MINUTES OF THE REGULAR MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
April 22, 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 6:16 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
Vice Chair Camp led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Chair Pro Tem Scott McKhann; Gary McCaughan; Karen PrescottLoeffler; Brett Freeman; and Patrick Griffin Commissioners Absent: None
Staff Present: Zach Rehm, Acting City Planner
Christopher Wright, Senior Planner
Jessica Gatny, Assistant 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 April 8, 2026.
Planning Commission Regular Meeting Minutes of April 22, 2026 Page 2
IT WAS MOVED BY COMMISSIONER GRIFFIN, SECONDED BY COMMISSIONER FREEMAN, AND CARRIED 5-0, VICE CHAIR CAMP AND COMMISSIONER PRESCOTT
LOEFFLER ABSTAINED, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF APRIL 8, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARING
A. Public Hearing Project (PHP) 22-427, Wood Residence, 104 W. Avenida Cadiz
A request for the Planning Commission to consider approving an existing unpermitted 543 sq. ft. living room addition, an increase to the height of the existing garage roof, and changes to the front facade, including a new entry porch with steps, a new window, new garage door, and new exterior siding. The subject property is adjacent to a historic resource.
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. Commissioner Freeman visited the project site.
Assistant Planner Gatny provided a summary of the presentation titled, “Wood Residence, Development Permit 26-047 / PHP 25-472, April 22, 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report included the project location; historic resource background; site plan and proposed improvements; existing and proposed floor plans; interior improvements; front façade improvement; east and west side elevations; Design Review Subcommittee recommendations; rear elevation; recommended findings; public comments in support; and staff recommendations.
Chair Cosgrove welcomed Jeff Wood, the applicant, to make his statement. Mr.
Wood stated the proposed plan is to make improvements to the property he purchased in April 2025 so that the house is safe and functional for the family.
Planning Commission Regular Meeting Minutes of April 22, 2026 Page 3 The layout and footprint have been the same for at least 40 years and neighbors are in support of the renovation.
Chair Cosgrove thanked the applicant.
The Commissioners did not have any questions of the applicant.
Public Comments: None.
Chair Cosgrove closed the public hearing and thanked the applicant.
VICE CHAIR CAMP MADE A MOTION, SECOND BY CHAIR COSGROVE, MOTION PASSED 7-0, TO APPROVE PUBLIC HEARING PROJECT 26-012 / DEVELOPMENT PERMIT 26-047, WOOD RESIDENCE, 104 W. AVENIDA CADIZ, SUBJECT TO THE CONDITIONS OF APPROVAL.
B. Continued Public Hearing Project (PHP) 26-063, Zoning Amendment (ZA) 26-064
A continued Public Hearing for the Planning Commission to provide recommendations to the City Council on Zoning Amendment 26-064 to update San Clemente Municipal Code Sections 17.28.270 Accessory Dwelling Units and 17.88.030 Definitions consistent with Housing Element commitment and State law.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of CEQA pursuant to the CEQA Public Resources Code §21080.17, and CEQA Guidelines §15183.
Chair Cosgrove reopened the public hearing that was continued from March 4, 2026.
Assistant Planner Mejia provided a summary of the presentation titled, “ADU Ordinance Update PHP26-063 / Zoning Amendment (ZA) 26-064, April 22, 2026.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report included a background with timeline on Accessory Dwelling Unit (ADU) law that began with the passing of several ADU laws in 2016; public comments were received prior to the March Planning Commission meeting from an advocacy group regarding Government Code §66323; Junior ADU standards, multifamily standards, and deed restrictions; Housing and Community Development (HCD) staff provided informal feedback which has been addressed in the updated draft amendment; summary review of the two main bills that were passed, Assembly Bill (AB) 462 and State Bill (SB) 543; summary of additional changes and updated definitions; summary of changes since the March 4, 2026 meeting; consistency with General Plan and 2021 Housing Element; and recommendation for Planning Commission to Planning Commission Regular Meeting Minutes of April 22, 2026 Page 4 recommend the City Council to adopt an ordinance approving Zoning Amendment (ZA) 26-064.
Public Comments:
Larry Culbertson, resident, understands the need to be in compliance with State law and referenced AB 1154 effective January 2026, facilitating ADU construction; expressed concerns about neighborhood saturation with ADUs impacting quality of life, parking, and utility infrastructure; noted that singlefamily homes could effectively become four-family homes with the latest laws allowing multiple ADUs; highlighted past issues with vacation rentals and lack of local control over ADUs; and suggested the City Council consider ways to mitigate potential problems from State-mandated ADU requirements.
In response to the public comments, Chair Cosgrove confirmed with staff that the amendment is to bring the City into compliancy and nothing more; and acknowledged intensification of single-family lots and removal of local oversight.
Commission Comments and Staff Discussions:
• Staff explained the original code section for JADUs had no maximum size requirement. The update reflects a 500 sq. ft. maximum, consistent with State legislation
• Staff confirmed that HCD concerns were addressed and have been incorporated, and that no further comments have been received. • The Commission suggested to keep “California” in reference to “Government Code sections to reflect that all is being imposed by the State of California. • Staff confirmed the requirement of 500 sq. ft. maximum for JADU is defined as livable space; and Gov Code §66313 defines livable space • Staff stated that definitions as specified by State are included. • The Commission expressed displeasure of the proliferation of ADUs and suggested the City Council to join other cities to discuss options. • Staff clarified height limitations for ADUs remain the same as current code and State law, with allowable increases near public transit. • Discussion on the City's ability to impose impact fees for larger ADUs, particularly those over 750 square feet of interior livable space; and staff clarified that the City collects impact fees from ADUs and multifamily developments.
• Staff stated that currently, the impact on public infrastructure is minimal; approximately 120 ADUs approved in 5 years.
• No significant adverse effects on sewage or water infrastructure have been noted.
• The Commission expressed uncertainty about future ADU numbers; expectation of 20-40 ADUs per year.
• Staff advised that local governments communicate through organizations like the Orange County Council of Governments and Southern California Association of Governments.
Planning Commission Regular Meeting Minutes of April 22, 2026 Page 5 • The Commission noted that many properties developing ADUs do not have sufficient utilities, recommended adding a requirement that the electrical and other services be brought up to current standards. Staff confirmed State law prevents cities from enforcing some new sewer connections, but not electrical for detached ADUs.
• Staff encouraged the Commission to note the findings are based on prior City Council findings in adoption of the 2021 Housing Element (HE). • Legal staff confirmed that the purpose of the Amendment is to comply with State law.
Chair Cosgrove closed the public hearing, summarized the discussion and provided options for a motion.
CHAIR COSGROVE MADE A MOTION, SECOND BY VICE CHAIR CAMP, MOTION PASSED 6-1, COMMISSIONER MCCAUGHAN OPPOSED, TO RECOMMEND THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING ZONING AMENDMENT 26-064 TO AMEND SCMC SECTIONS 17.28.270 AS 17.88.03, WITH MINOR CHANGES
DISCUSSED DURING THE HEARING TO REFERENCE THE STATE OF CALIFORNIA
AND APPLY UTILITY CONNECTION REQUIREMENTS AS ALLOWED BY LAW, AND
MODIFY SECTION TWO OF THE RESOLUTION TO RECOMMEND THAT COUNCIL
CONSIDER ENGAGING WITH OTHER LOCAL GOVERNMENTS AND THE STATE OF
CALIFORNIA TO LIMIT THE PROLIFERATION OF ADUS AND ENSURE UTILITY INFRASTRUTURE IS NOT OVERBURDENED.
9. NEW BUSINESS
None.
10. OLD BUSINESS
A. Parking and Transportation Demand Management Plan
A request for the Planning Commission to provide recommendations to the City Council on the Parking and Transportation Demand Management (TDM) Plan being prepared for the certification of the City’s Local Coastal Program (LCP).
Acting City Planner Rehm (ACP) provided a summary of the presentation titled, “City of San Clemente, Parking and TDM Plan and Policy Development for Local Coastal Program.” A copy of the presentation is available by contacting the City of San Clemente Planning Division. Staff’s report included: results of the July/August peak hours; weekend turnover in January and July in the high impact areas; parking & TDM Strategies including use of the trolley, pilot program for parking enforcement that was authorized by the City Council and future enforcement concepts, developing a wayfinding program, streetscape improvements and time limits for parking; introduction of the new “yellow” trolley line funded by a new grant; responses to Planning Commission Comments made at the December 17, 2025 meeting; consultant recommendations Planning Commission Regular Meeting Minutes of April 22, 2026 Page 6 categorized by short-term (0 to 2 years), medium-term (3 to 5 years), and longterm (6+ years); and next steps for Coastal Commission staff review and City Council review that may result in a potential zoning amendments.
Commission Discussions and Comments:
• The Commission suggested staff send the entire Parking and TDM Plan or just the Executive Summary with the top-line highlights to City Council as soon as possible since it is relevant to current agenda discussions. • Expand private lots for employees realizing that employees are moving cars during breaks now that there’s a parking monitor
• Use of old City Hall lot and adding a trolley, whereby staff provided background, known challenges of the property and stated that the topic will most likely be on a future City Council agenda.
• Commission stressed the importance of a parking structure. • Enforcing two and three-hour limits and use library parking with posted hours should ease the impact.
CHAIR COSGROVE MADE A MOTION, SECOND BY COMMISSIONER PRESCOTTLOEFFLER AND PASSED 7-0 TO FORWARD THE DRAFT PARKING AND TRANSPORTATION DEMAND MANAGEMENT PLAN TO CITY COUNCIL.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
B. Tentative Future Agenda
The April 29, 2026 Design Review Subcommittee and the May 6, 2026 Planning Commission meetings will be cancelled due to lack of business.
C. Administrative Permit Report
In addition to the written report that was provided, Acting City Planner Rehm provided draft minutes from the Adjourned Zoning Administrator (ZA) meeting of April 21, 2026 and explained that with the recent approval of the streamlining amendments, this will be the last meeting where Planning Commission will be able to appeal an action. Ministerial approvals will be reported at future meetings. The urgency for this permit is that Circus Vargas is scheduled to occur within a two-week period of time. The public can still file an appeal, as can the City Council. Acting City Planner Rehm advised that staff and the ZA took great care in providing required conditions.
Planning Commission Regular Meeting Minutes of April 22, 2026 Page 7 D. Staff Reports
A. The second reading of the Zoning Amendments occurred in the last City Council meeting.
B. Review of the Parklet Program was taken to the DRSC who provided recommendations on the design and operation of the parklets. Staff forwarded recommendations to the City Council. The most substantial changes are the guardrails; decks are closer to the ground to help visibility; restricted height limitations of heaters and umbrellas; furniture is a higher quality brown/black; a smaller design that uses no more than three spaces and is square to allow space for bike racks; and parklets are only allowed in front of their own business.
C. Acting City Planner Rehm noted that the City Council approved the Zoning Amendment that addressed SB 9 relating to urban lot splits.
12. ADJOURNMENT
The Planning Commission adjourned at 8:12 p.m. the Planning Commission scheduled for Wednesday, May 20, 2026 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