[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6525398,"mediaKeyId","3453150-f59f9c1add60be364111966b9533a564","parentId",3453150,"title","Zoning administrator continues review of Bona Fraqueta restaurant compliance; directs two-week follow-up","audioSeconds",0,"startMs",1623000,"endMs","viewUrl","/Search/View?dp=1&key=3453150-f59f9c1add60be364111966b9533a564&start=1623&end=1623","thumbnailUrl","https://assets.pipeline.soar.com/3453150-f59f9c1add60be364111966b9533a564/thumbnail_1623000.jpg","articleUrl","/articles/6525398/San-Clemente-City/Orange-County/California/Zoning-administrator-continues-review-of-Bona-Fraqueta-restaurant-compliance-directs-two-week-follow-up","mediaUrl","https://secure.pipeline.soar.com/6525398-53d1ee730336611493bb6aeba096f6c4/orig.mp4?Expires=1771225641&Signature=PhXGsLBylWK-3rPk--Sgdg1spIKuuz3~vRx3tf6VjyYPCY9UKmZpmcxpiJ6S0IUGD6CtZHEABOxjQuhvAqeq-wfDG6m9CRbYjnzQi1en2wcdJH91W3GSmmH9fEWsvXu8KKOxm2R0yMokvSdZ7mGk7YLHHfDiwPCy03cXHwFnRo8QUyvnvNLv5HcGJKb4H0k1SBkWVLRzU2j4AIuMz2iPOWpVasoe0CD3rx~gi~6~6npgbTR1EDqcCIfI7zcBNED-XxSs~A~Q~Uu2KcCDQPz0bk4QQPrc6u9TiovLnpSGJAa5QGtZHxjUL06UoRDCwjnZuVDslud-RIY2bupkGLDy2A__&Key-Pair-Id=KUT5TJCACFTXG","author","San Clemente City","date","2025-05-22T00:00:00Z","article","San Clemente City Zoning Administrator Adam Octavia continued a 12-month review on May 22 of operations and conditions of approval for Bona Fraqueta, a restaurant at 1014 South El Camino Real, directing the applicant to provide documentation of compliance and ordering staff follow-up before a June 4 hearing.

The item stems from City Council Condition of Approval attached to Minor Conditional Use Permit 21-006, which required staff to report on the restaurant's compliance 12 months after opening. Staff reported the restaurant began operations on April 2, 2024, and that site visits on May 5, May 8 and May 10, 2025, found several areas of partial or noncompliance.

Project planner (James) summarized staff's findings: the upper-level garage was open and directional parking signage was posted, but staff observed indoor and outdoor seating exceeding the permit limits and storage of items in the outdoor dining area. The prior permit authorized 32 indoor seats and 16 outdoor seats; staff photographed the site and reported observing 52 indoor seats and 20 outdoor seats during visits.

Staff recommended the zoning administrator receive and file the report and directed staff to initiate a code-enforcement case for noncompliance, with options ranging from a notice of violation and cure deadline to immediate citation under Condition 7.6. The applicant and property owner representatives (including developer Nick Buchanan and restaurateur Matteo) said they are willing to cooperate and requested an opportunity to remedy noncompliance; they said the restaurant has been popular and that higher seat counts are partly a financial necessity.

Adam Octavia told the applicants and staff that the central compliance issue is seat counts because occupancy and restroom capacity are tied to building and plumbing code constraints and to the parking supplied for the project. Octavia said he did not want to initiate immediate citation proceedings at this time and instead continued the item for two weeks to allow the business to come into compliance.

Octavia directed staff to publish an updated memorandum and compliance matrix on May 30 reflecting today's discussion. He asked the applicant to provide any documentation relevant to the items listed as noncompliant or under investigation to staff by end of day Wednesday, May 28, and requested staff to perform another site visit on the following Thursday morning to confirm compliance. The hearing was continued to the Zoning Administrator meeting on June 4, 2025 at 3:00 p.m.

Adam Octavia summarized the decision with a clear instruction: \"Right now, all I can say is not compliant.\" (Adam Octavia, zoning administrator) He then continued the matter to allow the applicant an opportunity to demonstrate compliance and to let staff gather and publish updated findings.

The record shows staff will prepare updated materials and the zoning administrator may consider enforcement (including referral to City Council or citation) if the applicant does not show compliance at the next hearing.","mediaType","Video","parentTitle","Zoning Administrator Meeting May 22, 2025","oneSentenceSummary","The zoning administrator continued a 12-month compliance review of Bona Fraqueta at 1014 S. El Camino Real to allow the restaurant to remedy multiple conditions of approval, including seating and parking noncompliance noted by staff, and required updated documentation from the applicant.","taxTitle","San Clemente City, Orange County, California","taxId",4846,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6525402,"Zoning administrator approves four-day Major League Pickleball tournament with modified parking conditions",624,1283000,1907000,"/Search/View?dp=1&key=3453150-f59f9c1add60be364111966b9533a564&start=1283&end=1907","https://assets.pipeline.soar.com/3453150-f59f9c1add60be364111966b9533a564/thumbnail_1283000.jpg","/articles/6525402/San-Clemente-City/Orange-County/California/Zoning-administrator-approves-four-day-Major-League-Pickleball-tournament-with-modified-parking-conditions","https://secure.pipeline.soar.com/6525402-232cae67d11dd0d8919d58aa2b923348/orig.mp4?Expires=1771225641&Signature=P-~v680MDhFlNv~SeR0wTXDV-JWJxC0y4l~azxw-Fgg8POKM8hG1LlcQDAYdFwbSUX4OXK2TX9P5GQ-IPSAt0iY17it~C5ifO6NzvNnIlKbHbEXtVaopQyNIHqcJwTwG6L1Z7OwLdc76UX938xF5cJonN1JH6tGAp7RBGN3UGmptUlb5FyPfD3mKaRwV6aIu5Ws7520LLRZi-bUpbwP~kUVytwZnLFHDSBhsHofjujb~X0-fM230tPIR4QnXxg~ge8n30n3d5wr-EmEBPBF2Gp14UxqHOyDVGlLca3x5yycL5eOxp2hzVtMByHYhZrG-RijStf6mMgOjtGIc6E3XGQ__&Key-Pair-Id=KUT5TJCACFTXG","San Clemente City Zoning Administrator Adam Octavia adopted a resolution on May 22 approving a temporary use permit for a four-day Major League Pickleball tournament at the Lifetime facility and required the same off-site parking and shuttle arrangements the city approved for the PPA event.

Project planner David Carrillo told the zoning administrator the Major League Pickleball event is scheduled June 26'29 with expected daily attendance of about 700 guests and operating hours of 8 a.m. to 7 p.m. Staff noted that using the outlets for spectator parking and shuttle service would keep the site within the code's limit for special-activity days (the Lifetime site will have 11 special-activity days in 2025; the limit is 24).

Beaches, Parks and Recreation staff reported a partial overlap with a volleyball camp running June 23'27; staff included a condition prohibiting tournament parking on Calle Agula adjacent to the park on June 26 and 27 to reduce conflict between events. Carrillo said conditions otherwise mirror the previously approved temporary use permit.

Octavia found the project categorically exempt from CEQA under Guidelines section 15304 and adopted Resolution ZA25-013 approving Temporary Use Permit 25-195 for the Major League Pickleball tournament, with the same direction to reflect outlets parking as the primary spectator parking and to require finalized traffic-management and shuttle plans prior to the event.","A four-day Major League Pickleball tournament at Lifetime was approved with the same off-site parking and shuttle requirements as the weeklong event; staff added conditions to avoid conflict with a nearby volleyball camp on overlapping dates.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6525407,"Zoning administrator approves weeklong pickleball tournament at Lifetime with off-site parking and shuttle plan",1836,466000,2302000,"/Search/View?dp=1&key=3453150-f59f9c1add60be364111966b9533a564&start=466&end=2302","https://assets.pipeline.soar.com/3453150-f59f9c1add60be364111966b9533a564/thumbnail_466000.jpg","/articles/6525407/San-Clemente-City/Orange-County/California/Zoning-administrator-approves-weeklong-pickleball-tournament-at-Lifetime-with-off-site-parking-and-shuttle-plan","https://secure.pipeline.soar.com/6525407-d09ba26fd5f586d7ad745915d7ada73e/orig.mp4?Expires=1771225641&Signature=DsB5Wrf-krFLubqmnwRZ2BsurFETGB2LZbPaKAY6O7UHVNJLyv0pSbn6DH5LUTNNo7EgAGQVa-w~YQHmtTU9DK1MSywy~er6skKV9N~gmC-955vlIJVGfWJjrah1vDWn91IBBRpB7enG4RsJbP~KcrhtX43qUPRTAyoHyG3J69AlfRcGqgw91SGRQkb2nXcr3wiCQXXgqZmBlERX8O2MTRavF6veDCGw2cUCpJYQjdGCfMCTNzgh~mBrdDuYxEoLQNVZWZpya3Sy9fmzm91qcYGnvmKT--HZFVluQL2LUz85eXZuUlRo1ZUJmvF3NgIWI5YRDA2va7TOU0U0P9WPdg__&Key-Pair-Id=KUT5TJCACFTXG","San Clemente City Zoning Administrator Adam Octavia on May 22 approved a temporary use permit for a weeklong Professional Pickleball Association (PPA) tournament at the Lifetime facility, subject to conditions that require an approved traffic-management plan, off-site spectator parking at the outlets, and shuttle service.

Project planner David Carrillo told the zoning administrator the event is scheduled June 16'22 daily from 8 a.m. to 9 p.m., with expected attendance of about 1,000 guests per day. Staff noted similar events have been held at the Lifetime site each summer since 2022.

Carrillo said onsite parking at the Lifetime provides 231 spaces; the outlets offer more than 1,000 spaces and Clarence Lobo Elementary School provides 67 spaces. Staff added a condition requiring a traffic-management plan that must be approved by Public Works via an encroachment-permit review. Shuttle service will be provided between off-site parking and the event, and staff required that the shuttle maintain approximately a 20-minute headway.

Alcohol service during the event will be limited to the facility's existing entitlement for beer and wine service as allowed by Conditional Use Permit 16-027. Beaches, Parks and Recreation staff confirmed no conflicting private events were scheduled at nearby Rancho San Clemente Park during the tournament dates.

After questions from the zoning administrator about whether shuttle frequency and off-site parking arrangements could be provided at the outlets rather than the high school, Octavia revised the resolution to reflect that spectators will be directed to the outlets with shuttle service; the high school will remain an alternate if arrangements change. Octavia also asked staff to correct a typographical omission in Condition 7.33 requiring a sign that lists a phone number for a manager available to respond to public complaints.

Octavia found the project categorically exempt from CEQA under Guidelines section 15304 and adopted Resolution ZA25-012 approving Temporary Use Permit 25-194 for the 2025 PPA Orange County tournament at the Lifetime facility.

This approval includes the requirement that required traffic and parking plans be finalized and approved before the event via the city's encroachment-permit review and that off-site parking and shuttle operations follow the conditions of approval.","The Zoning Administrator approved a seven-day temporary use permit for a Professional Pickleball Association event at the Lifetime facility in San Clemente, requiring off-site spectator parking at the outlets and a traffic-management plan with shuttle service.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_46":104,"_48":105,"_50":106,"_52":107,"_54":55,"_56":57,"_58":108,"_60":61,"_62":63,"_64":109,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6525412,"Zoning administrator approves LocoCycle studio with added noise study condition",580,80000,660000,"/Search/View?dp=1&key=3453150-f59f9c1add60be364111966b9533a564&start=80&end=660","https://assets.pipeline.soar.com/3453150-f59f9c1add60be364111966b9533a564/thumbnail_80000.jpg","/articles/6525412/San-Clemente-City/Orange-County/California/Zoning-administrator-approves-LocoCycle-studio-with-added-noise-study-condition","https://secure.pipeline.soar.com/6525412-2b20630422898453276b0e333ac811f3/orig.mp4?Expires=1771225641&Signature=IBcJQZQuZGKWUj7eiy1DDLi3AKy2c2TU9Fk2apb70In6avxgeoZKiaLPSOPrckj3YuB2GuTXRyFyfO0iQuj1IewGYnDEQCAGGwJMy7borEoWAB70Al53EGTl48FArztSbcAwEUwzNdufE6EjIxXj-7wcffShSTXtUeF4GHRTN-IpiSldDV6tI50tEl9iypRvwRfrB5zE8s2d7DvZ285tKxAHyOZe-JC-mmldLMTfel0d7S2hGGGV5naBcph1gfnELwp~fQGDwSl4gkq0~azON2lcB2f1TcUf1pvWFn13PQDAEMDdxQLq0~zPS3EfmyuejKeki6YEOU1O8UGs8X-qOQ__&Key-Pair-Id=KUT5TJCACFTXG","San Clemente City Zoning Administrator Adam Octavia on May 22 approved a minor conditional use permit to allow group cycling instruction at an existing 1,000-square-foot retail space in Plaza Pacifica and added a requirement for a noise study if the studio exceeds the city's noise thresholds.

The action allows LocoCycle to operate group cycling classes seven days a week with a maximum of 19 clients and two employees on site. City staff had recommended approval of Minor Conditional Use Permit MCP 25-145 and that the project be found exempt from CEQA under Guidelines section 15301 (existing facilities).

Assistant Planner Alexia Braczynski told the zoning administrator the business had been operating without a business license and a minor conditional use permit. Braczynski said the applicant proposed amplified music during classes and that staff omitted an operational-noise condition from the draft resolution. The planner recommended adding the condition to the adopted conditions of approval.

After hearing no public comment or applicant presence, Octavia said he had reviewed the staff report, visited the site and was satisfied the parking analysis showed a surplus of 75 spaces following the studio's addition. He moved to adopt Resolution ZA25-011 approving Minor Conditional Use Permit 25-145 and inserted the missing condition (1.12) into the permit's conditions.

Octavia read the added condition into the record. The condition requires that \"in the event noise generated by the cycling studio exceeds the city's noise ordinance thresholds as verified by city code compliance staff, a noise study shall be performed by a licensed professional and use associated with this permit shall discontinue operating until the recommendations of the acoustic report are implemented appropriately as determined by the city planner and/or building official, demonstrating compliance with the city's noise standards as described in San Clemente Municipal Code Chapter 8.48.\" (Adam Octavia, zoning administrator)

The resolution and conditions as amended appear to close the outstanding code-violation pathway by bringing the operation into the permitting process and adding an enforcement step tied to the city's noise standards.

Staff records show the project is categorically exempt from CEQA per Guidelines section 15301. The file identifies the project address as 979 Avenue To Pico in the Neighborhood Commercial (NC 1.2) zone.

The zoning administrator closed the public hearing on this item after making the determination and instructing staff to finalize the resolution and conditions.

A follow-up compliance check is not specified in the record; the conditions of approval and the city's code-compliance process will govern any future enforcement actions if noise or other operational violations occur.","San Clemente City Zoning Administrator Adam Octavia approved a minor conditional use permit for an indoor group cycling studio at Plaza Pacifica and added a condition requiring a noise study if operational noise exceeds municipal thresholds.","actionData","errors"]

Article not found

Zoning administrator continues review of Bona Fraqueta restaurant compliance; directs two-week follow-up

Zoning administrator approves four-day Major League Pickleball tournament with modified parking conditions

Zoning administrator approves weeklong pickleball tournament at Lifetime with off-site parking and shuttle plan

Zoning administrator approves LocoCycle studio with added noise study condition