MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
March 18, 2026 @ 6:00 p.m.
San Clemente City Hall Council Chamber
910 Calle Negocio, San Clemente, CA 92673
Teleconference via www.san-clemente.org
1. CALL TO ORDER
Chair Cosgrove called the Regular Meeting of the Planning Commission of the City of San Clemente to order at 6:00 p.m. The meeting was offered in person at San Clemente City Hall Council Chambers, 910 Calle Negocio, San Clemente, California, 92673, and also via live stream from the City’s YouTube Channel.
2. PLEDGE OF ALLEGIANCE
Chair Cosgrove led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Chair Pro Temp Scott McKhann; Gary McCaughan; Brett Freeman;
and Patrick Griffin
Commissioners Absent: Karen Prescott-Loeffler
Staff Present: Zach Rehm, Acting City Planner
David Carrillo, Lead Project Planner
Araceli Mejia, Assistant Planner
Gena Burns, Deputy City Attorney
Tamara Tatich, Recording Secretary
These minutes reflect the order in which items appeared on the meeting agenda and do not necessarily reflect the order in which items were actually considered.
4. SPECIAL ORDER OF BUSINESS/SPECIAL PRESENTATION
None.
5. MINUTES
A. Receive and file Minutes from the Planning Commission Regular Meeting of March 4, 2026.
Planning Commission Regular Meeting Minutes of March 18, 2026 Page 2
IT WAS MOVED BY COMMISSIONER FREEMAN, SECONDED BY VICE CHAIR CAMP, AND CARRIED 6-0, COMMISSIONER PRESCOTT LOEFFLER ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF MARCH 4, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
Continued Public Hearing Project (PHP) 25-455, Development Permit (DP) 25-456, 143 N. La Esperanza Lot 2
A continued public hearing to request the Planning Commission to approve DP 25-456 to develop a single-family home on a newly subdivided lot.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15303 (Class 2: New Construction or Conversion of Small Structures) and §15332 (Class 32: In-Fill Development Projects).
At 6:07 p.m. Chair Pro Tem McKhann recused himself due to the proximity of his property to the project location.
Chair Cosgrove re-opened the previously continued public hearing at the March 18, 2026 Regular meeting of the Planning Commission and requested the Commissioners to disclose any actions related to the project.
Assistant Planner Mejia clarified that although the staff report references the “Sprague Residence” the updated title should read “Frost Residence” to reflect the owner of the property’s name, Sean Frost. Assistant Planner Mejia then provided a summary of the presentation titled, “Frost Residence Development Permit (DP)25-456.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report highlighted the location of the subdivision; proposed project details and development standards; review of February 25, 2026 Design Review Subcommittee’s (DRSC) recommendations and the applicant’s responses; landscape plan; photos with rendering overlays; and staff’s recommendations.
The Commission acknowledged that the applicant chose to not incorporate all of DRSC’s recommendations, while stating that applicants are not required to accept the suggestions made by the committee to proceed with a building permit.
Planning Commission Regular Meeting Minutes of March 18, 2026 Page 3 Applicant Comments:
Christine Lampert, architect: Addressed the responses to DRSC comments and stated that they incorporated more landscaping.
Sean Frost, property owner: Explained the landscaping plan, massing of trees and to soften visual impacts by adding planting areas by the garage. The windows will be more contemporary. East wall is now stucco.
Chair Cosgrove expressed appreciation of the applicant for the additional visuals that were presented at the meeting.
Closed the public hearing.
CHAIR COSGROVE MADE A MOTION, SECOND BY COMMISSIONER GRIFFIN, MOTION PASSED 5-0, CHAIR PRO TEM MCKHANN RECUSAL, COMMISSIONER PRESCOTT-LOEFFLER, TO APPROVE PUBLIC HEARING PROJECT 25-455, DEVELOPMENT PERMIT 25-456, 143 N. LA ESPERANZA, SUBJECT TO THE CONDITIONS OF APPROVAL.
9. NEW BUSINESS
A. Streamlining Batch Amendment No. 2
Introduction of City Council initiated zoning amendments to clean up and clarify sections of the Zoning Code as part of the City’s ongoing batch zoning amendment updates. Subjects include accessory structure setbacks, wall height setbacks and calculations, sign regulations, and related definitions.
Staff recommends that the zoning amendments not be considered a “project” as defined by the State CEQA Guidelines §15378(b)(2) and §15378(b)(5), because the revisions relate to the ongoing administrative or discretionary activities and organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment, and therefore do not constitute a “project” as defined by the State CEQA Guidelines (Cal.
Code Regs., title 14, §15000 et seq.).
Chair Cosgrove opened the public hearing.
Lead Project Planner Carrillo provided a summary of the presentation titled, “Zoning Streamlining Batch No. 2, March 18. 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report provided background on the City Council initiated zoning amendments and timing for presenting this and a future batch of amendments. The presentation also highlighted the goals of the amendments.
Planning Commission Regular Meeting Minutes of March 18, 2026 Page 4 Staff explained the proposed changes to provide minimum setbacks for patio covers in §17.24.040 Accessory Buildings and Structures; minimum setbacks for retaining walls, clarifying guardrails, landscaping requirements to retaining walls in §17.24.180 Retaining Walls; clarify the process for temporary banner signs, add more context between flags vs. flag signs in §17.84.030; and add definitions for roof elements, vertical landscaping and wind-driven signs in §17.88.
Commission Questions and Discussion:
• Commissioners requested clarification of “wind-driven” signs. Staff presented a visual example of wind-driven signs.
• Requested staff review the various roof elements and height limitations. Staff reviewed photos of patio covers and structures that resulted in additional questions from the Commission on the roof element amendment. • Suggested for staff to add more detail to the roof element section of the amendment. Staff explained that the roof element definition will help applicants complete height analyses.
• The current submittal process for a height analysis was discussed, and staff explained how the new roof element definition would simplify calculations for height analyses.
• Recommendations were made on the roof element definition to better convey the intended objective.
• The Commission requested the roof element definition be presented to the DRSC. Deputy City Attorney Burns will confirm whether the item is in the DRSC’s purview. If not, staff will notice a Special Study Session to discuss roof elements and height calculations.
• Discussion on height requirements for a retaining walls and guardrails ensued, and clarification was provided, as well as the purpose of landscaping in the Inland Canyon and Coastal Zone Overlays. • Commissioners recommended changes to example images to clarify the proposed amendments.
Staff thanked the Commission for productive feedback and will have an updated report and resolution to adopt the amendments at a future public hearing date.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
Chair Cosgrove shared the City Council’s approval of the zoning amendments that was presented in the last meeting.
Planning Commission Regular Meeting Minutes of March 18, 2026 Page 5 B. Tentative Future Agenda
Written report provided.
C. Administrative Permit Report
Written report provided.
D. Staff Reports
City Council directed staff to schedule a DRSC meeting to review the parklet program’s design standards.
12. ADJOURNMENT
The Planning Commission adjourned to the Regular Meeting of the Planning Commission to be scheduled for Wednesday, April 8, 2026 at 6:00 p.m., which will be held at the San Clemente City Hall Council Chambers located at 910 Calle Negocio, 2nd Floor, San Clemente, California.
Respectfully submitted,
___________________________
Cameron Cosgrove, Chair
Attest:
___________________________
Zach Rehm, Secretary to the Planning Commission