Att 3 - May 8, 2024 Planning Commission Minutes and Staff Report with Exhibits

AGENDA ITEM: 8-A
1: This project was originally submitted and reviewed as a Cultural Heritage Permit (CHP23-318). City of San Clemente Ordinance No. 1759 became effective on November 3, 2023, therefore this project is now reclassified as a Development Permit. This staff report and resolution reflect the findings and review process under the Development Permit review process.

STAFF REPORT

SAN CLEMENTE PLANNING COMMISSION
Date: May 8, 2024
PLANNER: David Carrillo, Associate Planner
SUBJECT: Development Permit (DP) 24-0271, Moses Residence, a request to construct a two-story, single-family residence on a vacant lot abutting two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta), and to find the project categorically exempt from CEQA pursuant to State CEQA Guidelines Section 15303 (Class 3: New Construction and Conversion of Small Structures, 14 CCR §15303).

REQUIRED FINDINGS
The following findings shall be made to approve the proposed project. The draft Resolution (Attachment 1) and analysis section of this report provide an assessment of the project’s compliance with these findings.

Development Permit, 17.16.100, to allow a new residential primary building on a property abutting a property on the City’s designated historic resources list. a. The proposed project is consistent with the General Plan; b. The proposed project complies with zoning regulations; c. The proposed project is consistent with the City's Design Guidelines; d. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity; and e. The proposed project is in character and compatible with the properties in the neighborhood.
f. The proposed project will not have negative visual or physical impacts upon the historic structure.

BACKGROUND
Site Data
The project site is a vacant 26,793 square-foot interior lot located at 239 Avenida La Cuesta, within the Residential Low Zoning District and Special Residential 2 Overlay District (RL-SR2). The site abuts two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta), one on either side. See Figure 1 below for a close-up aerial view of the project site and abutting historic resources, and reference Attachment 2 for a vicinity ATTACHMENT 3
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map and Attachment 3 for site photographs. The site’s topography slopes downward from east to west, which reflects the general topography of the neighborhood. The site’s grade difference is approximately 12 feet.

Figure 1 – Project Site and Abutting Historic Resources 233 Avenida La Cuesta (Abutting Historic Resource)
“The property contains a two-story single-family residence. The residence is largely obscured from the public-right-of-way. Designed in the Hollywood Regency style, it has a hip roof that appears to be clad in shingles. The exterior walls are clad with original smooth stucco. There is a decorative balustrade of an unknown material. The residence appears to be in good condition with good integrity.” The residence was designed by architect Aubrey St. Clair, a prominent local architect with most of his projects in the City of Laguna Beach, including the Laguna Beach Water District building. St. Clair designed buildings influenced by English Tudor, Monterey Colonial, and Spanish/Mediterranean Revival architectural styles. For more historical data on this property, reference the property’s DPR Survey form in Attachment 4.
243 Avenida La Cuesta (Abutting Historic Resource)
“This one-story single-family residence was built for Adlai Goldschmidt in 1928…. The Goldschmidt Residence was designed by Los Angeles architect Paul R. Williams.

Williams has designed a number of residences for the Goldschmidt family over the years, including homes for brothers Max and Herman in the Holmby Hills and Hancock Park neighborhoods of Los Angeles. Williams was one of Los Angeles’ premier architects from Moses Residence Page 3
the 1920s to the 1950s, and undoubtedly the most successful black architect of his day….

The Goldschmidt House was listed in the National Register of Historic Places in 2004. It appears eligible at the local level under Criterion A for its association with the Ole Hanson/Spanish Village by the Sea period of development (1925-1936), and under Criterion C for its association with prominent architect Paul R. Williams and as a unique and elaborate interpretation of the Spanish Colonial Revival style in San Clemente.” The property at 243 Avenida La Cuesta (“Goldshmidt House”) is on the National Register of Historic Places. For more historical data on this property, reference the property’s DPR Survey form in Attachment 5.

Development Management Team Meeting
The City's Development Management Team (DMT) reviewed the project and recommends approval with conditions included in Attachment 1, Exhibit A. The applicant is requesting relief from Condition of Approval No. 3.10, which would require the construction and dedication of a sidewalk along the frontage of their property.

Noticing
Public notices were distributed and posted per City and State requirements. Staff has received public comments on this item prior to and after the distribution and posting of public notices. Comments received after the distribution and posting of public notices have been forwarded to the Planning Commission via email. For a summary on other comments, reference minutes from Design Review Subcommittee meetings in Attachments 7 and 8.

PROJECT DESCRIPTION
The applicant proposes a two-story 6,250 square-foot modern single-family residence with an attached three-car garage. The project complies with development standards of the RL-SR2, as shown in the development standards consistency table provided in Attachment 6. The roof design is flat with rooftop elements including skylights and chimneys. The proposed color palette consists of light earth tone colors with black window and door trims. Exterior building materials include white stucco walls, light brown wood siding, gray porcelain wall tiles, aluminum doors and windows, and glass guardrails. The residence accommodates six bedrooms, one powder bathroom, and seven full bathrooms, along with typical common areas. Outdoor spaces are proposed on the ground and second level. On the ground level, outdoor private spaces include a patio in the front yard; and a covered patio, a multi-purpose sports court for basketball and pickleball, and a pool and spa in the rear yard. Proposed landscaping includes droughttolerant vegetation throughout the property, and citrus/fruit trees along the rear of the property. Additionally, turf block is proposed on the driveway, and natural top cast concrete on patio and walkway surfaces. An ADA-compliant sidewalk is also proposed at the front of the property. See Figure 2 below for a street view rendering of the project, and reference Attachment 14 for conceptual plans, including the preliminary landscape plan.

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Figure 2 – Street View 3D Rendering of Project

PROJECT ANALYSIS
Purpose of the Development Permit
The purpose of the Development Permit is to ensure the project minimizes or eliminates negative or undesirable visual and physical impacts on the abutting properties which are on the City’s List of Designated Historic Resources. Pursuant to Zoning Ordinance Section 17.16.100.A.1., additional goals of the Development Permit include:
x Encourage site design and architecture sensitive to community and neighborhood character;
x Prevent inappropriate design or development of structures; and x Maintain and increase the desirability of other properties within the vicinity for the uses for which they are zoned.

Design Review Subcommittee
The Design Review Subcommittee (DRSC) reviewed the project on February 14, 2024, and April 10, 2024. The staff reports and minutes from each meeting are provided in Attachments 7 and 8. At the February 14th meeting, the DRSC requested more information to allow for a more thorough analysis of the project’s relationship with the adjacent historic resources, along with a second review of the project before the DRSC.

In response, the applicant addressed the request and resubmitted for the second DRSC review. At the April 10th meeting, the DRSC supported the project advancing to a Planning Commission hearing with revised plans which address: 1) a detailed landscape plan, 2) rooftop mechanical equipment and screening, and 3) consideration of a reduction of the front pergola. Table 1 below outlines the applicant’s response to the three items listed Moses Residence Page 5
above. Additionally, members of the public provided comments at both meetings, as outlined in the minutes (Attachments 7 and 8).

Table 1 – DRSC Comments (from the April 10, 2024 Meeting) DRSC Comment: Applicant Response:

1. Provide a detailed landscape plan
with landscape materials that
blend the project with adjacent
properties. Use the property
edges to transition from
Goldschmidt landscaping to new
project landscaping.
“Like the suggestion given by the city to
design a building that separates itself from
the Spanish expression. We have designed
a landscape that clearly defines what is the
historic property and what is new. The
historic is desert succulent and the Moses
residence proposes a drought tolerant low
shrub grass landscape. Being sympathetic
to the view corridor this expression will stay
low and not compromise the view corridor.

We think a clear separation between the
two properties better emphasis the
beauty of the historic home.”

2. Clarify rooftop mechanical
equipment to be used and its
screening.
“Mechanical equipment will be on the side
yards and be adequately specified and
installed per city sound regulations. Solar
panels will be low lying and not protrude
more than three inches from the parapet
height. Vents and drain stacks will be
designed specified to be a low profile as city
code permits. No mechanical equipment will
be on the roof.”

3. Reduce the size of the front
pergola, or consider replacing it
with landscaping.
“After the story poles were erected and the
view corridor was analyzed we believe it is
clear that this does not influence the view
corridor and propose keeping it as is to
clearly define the entry of the home and add
to the aesthetic of the Moses residence. We
believe that it is respectful of the view
corridor and would be unreasonable to
request it be changed.”
Development Standards
The project complies with all development standards of the RL-SR2 Zone, including height and setbacks, as shown on the consistency table provided in Attachment 6.

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Landscaping
Proposed landscaping predominantly consists of fountain grass plants and St. Augustine sod. Refer to Attachment 14 for the proposed landscape plan. The City’s Landscape Consultant conceptually approved the landscape plan with comments to address prior to developing a detailed landscape plan during the building permit review process. A notable comment is to provide more variety of plant types to avoid a monoculture and improve visual interest. Landscaping is further discussed in subsection Visual and Physical Impacts on Abutting Historic Resources.

General Plan Consistency
Refer to Attachment 9 for a table outlining the project’s consistency with General Plan Policies. Per the analysis in Attachment 9, staff has determined the project is consistent with the General Plan.

Design Guidelines Consistency
Refer to Attachment 10 for a table outlining the project’s consistency with Design Guidelines, and Attachment 10 for the applicant’s analysis against the Design Guidelines.

Per the analyses, staff has determined the project is consistent with the Design Guidelines.

Architecture
The applicant proposes a modern architectural style with the following features: horizontal building orientation, rectilinear design, L-shape floor plan, flat roofs, prominent roof overhangs, full-height glass windows and doors, front entry pergola, seamless garage doors, covered and uncovered patios, a light earth tone color palette, and relatively large front yard setback. The project provides articulation on each building elevation through the use of roof overhangs, varied wall planes, open and uncovered patios, a second level planter, and varied building materials. The scale, mass, and form of the proposed building is appropriate in that:
x The first and second levels are each 10 feet, 11 inches in height and clearly defined by building materials and roof overhangs.
x The front entry is emphasized with a wooden pergola which remains at the height of the first level, along with low-height landscaping outlining the entry stairs. x Building mass is broken down by wall planes at different setbacks, large windows, the open and uncovered second level patio, and by not extending the width of the second level to match the width of the first level as viewed from the street.

Additionally, the large front yard setback further reduces massing impacts. x The building’s form is consistent with the selected modern architectural style in that the form is made of regular rectilinear shapes, where projections are horizontal rather than vertical, creating a flat roof skyline.

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Refer to the applicant’s analysis against the Design Guidelines in Attachment 10 for more information and exhibits on the project’s scale, mass, and form. Additionally, a condition of approval has been added which requires that architectural features such as wall materials, windows and doors, and light fixtures be reviewed by the Planning Division, prior to purchase and installation, to ensure materials are of high quality. Staff has determined that the proposed architecture is of high quality.

Neighborhood Compatibility
The subject neighborhood consists of residences with a mix of architectural styles as demonstrated in the applicant’s neighborhood analysis exhibit provided in Attachment 12, in which the majority of the residences within the neighborhood were constructed by right without discretionary design review. The mix of architectural styles includes a variety of elements, such as, but not limited to, one and two stories, wide and narrow building footprints, roof styles and pitches, building materials and forms, color palettes, front yard sizes and elements, and driveway depths. Similar to the adjacent historic homes, the project provides a large front yard setback of 45 feet, a horizontally-oriented building design, a long driveway, and front yard landscaping. The width of the proposed residence, as viewed from the street, is 93 feet. Two properties with a similar building width are at 200 Avenida La Cuesta, with approximately 95 feet, and 208 Avenida La Cuesta with approximately 99 feet. The two adjacent historic homes have a building width at approximately over 100 feet, larger than other homes in the neighborhood which seem to have a building width less than 100 feet. The majority of properties have a street-facing garage that is immediately visible from the street. The project proposes a street-facing garage. However, the garage is designed to blend in with the building, and would be partially screened by front yard landscaping. This treatment to garages is consistent with Design Guidelines which discourage garages from being a dominant, front-elevation feature.

The neighborhood generally has an estate feel with substantial front yard setbacks, especially between 209-243 Avenida La Cuesta. The most substantial front yard setbacks are seen at the abutting historic lots at 233 Avenida La Cuesta (Hollywood Regency residence) and 243 Avenida La Cuesta (Goldschmidt residence), which have setbacks of 90 feet and 76 feet, respectively. Large setbacks are not consistent throughout the neighborhood, however. The properties across from the subject site (240 and 242 Ave La Cuesta) have setbacks at or below 20’. The property east of the Goldschmidt house has a 10-foot side yard setback off of Ave. La Cuesta, and the property west of the Hollywood Regency home has a front setback of about twenty feet. The subject site has a proposed front yard setback of 45 feet, which is substantially more than these properties but is less than that of the Goldschmidt property (approximately 76 feet) and the Hollywood Regency property (approximately 90 feet).

There is not one set architectural theme in the neighborhood, nor is there a specific architectural style required. The neighborhood includes historic resources with Spanish Colonial Revival architecture, and one of the adjacent historic resources with “Hollywood Regency” architecture. Although the project is not required to have one specific style of Moses Residence Page 8
architecture, the applicant proposes a modern residence, versus a Spanish Colonial Revival residence, to avoid detracting from the adjacent Hollywood Regency and Spanish Colonial Revival historic homes, by not mimicking adjacent architecture, and to avoid creating a false sense of history.

Per the analysis above, staff has determined that the project is compatible with the neighborhood.

Visual and Physical Impacts on Abutting Historic Resources Physical Impacts
The project will not have negative physical impacts on the historic residences in that the project is proposed entirely within the project site, and not proposed on shared property lines, where direct damage to either historic lot, or residence, may occur. Concerns over physical impacts to the Goldschmidt residence’s structural system from construction activities have been raised throughout the review process. Upon review of a building permit for construction of the project, the City, along with outside agencies, will review the project for compliance with all applicable standards and requirements, as completed for all building permit applications proposing new construction in the City. Additionally, drainage is also thoroughly reviewed for compliance during the building permit review process.

Visual Impacts
One way the City promotes it’s historic resources, is by maintaining views of them from the public right-of-way. The placement of the proposed building, with a front yard setback of 45 feet, has mainly been determined by the visibility of Goldschmidt residence from the street, focusing on the perspective from views west of the residence. Figure 3 shows a rendering from this perspective. Since the Hollywood Regency residence sits at a lower grade than the project site, has a front yard setback of approximately 90 feet, and is screened by a substantial amount of noncompliant landscaping1, the residence minimally contributes to the neighborhood street scene, when compared to the Goldschmidt residence. Therefore, the applicant’s efforts on the project’s visual analysis were more focused on addressing visual impacts on the Goldschmidt residence.

The applicant submitted a visual impact analysis provided in Attachment 13, which demonstrates how the project maintains visibility of the Goldschmidt residence from selected vantage points in the public right-of-way. Staff supports the vantage points used for the analysis, which are consistent with prior City reviews of proposed development at this property. To further indicate the preserved view of the Goldschmidt residence from the public right-of-way, the applicant has provided plans showing the building placement, setback dimensions, and sightline reference points and dimensions, along with 3D renderings. See Figure 3 below for a rendering of the project in relation to the Goldschmidt 1 Per SCMC 17.24.090 - Fences, Walls and Hedges: Hedges should be no taller than 42” within the front yard setback and no taller than 6’ on the remainder of the property.

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residence. Story poles are not required for this project; however, the neighboring property owners received permission to install several story poles to indicate building edges nearest the front and eastern side property lines closest to the Goldschmidt property. Staff and applicant visited the project site and confirmed the story poles match the proposed plans.

Figure 3– 3D Rendering of Project Adjacent to the Goldschmidt The quality of the proposed architecture was also analyzed in reviewing potential negative visual impacts on the historic resources. Refer to the Architecture subsection above for an analysis on the proposed architecture, which concludes that the architecture is of high quality.

As noted in the Landscaping subsection above, the proposed landscaping is predominantly made up of fountain grass and St. Augustine sod. Although the proposed landscaping is consistent with the proposed modern architectural style, staff supports adding more plant types, north of the driveway, to provide a transition from the Goldschmidt residence’s planting palette to the project site, consistent with comments from the DRSC. Since more plant types have not been provided, Condition of Approval No. 4.7 has been added which requires approval of a detailed landscape plan reflecting more plant types prior to the issuance a building permit. Additionally, another Condition of Approval (COA No. 4.6) has been added which requires that the applicant work with staff to ensure required front yard trees do not obstruct the intended preserved view of the Goldschmidt residence from the public right-of-way, during review of the detailed landscape plan.

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Overall, per the above analysis and noted conditions of approval, staff has determined the project does not create negative physical and visual impacts on the historic residences.

ENVIRONMENTAL REVIEW/COMPLIANCE (CEQA)
The Planning Division completed an initial environmental assessment of the project per the California Environmental Quality Act (CEQA). Staff recommends the Planning Commission determine the project is Categorically Exempt from CEQA pursuant to CEQA Guidelines Section 15303 (Class 3: New Construction or Conversion of Small Structures) because the project involves the construction of a new two-story single-family residence on a vacant lot within a developed residential neighborhood.

CALIFORNIA COASTAL COMMISSION REVIEW
The project does not require Coastal Commission review since the project is not in the Coastal Zone.

ALTERNATIVES;
The Planning Commission may take any of the following actions:

1. Approve the application with staff recommended conditions of approval.

2. Modify the conditions of approval to effect desired changes prior to approval.

3. Continue the hearing to obtain additional information from the applicant.

4. Deny the application. If the Commission wishes to pursue this option, the hearing will need to be continued to allow the appropriate resolution to be prepared.

These actions may be appealed by the application to the City Council within ten days of the decision pursuant to San Clemente Municipal Code § 17.12.140 or be called up by the City Council for review and action.

RECOMMENDATION
Staff recommends that the Planning Commission:

1. Determine the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines Section 15303 (Class 3: New Construction or Conversion of Small Structures); and

2. Adopt Resolution PC 24-011, approving Development Permit (DP) 24-027, Moses Residence, subject to attached conditions of approval.

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Attachments:

1. Resolution No. PC 24-011
Exhibit A - Conditions of Approval

2. Vicinity Map

3. Site Photographs

4. 233 Avenida La Cuesta DPR Historic Survey Form

5. 243 Avenida La Cuesta DPR Historic Survey Form

6. Development Standards Consistency Table

7. February 14, 2024 DRSC Minutes and Report

8. April 10, 2024 DRSC Minutes and Report

9. General Plan Consistency Table

10. Design Guidelines Consistency Table

11. Applicant’s Project Design Guidelines Analysis

12. Applicant’s Project Neighborhood Compatibility Analysis

13. Applicant’s Visual Impact Study

14. Conceptual Architectural and Landscape Plans
EXHIBITS:

RESOLUTION NO. PC 24-011

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING
DEVELOPMENT PERMIT 24-027, MOSES RESIDENCE, TO

CONSTRUCT A TWO-STORY, SINGLE-FAMILY
RESIDENCE ON A VACANT LOT LOCATED AT 239

AVENIDA LA CUESTA AND ABUTTING TWO HISTORIC
RESOURCES (233 AVENIDA LA CUESTA AND 243

AVENIDA LA CUESTA), AND TO FIND THE PROJECT

CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO
STATE CEQA GUIDELINES SECTION 15303 (CLASS 3:

NEW CONSTRUCTION AND CONVERSION OF SMALL
STRUCTURES, 14 CCR §15303).

WHEREAS, on September 21, 2023, an application was submitted by Dustin Morris, 1050 Calle Cordillera, Suite 102 San Clemente, CA 92673, for Development Permit (DP) 24-027, and deemed complete on April 15, 2024; a request to construct a two-story, single-family residence on a vacant lot located at 239 Avenida La Cuesta and abutting two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta).

The project site is in the Residential Low Zoning District and Special Residential 2 Overlay District (RL-SR2). The site’s legal description is N TR 898 BLK LOT 129, and Assessor’s Parcel Number 057-061-12; and
WHEREAS, the Planning Division has completed an initial environmental assessment of the above matter in accordance with the California Environmental Quality Act (CEQA) and recommends that the Planning Commission determine the project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section 15303 (Class 3: New Construction and Conversion of Small Structures). This is recommended because the project involves the construction of a new two-story single-family residence on a vacant lot within a developed residential neighborhood; and WHEREAS, on October 19, 2024, and February 8, 2024, the City's Development Management Team (DMT) reviewed the proposed project and determined it complies with the General Plan, Zoning Ordinance, and other applicable City ordinances and codes; and
WHEREAS, on February 14, 2024, and April 10, 2024, the City’s Design Review Subcommittee (DRSC) considered the project and supports it with further clarifying information and design recommendations; and
WHEREAS, on May 8, 2024, the Planning Commission of the City of San Clemente held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties.

NOW, THEREFORE, The Planning Commission of the City of San Clemente does hereby resolve as follows:

EXHIBIT 1
Resolution No. PC 24-011 Page 2
Section 1. Incorporation of Recitals.

The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission as fully set forth in this resolution.

Section 2. CEQA Findings.

Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the Planning Commission, and the facts outlined below, the Planning Commission hereby finds and determines that the proposed project is categorically exempt from CEQA pursuant to State CEQA Guidelines Section 15303 (Class 3: New Construction and Conversion of Small Structures).

The Class 3 exemption specifically exempts from further CEQA review, the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made to the exterior of the structure. The use of this exemption is limited to one single-family residence. Here, this project involves the construction of a new two-story single-family residence on a vacant lot within a developed residential neighborhood. Thus, the project qualifies for the Class 3 exemption.

Furthermore, none of the exceptions to the use of the Class 3 categorical exemption identified in State CEQA Guidelines section 15300.2 apply. The project is not located in a particularly sensitive environment, and will not impact an environmental resource of hazardous or critical concern, in that the project site is located within an urbanized residential area. The project will not result in a cumulative impact from successive projects of the same type in the same place, over time, in that, a successive project of the same type in the same place would not meet City policies. There are no unusual circumstances surrounding the project that result in a reasonably possibility of a significant effect on the environment, in that, there are no especially sensitive resources (endangered species, wetlands, etc.) on the project site or in the vicinity. The project will not damage scenic resources, including trees, historic buildings, rock outcroppings, or similar resources, in that, the project will avoid the adjacent historic resources at 233 Avenida La Cuesta and 243 Avenida La Cuesta. The project does not include any hazardous waste sites, and the project will not cause a substantial adverse change in the significance of a historical resource, in that, the historical integrity of the adjacent historic resources will remain.

Thus, the Class 3 exemption applies, and no further environmental review is required.

Section 3. Development Permit Findings
With respect to Development Permit (DP) 24-027, the Planning Commission finds as follows:

A. The proposed project is consistent with the General Plan, in that:

1. Similar to the adjacent historic homes, the project provides a large front yard setback of 45 feet, a horizontally-oriented building design, a long driveway, Resolution No. PC 24-011 Page 3
and front yard landscaping, consistent with General Plan Policy LU-1.03. - Maintenance of Neighborhood Character, which states “We maintain elements of residential streets that unify and enhance the character of neighborhoods, including parkways, street trees, and compatible setbacks.”;

2. The project provides articulation on each building elevation through the use of roof overhangs, varied wall planes, open and uncovered patios, a second level planter, and varied building materials. The first and second levels are each 10 feet, 11 inches in height and clearly defined by building materials and roof overhangs. The front entry is emphasized with a wooden pergola which remains at the height of the first level, along with low-height landscaping outlining the entry stairs. Building mass is broken down by wall planes at different setbacks, large windows, the open and uncovered second level patio, and by not extending the width of the second level to match the width of the first level as viewed from the street. Additionally, the large front yard setback further reduces massing impacts. The building’s form is consistent with the selected modern architectural style in that the form is made of regular rectilinear shapes, where projections are horizontal rather than vertical, creating a flat roof skyline. The project proposes a street-facing garage that is designed to blend in with the building, and would be partially screened by front yard landscaping, consistent with General Plan Policy LU-1.04. Single-Family Residential Uses., which states “We require that single-family houses and sites be designed to convey a high level of architectural and landscape quality in accordance with the Urban Design Element and Zoning Code, and in consideration of the following:
a. Varied and distinct building elevations, facades, and masses (avoiding undifferentiated "box-like" structures);
b. building scale and massing that is compatible with existing development;
c. use of extensive site landscaping to complement the architectural designs of structures;
d. reduced area and width of paving in front yards for driveway and garage access; and
e. location and design of garages so that they do not dominate the appearance of the dwelling from the street.”; and

3. The subject neighborhood consists of residences with a mix of architectural styles that include a variety of elements, such as, but not limited to, one and two stories, wide and narrow building footprints, roof styles and pitches, building materials and forms, color palettes, front yard sizes and elements, and driveway depths. Similar to the adjacent historic homes, the project provides a large front yard setback of 45 feet, a horizontally-oriented building design, a long driveway, and front yard landscaping. The width of the proposed residence, as viewed from the street, is 93 feet. The two adjacent historic homes have a building width at approximately over 100 feet, than other homes in the neighborhood which seem to have a building width less than 100 feet. The neighborhood includes historic resources with Spanish Colonial Revival architecture, and one of the adjacent historic resources with “Hollywood Regency” architecture. the applicant proposes a modern Resolution No. PC 24-011 Page 4
residence, versus a Spanish Colonial Revival residence, to avoid detracting from the adjacent Hollywood Regency and Spanish Colonial Revival historic homes, by not mimicking adjacent architecture, and to avoid creating a false sense of history, consistent with General Plan Policy HP-2.06. New Development., which states “We require that all new single-family and multifamily residential development abutting historic resources, and new commercial and multi-family development of three or more units within a 300- foot radius from a historic resource be compatible with the historic resource in terms of scale, massing, building materials and general architectural treatment.”
B. The proposed project complies with zoning regulations, in that:

1. The project complies with all development standards of the RL-SR2 Zone, including height, setbacks, lot coverage, parking, and landscaping.

C. The proposed project is consistent with the City's Design Guidelines, in that:

1. The subject neighborhood consists of residences with a mix of architectural styles that include a variety of elements, such as, but not limited to, one and two stories, wide and narrow building footprints, roof styles and pitches, building materials and forms, color palettes, front yard sizes and elements, and driveway depths. The project includes a two-story residence, a flat roof, and a light earth tone color palette. Similar to the adjacent historic homes, the project provides a large front yard setback of 45 feet, a horizontally-oriented building design, a long driveway, and front yard landscaping. The width of the proposed residence, as viewed from the street, is 93 feet. Two properties with a similar building width are at 200 Avenida La Cuesta, with approximately 95 feet, and 208 Avenida La Cuesta with approximately 99 feet. The two adjacent historic homes have a building width at approximately over 100 feet, than other homes in the neighborhood which seem to have a building width less than 100 feet. The majority of properties have a street-facing garage that is immediately visible from the street. The project proposes a street-facing garage designed to blend in with the building, and would be partially screened by front yard landscaping, consistent with Design Guideline DG.II., which states, “Projects should demonstrate sensitivity to the surrounding context and neighboring buildings.”;

2. In relation to the project site, given the westward location of the Hollywood Regency residence, its lower grade level, and distance from the proposed residence, the project does not create negative impacts on privacy, sun, and light exposure. Additionally, the project also does not create negative impacts on privacy, sun, and light exposure on the Goldschmidt residence, in that the Goldschmidt residence is east of the project site and sits at a higher grade elevation than the project site, and has no wall planes parallel to and at the same grade level as the project. Trees on the Goldschmidt property currently block sun exposure from the west side. Therefore, the project is consistent with Design Guideline, DG.II.2., which states, “Respect the privacy, sun, and light exposure of neighboring properties.”; and
Resolution No. PC 24-011 Page 5

3. The project provides articulation on each building elevation through the use of roof overhangs, varied wall planes, open and uncovered patios, a second level planter, and varied building materials. The first and second levels are each 10 feet, 11 inches in height and clearly defined by building materials and roof overhangs. The front entry is emphasized with a wooden pergola which remains at the height of the first level, along with low-height landscaping outlining the entry stairs. Building mass is broken down by wall planes at different setbacks, large windows, the open and uncovered second level patio, and by not extending the width of the second level to match the width of the first level as viewed from the street. Additionally, the large front yard setback further reduces massing impacts. The building’s form is consistent with the selected modern architectural style in that the form is made of regular rectilinear shapes, where projections are horizontal rather than vertical, creating a flat roof skyline, consistent with Design Guidelines DG.II.B.3 and DG.II.C.3.b, which state, “design buildings to be compatible in scale, mass and form with adjacent structures and the pattern of the neighborhood and carefully design rear and side facades to be compatible with the principal facades of the building (DG.II.B.3.), and avoid long and unrelieved wall planes (DG.II.C.3.b.).”
D. The proposed development will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity, in that:

1. The project is proposed entirely within the project site, and not proposed on shared property lines, where direct damage to either historic lot, or residence, may occur; and

2. The project is subject to all applicable California Building Code and Orange County Fire Authority standards.

E. The proposed project is in character and compatible with the properties in the neighborhood, in that:

1. The subject neighborhood consists of residences with a mix of architectural styles that include a variety of elements, such as, but not limited to, one and two stories, wide and narrow building footprints, roof styles and pitches, building materials and forms, color palettes, front yard sizes and elements, and driveway depths. Similar to the adjacent historic homes, the project provides a large front yard setback of 45 feet, a horizontally-oriented building design, a long driveway, and front yard landscaping. The width of the proposed residence, as viewed from the street, is 93 feet. The two adjacent historic homes have a building width at approximately over 100 feet, than other homes in the neighborhood which seem to have a building width less than 100 feet. The neighborhood includes historic resources with Spanish Colonial Revival architecture, and one of the adjacent historic resources with “Hollywood Regency” architecture. the applicant proposes a modern residence, versus a Spanish Colonial Revival residence, to avoid detracting from the adjacent Hollywood Regency and Spanish Colonial Revival historic Resolution No. PC 24-011 Page 6
homes, by not mimicking adjacent architecture, and to avoid creating a false sense of history; and

2. The majority of properties have a street-facing garage that is immediately visible from the street. The project proposes a street-facing garage. However, the garage is designed to blend in with the building, and would be partially screened by front yard landscaping.

F. The proposed project will not have negative visual or physical impacts upon the historic structure, in that:

1. The project is proposed entirely within the project site, and not proposed on shared property lines, where direct damage to either historic lot, or residence, may occur;

2. Upon review of a building permit for construction of the project, the City, along with outside agencies, will review the project for compliance with all applicable standards and requirements;

3. the project maintains visibility of the Goldschmidt residence from selected vantage points in the public right-of-way;

4. The project provides articulation on each building elevation through the use of roof overhangs, varied wall planes, open and uncovered patios, a second level planter, and varied building materials;

5. The first and second levels are each 10 feet, 11 inches in height and clearly defined by building materials and roof overhangs;

6. Building mass is broken down by wall planes at different setbacks, large windows, the open and uncovered second level patio, and by not extending the width of the second level to match the width of the first level as viewed from the street. Additionally, the large front yard setback further reduces massing impacts; and

7. The building’s form is consistent with the selected modern architectural style in that the form is made of regular rectilinear shapes, where projections are horizontal rather than vertical, creating a flat roof skyline Section 4. Planning Commission Approval.

Based on the foregoing recitals and findings, and the written and oral comments, facts, and evidence presented, the City of San Clemente Planning Commission approves Development Permit (DP) 24-047, Moses Residence, subject to the Conditions of Approval set forth in Exhibit A.

Resolution No. PC 24-011 Page 7
PASSED AND ADOPTED at a regular meeting of the City of San Clemente Planning Commission on May 8, 2024.
___________________________________
Chair
CERTIFICATION:

I HEREBY CERTIFY this Resolution was adopted at a regular meeting of the City of San Clemente Planning Commission on May 8, 2024, carried by the following roll call vote:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

ABSENT: COMMISSIONERS:
_______________________________________
Secretary of the Planning Commission
Resolution No. PC 24-011 EXHIBIT A

CONDITIONS OF APPROVAL
DEVELOPMENT PERMIT 24-027, MOSES RESIDENCE

1.0 GENERAL CONDITIONS OF APPROVAL

1.1 Within 30 days of receipt of the signed conditions of approval, the applicant shall submit to the City Planner a signed
acknowledgement concurring with all conditions of approval on a form to be provided by the City, unless an extension is granted by the City Planner.

Planning

1.2 The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of San Clemente and its officers, employees, and agents from and against any claim, action, proceeding, fines, damages, expenses, and attorneys’ fees, against the City, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City concerning this project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Planner, Zoning Administrator, or City employees or environmental finding. Applicant shall pay all costs upon request by the City. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter at the applicant’s expense. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter at the applicant’s cost. If the applicant fails to so defend the matter, the City shall have the right, at its own option, to do so and, if it does, the applicant shall promptly pay the City's full cost of the defense.

Planning

1.3 Use and development of this property shall be in substantial conformance with the approved plans, material boards and other applicable information submitted with this application, and with these conditions of approval. Any modifications to the project shall be reviewed by the City Planner in accordance with Zoning Ordinance Section 17.12.180.

Planning

1.4 The applicant shall comply with all applicable current and future provisions of the San Clemente Municipal Code, adopted
ordinances, and state laws.

All

1.5 Use of the subject property shall conform to all occupancy requirements, including posting of signs related to the maximum occupancy limitations.

Code
Comp

1.6 Development Permit 24-027 shall be deemed to have expired if within three years of approval the project is not commenced, or the Planning
Resolution No. PC 24-011 Page 2
Exhibit A
project permitted by the approved application has lapsed, as defined by Zoning Ordinance Section 17.12.150.

3.0 PRIOR TO ISSUANCE OF GRADING PERMITS

3.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Planning

3.2 The City Engineer shall determine that development of the site shall conform to general recommendations presented in the geotechnical studies, including specifications for site preparation, landslide treatment, treatment of cut and fill, slope stability, soils engineering, and surface and subsurface drainage, and
recommendations for further study. (SCMC Chapter 15.36) Public
Works

3.5 The applicant shall submit, and must obtain approval from the City Engineer, a precise grading plan as required by the City Grading Manual and Ordinance. (SCMC Chapter 15.36)
Public
Works
Addressing and Street Names

3.8 3.9

3.10 The applicant shall submit, and must obtain approval from the City Planner, a plan depicting all street names and the address for the residence within the project.

Financial Security
The applicant shall provide separate improvement surety, bonds, or irrevocable letters of credit, as determined by the City Engineer, for 100% of each estimated improvement cost, as prepared by a registered civil engineer as approved by City Engineer, for the following applicable items: grading improvements; frontage improvements; sidewalks; sewer lines; water lines; onsite storm drains; and erosion control. In addition, the owner shall provide separate labor and material surety for 100% of the above estimated improvement costs, as determined by the City Engineer or designee. (SCMC Chapter 15.36).

Sidewalk
In the event the project valuation is $50,000 or more per Municipal Code 12.08, the applicant shall be responsible for the construction of all required frontage improvements as approved by the City Engineer including but not limited to the following:

A. Sidewalk, including construction of compliant sidewalk along the property frontage and around obstructions such as the drive approach, utilities, and trees to meet current City standards (2% cross fall) when adequate right-of-way Planning
*
Public
Works
Public
Works
**
Resolution No. PC 24-011 Page 3
Exhibit A
exists, unless a waiver is applied for and approved by the City Manager. Since the street right-of-way along this
frontage varies between 2-3.5 feet behind the curb face, a sidewalk easement is anticipated to be required and
granted to the City unless a waiver is approved by the City Manager.

B. Contractor shall replace any damaged street improvements resulting from construction activities to the satisfaction of the City Inspector.
(SCMC Chapter 15.36 and Sections 12.08, and 12.24.050)
NPDES

3.12 The applicant shall demonstrate to the satisfaction of the City Engineer or designee that the project meets all requirements of the San Diego Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Municipal Separate Strom Sewer Permit, and Federal, State, County and City guidelines and regulations, in order to control pollutant run-off. (SCMC Chapter 13.40)
Public
Works

3.13 The applicant shall demonstrate to the City Engineer that the required NPDES permits have been obtained. (SCMC Chapter

13.40)
Public
Works

4.0 PRIOR TO ISSUANCE OF BUILDING PERMITS

4.1 The working drawings shall include within the first four pages a list of all conditions of approval included in this resolution.

Planning
Landscape Plans

4.5 4.6

4.7 The applicant shall submit, and must obtain approval from the City’s Consulting Landscape Architect, a detailed landscape and irrigation plan incorporating drought tolerant plants, prepared by a registered landscape architect, and in compliance with all pertinent requirements. (SCMC Section 17.68.020)
The applicant shall obtain approval from the City’s Landscape Consultant of a detailed landscape plan which demonstrates the Code-required trees in the front yard setback, in a manner which is sensitive to the intended preserved view of the residence located at 243 Avenida La Cuesta, as viewed from Avenida La Cuesta, and to the satisfaction of the City Planner.

Detailed landscape plans shall include a variety of plant types in landscaped areas north of the driveway.

Planning
Planning
**
Planning
**
Resolution No. PC 24-011 Page 4
Exhibit A
NPDES

4.9 The applicant shall demonstrate to the satisfaction of the City Engineer or designee that the project meets all requirements of the San Diego Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Municipal Separate Strom Sewer Permit, and Federal, State, County and City guidelines and regulations, in order to control pollutant run-off. (SCMC Chapter 13.40)
Public
Works

5.0 PRIOR TO FINAL INSPECTION
Landscaping

5.5 The applicant shall submit, and must obtain approval from the City Planner, a letter from a registered landscape architect confirming that landscaping and irrigation have been installed in accordance with the approved plans.

Planning
Surveys

5.8 Prior to approval to pour foundations, the applicant shall submit, and must obtain approvals from the City Planner and Building Official, a survey prepared by a registered civil engineer that is licensed to do surveying or a land surveyor confirming that the building foundations conform to the required setbacks as set forth on the approved plans.

Planning
Building

5.9 Prior to approval of the framing inspection, the applicant shall submit, and must obtain approvals from the City Planner and Building Official, a survey prepared by a registered civil engineer that is licensed to do surveying or a land surveyor confirming that the height of all structures conforms to the dimensions set forth on the approved plans.

Planning
Building
Architecture

5.10 All exterior details and materials shall be approved by the Planning Division prior to installation.

Planning
* Denotes a modified Standard Condition of Approval
** Denotes a project-specific Condition of Approval
Eagle Aerial
City of San Clemente
Printed 6/22/2023 @ 9:24 AM
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0 0.005 0.01 0.02
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C:\GIS\S ervicesStagi ng\P ri ntServices\Letter_Portrait.mxd CHP23-318

MOSES RESIDENCE
239 AVENIDA LA CUESTA
EXHIBIT 2

HISTORIC RESOURCE

PROJECT SITE

SITE PHOTOGRAPHS
The following photographs were taken on May 2, 2024, from Avenida La Cuesta, and show views of the vacant project site with story poles.

EXHIBIT 3

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

PRIMARY RECORD
Primary #
HRI#
Trinomial
NRHP Status Code 5S
Other Listings
Review Code ______________ Reviewer __________________________ Date __________

Page 1 of 3 ends

P1. Other Identifier:

P2. Location: a. County Orange
and (P2b and P2C or P2d. Attach a Location Map as necessary.) b. USGS 7.5’ Quad Date T ; R ; 1/4 of 1/4 of Sec ; B.M. c. Address 233 Avenida La Cuesta City San Clemente Zip 92672 d. UTM: Zone ; mE/ mN
Not for Publication Unrestricted
e. Other Locational Data: Assessor Parcel Number: 057-061-11 P3a. Description:

The property contains a two-story single family residence. The residence is largely obscured from the public-right-of-way.

Designed in the Hollywood Regency style, it has a hip roof that appears to be clad in shingles. The exterior walls are clad with original smooth stucco. There is a decorative balustrade of an unknown material. The residence appears to be in good condition with good integrity.

P3b. Resources Attributes: 02 Single Family Property
P4. Resources Present: Building Structure Object Site District Element of District Other P11. Report Citation: None.

Attachments: NONE Location Map Continuation Sheet Building, Structure, and Object Record District Record
Photograph Record Other:

DPR 523A (1/95) HRG
P5b. Description of Photo:

West elevation, east view. May
2006.

P6. Date Constructed/Sources:
1941 (E) Tax Assessor
Historic
Prehistoric
Both
P7. Owner and Address:

Donchak, Andrew & Donchak, Lori Harnar
233 Avenida La Cuesta
P8. Recorded by:

Historic Resources Group, 1728
Whitley Avenue, Hollywood, CA
90028
P9. Date Recorded: 9/20/2006
P10. Survey Type:

City of San Clemente Historic
Resources Survey Update
Sketch Map
Archaeological Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record
EXHIBIT 4
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

BUILDING, STRUCTURE, AND OBJECT RECORD
Primary #
HRI#

Page 2 of 3 ends

Resource Name or #: 233 AVENIDA LA CUESTA
B1. Historic Name: (Unknown)
B2. Common Name: (Unknown)
B3. Original Use: Single-family residential B4. Present Use: Single-family residential B5. Architectural Style: Hollywood Regency Style
B6. Construction History:

B7. Moved? No Yes Unknown Date: Original Location:

B8. Related Features:

B9a. Architect: Aubrey St. Clair b. Builder: Strang Bros.

B10. Significance: Theme Residential Area City of San Clemente Period of Significance 1941 Property Type Residential Applicable Criteria C This two-story single family residence was built for C.C. Page in 1941. Its design is attributed to noted Laguna architect Aubrey St. Clair. It was constructed by Strang Bros. The property appears eligible individually at the local level under Criterion A as a rare example of the Hollywood Regency style in San Clemente. It is recommended for retention on the Historic Structures List.

B11. Additional Resource Attributes: : 02 Single Family Property B12. References: Orange County Tax Assessor Records; Historic Resources Survey, Leslie Heumann and Associates, 1995.

B13. Remarks: (none)
B14. Evaluator: Historic Resources Group, Hollywood, CA Date of Evaluation: 9/20/2006
(This space reserved for official comments.)
DPR 523B (1/95) HRG
Page of Resource Name or #:

Recorded by: Historic Resources Group Date:

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial
Continuation Update
DPR 523L (1/95) HRG
3 3 233 AVENIDA LA CUESTA
9/20/2006
Photographs of the Subject Property, Continued:

Page of Resource Name or #:

Recorded by: Historic Resources Group Date:

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial
Continuation Update
DPR 523L (1/95) HRG
1 3 243 AVENIDA LA CUESTA
9/20/2006
PROPERTY NAME Casa Tres Vistas
HISTORIC NAME Goldschmidt House
PROPERTY ADDRESS 243 Avenida La Cuesta
ASSESSOR PARCEL NUMBER 057-061-13
PROPERTY TYPE Single-family residential

OTHER DESCRIPTION
DATE OF CONSTRUCTION 1928 (F) Building Permit
No substantial changes post-1988 Historical Photo Log prepared by the City of San Clemente.

INTEGRITY
STATUS CODE 1S
Listed in the National Register as an individual property. The property also appears eligible at the local level both individually and as a contributor to a potential historic district. It is recommended for retention on the Historic Structures List.

STATUS
Project
Prepared for
Prepared by Historic Resources Group
1728 Whitley Avenue
Hollywood, CA 90028
City of San Clemente
910 Calle Negicio, Suite 100
San Clemente, CA 92673
City of San Clemente Historic Resources Survey Update
This one-story single family residence was built for Adlai Goldschmidt in 1928. The Goldschmidts were Los Angeles distillers and winemakers. In 1906, they became half owners of some 10,500 acres of former ranch lands in the Capistrano Valley. (See Continuation Sheet).

SIGNIFICANCE
EXHIBIT 5
Page of Resource Name or #:

Recorded by: Historic Resources Group Date:

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial
Continuation Update
SIGNIFICANCE (continued).

When the property was later divided, the Goldschmidts retained the coastal grazing lands that would later be acquired by a syndicate headed by Hamilton Cotton and developed as San Clemente.

The Goldschmidt Residence was designed by Los Angeles architect Paul R. Williams. Williams has designed a number of residences for the Goldschmidt family over the years, including homes for brothers Max and Herman in the Holmby Hills and Hancock Park neighborhoods of Los Angeles. Williams was one of Los Angeles’ premier architects from the 1920s to the 1950s, and undoubtedly the most successful black architect of his day. He is responsible for some of that city’s most recognizable landmarks, including the Beverly Hills Hotel and the Theme Building at Los Angeles International Airport. He is perhaps best known as the “architect to the stars,” designing elegant Period-style mansion for the Hollywood elite, including Frank Sinatra, Cary Grant, and Lucille Ball.

DPR 523L (1/95) HRG
2 3 243 AVENIDA LA CUESTA
9/20/2006
Page of Resource Name or #:

Recorded by: Historic Resources Group Date:

State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial
Continuation Update
DPR 523L (1/95) HRG
3 3 243 AVENIDA LA CUESTA
9/20/2006
Photographs of the Subject Property:

RL-SR2 Development Standards Consistency Table
Standard Zoning
Ordinance
Proposed Complies with
the Code
Density (Maximum) 1 unit 1 unit Yes
Setbacks (Minimum)
Front to Primary
Structure 20’ >20’ Yes
Front to Street-facing
Garage spaces 18’ 50’-6” Yes
Sides 10’ 10’ Yes
Rear 10’ 125’-11” Yes
Lot Coverage
(Maximum) 50% 16% Yes
Building Height
(Maximum) 25’ 24.77’ Yes
Parking (Minimum) 2 spaces 3 spaces Yes
Landscape 50% of front yard
setback 67.93% Yes
EXHIBIT 6
EXHIBIT 7

AGENDA ITEM: 2-B
Design Review Subcommittee (DRSC)
Meeting Date: February 14, 2024
PLANNER: David Carrillo, Associate Planner
SUBJECT: Cultural Heritage Permit (CHP) 23-318, Moses Residence, a request to construct a two-story, single-family residence on a vacant lot abutting two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta).

BACKGROUND:

Site Data
The project site is a vacant 27,000 square-foot interior lot located at 239 Avenida La Cuesta, within the Residential Low Zoning District and Special Residential 2 Overlay District (RLSR2). The site abuts two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta), one on either side. See Figure 1 below for a close-up aerial view of the project site and abutting historic resources, and reference Attachment 1 for a vicinity map. The site’s topography slopes downward from east to west, which reflects the general topography of the neighborhood. The site’s grade difference is approximately 12 feet.

Figure 1 – Project Site and Abutting Historic Resources Moses Residence Page 2
233 Avenida La Cuesta (Abutting Historic Resource)
“The property contains a two-story single-family residence. The residence is largely obscured from the public-right-of-way. Designed in the Hollywood Regency style, it has a hip roof that appears to be clad in shingles. The exterior walls are clad with original smooth stucco. There is a decorative balustrade of an unknown material. The residence appears to be in good condition with good integrity.” The residence was designed by architect Aubrey St. Clair, a prominent local architect with most of his projects in the City of Laguna Beach, including the Laguna Beach Water District building. St. Clair designed buildings influenced by English Tudor, Monterey Colonial, and Spanish/Mediterranean Revival architectural styles. For more historical data on this property, reference the property’s DPR Survey form in Attachment 2.
243 Avenida La Cuesta (Abutting Historic Resource)
“This one-story single-family residence was built for Adlai Goldschmidt in 1928…. The Goldschmidt Residence was designed by Los Angeles architect Paul R. Williams. Williams has designed a number of residences for the Goldschmidt family over the years, including homes for brothers Max and Herman in the Holmby Hills and Hancock Park neighborhoods of Los Angeles. Williams was one of Los Angeles’ premier architects from the 1920s to the 1950s, and undoubtedly the most successful black architect of his day….The Goldschmidt House was listed in the National Register of Historic Places in 2004. It appears eligible at the local level under Criterion A for its association with the Ole Hanson/Spanish Village by the Sea period of development (1925-1936), and under Criterion C for its association with prominent architect Paul R. Williams and as a unique and elaborate interpretation of the Spanish Colonial Revival style in San Clemente.” The property at 243 Avenida La Cuesta (“Goldshmidt House”) is on the National Register of Historic Places. For more historical data on this property, reference the property’s DPR Survey form in Attachment 3.

Project Description
The applicant proposes a two-story 6,250 square-foot modern single-family residence with an attached three-car garage. The project complies with development standards of the RLSR2, as shown in Attachment 4. The roof design is flat with rooftop elements including skylights and chimneys. The proposed color palette consists of light earth tone colors with black window and door trims. Exterior building materials include white stucco walls, light brown wood siding, gray porcelain wall tiles, aluminum doors and windows, and glass guardrails. The residence accommodates six bedrooms, one powder bathroom, and seven full bathrooms, along with typical common areas. Outdoor spaces are proposed on the ground and second level. On the ground level, outdoor private spaces include a patio in the front yard; and a covered patio, a multi-purpose sports court for basketball and pickleball, and a pool and spa in the rear yard. Proposed landscaping includes drought-tolerant vegetation throughout the property, and citrus/fruit trees along the rear of the property.

Additionally, turf block is proposed on the driveway, and natural top cast concrete on patio and walkway surfaces. An ADA-compliant sidewalk is also proposed at the front of the property. See Figure 2 below for a street view rendering of the project, and reference Attachment 8 for conceptual plans, including preliminary landscape plans.

Moses Residence Page 3
Figure 2 – Front View Rendering
Why is DRSC Review Required?
A Cultural Heritage Permit requires review by the Design Review Subcommittee to provide feedback on visual impacts of projects on nearby historic resources and landmarks; and architectural design issues, such as architectural quality and style, massing, scale, proportions, landscaping, materials, design features, and visual impacts on aesthetic resources
Feedback from Abutting Historic Property Owners
Staff has discussed the project with both abutting historic property owners on multiple occasions via in-person meetings, email, and phone. Staff and the project architect also met with both historic property owners at the site. Staff has received comments and concerns from both historic property owners verbally and in writing. In summary, below are comments/concerns:
x How does the project mitigate impacts related to light/air corridors and flow, view preservation, and landscaping/hardscaping?
x How does the proposed development manage irrigation/drainage, to be compatible with historic resources and current irrigation/landscaping infrastructure? x How does the proposed development avoid seismic or expansive soil pressure either upstream or downstream of proposed development?
x How is the project compatible with the neighborhood?
Moses Residence Page 4
x How is noise from the pickleball court being addressed? x Is a 6,000 square-foot home too large for the lot?
x Can the eastern setback be increased by 15 feet?
x Can the new residence be pushed back further from the front property line? x Can story poles be installed on the project site?
ANALYSIS:

Development Standards
The project complies with all development standards of the RL-SR2 Zone, including height and setbacks, as shown on the consistency table provided in Attachment 4. The preliminary landscape plan is being reviewed by the City’s Landscape Consultant. The applicant will address landscape comments, if any, and provide a revised preliminary landscape plan prior to a Planning Commission hearing. Additionally, staff is requesting more details on proposed exterior lighting before a hearing to allow staff to adequately review lighting.

Design Guidelines
The City’s General Design Guidelines apply to this project. Since Spanish Colonial Revival (SCR) architecture is not proposed, SCR-specific design guidelines from the City’s General Design Guidelines, and the Henry Lenny Design Guidelines are not applicable. In summary, design guidelines suggest the following:
x Develop compatible relationships between the topography, building placement, and existing open spaces of neighboring properties.
x Respect the privacy, sun, and light exposure of neighboring properties. x Provide a transition from the existing to new development by careful placement and masing of buildings, well-designed planting patterns, and other appropriate means.
x Development should follow the existing topography.
x Development should demonstrate sensitivity to the contextual influences of adjacent properties and the neighborhood.
x Retain mature trees.
x Design buildings to be compatible in scale, mass and form with adjacent structures and the pattern of the neighborhood.
x Rooftop elements shall blend with the building’s architecture.

The applicant provided supplemental information, such as, 1) a narrative letter explaining the project and their rationale for the project’s design (Attachment 5); 2) a neighborhood compatibility analysis (Attachment 6); and 3) an analysis of the project against the design guidelines (Attachment 7). The neighborhood compatibility analysis shows the mix of Moses Residence Page 5
architectural styles in the neighborhood with a variety of roof designs, scale, mass, forms, and front yard sizes. The proposed residence contributes to the mix of architectural styles in the neighborhood, and has a compatible scale, mass, and form. Overall, the project is generally consistent with the design guidelines. As shown in the applicant’s design guidelines analysis, the project demonstrates articulation through multiple building step backs on all elevations, the second level uncovered deck, roof overhangs, varied exterior wall materials, and solid and transparent wall planes.

In pre-application submittal discussions with the applicant, staff made the applicant aware of the City’s goal to protect public views of historic properties, as viewed from the public right-of-way, from adjacent development. In response, the applicant has designed the residence to not obstruct public views of the Goldschmidt residence, which includes the arched window facing the project site, as shown in Figure 3 below.

Figure 3 – Goldschmidt Residence Arched Window
The project is generally consistent with the design guidelines. However, the project can further be consistent with design guidelines by improving the treatment of the roof. The three chimneys provide varied heights. However, the placement and size of the chimneys do not sufficiently contribute to varied roof heights, which the design guidelines encourage. Staff recommends that more prominent roof height variations be provided as viewed from the street. The intent is not to increase building mass, but to improve articulation on the roof line while staying sensitive to the abutting historic resources.

Additionally, the flat roof design is compatible with the proposed modern architectural style.

However, the flat roof exposes visibility of all rooftop elements, such as skylights and chimneys, to the Goldschmidt residence. To improve compatibility with the adjacent historic residence due to topographical differences, staff recommends that the applicant consider the following: 1) Provide details demonstrating how the skylights blend with the roof; 2) Predesignate a solar panel zone on the roof plan which mitigates potential glare impacts from the installation of future solar panels; and 3) Simplify the arrangement of skylights, and/or provide a roof design which screens or reduces visibility of the skylights.

Moses Residence Page 6
RECOMMENDATIONS:

Staff seeks input from the DRSC, related to the project’s consistency with design guidelines, and sensitivity to abutting historic resources, including discussion of the questions and concerns raised by the neighboring property owners. Staff also seeks a determination on whether the project is ready for Planning Commission review. Staff recommendations are below:

1. Provide more prominent roof height variations as viewed from the street.

2. To mitigate visual impacts on the Goldschmidt residence from the proposed roof, consider the following:
a. Provide details demonstrating how the skylights blend with the roof. b. Pre-designate a solar panel zone on the roof plan which mitigates potential glare impacts from the installation of future solar panels. c. Simplify the arrangement of skylights, and/or provide a roof design which screens or reduces visibility of the skylights.

3. Provide exterior lighting details demonstrating compliance with lighting standards prior to a Planning Commission hearing.

Attachments:

1. Vicinity Map

2. 233 Avenida La Cuesta DPR Historic Survey Form

3. 243 Avenida La Cuesta DPR Historic Survey Form

4. Development Standards Consistency Table

5. Applicant’s Project Narrative Letter

6. Applicant’s Neighborhood Compatibility Analysis

7. Applicant’s Design Guidelines Analysis

8. Conceptual Plans

NO ATTACHMENTS
Design Review Subcommittee Regular Meeting Minutes April 10, 2024 Page 1

CITY OF SAN CLEMENTE

MINUTES OF THE REGULAR MEETING OF THE

DESIGN REVIEW SUBCOMMITTEE
APRIL 10, 2024
Subcommittee Members Present: Chair M. Steven Camp; Vice Chair Cameron Cosgrove; Committee Alternate Scott
McKhann
Subcommittee Members Absent: Committee Member Bart Crandell Staff Present: Jonathan Lightfoot, City Planner

1. MINUTES
A. Review and file minutes of the Design Review Subcommittee meeting March 13, 2024

2. ARCHITECTURAL REVIEW OF THE FOLLOWING ITEMS:

A. Plaques for Historic Properties (Lightfoot)
A request by the San Clemente Historical Society to establish a standardized plaque for installation on local historic properties.

City Planner Jonathan Lightfoot summarized the staff report and provided a presentation on the project.

Chair Camp opened the item for public comment.

Members of the public made the following comments or questions either individually or as a group:
x Mary Ann Comes, representing the San Clemente Historic Society’s Plaque Committee, indicated that they have been working on this project for a couple of years in coordination with designer Lisa Spinelli.
x They looked for a sign style similar to the one reviewed by the DRSC in 2020 with a simple bronze style reflective of the National Register plaques. x They researched appropriate fonts for the period of significance (1920’s1930’s) for the majority of historic properties in San Clemente. x They prefer large font size for legibility.
x They prefer a design with an arch as emblematic of the Spanish Colonial Revival style.
x They noted that they may have access to a public plaque that was commissioned by Ole Hanson. If found, that plaque may influence the design. x Their goal is to begin implementing soon so that properties can begin installing plaques ahead of the City’s 100th anniversary.

EXHIBIT 8
Design Review Subcommittee Regular Meeting Minutes April 10, 2024 Page 2 x They would have at least two sizes: a larger one for commercial buildings, and a smaller one for residential buildings.

The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group:
x The Plaque Program should function like a “how to” document, providing clear information on how to order; what size will be used; consistent information to be included; recommended installation method and location. x Recommended consideration of distinctive type or style for National Register or Landmark properties.
x May want to consider a secondary sign type for story telling. Main plaque should not include narrative.
x Add the word “built” ahead of the date for clarity and consistency. x Advised against using QR codes.
x Recommended increasing font for “San Clemente Historic Building” and reducing the font size for the architect name(s).

The applicant
The Subcommittee recommended
B. Cultural Heritage Permit 23-318, Moses Residence, 239 Avenida La Cuesta (Lightfoot for Carrillo)
A request to construct a two-story, single-family residence on a vacant lot abutting two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta).

City Planner Jonathan Lightfoot summarized the staff report and clarified that the project did not make architectural or site plan revisions; but the applicant had provided additional exhibits responsive to the DRSC’s prior comments from their meeting on February 14, 2024.

The applicant, architect Dustin Morris, noted that his intent was to address prior concerns and to clarify the setting and context of the property. He explained the exhibits attached to the staff report, including the line of sight study and visual simulations. He noted that the current project is reflective of the same view considerations of the previously approved “Romney Residence” at the same site. He described photos in the exhibits, showing that: landscaping obscures the entirety of the residence at 233 Avenida La Cuesta; landscaping is dense on the property line between the subject site and 243 Avenida La Cuesta, and that the proposed roof is lower than the height of existing trees; and he explained that the exhibits included images of the project simulation superimposed onto photos of the streetview to provide massing and proximity context.

Chair Camp opened the item for public comment.

Design Review Subcommittee Regular Meeting Minutes April 10, 2024 Page 3 Members of the public made the following comments or questions either individually or as a group:
x Questioned whether the proposed setback was actually the same distance as the Romney Residence proposal.
x Stated that the proposal is out of character with the neighborhood in that there are no other hyper modern residences.
x Stated that the project has a lesser setback than either of the adjacent historic residences.
x Stated that the Goldschmidt property could be seen from many vantage points in the City.
x Stated that the view from inside the Goldschmidt home was exceptional and would be impacted.
x Stated that there was a presumption from the prior Romney Residence approval that a 54’ setback would be required at the undeveloped lot.

The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group:
x Clarified that the proposed setback is 45’ when 20’ is required in the Zone. x Confirmed that staff had provided direction to heed the line of sight study from the Romney Residence project (reviewed by the Planning Commission in June of 2020) and had recommended a style other than Spanish Colonial Revival to help differentiate from the historic Goldschmidt home. x Agreed that the design does not have major roof elements or bold coloring/features that compete or detract from the historic residence. x Earth tone colors and varied step backs blend with the street scene and limit competition with the neighboring Goldschmidt property.
x Highlighted the importance of landscape, especially in this neighborhood that has an estate character. It should transition from the Goldschmidt palette and be a foil to that property.
x Encouraged reduction of the front pergola element.

The Subcommittee recommended that the item advance to a Planning Commission hearing once plans are modified to address: a detailed landscape plan, rooftop mechanical equipment and screening, and consideration of a reductio of the front pergola.

3. NEW BUSINESS
None

4. OLD BUSINESS
None
Design Review Subcommittee Regular Meeting Minutes April 10, 2024 Page 4

5. ORAL AND WRITTEN COMMUNICATION
None

ADJOURNMENT
Adjourned to the April 24, 2024 DRSC meeting at 3:00 p.m., San Clemente City Hall, First Floor Community Room, 910 Calle Negocio, San Clemente, CA.

Respectfully submitted,
_______________________________
M. Steven Camp, Chair
Attest:
_______________________________
Jonathan Lightfoot, City Planner
AGENDA ITEM: 2-B
Design Review Subcommittee (DRSC)
Meeting Date: April 10, 2024
PLANNER: David Carrillo, Associate Planner
SUBJECT: Cultural Heritage Permit (CHP) 23-318, Moses Residence, a request to construct a two-story, single-family residence on a vacant lot abutting two historic resources (233 Avenida La Cuesta and 243 Avenida La Cuesta).

BACKGROUND:

Moses Residence Page 3
Figure 2 – Front View Rendering
DRSC – First Review
The DRSC reviewed this proposal on February 14, 2024. The related staff report is available on the City’s website0F

1. The draft minutes from that meeting are provided as Attachment 1.

Primarily, the DRSC desired additional renderings that clearly showed the proposed residence in its context next to the adjacent historic properties. Related, the DRSC commented that mechanical equipment could be visually detracting on a flat roof – particularly from the higher-grade perspective of 243 Ave. La Cuesta. Also, they recommended that the designs consider the possibility of shifting the building pad back and whether rear yard retaining walls could provide more functional space on the property. The applicant has not modified the plans; but did provide a response to the DRSC comments (Attachment 2) and expanded visual simulations (Attachment 3).

RECOMMENDATIONS:

Staff seeks input from the DRSC, related to the project’s consistency with design guidelines, and sensitivity to abutting historic resources, including discussion of the additional exhibits provided by the applicant.

Attachments:

1. DRSC Minutes of February 14, 2024

2. Applicant response to DRSC comments of 2/14/2024

3. Expanded Visual Simulations
1 2/14/2024 DRSC staff report on the Moses Residence, CHP23-318

NO ATTACHMENTS
General Plan Consistency
Policies and Objectives Consistency Finding
General Plan Policy LU-1.03. -
Maintenance of Neighborhood Character:
“We maintain elements of residential
streets that unify and enhance the
character of neighborhoods, including
parkways, street trees, and compatible
setbacks.”;
Consistent. Similar to the adjacent
historic homes, the project provides a
large front yard setback of 45 feet, a
horizontally-oriented building design, a
long driveway, and front yard landscaping
General Plan Policy LU-1.04. SingleFamily Residential Uses: “We require that single-family houses and sites be designed
to convey a high level of architectural and
landscape quality in accordance with the
Urban Design Element and Zoning Code,
and in consideration of the following:
a. Varied and distinct building
elevations, facades, and masses (avoiding
undifferentiated "box-like" structures);
b. building scale and massing that
is compatible with existing development;
c. use of extensive site landscaping
to complement the architectural designs of
structures;
d. reduced area and width of paving
in front yards for driveway and garage
access; and
e. location and design of garages so
that they do not dominate the appearance
of the dwelling from the street.”
Consistent. The project provides
articulation on each building elevation
through the use of roof overhangs, varied
wall planes, open and uncovered patios,
a second level planter, and varied building
materials. The first and second levels are
each 10 feet, 11 inches in height and
clearly defined by building materials and
roof overhangs. The front entry is
emphasized with a wooden pergola which
remains at the height of the first level,
along with low-height landscaping
outlining the entry stairs. Building mass is
broken down by wall planes at different
setbacks, large windows, the open and
uncovered second level patio, and by not
extending the width of the second level to
match the width of the first level as viewed
from the street. Additionally, the large
front yard setback further reduces
massing impacts. The building’s form is
consistent with the selected modern
architectural style in that the form is made
of regular rectilinear shapes, where
projections are horizontal rather than
vertical, creating a flat roof skyline. The
project proposes a street-facing garage
that is designed to blend in with the
building, and would be partially screened
by front yard landscaping
General Plan Policy HP-2.06. New
Development: “We require that all new
single-family and multifamily residential
development abutting historic resources,
Consistent. The subject neighborhood
consists of residences with a mix of
architectural styles that include a variety
of elements, such as, but not limited to,
EXHIBIT 9
and new commercial and multi-family
development of three or more units within
a 300-foot radius from a historic resource
be compatible with the historic resource
in terms of scale, massing, building
materials and general architectural
treatment.”
one and two stories, wide and narrow
building footprints, roof styles and pitches,
building materials and forms, color
palettes, front yard sizes and elements,
and driveway depths. Similar to the
adjacent historic homes, the project
provides a large front yard setback of 45
feet, a horizontally-oriented building
design, a long driveway, and front yard
landscaping. The width of the proposed
residence, as viewed from the street, is 93
feet. The two adjacent historic homes
have a building width at approximately
over 100 feet, than other homes in the
neighborhood which seem to have a
building width less than 100 feet. The
neighborhood includes historic resources
with Spanish Colonial Revival
architecture, and one of the adjacent
historic resources with “Hollywood
Regency” architecture. the applicant
proposes a modern residence, versus a
Spanish Colonial Revival residence, to
avoid detracting from the adjacent
Hollywood Regency and Spanish Colonial
Revival historic homes, by not mimicking
adjacent architecture, and to avoid
creating a false sense of history.

Design Guidelines Consistency
Design Guidelines Consistency Finding
Design Guideline DG.II.: “Projects should
demonstrate sensitivity to the surrounding
context and neighboring buildings.”
Consistent. The subject neighborhood
consists of residences with a mix of
architectural styles that include a variety
of elements, such as, but not limited to,
one and two stories, wide and narrow
building footprints, roof styles and pitches,
building materials and forms, color
palettes, front yard sizes and elements,
and driveway depths. The project
includes a two-story residence, a flat roof,
and a light earth tone color palette. Similar
to the adjacent historic homes, the project
provides a large front yard setback of 45
feet, a horizontally-oriented building
design, a long driveway, and front yard
landscaping. The width of the proposed
residence, as viewed from the street, is 93
feet. Two properties with a similar building
width are at 200 Avenida La Cuesta, with
approximately 95 feet, and 208 Avenida
La Cuesta with approximately 99 feet.

The two adjacent historic homes have a
building width at approximately over 100
feet, than other homes in the
neighborhood which seem to have a
building width less than 100 feet. The
majority of properties have a street-facing
garage that is immediately visible from the
street. The project proposes a streetfacing garage designed to blend in with the building, and would be partially
screened by front yard landscaping
Design Guideline, DG.II.2., which states,
“Respect the privacy, sun, and light
exposure of neighboring properties.”
Consistent. In relation to the project site,
given the westward location of the
Hollywood Regency residence, its lower
grade level, and distance from the
proposed residence, the project does not
create negative impacts on privacy, sun,
and light exposure. Additionally, the
project also does not create negative
impacts on privacy, sun, and light
EXHIBIT 10
exposure on the Goldschmidt residence,
in that the Goldschmidt residence is east
of the project site and sits at a higher
grade elevation than the project site, and
has no wall planes parallel to and at the
same grade level as the project. Trees on
the Goldschmidt property currently block
sun exposure from the west side
Design Guideline DG.II.B.3: “design
buildings to be compatible in scale, mass
and form with adjacent structures and the
pattern of the neighborhood and carefully
design rear and side facades to be
compatible with the principal facades of
the building”; and DG.II.C.3.b: “avoid
long and unrelieved wall planes”.

Consistent. The project provides
articulation on each building elevation
through the use of roof overhangs, varied
wall planes, open and uncovered patios,
a second level planter, and varied building
materials. The first and second levels are
each 10 feet, 11 inches in height and
clearly defined by building materials and
roof overhangs. The front entry is
emphasized with a wooden pergola which
remains at the height of the first level,
along with low-height landscaping
outlining the entry stairs. Building mass is
broken down by wall planes at different
setbacks, large windows, the open and
uncovered second level patio, and by not
extending the width of the second level to
match the width of the first level as viewed
from the street. Additionally, the large
front yard setback further reduces
massing impacts. The building’s form is
consistent with the selected modern
architectural style in that the form is made
of regular rectilinear shapes, where
projections are horizontal rather than
vertical, creating a flat roof skyline
EXHIBIT 11

EXHIBIT 12

$77$&+0(17 EXHIBIT 13

EXHIBIT 14

San Clemente City CouncilJune 18, 2024

San Clemente City Council
June 18, 2024