Planning Services

The Zoning Code requires various permits to allow certain uses, development, and exceptions. This review is to ensure proposals are consistent with City policies, requirements, and guidelines. A zoning permit may require a staff level review process or public hearing decision, depending on the scope of work proposed.  Applications may be submitted electronically using the eTRAKiT website at this link by signing into your account. If you don't have an account, you can register at this website and then complete an application.

For more information, visit our applications webpage by clicking this link. 

The Zoning Ordinance explains the zoning rules that apply in each zoning district and refers to Specific Plans when rules are different in certain areas of the City. The zoning map identifies different use districts or zones, such as zones for residential, commercial, mixed use, public, and open space, as well as other important areas such as the Coastal Zone, Affordable Housing, and Architectural Overlay districts.

• Zoning Ordinance 
• Specific Plans 
• More Zoning Information
• Zoning Lookup Tool - Find use regulations and development standards for properties in the City.

Click below for an interactive online mapping tool that provides updated information about San Clemente development projects.  The mapping tool identifies development projects geographically and by development status such as under review, approved, under construction, or recently completed.  The public can navigate the map geographically, obtain detailed project information and view project renderings.  The map also provides the boundary of the City’s federally designated Opportunity Zone in North Beach. 

• Development Projects Map
• Environmental Documents for Current Projects

The Long Range Planning Division monitors the City's General Plan and works on projects identified in the City's Strategic Implementation Program.  The Division also updates specific plans and local land use regulations; develops the City's Local Coastal Program; and addresses regional planning issues. For information on active long-range planning projects, please visit the projects webpage by clicking this link.*

Click on the following links for additional information.

• Centennial General Plan
• Climate Action Plan
• Downtown Paseos Plan
• Local Coastal Program
• Bicycle and Pedestrian Master Plan
• Wireless Master Plan

*Webpage for projects involving changes to policy or regulations 

Historic Resources and Preservation

The City of San Clemente's Planning Division provides guidance and support to help create a community that offers opportunities for people to live, work, and play by implementing the City's vision, goals, and regulations while preserving quality of life.  We strive to provide a high level of customer service by informing, education and assisting. We help protect historic, natural, and City resources which are valuable to the character of our community.  We strive to strengthen relationships to create a positive and professional environment.

As a homeowner, you should contact the Planning or Building Division if you intend to add a room, or build a wall, shed, pool, patio cover or similar improvement. There may be setback, height, or construction requirements that will affect your proposed design. Furthermore, most projects require a building permit. It is helpful to contact the City before finalizing any improvement plans, to identify any specific requirements, processes or fees. Many homeowner improvements can be reviewed and approved at the public counter of the Community Development Department.

As a business owner, if you are looking to relocate your business within the City, or if you are establishing a new business in the community, contact Planning and Building to determine if the use is permitted and if the site or structure is adequate for your business in accordance with City regulations and the Uniform Building Code. It is wise to contact the City before you buy or lease a property/building, to identify any specific requirements, processes or fees. Older buildings may need to be improved and brought up to current codes and regulations. Depending upon the use, site conditions, and proposed site or structural enhancements, an administrative or discretionary review may be required.

As a developer, if you are looking to build a new structure or provide a major renovation to an existing site or structure, contact the Planning Division early in your design process to: a) ensure the site is appropriate for the proposed use; b) identify design/development standards; and c) determine the appropriate application process.

The following information provides guidance for people interested in developing Accessory Dwelling Units (ADUs).  For ADU related questions, applicants should refer to the information on this page and consult with their design professionals or City planning staff at planning@san-clemente.org or (949) 361-6187.

Types of Accessory Dwelling Units

There are three types of ADUs allowed on residential lots in residential, multi-family, and mixed used zones. The three types are described and shown below.

1. Attached ADU. The ADU is attached to the primary dwelling as an addition to the building. The ADU may be new construction or a conversation of existing space.
2. Detached ADU. The ADU is within an accessory building detached from the primary dwelling. The accessory building may be new construction or a conversion of an existing accessory structure.
3. Junior ADU. A unit that is no more than 500 square feet in size and contained entirely within a single-family residence.

Information Packet

The City's ADU information packet (click this link to open) provides information on:

• Steps of the review process (also summarized below).
• ADU development standards and summary.
• Frequently Asked Questions (FAQs) on ADUs.
• Link to the State ADU handbook.
• Templates for the required address exhibit and deed restriction.

For details on building permit fees and permits, please contact permits@san-clemente.org. 

Review Process 

The following review process is required to permit ADUs.

1. In the Coastal Zone, Coastal Commission approval is required. As a first step, you submit a City application online for an in-concept at this LINK. Following approval, you submit an application to the Coastal Commission. Coastal Commission approval is required before City permits may be pursued further. If the property isn’t in the coastal zone, skip this step.
2. In conjunction with step 1, obtain approval of your Homeowner’s Association if your property has an association. If not, skip this step.
3. Apply for a City ADU prescreen on the City’s website at this LINK. This must be completed before a building permit must be processed. Evidence of Coastal Commision and HOA approval is required for this step.
4. Apply and go through the process for building and grading permits by submitting electronically online.

The City of Sun Clemente Design Guidelines are used to evaluate proposed development projects that require a discretionary permit or a public hearing process. For other projects, the Design Guidelines is a reference document that identifies desired design principles. All property owners, developers, and design professionals are encouraged to carefully review the Design Guidelines before beginning planning and design studies, and to consult with the City's Community Development staff if there are questions.

The City Design Guidelines were adopted in 1991. The Design Guidelines are used to evaluate proposed development projects that require design review and a discretionary approval (public hearing process). When a project does not require a discretionary permit, then the Design Guidelines are used to show which design principles are recommended for projects to incorporate.   All property owners, developers and design professionals are encouraged to carefully review these Design Guidelines before commencing planning and design studies, and to consult with the City's Community Development staff should questions or the need for interpretation occur. Specific Plans typically include additional design guidelines for Specific Plan areas like the Pier Bowl.

Below are projects that often require a discretionary approval and design review:

• Projects located on a historically significant site
• Projects located adjacent to, across the street from, or within 300 feet of a historically significant site
• Commercial, mixed-use, and industrial projects 
• Residential projects that include the development of five or more units
• Projects within the Architectural Overlay district, which includes the Pier Bowl area, along El Camino Real (west of I-5), the Downtown Core, and within North Beach.

To view the Design Guidelines, click the links below.

• Design Guidelines (entire document)
• Table of Contents
• Introduction and General Design Guidelines
• Additional Design Guidelines for Development Types
• Additional Design Guidelines for Special Districts and Sites
• Appendices A through E
• Interim Mixed Use 3.2 Design Guidelines and Resolution

 Henry Lenny Architectural Design Guidelines

The Henry Lenny Architectural Design Guidelines are intended to assist the public by clarifying the design criteria and procedures for the Architectural Overlay District. A map of the Architectural Overlay District can be accessed by this LINK. The Henry Lenny Architectural Design Guidelines and City Design Guidelines are used to determine if projects enhance and preserve San Clemente’s historical and architectural tradition. These guidelines are also intended to provide architects and designers with the basic principles inherent in Hispanic Architecture. Creativity is highly encouraged and possible within this design vocabulary. These guidelines can be accessed by this LINK.

Specific Plan Design Guidelines

There are several areas of the City that are regulated by Specific Plans, including Forster Ranch, Marblehead Coastal, Marblehead Inland, Pier Bowl, Rancho San Clemente, Talega, and West Pico Corridor. These Specific Plans typically include additional design guidelines for these areas. Developers should also reference and follow these design guidelines when projects are proposed in a particular Specific Plan area. Specific Plans can be accessed by this LINK.

Plan Review

Certain discretionary projects require proposed landscaping to be reviewed by the City’s Landscape Consultant. Make sure you fulfill all of the landscape plan submittal requirements prior to submittal to the Planning Division. If the Planning Division determines your project requires review by the City's Landscape Consultant, please submit a completed landscape transmittal sheet and appropriate fee based per sheet quantity and size.

Model Efficient Landscape Ordinance (MWELO)

All projects meeting the applicability requirements of MWELO must comply with Title 23 of the California Code of Regulations, Chapter 2.7, Model Water Efficient Landscape Ordinance. Please review the City of San Clemente's MWELO Submittal Package Application and prepare all necessary documents when submitting landscape plans. The following types of landscape projects are subject to the ordinance and must comply with MWELO standards: Residential, commercial, industrial, and institutional projects that require a permit, plan check, or design review, when proposing the following square footage thresholds for landscaping:

• New development projects that include landscape areas of 500 sq. ft. or more;
• Rehabilitated landscape projects that include landscape areas of 2,500 sq. ft. or more;
• New and rehabilitated cemeteries (limited to MWELO Chapter 2.7 §493, 493.1, 493.2); and
• Pools, spas, and other water features equal or greater than 500 sq. ft.

Any project with an aggregate landscape area of 2,500 sq. ft. or less is eligible for Prescriptive Compliance (see Section D in the Submittal Package for regulations for compliance);

Registered local, state, or federal historical sites are exempt from MWELO compliance.

Inspections

Implementing the approved landscape plan will be one of the last stages of the construction project. Please check with the Planning Division to verify which of the two types of inspections is required for finalizing landscape plans. Prior to scheduling a final project landscape inspection, the Project Landscape Architect of record shall provide to the Planning Division a completed Landscape Inspection Checklist.

Landscape projects subject to the Model Water Efficient Landscape Ordinance are required to provide the Building Inspector with the Landscape Installation Certification of Completion during final inspection. 

The purpose of the Master Landscape Plan for Scenic Corridors is to establish a unified landscape program for the scenic highways in San Clemente that link the existing City with the four inland ranch areas. The plan determines specific plant materials along specific scenic corridors. It is the intent of the plan to provide objective design and evaluation criteria to utilize when landscaping land adjacent to or affecting scenic highways.

Outdoor dining has been extended until 2026! The City will work with local food and beverage businesses to renew existing permits and process new applications from interested businesses. See the drop down menus below for application instructions, design guidelines, operating standards, and code requirements.

Application and Forms

• Step 1: Submit an application along with evidence of insurance

• Step 2: Some parklets will require review by the Design Review Subcommittee (City Staff will confirm after reviewing your application whether this applies to your parklet request)

• Step 3: After the design and location are approved, complete the Limited Term Parking Relief Agreement - please review these Helpful Tips to ensure the business name on the agreement matches the legal name. 

• Step 4: Construct parklet deck after you receive an executed version of the Agreement back from the City

• Step 5: Complete the Self-Certification Checklist with your contractor and return to the City

• Step 6: Open for business! 

Design Guidelines

The Parklet Program went through a review by the City's Design Review Subcommittee, Planning Commission, and City Council, which established certain site plan, design, and operational guidelines.

• Refer to the Standard Parklet Site Plan for parklets on public streets. One specification is a requirement for concrete planters spaced every five feet to buffer parklets from the street. These will be purchased in bulk by the City (but the business is responsible for contributing a share of the cost as described in the Limited Term Parking Relief Agreement.
• Refer to the Parklet Design Guidelines for additional info and imagery about the standards and expectations for Parklets.

Zoning Code Requirements

Parklet Dining Permit requirements and development standards are included in the Zoning Code Section 17.28.206 (see this link). The Zoning Code was amended by Ordinance 1727, adopted by the City Council on March 15, 2022 and the program was extended through July 1, 2026 by Ordinance 1772, adopted January 16, 2024.

Short-term lodging is the rental of a dwelling unit for 29 or fewer consecutive days regulated by Municipal Code Section 17.28.292, and Chapter 3.24, Transient Occupancy. Short-term lodging uses require a permit and an operating license. There are two types of short-term lodging uses: Short-Term Lodging Units (STLUs) and Short-Term Apartment Rentals (STARs). 

Maps and Applications

Maps

• STLU allowed areas (searchable, updated monthly)
• Approved STAR locations 

Applications

• STLU Permit Application
• Operating License Application
• STAR Permit Application

Short Term Lodging Units

Short-term Lodging Units (STLUs) are allowed in certain mixed use and multi-family residential zones. STLUs are lodging units used on a short-term basis (under 30 calendar days), other than a hotel, motel, or bed-and-breakfast inn. STLUs are allowed if less than 20 percent of housing units are permitted for short-term lodging uses, a one-time $140 STLU Zoning Permit is approved, and an annual Operating License is issued (a form of business license) that costs $105 each year. STLUs are limited to a single rental contract and must operate according to zoning standards in Municipal Code Section 17.28.292.  The STLU Zoning Permit expires if any of the following occurs: 1) property ownership changes, 2) the use of the property for short-term rentals ceases for a period of one year, 3) the STLU Operating License is not renewed, or 4) the STLU Operating License is revoked. 

Short Term Apartment Rentals

The City allows short-term lodging on parcels outside of the STLU allowed areas if:

• The property is a multi-family residential structure under single ownership.
• The owner or the owner’s trained and qualified property manager lives on-site in a unit while short-term lodging occurs in up to five other units on the same parcel.
• The property is separated by 300 feet from other STARs and STLUs and operates according to standards in Municipal Code Section 17.28.292.   
• The property obtains an approved STAR Permit.
• The property obtains an Operating License.

This form of short-term lodging is known as a Short-Term Apartment Rentals (STARs). To allow a STAR, Zoning Administrator approval of a $536 one-time STAR permit is required, and an annual Operating License that costs $105 each year.

The STAR Permit is a one-time permit that expires if any of the following occurs: 1) property ownership changes, 2) the use of the property for short-term rentals ceases for a period of one year, 3) the Operating License is not renewed, 4) the Operating License is revoked, or 5) the property ceases to be the STAR owner’s primary residence.  

Coastal Access Alliance Settlement Agreement

Based on the terms of the settlement agreement in San Clemente Coastal Access Alliance et al. v. City of San Clemente, et al., qualified operators of a STLU may apply for an amortization extension. The term “Qualified STLU Operator” shall mean an individual or entity that, on June 16, 2018, based on current City records:

1. Possessed a valid STLU operator permit to operate a STLU located in a Residential Low (“RL”) or Residential Very Low (“RVL”) zone;
2. Possessed a valid STLU operator permit to operate a STLU located in the Coastal Zone;
3. Had timely paid all Temporary Occupancy Tax (TOT) payments due and owing as of June 16, 2018; and
4. Has not committed sufficient violations of the San Clemente Municipal Code to cause the City to initiate revocation proceedings under San Clemente Municipal Code Section 3.24.067(A).

For more information on the settlement agreement, please refer to the April 21, 2020 City Council Agenda Report. Eligible property owners may complete an application form for a Qualified STLU Operator Amortization Extension. Applications must be submitted to the City by Monday, July 27, 2020.

For applicants looking to add or modify a wireless telecommunications facility (cell site), there are several different applications/procedures depending on the type of facility.

1. FOR NEW CELL SITES (NOT SMALL CELLS) OR MODIFICATIONS TO EXISTING SITES THAT DO NOT MEET THE CRITERIA FOR STREAMLINING IN #3, BELOW: CUP OR CAP
   1. Reference SCMC 17.28.240
   2. Links:
      1. CUP Application – Standard Planning App
2. FOR SMALL CELLS: WIRELESS PERMIT
   1. Reference SCMC 17.28.240 AND 17.16.075
   2. Links
      1. Wireless Permit Application Packet,
      2. Small Cell Standard Conditions,
      3. Design Standards Resolution 20-07
      4. Small Cell Facilities Ordinance No.1690
3. FOR MODIFICATIONS TO EXISTING CELL SITES: WIRELESS SCREENING FORM
   1. Reference SCMC 17.28.240
   2. For modifications that meet Section 6409 of Spectrum Act and for addition of generators to wireless towers (not small cells) under California AB 2421
   3. Links
      1. Wireless Screening Form.
4. Helpful Resources - Links to the following SCMC Chapters pertaining to wireless facilities

• Chapter 17.88 Definitions
• Chapter 17.28 Special Uses
• Chapter 17.16 Applications
• Chapter 17.12 Development Review Process