Zoning Amendments Redline
Section 1. Amend Section 17.56.020, Architectural Overlay District, in its entirety as follows. Additions are shown in underline and
17.56.020 Architectural (-A) Overlay District.
A. Purpose and Intent. The purpose and intent of the Architectural ["-A"] Overlay designation is to signify a visually distinct district in San Clemente, containing structures characterized by two significant design orientations: 1) the City's traditional architectural style, Spanish Colonial Revival, and 2) a pedestrian orientation. The goals for areas with this designation are as follows to:
1. Maintain and enhance the unique "Spanish-Village-by-the-Sea" character of specific areas of the City;
2. Maintain a high quality of design consistent with the City's history, according to the General Plan Urban Design Element and City's Design Guidelines;
3. Require new buildings development and major remodels be designed to reflect thehave City's Spanish Colonial Revival architecture, except as described in Subsection E (Architectural Review Criteria) below. , except for:
a. Projects on properties along North El Camino Real between West Avenida Palizada and Calle Los Bolas, and on South El Camino Real between Avenida Rosa and Interstate-5 that may have Spanish Colonial Revival architecture or a true form of another Spanish architectural style, such as Mission, Monterey, or Mediterranean.
b. Remodels of architecture of historically significant buildings with distinctive architecture other than Spanish Colonial Revival. These remodel projects are required to preserve and reinforce the character defining features and other aspects of the site and building's design that are architecturally significant and distinct.
4. When Spanish Colonial Revival architecture is required, the goal of the [-A] Overlay is to require site and structural development that exemplifies the Ole Hanson era, and, at the same time, allow creative interpretation of Spanish Colonial Revival architecture. If this section requires architecture other than Spanish Colonial Revival, the goal of the [-A] Overlay is to require site and structural development ;that is consistent with the City's Design Guidelines and in character with the architectural style required by the [-A] Overlay.
5. Provide for the development of commercial and mixed-use (integrating commercial with residential) districts characterized by a high level of pedestrian activity;
6. Require that structures be sited and designed to enhance pedestrian activity along sidewalks.
B. Applicability. The provisions in this section apply to development within the -A Overlay.
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C. Permitted and Conditionally Permitted Uses. Permitted and conditional uses within the -AA Overlay are the same uses as those allowed within the underlying base zones. Please refer to the use tables in Chapters 17.32, Residential Zones and Standards, through 17.48, Public Zones and Standards, of this title.
D. Development Review. Development in areas with this overlay designation will be subject to architectural review for compliance with the City's Design Guidelines. See Section 17.16.100, Architectural/Cultural Heritage Permits and Minor Architectural/Cultural Heritage Permits for requirements regarding architectural review.
E. Architectural Review Criteria. The purpose of architectural review shall vary, according to the following criteria: and refer to Figure UD-2 in the General Plan Urban Design Element.
1. Required Architecture.
a. Spanish Colonial Revival. Ole Hanson-era Spanish Colonial Revival architecture is required except when subsections b and c apply, below.
When Spanish Colonial Revival architecture is required, site and structural developments are to exemplify the Ole Hanson era, and, at the same time, allow creative interpretation of Spanish Colonial Revival architecture; b. Spanish Colonial Revival or Other Spanish Architecture. i. El Camino Real Neighborhood Commercial Zones. Spanish Colonial Revival architecture or other Spanish architectural styles shall be utilizedis required, such as Monterey, Mediterranean, or Mission, etc., on properties in the NC2 and NC3 Zones along North El Camino Real between West Avenida Palizada and Calle Los Bolas, and on South El Camino Real between Avenida Rosa and Interstate-5. This excludes North El Camino Real properties in the West Pico Corridor Specific Plan.
ii. North El Camino Real in West Pico Corridor Specific Plan. For properties in tThe West Pico Corridor Specific Plan includes several Neighborhood Commercial properties on North El Camino Real with rear frontage to Calle Valle and Los Obreros Lane. New , that take access from Los Obreros Lane, Spanish Architecture is required for any whole-site development proposal, and forand major remodels of along El Camino Real shall have a true form of Spanish architecture, such as Spanish Colonial Revival, Mission, Monterey, etc. wherever a project equals or exceeds the existing grade of North El Camino Real.
For portions below buildings and improvements fronting the existing grade of North El Camino Real, projects are evaluated according to design guidelines in the West Pico Corridor Specific Plan for the Los Molinos Design District. Otherwise, projects may use existing architecture..
c. Distinctive Architecture of Historically Significant Buildings. Projects shall preserve and reinforce the original architectural design of structures K.2
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that are designated historic resources, eligible for historic listing, or potential eligible for historic listing. This includes significant structures with distinctive architectural styles that include but is not limited to Spanish Colonial Revival, Art Deco, Post-Modern, and Mid-Century Modern. Project should reinforce the building's original architectural design. d. Pedestrian-Oriented Design in the [A] and [PCB] Overlays. Projects located in [A] and [CBP] Overlays shall have a pedestrian-orientation with design elements such as courtyards, paseos, outdoor eating areas, landscaping, interesting architectural details, etc.
2. New Structures. The architectural character for all new buildings shall reflect a pedestrian orientation, and have Spanish Colonial Revival architecture unless other architecture is required by subsection E above. New and historic structures are required to comply with all relevant sections of the City's Design Guidelines, as well as the development standards for the underlying zoning designation.
3. Historic Structures. Projects shall preserve and reinforce the original architectural design of significant structures that are designated historic, eligible for historic listing, or potential eligible for historic listing. This includes significant structures with distinctive architectural styles other than Spanish Colonial Revival, such as, Art Deco, Post-Modern, and Mid-Century Modern. Project should reinforce the building's original architectural design.
4. Remodeled Structures. Although the ultimate goals for remodeled buildings in the Architectural Overlay are to have the required architectural style per subsection E (Architectural Review Criteria) above. It may not always be practical, with minor changes, to convert a contemporary building into a true form of the required architectural style, consistent with the City's Design Guidelines, or to provide pedestrian-oriented elements. It is not the intent of the Architectural Overlay District to prevent minor building improvements, additions, maintenance, etc., from occurring. The following should be considered when remodeling a building:
a. In reviewing additions to existing buildings which do not have the required architectural style and/or not pedestrian-oriented, the review authority shall determine whether or not it is practical for the existing buildings to be converted to a true form of the architecture required by this section and/or to provide pedestrian-oriented elements.
b. In cases where only minor modifications are proposed, the goals shall be the following:
i. To improve the architectural quality of the building, consistent with the architectural style required by this section;
ii. To include design elements that are in character with the required architectural style, where practical;
iii. To include as many pedestrian-oriented elements, such as courtyards, paseos, outdoor eating areas, landscaping, interesting architectural details, etc., as is practical.
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Minor modifications are changes that leave the existing building essentially intact and are primarily cosmetic (e.g., paint, re-stucco, enlarged windows, small additions).
Minor remodels are required to comply with the standards of the underlying zoning designation, and the general Design Guidelines in the City's Design Guidelines. If the building being remodeled is Spanish Colonial Revival, or if Spanish Colonial Revival elements would complement the building and are practical, then the section of the City's Design Guidelines pertaining to Spanish Colonial Revival architecture should be used to guide minor changes. When practical, the guidelines for pedestrian districts contained in the City's Design Guidelines should also be used.
c. For all major remodels, projects shall have the required architectural style per subsection E (Architectural Review Criteria) and pedestrianorientation unless it can be demonstrated that it is impractical to do so. Major remodels are changes that significantly alter a building's design (e.g., additions that significantly change the footprint of the building, the addition of new stories, new roof design, etc.).
Major remodels are required to comply with all relevant sections of the City's Design Guidelines, particularly the section for pedestrian districts, as well as the development standards for underlying zoning designation. If Spanish Colonial Revival architecture is required, major remodels are also required to comply with relevant sections of the City's Design Guidelines for Spanish Colonial Revival architecture.
Section 2. Amend Zoning Map page F3 and G3 as follows (on next two pages).
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