MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
April 8, 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 Pro Tem McKhann led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Chair Pro Tem Scott McKhann; Gary McCaughan; Brett Freeman; and Patrick Griffin
Commissioners Absent: Vice Chair M. Steven Camp; and Karen Prescott-Loeffler Staff Present: Zach Rehm, Acting City Planner
David Carrillo, Lead Project Planner
Laura Burns, Assistant Planner
Reese Miller, Planning Intern
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 18, 2026.
Attachment 8
Planning Commission Regular Meeting Minutes of April 8, 2026 Page 2
IT WAS MOVED BY COMMISSIONER MCCAUGHAN, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 5-0, VICE CHAIR CAMP AND COMMISSIONER
PRESCOTT LOEFFLER ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF MARCH 18, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 24-139, La Casa Verde Outdoor Display, 130 Avenida Granada
A public hearing referred by the Zoning Administrator for the Planning Commission to approve Public Hearing Project (PHP)24-139 and Minor Conditional Use Permit (MCUP) 24-140, La Casa Verde de Granada, a request to allow an outdoor display associated with retail sales and request of parking waivers at 130 Avenida Granada.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities).
Chair Cosgrove opened the public hearing and requested the Commissioners disclose any actions related to the project. Chair Cosgrove and Chair Pro Tem McKhann advised their review in a Cultural Heritage Committee (CHC) meeting last December.
Assistant Planner Coury provided a summary of the presentation titled, “La Casa Verde de Granada – Outdoor Display, PHP24-139 / MCUP24-140, April 3, 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report included the project location; images dated 2011, 2019 and 2025; Code requirements; a briefing of the Zoning Administrator public hearing; and recommendations made by the Cultural Heritage Committee.
Commissioners asked staff to clarify the number of parking spaces required, and staff stated that the applicants are now requesting two parking spaces to be maintained and two parking waivers. Acting City Planner Rehm clarified the waivers are needed because the outdoor display up to 800 sq. ft. would require Planning Commission Regular Meeting Minutes of April 8, 2026 Page 3 two additional parking spaces; and the applicants would be required to maintain two existing parking spaces with no merchandise on them.
Chair Cosgrove referenced a written comment submitted from Ami Walstrom representing the applicant-property owners.
Applicant’s Comments: Ami Walstrom on behalf of her parents, the property owners and applicants, clarified that the driveway is now completely cleared, providing two parking spots for customers, and the property owner is requesting a waiver for two additional parking spots to accommodate their 800 sq. ft. outdoor merchandise space. Ms. Walstrom read the letter that is available by emailing the planning division or requesting the public record.
Chair Cosgrove thanked the applicant.
The Commission asked Ms. Walstrom if the applicants agreed with having the two parking spaces in the front. Ms. Walstrom stated that the business is more visible with the removal of the orange tree. She is amicable with the driveway being used. The Commission asked the percentage of pedestrian versus driving, whereby Ms. Walstrom stated that parking can be difficult, so many people come on e-bikes and locals know it takes time to park. Applicant and property owner Ellen Bodas spoke to state the driveway is working to their satisfaction.
Public Comments:
Larry Culbertson, San Clemente Historical Society (SCHS) and resident spoke in support of the program; stated that this historical structure was supported by the SCHS in that it is one of the only few Ole Hanson era homes that is open to the public. Mr. Culbertson made a request to approve the permit per the staff’s recommendations.
Cathy Domenichini, neighboring business owner, opened over 15 years ago; stated that La Casa Verde are excellent neighbors and have maintained their property; indoor and outdoor displays were never an eyesore; sad to see the orange trees cut down; they have a great following; many repeat customers; was not able to assist with parking, however they can unload in their parking area; and asked to grant the parking waivers and the outdoor display.
Amanda Quintanilla, resident, referred to the Zoning Administrator (ZA) staff report of September 4, 2025 where she spoke in support and requested the minutes reflect that no speakers opposed the outdoor display at the zoning administrator hearing on the same project; noted plants need to be maintained; agreed that removing the orange trees was a disappointment; and asked the Commission to grant the parking waivers.
The Commissions asked staff to clarify reasons for this hearing item. Acting City Planner Rehm confirmed that there was no known opposition to the outdoor Planning Commission Regular Meeting Minutes of April 8, 2026 Page 4 display or parking waivers for this property, but there were two similar projects requesting outdoor display and parking waivers at historic buildings in the ZA meeting, and therefore both projects were referred to the Cultural Heritage Subcommittee before the Planning Commission’s decision. The situation began with a complaint to Code Compliance.
Chair Cosgrove read Condition 1.9 that directs the applicant to provide a landscape plan inclusive of planting a new tree. Chair Cosgrove asked staff to explain the condition. Acting City Planner Rehm stated per the zoning code, properties need to have one tree per 25 feet of street frontage. The property is 40 feet wide, so technically there should be two trees; however, staff recommends planting at least one tree. Staff stated a willingness to accept planters on the corner in lieu of a tree subject to the commission’s feedback.
Ms. Walstrom answered Chair Cosgrove’s question regarding Condition 1.9 that they cut the three existing orange trees because they were an unsafe obstruction for the parking spaces and they planted succulents. Ms. Walstrom stated that they were not aware of the requirement to provide a landscape plan and plant trees. Walstrom preferred to not add another tree as they maintain the large tree in the back. Staff suggested a new tree would replace where the orange trees were located.
Chair Cosgrove Closed the public hearing and thanked the applicant.
Commissioners individually made the following Comments:
Supports striking Condition 1.9 regarding the required tree Does not see a need for maintaining two parking spaces in the driveway for safety reasons
Outdoor display within reason is an appropriate use for the space Suggested removal of umbrellas as they block the view of the historical structure
Suggested curbing the driveway to allow parking along the front Permitting outdoor display will set a precedent for residential turned to business use for future uses
Avenida Granada is part of the Del Mar parking problem Expressed caution with the other projects on a future agenda making the same request
Outdoor display changes the feel to that of a swap meet Other businesses will look for the same benefit along El Camino Real and other streets
Supported the improvement to have the driveway open to use as a loading zone
Expressed support if the items for sale outside weren’t left overnight and were placed inside at night
Differences between private property and the public right-of-way Planning Commission has discretion
Planning Commission Regular Meeting Minutes of April 8, 2026 Page 5 Suggestion to leave the driveway open for deliveries and pickups, but allowing some flexibility on the edges
The Applicant has a long history of running a good, clean and beautiful operation
There is a surplus of parking on Avenida Granada and there doesn’t appear to be a big concern for parking
The hours of operation for La Casa Verde de Granada are 10:00 a.m. to 6:00 p.m., the time restaurants begin dinner service and entertainment During Commissioner deliberation and question, staff advised that if no parking were required to be maintained and outdoor display was allowed in the driveway area, the Commission should consider granting five waivers to account for the outdoor display area; closing the curb cut, and repairing the sidewalk for public safety.
A compromise to maintain one parking space was suggested and supported.
CHAIR PRO TEM MCKHANN MADE A MOTION, SECOND BY COMMISSIONER GRIFFIN, MOTION PASSED 5-0, COMMISSIONER PRESCOTT-LOEFFLER AND VICE CHAIR CAMP ABSENT, TO APPROVE PUBLIC HEARING PROJECT 24-139 AND MINOR CONDITIONAL USE PERMIT 24-140, LA CASA VERDE OUTDOOR DISPLAY, 130 AVENIDA GRANDAD, SUBJECT TO THE CONDITIONS OF APPROVAL WITH THE FOLLOWING MODIFICATOINS:
CHANGE CONDITION 1.8 TO REQUIRE ONE SURFACE PARKING SPACE MUST BE MAINTAINED AT ALL TIMES TO PROVIDE LOADING AND UNLOADING; REMOVE CONDITION 1.9 REGARDING PLANTING OF NEW TREES; AUTHORIZE THREE (3) PARKING WAIVERS SUBJECT TO THE WRITTEN FINDINGS; AND
INCREASE ALLOWABLE AREA FOR DISPLAY BY 36 SQUARE FEET FOR A MAXIMUM USE OF 800 SQUARE FEET ON THE PROPERTY
A. 2026 Batch Zoning Amendments – Part Two
A public hearing of the Planning Commission to consider amendments to the City of San Clemente Municipal Code Title 17 to clean up and clarify sections of the Zoning Code as part of the City’s ongoing batch zoning amendment updates.
The proposed amendments clarify accessory structure setback requirements, allow vertical landscaping in commercial zones, reconcile an unintended zoning change of NC2 to NC1.2 zones on certain properties, add standards for stepbacks between retaining walls and other walls/fences, add an objective design standard for planting area in front of certain retaining walls, update sign regulations, add a definition for “vertical landscaping”, and modify the definition for “wind-driven sign.”
Staff recommends that the zoning amendments not be considered a “project” as defined by the State CEQA Guidelines Sections 15378(b)(2) and 15378(b)(5), because the revisions relate to the ongoing administrative or Planning Commission Regular Meeting Minutes of April 8, 2026 Page 6 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.).
Lead Project Planner Carrillo provided a summary of the presentation titled, “8B – Zoning Cleanup Amendments, April 3, 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report included the background for context and a timeline; The goal to discuss the amendments and for the Commission to adopt Resolution PC-010, recommending the City Council adopt Zoning Amendment 26-062 – Zoning Cleanup Amendments; reviewed the proposed amendments: Accessory Structures, Commercial Use Table, Walls, Sign Ordinance, Definitions and Landscaping; summary of the Commission’s feedback and staff’s responses; and to introduce for feedback supplemental information to the landscape amendment in the form of two informational handouts; a plant list; and staff’s recommendations.
Staff confirmed that the amendments are to improve the development review process and to clarify and/or update the code, and were initiated by City Council in May 2025. Staff pointed out a minor typographical error on page 54 regarding accessory structures, and that the roof element topic will be discussed in a Study Session at 5:00 p.m. before the next public meeting on April 22, 2026. Staff is also seeking feedback on the brochure and flowchart, not approval.
Chair Cosgrove referenced each of the staff recommended amendments to the zoning code. Commissioners asked questions about the required landscaped area in the front yard, and the portion of that area required to be planted with living plant material and California Native species. Acting City Planner Rehm confirmed that the required planting area in front setbacks is not proposed to change, but that the required portion of landscaped area required to be planted with California Native species would increase from 60% to 75%, consistent with California Model Water Efficient Landscape Ordinance (MWELO) requirements.
Commissioners also questioned whether sod grass and whether artificial turf would still be allowed. Acting City Planner Rehm advised that sod grass would still be allowed, but if not native to California, it could be limited to a portion of the landscape area if the project met a threshold for MWELO review. Artificial turf would not count as required landscape area but would be allowed if replacing sod turf or hardscape.
CHAIR COSGROVE MADE A MOTION, SECOND BY CHAIR PRO TEM MCKHANN, MOTION PASSED 5-0, COMMISSIONER PRESCOTT-LOEFFLER AND VICE CHAIR CAMP ABSENT, TO ADOPT RESOLUTION PC 26-010 RECOMMENDING THE CITY COUNCIL APPROVE ZONING AMENDMENT PC 26-062 ZONING CLEANUP AMENDMENTS, AND TO DETERMINE THE AMENDMENTS ARE NOT A PROJECT” AS DEFINED BY STATE CEQA GUIDELINE §15378(b)(2) and §15378(b)(5).
Planning Commission Regular Meeting Minutes of April 8, 2026 Page 7 Chair Cosgrove initiated a discussion on two handouts provided for feedback from the Commission.
Planning Intern Miller summarized the landscape guidance materials (a brochure and a process flow chart) prepared for the Commission’s review and feedback. The tri-fold brochure defines xeriscape, its cost-effectiveness, and water usage; examples from San Clemente properties are used; and includes alternatives like artificial turf and drought-tolerant fescue grass. Chair Cosgrove recommended adding a QR code linking to the website for more details.
In reviewing the two-sided, one-page handout is in flowchart form, the Commission raised concerns about the burden and expense of requiring professional plans for landscaping projects exceeding 500 square feet. Acting City Planner Rehm stated that State law passed in 2019 requires a professional plan for brand new landscaping over 500 square feet and re-landscaping or rehabilitation over 2,500 square feet. Most residential properties propose rehabilitation on portions of the property that are under 2,500 square feet and do not require a permit; however, 50% plant materials is always required in the front yard. The higher landscape review fees apply to a brand new house, driveway and garage, which is a small percentage of homes. Staff stated the main concern is water usage when installing new landscaping. The Commission suggested consistency in acronym usage and defining the MWELO acronym.
9. NEW BUSINESS
None.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
B. Tentative Future Agenda
Written report provided. Staff highlighted a Study Session at 5:00 p.m. on April 22, 2026 before the next public meeting and briefed on the meeting agenda.
Chair Cosgrove and Commissioner Griffin announced their anticipated absence on Wednesday, May 6, 2026.
The Design Review Subcommittee meeting on Wednesday, April 15, 2026 will most likely be cancelled due to lack of business.
Planning Commission Regular Meeting Minutes of April 8, 2026 Page 8 C. Administrative Permit Report
Written report provided.
D. Staff Reports
None.
12. ADJOURNMENT
The Planning Commission adjourned to the Special Study Session of the Planning Commission scheduled for Wednesday, April 22, 2026 at 5:00 p.m., followed by the Regular Meeting of the Planning Commission at 6:00 p.m., and 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