (3) areas to be excavated and graded. Construction emissions were quantified by estimating the types and quantity of equipment that would be used on-site during each construction phase, as provided by the model defaults. CalEEMod also estimates off-site emissions from worker, vendor, and hauling truck trips.
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The construction is expected to last approximately 18 months and includes grading, building construction, paving, and architectural coating phases. The project is expected to export approximately 14,300 cubic yards of earthwork material during grading. The analysis of daily construction emissions has been prepared utilizing CalEEMod. Refer to Appendix B, Air Quality/GHG/Energy Data, for the CalEEMod outputs and results. Table 3.3-1, Maximum Daily Construction Air Emissions, presents the anticipated daily short-term construction emissions.

Table 3.3-1
Maximum Daily Construction Air Emissions
Year Pollutant (pounds per day)1,2
ROG NOX CO SO2 PM10 PM2.5
Year 1 Emissions 1.09 12.50 11.50 0.03 2.66 1.31
Year 2 Emissions 3.90 5.86 10.00 0.02 0.77 0.31
Maximum Daily Emissions 3.90 12.50 11.50 0.03 2.66 1.31 SCAQMD Thresholds 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Notes: ROG = reactive organic gases; NOX = nitrogen oxides; CO = carbon monoxide; SO2 = Sulfur Dioxide; PM10 = particulate matter smaller than 10 microns; PM2.5 = particulate matter smaller than 2.5 microns Notes:

1. Emissions were calculated using CalEEMod version 2022.1. Higher emissions between winter and summer are represented as the worst-case scenario.

2. The reduction/credits for construction emissions are based on “mitigation” included in CalEEMod and are required by the SCAQMD Rules. The adjustments applied in CalEEMod include the following: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; cover stockpiles with tarps; and limit speeds on unpaved roads to 15 miles per hour. The emissions results in this table represent the “mitigated” emissions shown in Appendix B.

Source: Refer to Appendix B, Air Quality/GHG/Energy Data.

Fugitive Dust Emissions
Construction activities are a source of fugitive dust emission that may have a substantial, temporary impact on local air quality. In addition, fugitive dust may be a nuisance to those living and working in the project area. Fugitive dust emissions are associated with land clearing, ground excavation, cut-andfill, and truck travel on unpaved roadways (including demolition as well as construction activities).

Fugitive dust emissions vary substantially from day to day, depending on the level of activity, specific operations, and weather conditions. Fugitive dust from grading, excavation and construction is expected to be short-term and would cease upon project completion. Most of this material is inert silicates, rather than the complex organic particulates released from combustion sources, which are more harmful to health.

Dust (larger than 10 microns) generated by such activities usually becomes more of a local nuisance than a serious health problem. Of particular health concerns is the amount of PM10 generated as part of fugitive dust emissions. PM10 poses a serious health hazard alone or in combination with other pollutants. PM2.5 is mostly produced by mechanical processes. These include automobile tire wear, industrial processes such as cutting and grinding, and re-suspension of particles from the ground or 248

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road surfaces by wind and human activities such as construction or agriculture. PM2.5 is mostly derived from combustion sources, such as automobiles, trucks, and other vehicle exhaust, as well as from stationary sources. These particles are either directly emitted or are formed in the atmosphere from the combustion of gases such as NOX and SOX combining with ammonia. PM2.5 components from material in the Earth’s crust, such as dust, are also present, with the amount varying in different locations.

The project would implement required SCAQMD dust control techniques (i.e., daily watering), limitations on construction hours, and adhere to SCAQMD Rules 402 and 403 (which require watering of inactive and perimeter areas, track out requirements, etc.), to reduce PM10 and PM2.5 emissions (COA 1.9). Compliance with applicable SCAQMD Rules 402 and 403 are accounted for in the CalEEMod results. As depicted in Table 3.3-1, total PM10 and PM2.5 emissions would not exceed the SCAQMD thresholds during construction. Thus, PM10 and PM2.5 emissions impacts associated with project construction would be less than significant.

Construction Equipment and Worker Vehicle Exhaust
Exhaust emissions from construction activities include emissions associated with the transport of machinery and supplies to and from the project site, construction worker commutes to the project site, emissions produced on-site as the equipment is used, and emissions from trucks transporting materials to/from the site. As presented in Table 3.3-1, construction equipment and worker vehicle exhaust emissions (i.e., ROG, NOX, CO, SO2, PM10, and PM2.5) would not exceed the established SCAQMD thresholds for all criteria pollutants. Therefore, impacts in this regard would be less than significant
ROG Emissions

In addition to gaseous and particulate emissions, the application of asphalt and surface coatings create ROG emissions, which are O3 precursors. In accordance with the methodology prescribed by the SCAQMD, ROG emissions associated with paving have been quantified with the CalEEMod model.

As required by SCAQMD Rule 1113, all architectural coatings would comply with specifications on painting practices as well as regulation on the ROG content of paint. ROG emissions associated with the proposed project would be less than significant; refer to Table 3.3-1.

Total Daily Construction Emissions

As indicated in Table 3.3-1, criteria pollutant emissions during construction of the proposed project would not exceed the SCAQMD significance thresholds. Thus, total construction related air emissions would be less than significant.

NATURALLY OCCURRING ASBESTOS
Asbestos is a term used for several types of naturally occurring fibrous minerals that are a human health hazard when airborne. The most common type of asbestos is chrysotile, but other types such as tremolite and actinolite are also found in California. Asbestos is classified as a known human 249

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carcinogen by State, federal, and international agencies and was identified as a toxic air contaminant by CARB in 1986.

Asbestos can be released from serpentinite and ultramafic rocks when the rock is broken or crushed.

At the point of release, the asbestos fibers may become airborne, causing air quality and human health hazards. These rocks have been commonly used for unpaved gravel roads, landscaping, fill projects, and other improvement projects in some localities. Asbestos may be released to the atmosphere due to vehicular traffic on unpaved roads, during grading for development projects, and at quarry operations. All of these activities may have the effect of releasing potentially harmful asbestos into the air. Natural weathering and erosion processes can act on asbestos bearing rock and make it easier for asbestos fibers to become airborne if such rock is disturbed. According to the California Department of Conservation Division of Mines and Geology, serpentinite and ultramafic rocks are not known to occur within the project area.7 Thus, no impacts would occur in this regard.

OPERATIONAL EMISSIONS
Long-term operational air quality impacts consist of mobile source emissions generated from projectrelated traffic and emissions from area and energy sources. Emissions associated with each source area detailed in Table 3.3-2, Maximum Daily Operational Air Emissions, are discussed below.

Table 3.3-2
Maximum Daily Operational Air Emissions
Emissions Source Pollutant (pounds per day)
ROG NOX CO SOX PM10 PM2.5
Summer Operational Emissions
Mobile 5.27 4.33 52.00 0.14 14.10 3.63
Area 1.24 0.03 3.14 <0.01 0.01 <0.01
Energy 0.02 0.39 0.33 <0.01 0.03 0.03
Total Emissions 6.53 4.75 55.50 0.15 14.10 3.66
SCAQMD Significance Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Winter Operational Emissions
Mobile 5.23 4.71 47.70 0.04 14.10 3.63
Area 0.72 0.00 0.00 0.00 0.00 0.00
Energy 0.02 0.39 0.33 <0.01 0.03 0.03
Total Emissions 5.97 5.10 48.00 0.14 14.10 3.66
SCAQMD Significance Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Notes: CO = carbon monoxide; ROG = reactive organic gases; NOX = nitrogen oxides; PM10 = particulate matter smaller than 10 microns; PM2.5 = particulate matter smaller than 2.5 microns Source: Refer to Appendix B, Air Quality/GHG/Energy Data. 7 California Department of Conservation Division of Mines and Geology, A General Location Guide for Ultramafic Rocks in California – Areas More Likely to Contain Naturally Occurring Asbestos Report, August 2000. 250

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Mobile Source Emissions
Mobile sources are emissions from motor vehicles, including tailpipe and evaporative emissions.

Depending upon the pollutant being discussed, the potential air quality impact may be of either regional or local concern. For example, ROG, NOX, SOX, PM10, and PM2.5 are all pollutants of regional concern (NOX and ROG react with sunlight to form O3 [photochemical smog], and wind currents readily transport SOX, PM10, and PM2.5). However, CO tends to be a localized pollutant, dispersing rapidly at the source. Project-generated vehicle emissions have been estimated using CalEEMod.

Based on the San Clemente 1801 N. El Camino Real – VMT Screening Assessment (VMT Screening Assessment), prepared by Michael Baker International and dated February 2, 2026; refer to Appendix H.2, VMT Screening Assessment, the project would generate a total of 1,631 average daily trips (ADT).

As shown in Table 3.3-2, emissions generated by vehicle traffic associated with the project would not exceed established SCAQMD thresholds.

Area Source Emissions
Area source emissions would be generated from consumer products, architectural coatings, and landscaping. The project’s criteria pollutant emissions from area sources would not exceed the established thresholds; refer to Table 3.3-2.

Energy Source Emissions
In terms of emissions from energy consumption, the primary use of electricity by the project would be for space heating and cooling, water heating, ventilation, lighting, appliances, landscaping equipment, and electronics. Criteria air pollutant emissions from electricity use were not quantified since criteria pollutants emissions occur at the site of the power plant, which is off-site. Therefore, only emissions associated with on-site natural gas consumption are qualified in CalEEMod. As shown in Table 3.3-2, the project’s criteria pollutant emissions associated with energy sources would be zero and would not exceed established thresholds.

Total Daily Operational Emissions
Based on the proposed land uses and operational characteristics, Table 3.3-2, summarizes the CalEEMod estimated emissions from proposed project operations and indicates the proposed project’s mobile, area, and energy source emissions combined would not exceed SCAQMD thresholds for maximum daily emissions for any criteria air pollutants. As such, the proposed project would not violate any air quality standards or contribute substantially to an existing or projected air quality violation. The proposed project’s operational air quality impacts would be less than significant.

AIR QUALITY HEALTH IMPACTS
Adverse health effects induced by criteria pollutant emissions are highly dependent on a multitude of interconnected variables (e.g., cumulative concentrations, local meteorology and atmospheric conditions, and the number and character of exposed individual [e.g., age, gender]). In particular, ozone precursors VOCs and NOx affect air quality on a regional scale. Health effects related to ozone 251

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are therefore the product of emissions generated by numerous sources throughout a region. Existing models have limited sensitivity to small changes in criteria pollutant concentrations, and, as such, translating project-generated criteria pollutants to specific health effects or additional days of nonattainment would produce meaningless results. In other words, the project’s less than significant increases in regional air pollution from criteria air pollutants would have nominal or negligible impacts on human health.

As noted in the Brief of Amicus Curiae by SCAQMD, the SCAQMD acknowledged it would be extremely difficult, if not impossible to quantify health impacts of criteria pollutants for various reasons including modeling limitations as well as where in the atmosphere air pollutants interact and form.8 Further, as noted in the Brief of Amicus Curiae by the San Joaquin Valley Air Pollution Control District (SJVAPCD), SJVAPCD has acknowledged that currently available modeling tools are not equipped to provide a meaningful analysis of the correlation between an individual development project’s air emissions and specific human health impacts.9 The SCAQMD acknowledges that health effects quantification from ozone, as an example is correlated with the increases in ambient level of ozone in the air (concentration) that an individual person breathes. SCAQMD’s Brief of Amicus Curiae states that it would take a large amount of additional emissions to cause a modeled increase in ambient ozone levels over the entire region. The SCAQMD states that based on their own modeling in the SCAQMD’s 2012 Air Quality Management Plan, a reduction of 432 tons (864,000 pounds) per day of NOX and a reduction of 187 tons (374,000 pounds) per day of VOCs would reduce ozone levels at highest monitored site by only nine parts per billion. As such, the SCAQMD concludes that it is not currently possible to accurately quantify ozonerelated health impacts caused by NOX or VOC emissions from relatively small projects (defined as projects with regional scope) due to photochemistry and regional model limitations. As such, for the purpose of this analysis, since the project would not exceed SCAQMD thresholds for construction and operational air emissions, the project would have a less than significant impact for air quality health impacts as well.

CUMULATIVE IMPACTS
With respect to the proposed project’s construction-related air quality emissions and cumulative Basin-wide conditions, the SCAQMD has developed strategies to reduce criteria pollutant emissions outlined in the 2022 AQMP pursuant to FCAA mandates. As such, the proposed project would comply with SCAQMD Rule 403 requirements and the adopted 2022 AQMP emissions control measures. Rule 403 requires that fugitive dust be controlled with the best available control measures in order to reduce dust so that it does not remain visible in the atmosphere beyond the property line of the proposed project. Per SCAQMD rules and mandates, as well as the CEQA requirement that significant impacts be mitigated to the extent feasible, these same requirements (i.e., Rule 403 8 South Coast Air Quality Management District, Application of the South Coast Air Quality Management District for Leave to File Brief of Amicus Curiae in Support of Neither Party and Brief of Amicus Curiae. In the Supreme Court of California. Sierra Club, Revive the San Joaquin, and League of Women Voters of Fresno v. County of Fresno, April 3, 2015. 9 San Joaquin Valley Air Pollution Control District, Application for Leave to File Brief of Amicus Curiae Brief of San Joaquin Valley Unified Air Pollution Control District in Support of Defendant and Respondent, County of Fresno and Real Party In Interest and Respondent, Friant Ranch, L.P. In the Supreme Court of California. Sierra Club, Revive the San Joaquin, and League of Women Voters of Fresno v. County of Fresno, April 13, 2015. 252

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compliance, the implementation of all feasible mitigation measures, and compliance with adopted 2022 AQMP emissions control measures) would also be imposed on construction projects throughout the Basin, which would include related projects.

According to the SCAQMD CEQA Air Quality Handbook, project-related emissions that fall below the established construction and operational thresholds should be considered less than significant unless there is pertinent information to the contrary. As discussed previously, the proposed project would not result in short- or long-term air quality impacts, as emissions would not exceed the SCAQMD adopted construction or operational thresholds. Additionally, adherence to SCAQMD rules and regulations would alleviate potential impacts related to cumulative conditions on a projectby-project basis. As a result, the proposed project would not contribute a cumulatively considerable net increase of any nonattainment criteria pollutant. Therefore, the project’s incremental construction and operational impacts would be less than cumulatively considerable and impacts in this regard are less than significant.

CONCLUSION
In summary, as shown in Table 3.3-1 and Table 3.3-2, the project’s emissions would not exceed the SCAQMD adopted construction and operational thresholds. As such, the proposed project would not violate any air quality standards or contribute substantially to an existing or projected air quality violation and would not result in significant short- or long-term air quality impacts. A less than significant impact would occur in this regard.

Applicable Conditions of Approval (COA): Refer to Response 3.1.2(d), COA 1.9. c) Expose sensitive receptors to substantial pollutant concentrations?

Less than Significant Impact With General Plan EIR Mitigation and/or COAs. LSTs were developed in response to SCAQMD Governing Boards’ Environmental Justice Enhancement Initiative (I-4). The SCAQMD provided the Final Localized Significance Threshold Methodology for guidance. The LST methodology assists lead agencies in analyzing localized air quality impacts. The SCAQMD provides the LST lookup tables for one-, two-, and five-acre projects emitting CO, NOX, PM2.5, and/or PM10. The project is located within Source Receptor Area (SRA) 21, Capistrano Valley.

CONSTRUCTION LST
The SCAQMD guidance on applying CalEEMod to LSTs specifies the number of acres a particular piece of equipment would likely disturb per day.10 SCAQMD provides LST thresholds for one-, two- , and five-acre site disturbance areas; SCAQMD does not provide LST thresholds for projects over five acres. Based on CalEEMod, the project would actively disturb approximately less than an acre (approximately 0.75 acre) per day during the grading phase of construction. However, because 10 The number of acres represent the total acres traversed by grading equipment. To properly grade a piece of land, multiple passes with equipment may be required. The disturbance acreage is based on the equipment list and days of the grading phase according to the anticipated maximum number of acres a given piece of equipment can pass over in an 8-hour workday.
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SCAQMD does not provide LST thresholds for intermediate acreages such as less than an acre, the one-acre LST thresholds were conservatively applied in this analysis. Therefore, by applying thresholds for a smaller disturbance area than what is actually expected, the analysis provides a more conservative assessment of potential air quality impacts on nearby sensitive receptors.

The SCAQMD recommends that the nearest sensitive receptor be considered when determining a project’s localized air quality impacts. Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of these sensitive receptors are residences, schools, hospitals, and daycare centers. CARB has identified the following groups of individuals as the most likely to be affected by air pollution: the elderly over 65, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis.

The nearest sensitive receptors to the project site are the existing single-family residences located approximately 450 feet (137 meters) southwest of the project site. These sensitive land uses may be potentially affected by air pollutant emissions generated during on-site construction activities. LST thresholds are provided for distances to sensitive receptors of 25, 50, 100, 200, and 500 meters.

Although construction activities would occur further away (approximately 137 meters) from these sensitive receptors to the west, as a conservative analysis, the LST values for 100 meters were used.

Table 3.3-3, Localized Emissions Significance During Construction, shows the localized construction-related emissions for NOX, CO, PM2.5, and PM10 compared to LSTs for SRA 21. It is noted that the localized emissions presented in Table 3.3-3 are less than those in Table 3.3-1 because localized emissions include only on-site emissions (e.g., from construction equipment and fugitive dust) and do not include off-site emissions (e.g., from hauling activities). As shown in Table 3.3-3, the project’s localized construction emissions would not exceed the LSTs for SRA 18. Therefore, the localized significance impacts from project-related construction activities would be less than significant.