MINUTES OF THE ADJOURNED MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
July 15, 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 adjourned Meeting of the Planning Commission of the City of San Clemente to order at 6: 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
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; Patrick Griffin; and Brett Freeman
Commissioners Absent: Commissioner Karen Prescott-Loeffler Staff Present: Zachary Rehm, City Planner
Alexia Gruszczynski, Executive Analyst
Jessica Gatny, Associate 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
A. Selection of Planning Commission Chair, Vice-Chair, and Chair Pro Tem City Planner Rehm reviewed the election process, and commissioners nominated and elected the chairs.
Chair
Commissioner Brett Freemen was nominated to serve as Chair of the Planning Commission. The motion to elect Commissioner Freeman failed 1-5. Outgoing Chair Cameron Cosgrove was nominated to serve as Chair of the Planning DRAFT
Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 2 Commission. By a unanimous vote, Commissioner Cosgrove was selected as Chair of the Planning Commission.
Vice Chair
Chair Cosgrove opened nominations for Vice Chair. Outgoing Vice Chair M.
Steven Camp was nominated to serve as Vice Chair of the Planning Commission. By a unanimous vote, Commissioner Camp was selected as Vice Chair.
Chair Pro Tem
Chair Cosgrove opened nominations for Chair Pro Tem. Outgoing Chair Pro Tem McKhann to serve as Chair Pro Tem of the Planning Commission. By a unanimous vote, Commissioner McKhann was selected to serve as Chair Pro Tem.
B. Selection of Design Review Subcommittee/Cultural Heritage Committee Members
Appoint four (4) Commissioners to serve on the Design Review Subcommittee/Cultural Heritage Committee; three (3) serve as active members and one (1) is an alternate member. The Design Review Subcommittee (DRSC)/Cultural Heritage Committee (CRC) meets the second and fourth Wednesday of each month at 3:00 p.m.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO APPOINT M. STEVEN CAMP, SCOTT MCKHANN AND CAMERON COSGROVE TO THE DESIGN REVIEW SUBCOMMITTEE/CULTURAL HERITAGE COMMITTEE.
Chair Cosgrove opened nominations for the DRSC/CRC alternate member.
Commissioner Aaron Washington was nominated to serve on the DRSC/CRC.
The motion to appoint Commissioner Washington failed 1-5. Commissioner Brett Freeman was nominated to serve on the DRSC/CRC. On a 4-2 majority vote, Commissioner Freeman was selected to serve as the alternate member on the DRSC/CSC.
5. MINUTES
A. Receive and file Minutes from the Planning Commission Regular Meeting of June 17, 2026.
IT WAS MOVED BY COMMISSIONER FREEMAN, SECONDED BY PATRICK GRIFFIN, AND CARRIED 5-0, COMMISSIONER WASHINGTON ABSTAINED, COMMISSIONER
PRESCOTT-LOEFFLER ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF JUNE 17, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 3
7. CONSENT CALENDAR
None.
8. PUBLIC HEARINGS
A. Continued Public Hearing Project (PHP) 26-079, Zebra House, 1001 S. El Camino Real
A continued public hearing item requesting the Planning Commission to consider approval of a 263 sq. ft. expansion to an existing patio area, including the construction of a pergola with climbing vines, installation of two new exterior roll-up garage doors and exterior lighting, and removal of an existing landscape planter located at the front of the building.
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15301 (Existing Facilities), and §15303 (New Construction or Conversion of Small Structures), and §15311 (Accessory Structures).
Cosgrove advised the public hearing remained open from the June 17, 2026 meeting. No ex-parte disclosures were presented by the commissioners.
Associate Planner Gatny summarized the staff report titled, “Zebra House Coffee New Patio, Development Permit 26-093/PHP26-079.” A copy can be requested by contact the Planning Division.
The staff report included a location; site plan; elevations; a summary of recommendations made by the Design Review Subcommittee (DRSC), a meeting that was not attended by the applicant; and staff recommendations to modify Condition of Approval 1.3.
Commissioners’ topic of discussions with staff included:
• Pergola and countertop material and stain treatment
• Confirmed location for vine planters intended to cover pergola over time • Confirmed zero setback
• Staff supports the door selected by the applicant
Applicant Presentation:
Sara Peterson, applicant and owner of Zebra gave a presentation stating that staff did a good job with the report and highlighted the following: The project goal is to elevate the building aesthetics; and opined that there is ample landscaping that is maintained by them, the lease, and not the property owner; the front planter is currently used as seating, and would like to create that seating opportunity in the redesign of the front patio; described plan for planting vines; opined that no other landscaping should be required; stated that the DRAFT
Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 4 countertop is epoxy and is easy to maintain; and that the overall plan is to be consistent with the front patio.
Commission Discussions with Applicant:
• Pergola Finish: DRSC recommended black, squared rafter tails. Applicant preferred natural cedar finish, stating it provides an "elevated bright natural warmer feel and vibe." Staff had no strong preference.
• Countertop: DRSC recommended consistency with pergola. Applicant proposed epoxy on live wood, matching natural pergola.
• Guardrail: DRSC recommended unifying two existing styles. Applicant stated replacing existing guardrails was beyond budget. Staff noted mismatched rail was on a secondary elevation.
• Garage Doors: DRSC recommended Spanish colonial revival style.
Applicant chose pre-fabricated tempered clear glass panels with black metal finish due to budget and fit within interior space. Staff supported applicant's choice.
• Landscaping: The Commission suggested replacing bougainvillea with climbing trumpet vine along the pergola, planted in vine pockets, and expressed concern that bougainvillea may become leggy. Additionally street trees were discussed, alternative options for additional trees included additional street trees or planter strips, as well as a one-foot planting box atop the retaining wall for draping vines. The applicant stated that they plan to incorporate tall planters on the patio which will add additional greenery, and agreed to consult a landscape architect to incorporate more color. The Commission suggested adding taller plantings within the planter to provide vertical emphasis.
Public Comment:
Pam Roth, resident and Zebra House patron expressed support of expansion and the design.
Chair Cosgrove closed the public hearing.
Commission discussion:
The Commission focusing on Condition 1.3, liked design, color and elevation of rafter tails, countertop and not concerned with guardrail or landscaping. Discussed glass garage door; landscaping relating to the palms, containers and suggested plant species; and discussed material options.
Chair Cosgrove re-open the public hearing to address questions related to the planters, lighting and the sign program.
Chair Cosgrove closed the public hearing and determined a consensus that the Findings can be met; thanked the applicant for the commitment to enhance the building; and directed the applicant to work with staff on plant materials and the future sign and lighting application submittal.
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 5 IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY, AND CARRIED 6-0,
COMMISSIONER PRESCOTT-LOEFFLER ABSENT, THAT THE PROJECT MEETS THE REQUIREMENTS OF CEQA §15301, §15303, AND §15311; AND TO APPROVE PUBLIC HEARING PROJECT 26-079, ZEBRA HOUSE, 1001 S. EL CAMINO REAL, SUBJECT TO THE CONDITIONS OF APPROVAL MODIFYING THE FOLLOWING:
• CONDITION 1.3.A.: THE PROPOSED PERGOLA SHALL FEATURE
DOUBLED JOIST TO MATCH THE EXISTING PATIO COVER, AND BE IN A NATURAL WOOD STAIN; AND
• CONDITION 1.3.D: ADDITIONAL LANDSCAPING SHALL BE A CLIMBING VINE, AS WELL AS 3 OR 5 POTTED PLANTS INSTALLED ALONG TH EFRONT ELEVATION.
B. Public Hearing Project (PHP) 26-235, Parklet Dining Permit Application Review Batch #1
A request for the Planning Commission to consider Parklet Dining Permit applications that deviate from the Parklet Design Standards for the following businesses:
Caterina’s – 614 Avenida Victoria Suite C
Pronto – 221 Avenida Del Mar
Bluestone Lane – 223 Avenida Del Mar Suite A
Docent – 123 Avenida Del Mar
The Cellar – 156 Avenida Del Mar
Taqueria Luna – 129 Avenida Del Mar Suite A
The Vine - 211 N. El Camino Real
The Planning Commission will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15321: Enforcement Actions by Regulatory Agencies and § 15311: Accessory Structures.
Chair Cosgrove provided a history of the agenda item for context and described the hearing process before opening the public hearing and requesting ex-parte communications for this project noting that all the Commissioner travel along Avenida Del Mar and have visited most, if not all, of the restaurants being presented for approval.
Executive Analyst Gruszczynski presented the staff summary report title, “Parklet Dining Permit Application Review Batch #1, July 15, 2026.” A copy is available by contacting the planning division. The report highlighted:
• Program History: Began as a COVID emergency ordinance (2020), formalized with zoning amendment (2022), extended through January 1, 2029 (April 2026).
• New Standards: Parklet guidelines were augmented to become standards, reviewed by DRSC.
• Planning Commission's Role: Review deviations from the new standards. • Key Design Standards (Examples):
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 6 o Buffer Zone: 3 feet (reduced from 4 feet).
o Clear Space Below Deck: Required for cleaning (rodent/leaf prevention).
o Deck Height: Max 12 inches from grade to deck surface. o Tall Posts: String lights prohibited; posts recommended to be removed.
o Plants: "Just succulents" for sustainability.
o Barrier Materials: "Wood and cable" for consistency and visibility. o Barrier Height: 36-inch physical barrier.
o Furniture: "Dark wood, brown or black."
o Dining Deck Area: Max two parking spaces, "squared off." o Golf Cart and Bike Parking: Now required.
• Staff’s recommendation to approval all seven applications with conditions.
Public Comments:
Pam Roth, resident in support of liberal exceptions and flexibility to design standards. Not in favor of strict standards. Enjoys the parklets and the benefits to the community.
Jay Roth, resident in support and spoke of experience during pandemic and enhancements to community along Del Mar.
Amanda Quintanilla, resident made a presentation of current parklet conditions.
Wayne Eggleston, resident and past mayor spoke of umbrella colors and asked to focus on structure, health and safety, not blocking businesses and maintaining accessibility on sidewalks for pedestrians.
Chris Wood, business owner and resident expressed issue with parking along Avenida Del Mar and the struggles of other businesses. Expressed concern for Zov’s issuance of parking waivers along with a parklet. Health and safety issues for ADA.
Individual Parklet Applications:
1. Taqueria Luna (PDP26-244), 129 Avenida Del Mar, Suite A Staff summarized the proposed exceptions for consideration on a site plan:
• Deck surface height: 16 inches (standard 12 inches) due to ADA 2% slope issue;
• Furniture: White marble tables and black woven chairs (standard dark wood/brown/black).
• Dining deck shape: Bottom left corner cut off (standard squared off) for 2-foot buffer from parking.
Applicant Presentation:
Jim Halas, representative for Thomas Luna, owner stated that they adhered to the previous standards and made significant effort to comply to the new standards. Mr. Halas discussed the technical slope issue, existing furniture, DRAFT
Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 7 buffer for car safety, and expressed a willingness to reconstruct for cable railing. Mr. Halas also outlined methods for cleaning underneath.
Public Comment:
Amanda Quintanilla, presented design suggestions; stated backing out of stall is difficult with height; questioned privacy when eating alfresco; suggested removing wood and installing metal railing; and that bushes are obstructing businesses.
Chris Wood, cited a conversation with Mr. Luna regarding amount of parking spaces to be used for the parklet.
Commissioners’ discussion:
• To be consistent with decisions
• Suggested a “hybrid” railing that will provide privacy by using half plank railing on lower portion and the upper half metal cable • There are scratches on most parklets but auto/bike collisions are not known
• Expressed concerns that a hybrid railing will create more financial burden
• Health and safety are a priority
• Expressed concern about cost to small business owners.
Applicant discussion:
Mr. Halas stated a hybrid solution with a reduced height is a challenge; opined that it’s all cable or all slats; stated that cabling was the best option for safety; and decks were built to clean under by blowers and power washing as outlined in specification.
Commission questioned staff regarding water quality. Staff’s preference is that there be a method be air blowing or water. There are pollution prevention practices in the ordinance.
Closed public hearing.
IT WAS MOVED BY COMMISSIONER WASHINGTON, SECONDED BY
COMMISSIONER GRIFFIN, AND CARRIED 6-0, COMMISSIONER PRESCOTTLOEFFLER ABSENT, TO APPROVE THE PARKLET DINING PERMIT 26-226, TAQUERIA LUNA, 129 AVENIDA DEL MAR SUITE A, SUBJECT TO THE CONDITIONS OF APPROVAL.
(RECESS)
2. Caterina’s (PDP26-226) 614 Avenida Victoria, Suite C Staff summarized the exceptions for consideration on a site plan:
• Barrier materials: Black metal barrier (standard wood/cable). • Barrier height: 33 inches (standard 36 inches).
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 8 • Furniture: Blue woven Apulka chairs and stainless-steel bistro tables (standard dark wood/brown/black).
• Shade/Heat: Six pink umbrellas (standard red/white/blue/green).
Applicant Presentation:
Caterina Mashburn, owner stated design is an unobtrusive black metal for ocean view/breeze, blue furniture that matches building and ocean, pink umbrellas that are their signature logo color since 1990, expressed a willingness to raise barrier to 36 inches, stated a strict daily hand-picking of debris and quarterly removal of planks for cleaning underneath.
There being no public comments, Chair Cosgrove closed public hearing.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY VICE CHAIR CAMP, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO APPROVE THE PARKLET DINING PERMIT 26-226, CATERINA’S, 614 AVENIDA VICTORIA, SUITE C, SUBJECT TO THE CONDITIONS OF APPROVAL.
3. Pronto’s (PDP26-232), 221 Avenida Del Mar, Suite B
Staff presented two options for Pronto’s proposing eleven deviations in Option 1 and eight in Option 2, while noting proximity of Bluestone Lane’s parklet and the ordinance requirement of three spaces in between adjacent parklets.
Staff stated Pronto’s primary exceptions for consideration in Option 1 are a 4ft buffer, no clear space, 14.5" deck height, not squared off, geraniums, green wood railing (42"), brown wood/white plastic furniture, no golf cart/bike parking, larger deck (3 spaces), tall heaters (7.5ft), and multi-colored umbrellas (7.5ft).
Pronto Applicant Presentation:
Adriano Piazza, owner stated the railing height and blocking of storefront is in front of the building he owns and no other’s business. Height reduces wind and kids climb wires. There is no opening for cleaning, but there is nothing under upon inspection as it is completely sealed. Surface is too steep. Barrier height is a huge issue. Chairs and tables are expensive. Umbrellas are tall enough to not hit heads, same with heater as they get too hot. People burn themselves on lower heaters. Geraniums stay colorful year-round. All painted green like the building. Would like to keep shape they would lose depth if squared off.
Commissioners’ Discussions with Pronto applicant:
• Mr. Piazza suggested combining parklet with neighboring Bluestone Lane with a split in the middle, but the business didn’t want to become one parklet.
• There may be a loss of at least six seats if deck is squared off • One color is amicable
• Metal ramp is bolted, secured and ADA compliant
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 9 Public Comment:
Amanda Quintanilla, appreciated the comment of mixed umbrella colors and the distraction. Plastic chair would be better if uniform and complied with the standards. Changing design to be more upscale is preferred. Parklet and plants need more attention.
Bluestone Lane Applicant Questions:
Chair Cosgrove asked Kento Fleder, owner of Bluestone Lane about potential of combining parklets. Mr. Fleder’s idea was originally to build a bridge between and share, but their legal representative stated liability was a concern. Staff stated that the liability is on the operator per our agreements.
Discussion ensued on combining the parklet with a barrier in the middle. Staff clarified the code that allows combined parklets to use five spaces instead of having three spaces in the middle. Chair Cosgrove asked Mr. Fleder if they were open to working with staff to negotiate how to add one additional parking space.
Commission Discussion:
• Consensus is to have a conversation to optimize the plan that will provide one additional parking space.
• There’s a problem with the gap between parklets
• Applicants need to work with staff to determine a resolution Chair Cosgrove proceeded without closing the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER GRIFFIN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO CONTINUE PARKLET DINING PERMIT 26-232, PRONTO, 221 AVENIDA DEL MAR,
SUITE C TO THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON AUGUST 5, 2026.
4. Bluestone Lane ((PDP26-301), 223 Avenida Del Mar, Suite A Chair Cosgrove opened the public hearing:
Staff summarized the report that proposed ten deviations: 4ft buffer, no clear space, 13" deck height, variety of plants, white wood barrier (42"), white/offwhite tables, white/blue chairs, larger deck (4 spaces), and tall umbrellas (7- 9ft).
Applicant Bluestone Lane Presentation:
Applicant stated communal space and that people connect while at parklet.
Happy with staff. Deviations are a wish list. Opined that there is a bigger problem with parking spaces. The design represents a San Clemente beach vibe with custom branded umbrella, blue stained patio so it’s a representation of the brand and community. They’ve removed the railing and cut posts. The request is to keep patio the same but is open to whatever the City requests.
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 10 Public Comments:
Chris Wood, stated that he was not in favor of the Pronto and Bluestone Lane requests, but will support a plan to combine the parklets into one.
Amanda Quintanilla, opined a need to decrease the size of the space. The railings are not complimentary between two. Expressed a need for parking spaces and store frontage. One of the parklets is closed most of the time and taking parking from customers. She applauded the Commissioners for not forgiving past or future parklet fees.
Applicant’s Response to Comments:
Mr. Fleder stated that everything was done correctly in the beginning and they are doing their best with the situation. A decrease in square footage results in less sales and there aren’t enough seats during peak times.
Chair Cosgrove proceeded without closing the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO CONTINUE PARKLET DINING PERMIT 26-301, BLUESTONE LANE, 223 AVENIDA
DEL MAR, SUITE A TO THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON AUGUST 5, 2026.
5. Docent (PDP26-245), 123 Avenida Del Mar
Chair Cosgrove opened the public hearing:
Staff summarized the report that proposed 10 deviations: 4ft buffer, 17" deck height, not squared off, non-succulents, brown stained wood barrier (no cable), 37" barrier height, natural wood/orange stools, no golf cart/bike parking, larger deck (3 spaces), gray umbrellas.
The applicant was not present.
Public Comments:
Amanda Quintanilla, expressed concern with dead plants around parklet and the parklet’s poor state of condition.
Commissioner’s Comments:
The Commission provided a survey of concerns to be communicated to the applicant:
• Parklet hasn’t been maintained
• Dead plant materials
• Concerns with outstanding payments
• No effort to comply
• Oversized parklet
• Straps and hangers along outer border aren’t painted
• Furnishings are minimal and dismal
• Squaring off is of interest
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 11 • Parklet needs to be painted
Chair Cosgrove proceeded without closing the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMMISSIONER FREEMAN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO CONTINUE PARKLET DINING PERMIT 26-2245 DOCENT, 123 AVENIDA DEL MAR,
TO THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON AUGUST 5, 2026.
6. The Cellar (PDP26-023), 156 Avenida Del Mar
Staff summarized the eight exceptions for consideration on a site plan:
Location in front of another business (approved), 32" buffer zone, not squared off, olive shrubs (vs succulents), solid wood walls (8" thick, 42" height), larger deck (2.5 spaces), 8ft tall umbrellas/heaters.
Applicant Presentation:
Dawn Provence, owner stated taking advantage of the parklet program during the pandemic and built a structure. She intentionally did not use all three spaces and squared off one edge for bikes or cart; and was conscious to the sidewalk. Customers like the rustic patio vibe that provides a better environment for dogs. Ms. Provence stated that heat retains with the closed walls; business slows at 8am so day time is key; the olives trees are well maintained; the landlord is supportive; she understands the parking issues; but believes outdoor dining is nice; Contractor cleans below and pest control is monthly; the height of the umbrellas and heaters are for good reason as stated in a previous hearing; and the table top railing is a little warped but waiting to see how tonight goes before making and modifications.
Commissioners’ Discussion highlights:
• Solid Wall: Concurs with applicant’s reason for the solid wall, but the downslope felt it needed more barrier; wall is double sided for added protection and the wood weathers naturally.
• Struggling with consistency between parklet operators • Possible grandfathering on buffering guideline
• Like the olive trees for this design over succulents
• Height of parklet is high, but grandfathered
• Squared off and three parking spots is also grandfathered • Umbrella and heater height is acceptable
• Solid wall obstructing cars backing out safely
• Sheriff’s want higher visibility
• Removing one board may suffice visibility to sidewalk • Bike rack not required
Staff would be supportive of shorter height if a solid wall. Commission’s consensus is to remove the one board to lower the height to the required 36” to improve the line of sight in order to maintain a solid wall.
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 12 Public comment:
Amanda Quintanilla: Sheriff’s asked for a clear line of site.
Chair Cosgrove closed public hearing.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSION FREEMAN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO APPROVE THE PARKLET DINING PERMIT 26-268, THE CELLAR, 156 AVENIDA
DEL MAR, SUBJECT TO THE CONDITIONS OF APPROVAL WITH THE FOLLOWING MODIFICATIONS:
• ADD CONDITION: THE EXTERIOR PERIMETER BARRIER BE LOWERED BY ONE 6” BOARD HEIGHT WITHTHE TOP CAP REINSTALLED AT THE LOWER HEIGHT.
7. The Vine (PDP26-266), 211 N. El Camino Real
Staff summarized the six exceptions for consideration on a site plan: No buffer zone, no plants, corrugated metal/Douglas fir barrier, 8ft barrier height, black booth seating/red chairs/natural wood tables, no golf cart/bike parking.
Applicant Presentation:
Russ Bendel, owner advised that adding plants interfered with ADA access and parking; the corrugated metal was selected to match the patio and they incorporated the same furniture for a seamless look and feel; the metal provides privacy for patrons; and their request is for the parklet to remain intact as it is.
Commissioners’ Discussion highlights:
• Buffer zone area and the interference with ADA parking area • Structure doesn’t appear to be a parklet
• Parklet only removes one space and all onsite parking is private • No concern with plants around back
Mr. Bendel stated that they build in the parklet with the metal under an awning, and that it isn’t considered for that reason.
Staff stated the parklet applications were reviewed on a case by case and that The Vine’s parklet is in the back of lot that is private property; the project is consistent with the general plan; and therefore, staff’s recommendation is to approve the Findings made by staff.
Chair Cosgrove closed public hearing.
IT WAS MOVED BY VICE CHAIR CAMP, SECONDED BY CHAIR COSGROVE, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO APPROVE THE PARKLET DINING PERMIT 26-266, THE VINE, 211 N. EL CAMINO REAL, SUBJECT
TO THE CONDITIONS OF APPROVAL
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Planning Commission Adjourned Meeting Minutes of July 15, 2026 Page 13
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.
C. Administrative Permit Report
Written report provided.
D. Staff Reports: start next meeting at 5pm.
a. Alexia Gruszczynski was promoted to the City Manager’s office b. Zach Rehm was promoted to City Planner
c. Recruitments are ongoing to fill staffing needs in the division
12. ADJOURNMENT
The Planning Commission adjourned at 9:53 p.m. to the Adjourned Planning Commission scheduled for Wednesday, August 5, 2026 at 4:00 p.m., and will be held at the San Clemente City Hall Council Chambers located at 910 Calle Negocio, 2 nd Floor, San Clemente, California.
Respectfully submitted,
___________________________
Cameron Cosgrove, Chair
Attest:
___________________________
Zach Rehm, Secretary to the Planning Commission
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