MINUTES OF THE ADJOURNED MEETING
OF THE CITY OF SAN CLEMENTE
PLANNING COMMISSION
August 5, 2026 @ 4:00 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 4:00 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
Commissioner Washington led the Pledge of Allegiance.
3. ROLL CALL
Commissioners Present: Chair Cameron Cosgrove; Vice Chair M. Steven Camp; Chair Pro Tem Scott McKhann; Aaron Washington; Patrick Griffin; and Brett Freeman; Karen Prescott-Loeffler (arrived at 4:12 p.m.)
Commissioners Absent: None
Staff Present: Zach Rehm, City Planner
Zachary Ponsen, Assistant City Engineer
David Carrillo, Lead Project 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
None.
5. MINUTES
A. Receive and file Minutes from the Planning Commission Regular Meeting of July 15, 2026.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 2
IT WAS MOVED BY COMMISSIONER GRIFFIN, SECONDED BY COMMISSIONER FREEMAN, AND CARRIED 6-0, COMMISSIONER PRESCOTT-LOEFFLER ABSENT, TO RECEIVE AND FILE THE MINUTES FROM THE REGULAR MEETING OF JULY 15, 2026.
6. ORAL AND WRITTEN COMMUNICATIONS
None.
7. CONSENT CALENDAR
None.
8. PUBLIC HEARINGS
A. Public Hearing Project (PHP) 26-160, Abbasi Residence, 110 El Levante A request for the Planning Commission to consider a Public Hearing Project (PHP) 26-160, Architectural Permit Amendment (AP) 26-166, and Minor Exception Permit (MEP) 26-227, a request to construct a modern-styled residence and attached garage on a lot with previous entitlements. The proposal requires significant changes to the architecture, site plan, and conditions of approval of a previously approved 17-lot residential subdivision. Additionally, a minor exception is requested to reduce the street-facing garage setback and front yard landscaping.
The Planning Commission will also consider appropriate findings under CEQA, including, but not limited to, whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15162 (Subsequent review of Environmental Impact Report and Negative Declarations) or other findings under other CEQA Guidelines. Pursuant to CEQA, the City Council adopted the MND on January 16, 2002, and determined that, with implementation of mitigation measures, the project would not result in significant environmental impacts.
Cosgrove opened the public hearing. No ex-parte disclosures were presented by the commissioners. Deputy City Attorney Burns performed a Conflict-ofInterest Analysis in compliance with Regulation §18.702with Commissioner McKhann with respect to his personal property located outside the 500 square foot radius, but within the 1,000 square foot radius. Commissioner McKhann declared no conflict.
Associate Planner Gatny summarized the staff report titled, “Abbasi Residence, August 5, 2026.” A copy can be requested by contact the Planning Division.
The staff report included a location; site plan; floor plans; elevations; analysis of zoning requirements and review of the requested Minor Exception Permit; the DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 3 Findings to support the project as recommended by staff; CEQA determination; and the staff’s recommendation.
Commissioner discussions with staff included:
• Site drainage
• The required Construction Management Plan in the Conditions of Approval
• Engineering Division’s review on a parcel-specific level • The previously approved permit that expired included an MEP for the entire project that was larger in scope to develop several lots • Chair Cosgrove requested Assistant City Engineer Ponsen’s input who stated Engineering is amicable for a one lot approval and that maintaining access is a Condition including a Traffic Development Permit. A CMP is required as a condition of approval due to the narrow one-way street. It must include a schedule, hours of operation, staging areas, traffic routing, dust/erosion control, and a notification program. Parking will be impacted during construction; however, El Levante is a public street. A garage for parking is a better alternative for public safety when constructed on a hillside. Drainage was approved in original permit for all homes to be developed with first issued permit. Per Condition 3.18, a v-ditch per approved plans is a requirement of the applicant per the tract map improvements for all ten lots. Homes constructed later are to tie into vditch.
The Commission added a Condition requiring the contractor to provide notification to property owners within a 300-ft radius, including contact information for the contractor and relevant city departments.
Applicant Presentation:
John Abbasi, property owner and architect stated his approval of the Conditions of Approval.
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.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY COMMISSIONER PRESCOTT-LOEFFLER, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15162; AND TO APPROVE ARCHITECTURAL PERMIT 26-166 AND MINOR EXEMPTION PERMIT 26-227, ABBASI RESIDENCE, 110 EL LEVANTE SUBJECT TO THE CONDITIONS OF APPROVAL, WITH THE FOLLOWING MODIFICATOIN:
• TO ADD A CONDITION THAT THE CONTRACTOR PROVIDE
NOTIFICATION TO PROPERTY OWNERS WITHIN A 300-FT RADIUS,
INCLUDING CONTACT INFORMATION FOR THE CONTRACTOR AND
RELEVANT CITY DEPARTMENTS.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 4 B. Public Hearing Project (PHP) 26-254, Sea Cliff Hotel and Restaurant CUP Amendment, 402 Pasadena Court
A public hearing for the Planning Commission to consider Public Hearing Project (PHP)26-254, a request to amend CUP 23-085 to allow two more lodging units, for a total of 13 lodging units, the relocation of bike storage, as required by the project’s Coastal Development Permit issued by the California Coastal Commission, and reconsideration of the tree and curb along the Avenida Victoria frontage included in the Planning Commission’s previous approval.
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), §15331 (Class 31: Historical Resource Restoration/Rehabilitation), and §15332 (Class 32: In-Fill Development Projects).
Chair Cosgrove opened the public hearing and requested disclosures of the commissioners other than previous public hearing participation. There being none, Lead Project Planner Carrillo presented the staff report title, “Sea Cliff Boutique Hotel and Restaurant CUP Amendment, August 5, 2026.” A copy is available by contacting the planning division. The report provided the history of the review process; changes approved by the California Coastal Commission to include three low-cost units and adding two parking spaces; details on the two additional lodging units; and a review of the originally approved CUP.
Public Comments:
John Boland, resident, expressed his opposition of the project and impacts to the neighboring properties.
Melissa Boland, resident, expressed concern with upcoming construction, parking and safety.
Amanda Quintanilla, resident commented on approval process, previous land movement, and affordability.
Applicant Presentation:
As the project’s representative, Jim Holloway argued the CUP amendment was technically unnecessary, as the changes were minor in that there was no change in bed count, occupancy, floor plan, site plan, or elevations. He suggested it was due to past controversy.
Commission Discussion Highlights:
Low-Cost Lodging: The Coastal Commission initially held up the project for three months, pushing for a $147/night *peak* rate, while the applicant insisted on a $147/night *average* rate, which was ultimately accepted.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 5 Construction Management Plan (CMP): Public comments raised concerns about ongoing construction at 402 Pasadena Court, which is a separate, but related, project.
Neighbor Noticing: The original approval had not requirement of noticing to neighboring property owners.
Permit Expiration: The permit expiration was extended from three years to four years to allow sufficient time for design, Coastal Commission stamping, plan check, and construction.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY VICE CHAIR CAMP, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15301, §15331, AND §1332; AND TO APPROVE THE AMENDMENT OF CONDITIONAL USE PERMIT 23-085, SEA CLIFF HOTEL AND RESTAURANT CUP AMENDMENT, 402 PASADENA COURT SUBJECT TO THE CONDITIONS OF APPROVAL WITH THE FOLLOWING MODIFICATIONS:
• ADD A CONDITION THAT THE CONTRACTOR PROVIDE NOTIFICATION TO PROPERTY OWNERS WITHIN A 300-FT RADIUS, INCLUDING CONTACT
INFORMATION FOR THE CONTRACTOR AND RELEVANT CITY
DEPARTMENTS;
• MODIFY CONDITION 1.2 TO FOUR YEARS INSTEAD OF THREE YEARS; AND
(RECESS AT 5:35 P.M. RECONVIENE AT 5:55 P.M.)
C. Public Hearing Project 26-212, Conditional Use Permit (CUP) 26-261, AT&T CXL00159, 2441 S. El Camino Real
A request for the Planning Commission to consider installation of a roofmounted wireless telecommunications facility (WTF) for AT&T Mobility at 2441 S. El Camino Real to replace an existing WTF.
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).
Chair Cosgrove opened the public hearing and requested disclosures of the commissioners other than those that attended the Design Review Subcommittee. There being none, City Planner Rehm presented the staff report title, “AT&T Telecommunications Facility.” A copy is available by contacting the planning division. The report highlighted provided background on the hotel with an existing antenna; project location; project description; site plan; elevations of the new facility; analysis of site selection, Conditional Use Permit, General Plan consistency; Design Review Subcommittee recommendations; CEQA determination, and staff’s recommendation
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 6 The Commission confirmed with staff the screen size and design.
Applicants Presentation:
AT&T Project Manager Stella Shih described design and explained that this is a needed replacement and that the height is the lowest to be effective and attempted to beauty the aesthetic.
Chair Cosgrove closed the public hearing. Vice Chair Camp explained the DRSC’s minimal design approach to be consistent with the building.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15301 AND §15303; AND TO APPROVE CONDITIONAL USE PERMIT 26-261, AT&T CXL00159, 2441 S. El Camino RealSUBJECT TO THE CONDITIONS.
D. Continued Public Hearing Project (PHP) 26-235, Parklet Dining Permit Application Review Batch #1
A continued public hearing item for the Planning Commission to consider Parklet Dining Permit applications that deviate from the Parklet Design Standards for the following businesses:
• Pronto – 221 Avenida Del Mar
• Bluestone Lane – 223 Avenida Del Mar Suite A
• Docent – 123 Avenida Del Mar
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 and #2.” A copy is available by contacting the planning division. The report highlighted the background that commenced during the pandemic; review of exemptions; parklet design standards; CEQA determination; recommendations.
Staff presented an unreviewed proposal from the owner of Bluestone that combined the parklet with Pronto in two options. Staff explained the differences in the options before calling up the first applicant.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 7 Individual Parklet Applications:
1. Pronto’s (PDP26-232), 221 Avenida Del Mar, Suite B
Staff summarized the report that proposed 11 deviations: buffer zone, no clear space below deck, deck height (14.5 inches), non-squared deck, nonsucculent plants, non-brown barrier, 42-inch barrier height, brown wooden tables/white plastic chairs, no golf cart/bike parking, larger deck, and overheight heaters/umbrellas.
Applicant Adriano Piazza agreed to change chairs to a darker color and umbrellas to a uniform color with neighboring Bluestone Lane parklet.
To better understand the combination proposal by the Kento Fleder, owner of Bluestone Lane who described the two options, with a preference to Option B.
Mr. Fleder explained a labor-intensive project, challenges of the grade of the street, and a preference to their brand in blue paint color.
Commissioner Discussion:
• Preference to have umbrellas and parklet paint the same color • Staff reviewed pros and cons of both options
• Both parties are to maintain the dividing wall
• Color of parklets and color of umbrellas
• Desire to obtain an extra parking space on Avenida Del Mar • Replacement of plastic chairs
Chair Cosgrove closed the public hearing.
Commissioner discussion:
• Freeman, Griffin, Washington: business should express their creative autonomy and not incur additional costs
• Camp, McKhann: business should be uniform to minimize the visual impact and that Bluestone is taking the bigger hit financially in their concessions
• Cosgrove, Washington: all other parklets are brown and all should conform to design standards as approved by City Council
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY VICE CHAIR CAMP, AND FAILED 2-5, NOES FROM COMMISSIONERS FREEMAN, GRIFFIN,
WASHINGTON, PRESCOTT-LOEFFLER AND COSGROVE, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-232, SUBJECT TO THE CONDITIONS OF APPROVAL MODIFYING THE FOLLOWING:
• CHANGE IN CHAIR MATERIAL
• CHANGE IN UMBRELLAS TO BE SAME COLOR
• PAINT THE PARKLET WHITE
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 8
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFER, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 5-2, NOES FROM COMMISSIONERS
FREEMAN AND GRIFFIN, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-232, PRONTO’S, 221 DEL MAR, SUITE B, SUBJECT TO THE CONDITIONS OF APPROVAL MODIFYING THE FOLLOWING:
• UPDATE CHAIR MATERIALS AS APPROVED BY STAFF
• CHANGE UMBRELLAS AS APPROVED BY STAFF
• PAINT THE PARKLET BROWN AS APPROVED BY STAFF
2. Bluestone Lane (PDP26-301), 223 Avenida Del Mar, Suite A 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).
Manager Kento Fleder presented Option A, which reduces the overall size of the parklet, frees up a parking space, and does not obstruct an adjoining business. This option was preferred. Mr. Fleder was open to a combined parklet with Pronto and a unified look, but expressed concern about the cost of repainting their recently sanded and repainted deck.
Mr. Fleder commented that unified parklets convolutes the branding and confuses the patrons.
Chair Cosgrove closed the public hearing.
Commissioner comments:
• Differentiation will be with colors of chairs, umbrellas and tables. • Option A is favored to gain a parking space
• Discussion over “uniformity”
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY VICE CHAIR CAMP, AND CARRIED 5-2, NOES FROM COMMISSIONERS FREEMAN AND GRIFFIN, THAT
THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-301, BLUESTONE LANE, 223 AVENIDA DEL MAR, SUITE A, SUBJECT TO THE CONDITIONS OF APPROVAL MODIFYING THE FOLLOWING:
• ADOPT OPTION A AS PRESENTED;
• PAINT THE PARKLET BROWN AS APPROVED BY STAFF
A MOTION TO RECONSIDER THE DECISION WAS MADE AND CARRIED 7-0, TO REVISE THE DECISION TO MODIFY AS FOLLOWS:
• THE APPLICANT MUST PAINT THEIR BARRIER WHITE (INSTEAD
OF BROWN)
• UMBRELLAS TO BE UNIFORM
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 9
3. Docent (PDP26-245), 123 Avenida Del Mar
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.
Owner Brian Dennon, stated that they are under the buffer zone. Deck surface is where it needs to be; squared off on both sides needs to be discussed. Plants have been replaced. He was waiting to see how things were going to go before proceeding with other improvements such as restaining the deck and installing cable railing. Mr. Dennon will also remove the tall posts and explained that orange and gray are the brand colors.
The Commission asked Mr. Dennon his process for cleaning under the deck and Mr. Dennon stated that he blows out below.
Public Comments:
Amanda Quintanilla, resident expressed her concerns.
Mr. Dennon countered public comments by stating new umbrellas and our barrier height seem similar to what’s been approved for other operators. The deck is in front of only their building so only blocking their storefront. The barrier height is currently 48” and willing to reduce it to 37”. Paint is in being addressed.
Commissioner discussion:
• Guardrail height
• Under deck cleaning
• Exposed hardware and remedies
• No accidents have been reported due to height
Chair Cosgrove closed the public hearing.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY COMMISSIONER GRIFFIN, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-301, DOCENT, 123
AVENIDA DEL MAR, SUBJECT TO THE CONDITIONS OF APPROVAL MODIFYING THE FOLLOWING:
• LOWER HEIGHT TO NEXT HORIZONTAL RAIL
• REPLACE UMBRELLAS WITH CONSISTENT COLOR
• COVER HARDWARE
• ALLOW SPACE FOR CLEANING BELOW DECK
• DECK TO BE PAINTED BROWN AS APPROVED BY STAFF
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 10 E. Public Hearing Project (PHP) 26-235, Parklet Dining Permit Application Review Batch #2
A request for the Planning Commission to consider Parklet Dining Permit applications that deviate from the Parklet Design Standards for the following businesses:
• Asada Tacos – 612 Avenida Victoria
• Avila’s El Ranchito – 204 Avenida Del Mar, Suite A
• Beachfire – 204 Avenida Del Mar, Suite D
• Chaupain – 211 Avenida Del Mar, Suite A & B
• Coastal Cowboy – 214 Avenida Del Mar, Suite B
• Goody’s – 206 S. El Camino Real
• Mulligan’s – 1401 Calle Valle
• Reunion Kitchen – 610 Avenida Victoria
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.
Staff stated the first applicant, Mulligan’s has withdrawn their application and the parklet has been removed.
1. Avila’s El Ranchito (PDP26-292), 204 Avenida Del Mar, Suite A
Chair Cosgrove opened the public hearing:
Staff summarized the report that proposed eleven deviations: being within a red zone (trolley stop), partially blocking a handicap stall, being in front of another business, 31-inch buffer, non-squared deck, wood barrier, 48.25- inch barrier height, black/gray furniture, no golf cart/bike parking, larger deck, 8-ft beige umbrellas, and 7-7.5 ft heaters.
Staff reported there is obstruction of handicapped zone, the trolley stop and seating on the sidewalk without a CUP. Staff’s Condition of Approval 7.2 requested the parklet be relocated to remove impacts. Staff added that the business currently has outdoor dining on the public sidewalk without a Minor Conditional Use Permit and staff recommends to relocate and reconstruct the parklet along South Olive Vista, or fully comply with parklet design standards within two parallel parking spaces.
Applicant’s Presentation:
Judy and Victor owners of Avila’s El Ranchito, residents, spoke of uniqueness of the city and the businesses. Plants have been replaced with succulent, can change the umbrellas and work with the city. Furniture is marine grade. Moving will be a great expense. Outdoor dining hasn’t been successful. Willing to lower the rail height by removing a board.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 11 Commission Questions to Applicant:
• Will submit for a permit or remove the sidewalk tables. • 24 seats in parklet
• ADA compliance would require altering the parklet
• Will remove a board to reduce the rail height
Staff stated the parklet obstructs an ADA accessible path of travel (blue striping for wheelchair access). The City Attorney confirmed the Commission cannot waive municipal code requirements. Staff continued that the code states that the applicant would be required to find an alternative ADA space within 150’ at their expense; and that the parklet is also blocking the trolley stop
Public Comments:
Amanda Quintanilla, resident offered her suggestions.
Wayne Eggleston, resident and former City Council requested that the ADA space remain and be accessible since it is the only one in the immediate area, stated that sidewalks are for pedestrians, not tables, heaters or umbrellas and recalled when parklets were originally approved, it was stated that sidewalks would not be impeded upon.
Staff is to explore alternatives with the City Manager for ADA compliance and red curbing. The Applicant will remove sidewalk tables and chairs.
Chair Cosgrove proceeded without closing the public hearing.
IT WAS MOVED BY COMMISSIONER PRESCOTT-LOEFFLER, SECONDED BY CHAIR PRO TEM MCKHANN, AND CARRIED 7-0, TO CONTINUE PUBLIC HEARING PROJECT 26-292, AVILA’S EL RANCHITO, 204 AVENIDA DEL MAR, SUITE A TO THE PLANNING COMMISSION MEETING HELD ON WEDNESDAY, SEPTEMBER 16, 2026.
2. Beachfire (PDP26-280) 204 Avenida Del Mar, Suite D
Chair Cosgrove opened the public hearing.
Staff summarized the proposed ten exceptions including being in front of another business, 77-inch-tall posts, non-squared deck, 65-inch palms, wood barrier, 52-inch barrier height, metal/wood furniture, no golf cart/bike parking, larger deck, 8-ft red umbrellas, and 7.5-ft heaters.
Applicant Presentation:
Edgar Carbajal, owner of Beachfire, advised that he secured landlord and tenant approval, is willing to trim palms, adjust barrier height (remove top part if it reduces height by 4+ inches), replace metal tables, change umbrella color, and paint the deck to match the railing.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 12 Commission Questions/Discussions:
• Height is 52” is from the street and not the deck floor. • No fence which encourages seating on the sidewalk.
• No cleaning under deck because the bottom is to the street. • Going to work with staff on a CUP for sidewalk dining • No problem with red umbrella or the height
• Removed tall posts with lights
• Will change plants to comply
• Match deck floor and foundation with rails
• Furniture is ok
• Plant nicer plants in tree well
Public Comment:
Wayne Eggleston, expressed concerns with trees, pots and seating that block the public right of way.
Amanda Quintanilla stated that Beachfire has a big patio and expressed concerns.
Commissioners’ discussion:
• Request public works to address trees in the public right of way • Remeasure rails and work with staff
• Paint deck to match rails
• Cut vertical posts
• Replant
• Have public works to grab the rail
• Operator should purchase a black bike rack
• Post sign to not park bike by ADA space
Chair Cosgrove closed the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY PRESCOTT-LOEFFLER, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-301, BEACHFIRE, 204 AVENIDA DEL MAR, SUITE D, SUBJECT TO THE CONDITIONS OF APPROVAL MODIFYING THE FOLLOWING:
• REMOVE TABLES AND CHAIRS FROM THE PUBLIC SIDEWALK;
• POST A "NO BIKE PARKING" SIGN ON THE PARKLET EDGE;
• APPLICANT TO REMEASURE RAILING HEIGHT FROM THE BASE
OF THE PARKLET FLOOR TO THE TOP RAIL; IF IT EXCEEDS 30-36 INCHES BY MORE THAN 4 INCHES, THE TOP RAIL IS TO BE
REMOVED OR CUT DOWN AS DIRECTED BY STAFF;
• REPLANT EXISTING PLANTS TO LOWER THEIR HEIGHT;
• REMOVE THE VERTICAL POSTS;
• REPAINT THE FLOOR/BASE OF THE PARKLET TO MATCH THE
RAILING COLOR; AND
• REMOVE THE LIGHT WRAPPED AROUND THE VERTICAL POSTS.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 13
3. Coastal Cowboy – 214 Avenida Del Mar, Suite B
Chair Cosgrove opened the public hearing.
Staff summarized the seven exceptions for including being in front of another business, non-squared deck, red flowers, white and blue painted wood barrier, 42-inch barrier height, white benches/tables with red bar stools/chairs, and a larger deck.
Applicant Presentation:
Jake Fitch, owner requested to keep parklet that was built to specs when recently constructed. Umbrellas and color compliment brand and customer awareness.
Commission Discussion:
• Barrier Color: The applicant wanted to maintain their white and blue branding colors. The decking material (TechDeck) is brown and cannot be painted.
• Barrier Height (42 inches): The applicant explained this height allows for bar stool seating and provides an ocean view over parked cars. It also integrates propane heaters, eliminating tripping hazards. • Golf Cart/Bike Parking: The applicant can move plants to create a 100% usable golf cart or bike parking space.
Public Comment:
Amanda Quintanilla expressed concerns.
Chair Cosgrove closed the public hearing.
IT WAS MOVED BY CHAIR PRO TEM MCKHANN, SECONDED BY VICE CHAIR CAMP, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-301, COASTAL COWBOY, 214 AVENIDA DEL MAR, SUITE B, SUBJECT TO THE CONDITIONS OF APPROVAL.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY MCKHANN, AND CARRIED 7-0, TO RECONSIDER THE DECISION FOR PRONTO 26-323 TO PAINT PARKLET WHITE.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY MCKHANN, AND CARRIED 7-0, TO RECONSIDER THE DECISION FOR BLUESTONE 26-301 TO PAINT PARKLET WHITE.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 14
4. Asada Tacos (PDP26-300) 612 Avenida Victoria
Chair Cosgrove opened the public hearing.
Staff summarized the report that proposed 5 deviations including nonsucculent plants, red painted Douglas fir with medium oak wood stain top railing, red aluminum powder-coated seating, no golf cart/bike parking, and umbrellas/heaters (height/color TBD). Staff also stated the need of a condition to raise height 18” for drainage.
Applicant Presentation:
Scott and Rosemary McIntosh owners of Asada Cantina, presented a statement that included the location and working with staff to create the best space for the business. Discussed idea of seating and bar top. Plan is to demo all but the foundation. Would like to use cable and wood.
Staff stated the storm-related improvements must remain accessible through easily removable flooring (no less than 18 inches wide) with an identifier for the precise location of storm drainage infrastructure, verified by engineering.
The applicant was amenable to this.
Chair Cosgrove closed the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY MCKHANN, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-300, ASADA TACO, 612 AVENIDA VICTORIA, SUBJECT TO THE CONDITIONS OF APPROVAL WITH THE FOLLOWING MODIFICATIONS:
• ADD CONDITION 4.3: STORM DRAIGNAGE INFRASTRUCTURE
LOCATION TO BE DIRECTED BY STAFF AND ACCESSIBLE THROUGH EASMENT OF NO LESS THAN 18” WIDE WITH REMOVEABLE
FLOORING MATERIALS AS DETERMINED BY STAFF; AND
• 7.2 APPLICANT WILL WORK WITH STAFF TO DESIGN THE PARKLET PER THE DESIGN STANDARDS.
5. Reunion Kitchen (PDP26-299) 610 Avenida Victoria
Chair Cosgrove opened the public hearing:
Staff summarized the report that included a staff preface and existing parklet photos and the proposed plan for a new parklet that identified 6 deviations including being directly in front of another business and a residence, nonsucculent plants, ebony stained Douglas fir with stainless steel cable barrier, TBD furniture, no bike rack (will provide two golf cart parking spots), and umbrellas/heaters (height/color TBD).
Staff explained that the business does not currently have an active business license, and a final certificate of occupancy is pending.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 15 Applicant Presentation:
Scott McIntosh, owner expressed a need to build to the standards and enhance the experience. Met with staff on site and want to give more design features. Plan is extensive work as more than a long-term structure. Still need to get the business license. The plan is to use what is useable, like the foundation.
Public Comments:
Brenda Dorantes, spoke on behalf of the owners stated they are probusiness; expressed no opposition to the parklets, request fair enforcement of design standards, parking spaces, blocks the gate and drain, to enforce the 9/31/26 deadline for a license. They do not consent to a parklet in front of their property and expressed a need for a long-term solution.
Applicant rebuttal:
Mr. McIntosh stated that they will scale back if needed; attempted to get permission, but no one is usually at the site; willingness to work with staff to be compliant; and believes it can be designed to work for everyone.
Commission questions/discussion:
• Confirming the business frontage with staff and applicant • Requirement is two parking spaces
• Removing it from obstructing the residence would be beneficial • Restaurant is below the Tropicana hotel
• Regardless of spaces, do not impede on residence entrance Chair Cosgrove closed the public hearing.
IT WAS MOVED BY CHAIR PRO TEM, SECONDED BY PRESCOTT-LOEFFLER, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-301, REUNION KITCHEN, 610 AVENIDA VICTORIA,SUBJECT TO THE CONDITIONS OF APPROVAL WITH THE FOLLOWING MODIFICATIONS:
• ALLOW 18 INCHES FOR DRAINAGE PATH OF TRAVEL;
• LENGTH OF PARKLET LIMITED TO THE LESSER OF TWO PARKING SPACES OR THE PILASTER SEPARATING THE TWO STAIRCASES;
• STORM-RELATED IMPROVEMENTS MUST REMAIN ACCESSIBLE
THROUGH EASILY REMOVABLE FLOORING (MIN 18 INCHES WIDE),
WITH AN IDENTIFIER FOR THE PRECISE LOCATION OF STORM
DRAINAGE INFRASTRUCTURE, VERIFIED BY ENGINEERING;
• THE LIMITED TERM PARKING RELIEF AGREEMENT WILL NOT BE
FINALIZED UNTIL A FINAL COA AND BUSINESS LICENSE ARE
ISSUED; AND
• IF NOT COMPLETE BY SEPTEMBER 30TH, 2026, THE PARKLET
MUST BE REMOVED UNLESS TEMPORARY AUTHORIZATION IS
GRANTED BY THE COMMUNITY DEVELOPMENT DIRECTOR.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 16
6. Chaupain (PDP 26-295) 211 Avenida Del Mar, Suite A & B Chair Cosgrove opened the public hearing:
Staff summarized the report that proposed 12 deviations including being in front of another business, 18-inch deck height, no clear space below deck, native California plants (some succulents), wrought iron fencing with vertical posts and wood-like composite railing, 37.5-inch barrier height, black and white French bistro furniture, bike rack (no golf cart), larger deck, not squared off, chestnut-colored umbrellas (7.5 ft tall), and 28 seats.
Applicant Presentation:
A representative of the business stated the owners were out of the country, gave a brief history of the bakery and stated the owners were unaware of the new requirements and standards at that time when they redesigned the parklet in December 2025. Their designed focused on safety, accessibility, to be inviting, and aesthetically pleasing.
Public Comments:
Amanda Quintanilla, expressed her support.
Chair Cosgrove closed the public hearing.
IT WAS MOVED BY CHAIR COSGROVE, SECONDED BY COMMISSIONER WASHINGTON, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-325, CHAUPAIN, 211 AVENIDA DEL MAR, SUITE A& B, SUBJECT TO THE CONDITIONS OF APPROVAL.
7. Goody’s (PDP 26-289) 206 S. El Camino Real
Chair Cosgrove opened the public hearing.
Staff summarized the seven exceptions for consideration including no plants, red and black wood barrier, 48-inch barrier height, red and black cocktail tables and chairs, hanging string lights, and no golf cart/bike parking.
Applicant Presentation:
Jeff Delaunay, distributed photos of the parklet and explained that the parklet is on private property that uses two spaces. Agreed to cut down posts, remove string lights (replacing with solar-powered downlighting in red umbrellas), and was open to sprucing up the area. The applicant wanted to keep the red and black barrier to match the building's trim and logo.
Commissioners’ Discussion highlights:
• Add plants along the facia board that are removable for after hours • Discussion on red and black color
• Height if acceptable
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 17 • Black metal furniture
• Lighting is under umbrellas – no string lights
• Removed amplified music and tv
IT WAS MOVED BY VICE CHAIR CAMP, SECONDED BY COMMISSIONER GRIFFIN, AND CARRIED 7-0, THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE REQUIREMENTS OF CEQA PER §15321 AND §15311; AND TO APPROVE PARKLET DINING PERMIT 26-325, GOODY’S, 206 S. EL CAMINO REAL, SUBJECT TO THE CONDITIONS OF APPROVAL, WITH THE FOLLOWING MODIFICATIONS:
• PAINT GUARDRAIL BLACK
• ADD RED UMBRELLAS
9. NEW BUSINESS
None.
10. OLD BUSINESS
None.
11. REPORTS OF COMMISSIONERS AND STAFF
A. Commissioner Reports
None.
B. Tentative Future Agenda
In addition to the written report, City Planner Rehm reminded that next Design Review hearing will be next week, featuring minor changes for the Miramar Event Center.
C. Administrative Permit Report
Written report provided.
D. Staff Reports:
a. Fraud alert phishing alerts
b. Workshop: Interiors Historical September
c. Workshop: Symposium BIAOC Free in Irvine
12. ADJOURNMENT
The Planning Commission adjourned at 10:33 p.m. to the Regular Planning Commission scheduled for Wednesday, August 19, 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.
DRAFT
Planning Commission Adjourned Meeting Minutes of August 5, 2026 Page 18 Respectfully submitted,
___________________________
Cameron Cosgrove, Chair
Attest:
___________________________
Zach Rehm, Secretary to the Planning Commission
DRAFT