CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING
OF THE ZONING ADMINISTRATOR
JANUARY 18, 2024
San Clemente City Hall
First Floor Community Room
910 Calle Negocio
San Clemente, California 92673
1. CALL TO ORDER
Zoning Administrator Adam Atamian called the Regular Meeting of the City of San Clemente Zoning Administrator to order on January 18, 2024 at 3:00 p.m. The meeting was held in the First Floor Community Room of City Hall, 910 Calle Negocio, and San Clemente, California.
Staff Present: Adam Atamian, Zoning Administrator
Zach Rehm, Senior Planner
Tamara Tatich, Office Specialist
2. MINUTES
A. Receive and file Minutes from the Zoning Administrator Regular Meeting of December 21, 2023.
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
Public Hearing Project (PHP) 23-460, Davis Remodel and
Addition, 316 W. Avenida Gaviota
A request for a Development Permit (DP) 23-459 and Minor Exception Permit (MEP) 23-461 to remodel and expand an existing 3,046 sq. ft. single-family residence located in the coastal zone at 316 W. Avenida Gaviota.
Staff recommends that the project be found Categorically Exempt from the California Environmental Quality Act under §15301 of the CEQA Guidelines (14 CCR §15301, Class 1(e): Existing Facilities:
Additions to existing structures less than 2,500 square feet to an existing residential property.
Senior Planner Zach Rehm summarized the staff report.
Minutes of the Zoning Administrator Regular Meeting January 18, 2024 Page 2 Applicants Brent and Lisa Davis and architect Chris Foerstel were present. ZA Atamian invited the applicant’s team to make a presentation, at which time Mr. Davis thanked staff, noted that the report was thorough, and provided a brief background of the project’s timeline. Mr. Foerstel introduced himself and thanked staff for their work. Mr. Foerstel explained the design and decision process that resulted in the current plans seeking approval.
Having no further questions, ZA Atamian opened the public hearing.
Jim Benton and Robin Palmer, neighbors of the property, expressed their general support of the project in concept, with exception taken as to the location of the cantilevered deck and the second story addition of living space over the garage. The placement as proposed affected the view from their property across the street from the Davis Residence.
ZA Atamian thanked Mr. Benton and Ms. Palmer for attending the hearing and voicing their opinions. ZA Atamian explained that the project requires a permit because the project abuts a historic home located across the street, and because the proposed deck would encroach into the front setback; and that these are the relevant project elements before the Zoning Administrator for approval. The encroachment was not that of the garage structure or western addition and therefore not part of this hearing. ZA Atamian stated that the City’s municipal code is designed to maintain setbacks within the property boundaries for development, and limit the height of structures, it does not include protecting private view corridors.
ZA Atamian asked staff for more information surrounding Engineering’s modifications with respect to the curb cut, driveway and landscaping outlined in Condition 4.15. Senior Planner Rehm explained the plans had been modified to provide a code compliant backup distance and turning radius, but the width and location of the curbcut required final review from the City Planner and the City Engineer.
Mr. Foerstel provided more information on the modifications while expressing the preference would be for the curb cut to be maintainted as identified on the plans.
ZA Atamian modified Condition 4.15.B. to read in its entirety: “If a curb cut 24’ or less cannot be accommodated, the Applicant shall install landscaping, paving blocks or other drivable landscape material in the portion of the driveway between the back of the curb and the front property line, as approved by the City Planner and Minutes of the Zoning Administrator Regular Meeting January 18, 2024 Page 3 City Engineer or their designees. This requirement shall be at least 25% of this area to include such landscaping materials.” ZA Atamian asked the Applicants if there were any concerns with the additional Condition that was added. Having heard no concerns, ZA Atamian closed the public hearing.
ZA Atamian stated that he is able to make the Findings for the Minor Exception and Development Permits in that the proposed project is consistent with the General Plan in that the development includes improvements to an existing structure. The proposed additions and roof articulations allow for differentiation between the split levels of the residence and is consistent with General Plan Policy LU-1.04. The project does not constitute a major remodel and does not negatively impact the historical structure. The new additions comply with the 20-foot front yard setback. The deck encroachment is necessary for the reasonable enjoyment of the property due to limitations on usable outdoor area in the rear of the structure. The proposed project complies with zoning regulations.
The proposed project is consistent with the City’s Design Guidelines. The proposed development will not be detrimental to the public health, safety or welfare. The proposed project will not have negative visual or physical impacts upon the historic structures.
Based on the information in the staff report and subject to the required Findings and Conditions of Approval, ZA Atamian determined the project is Categorically Exempt from CEQA pursuant to the State CEQA Guidelines §15301 (14 CCR §15301, Class 1e: Existing Facilities).
Action: The Zoning Administrator adopted Resolution ZA23-022, approving Development Permit 23-459 and Minor Exception Permit 23-431, subject to the Conditions of Approval as modified.
5. NEW BUSINESS
None
6. OLD BUSINESS
None
7. ADJOURNMENT
The meeting adjourned at 3:36 p.m. to the Regular Meeting of the Zoning Administrator, which will be held Thursday, February 8, 2023 at 3:00 p.m.
Minutes of the Zoning Administrator Regular Meeting January 18, 2024 Page 4 at Community Development Department, City Hall, First Floor Community Room, located at 910 Calle Negocio, San Clemente, California.
Respectfully submitted,
SAN CLEMENTE ZONING ADMINISTRATOR
__________________________________
Adam Atamian, Zoning Administrator