Civic Issues
Topics getting the most attention in San Clemente public meetings, ranked by how frequently they are discussed.
9 issues in zoning
Spanish Colonial Revival Architecture & Zoning Height Regulations
The Planning Commission explored ways to encourage Spanish Colonial Revival architecture in residential zones, potentially offering height or pitch exemptions to help architects achieve modern ceiling heights without sacrificing traditional pitched roofs.
San Clemente Materials Guide Standardization
The city is rolling out a new standardized color and materials guide to help streamline architectural reviews for Spanish-style developments.
Building Code Updates and Enforcement
The city is updating Chapter 15.04 of the municipal code to refine building regulations and construction enforcement standards.
Inclusionary Housing Program Set-Aside Rate and In-Lieu Fees
The city reviewed a consultant study recommending raising the inclusionary housing set-aside requirement from 4% to 15%. Commissioners and residents pushed back, arguing that a 15% requirement and high in-lieu fees would harm project feasibility and halt local infill housing. The commission voted to keep the rate at 4% while urging the council to update outdated in-lieu fees and study a tiered approach.
Encroachment Permit Appeal for Wall at 1202 Avenida de la Estrella
The council reviewed an appeal over whether to allow stucco infills on the Miramar Theater's outdoor courtyard wall. Residents argued it would block historic views and create security blind spots, while the applicant noted it is necessary for sound privacy and wedding events. The council ultimately approved the wall changes with a requirement for operable, historically compatible sliding panels.
Local Coastal Program Geological Hazards Report
The city is reviewing a geological hazards report as part of its Local Coastal Program update. Concerns center around whether proposed erosion formulas and assumptions about the railroad will lead to overly restrictive property setbacks.
2026 Batch Zoning Amendments – Part Two
The city is updating zoning rules to clarify landscaping requirements, vacation rental standards, and commercial use tables to streamline development reviews.
Zoning and Permitting Streamlining Amendments
City staff introduced code amendments to clarify accessory structure setbacks, retaining wall rules, sign regulations, and roof element definitions, prompting a detailed technical debate among commissioners.
Short-Term Apartment Rental Approval at 309 W. Avenida Palizada
The city approved a new short-term rental in a duplex near the downtown area, requiring the property manager to live on-site and limiting renters to one parking space and four guests.