Submitted By: Planning Division
Prepared By: Johnathan Ciampa, Contract Planner
Subject:
title
DE NOVO APPEAL HEARING OF PUBLIC HEARING PROJECT (PHP) 25-323, HANSON HOTEL, A REQUEST TO CONSTRUCT A 61-ROOM BOUTIQUE HOTEL WITH ROOFTOP RESTAURANT, CAFÉS, SUBTERRANEAN PARKING, AND RELATED IMPROVEMENTS, AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
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Fiscal Impact:
None.
Summary:
A public appeal was submitted to the Planning Division (Attachment 1) on September 2, 2025, appealing the Planning Commission’s August 20, 2025 decision to approve PHP 25-323, Hanson Hotel, located on a vacant lot at 1801 North El Camino Real. PHP 25-323 consists of Development Permit 25-324 and Conditional Use Permit 25-329 (collectively, the “Project”). The Project includes the construction of a three-story, 61-room boutique hotel with a rooftop restaurant and bar, two cafés, a guest pool with food and beverage service, and a two-level subterranean garage providing 104 parking spaces. The Project also includes outdoor restaurant seating, amplified music, and full alcohol service. Attachments 2 and 3 provide copies of the Planning Commission Staff Report and attachments for this project, and the associated meeting minutes of August 20, 2025, respectively. Attachment 4 provides a copy of the Planning Commission’s adopted version of Resolution No. PC 25-013, approving PHP 25-323, Hanson Hotel.
Per San Clemente Municipal Code (SCMC) Section 17.12.140 - Appeals of an Action, the public hearing on appeals shall be heard within 60 days of the submittal of the appeal. This item has been noticed in accordance with SCMC 17.12.100 for a date within the prescribed time frame. However, staff has reviewed the contents of the appeal with the Applicant, and staff requests that the City Council continue, to a date uncertain, the appeal hearing to allow staff additional time to address the issues raised by the appellant. The Applicant provided a letter requesting and is in agreement with the proposed continuance (Attachment 5). Upon staff’s completion of the environmental analysis necessary to fully respond to the issues raised in the appeal, staff would schedule the continued public hearing at the next available City Council meeting. Staff anticipates this continued public hearing to occur within three months. Public notice would be provided in advance of the continued hearing date pursuant to City and state requirements.
While staff recommends continuing the appeal hearing, City Council has the option to conduct the de novo appeal hearing at this time. Should the City Council elect to conduct the appeal hearing at this time, Attachment 2 provides the documents associated with this Project, as presented to the Planning Commission, for the City Council’s consideration. Attachments 3 and 4 provide additional information about the Planning Commission’s review and modified approval of the project on August 20, 2025.
Council Options:
• Continue the appeal to a date uncertain to provide time for staff to complete the environmental analysis necessary to fully respond to the issues raised in the appeal.
• Continue the appeal hearing to a date certain with direction for staff to provide additional information.
• Conduct the de novo appeal hearing at this time and either approve, approve with modifications, or deny, PHP 25-323, Hanson Hotel.
Environmental Review/Analysis:
The action to continue a public hearing is not a project under the California Environmental Quality Act. An appropriate environmental determination would need to be made if the City Council takes other action on the appeal.
Recommended Actions:
Staff Recommendation
recommendation
Staff recommends that the City Council continue, to a date uncertain, the public hearing to consider the appeal of PHP 25-323, Hanson Hotel, to allow staff the time to complete the environmental analysis necessary to fully respond to the issues raised in the appeal.
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Attachments:
1. Appellant’s Notice of Appeal
2. Planning Commission Staff Report for PHP 25-323, Hanson Hotel, dated August 20, 2025; available online here: https://www.san-clemente.org/government/commissions-committees/planning-commission/packets-/-folder-10898#docfold_14_4712_707_10898 <https://www.san-clemente.org/government/commissions-committees/planning-commission/packets-/-folder-10898>
3. Minutes of the August 20, 2025 Planning Commission Meeting
4. Planning Commission Resolution No. PC 25-013
5. Applicant’s Request for Continuance
Notification:
Public notices were distributed and posted per City and state requirements.