CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING
OF THE ZONING ADMINISTRATOR
DECEMBER 19, 2024
San Clemente City Hall
First Floor Community Room
910 Calle Negocio
San Clemente, California 92673
1. CALL TO ORDER
Zoning Administrator (ZA) Adam Atamian called the Regular Meeting of the City of San Clemente Zoning Administrator to order on December 19, 2024 at 3:01 p.m. The meeting was held in the First Floor Community Room of City Hall, 910 Calle Negocio, San Clemente, California.
Staff Present: Adam Atamian, Zoning Administrator
Zach Rehm, Principal Planner
Jessica Gatny, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
A. Minutes from the Zoning Administrator Regular Meeting of November 21, 2024.
ZA Atamian received and filed the minutes for the regular meeting of November 21, 2024.
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
A. Public Hearing Project (PHP) 24-574, JPG Exterior Improvements, 1315 N El Camino Real
The Zoning Administrator will consider a request for a Development Permit (DP) 24-575 to install a 940 sq. ft. open patio deck with foundation at the rear of the building. The proposed project also includes the demolition of the non-permitted structure and foundation at rear of building; installation of new aluminum sectional glass garage doors and structural support; remove and replace existing parapet and patch roofing as needed; replace existing AC units with new units and ducting; remove parking at front and provide new sidewalk and fenced in patio space; and repaint front façade.
Minutes of the Zoning Administrator Regular Meeting December 19, 2024 Page 2 The Zoning Administrator will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines § 15301 (Class 1: Existing Facilities).
Assistant Planner Jessica Gatny summarized the staff report and introduced the applicants and designers on the project, Justin and Taleen Metcalf.
The applicants did not have a statement or change to the staff report.
ZA Atamian opened the public hearing and thanked staff for the presentation..
ZA Atamian confirmed with staff what aspects of the project were discretionary versus an administrative review to approve. The applicants stated that the project was submitted and approved by the Building Division in June, 2024; however, Engineering and Planning requested the plans be resubmitted, which was done early December, 2024.
ZA Atamian confirmed that the sidewalk waiver was approved and the slope of the grade requires a retaining wall in excess of three feet, resulting in the sidewalk waiver being approved. ZA Atamian stated that the staff report discussed the use of the property which historically had three parking spaces in the front with three in the back being more of an industrial loading area.
The applicants stated that the current use is office and it will be maintained as office with no requirements of parking modifications.
At 3:15 p.m., Mike Gentile arrived and introduced himself as the business owner.
ZA Atamian stated that as far as the back of the building, the design guidelines for the West Pico Corridor Specific Plan, which is the zone for this area, has identified two architectural zones. The front of the building that is at or above grade is of the El Camino Corridor, and behind is the West Pico Corridor. ZA Atamian asked if Mr. Gentile was part of the process when these properties were added to the Specific Plans, and Mr. Gentile stated that he was very involved in ensuring that the properties were added.
ZA Atamian stated that the design along El Camino Real is supposed to reflect Spanish Colonial Revival (SCR), and recognized the building is not currently SCR; however, it is more representative of SCR than what is being proposed. ZA Atamian stated that he could not approve the project that is not SCR, and asked if there are other alternatives for the front façade. Mr.
Gentile stated that all they did on the front is remove the 1990’s terra cotta mechanical screen, but that the courtyard will incorporate Spanish features.
Minutes of the Zoning Administrator Regular Meeting December 19, 2024 Page 3 Ms. Metcalf stated that they can change the black mechanical screen to white to match the stucco. Mr. Gentile stated that they were trying to preserve the initial intent of the building to be that of the historical surf shack that was in the movies versus what it currently is with terra cotta tile. ZA Atamian reviewed the photos from the 1958 movie “Slippery When Wet.” Mr. Gentile stated that the goal was for the screen to hide the HVAC units without making it look like something else.
ZA Atamian asked if there was documentation that the building was the first surf shop in San Clemente and the location of a historically significant surfing movie. Mr. Gentile gave a brief history of Dale Velzy and the property location.
ZA Atamian noted in looking at the photos in the staff report that the roofline was flat on the original building. ZA Atamian confirmed that the proposed color of the building is a white-cream and that the garden wall materials is stucco.
ZA Atamian asked staff if signage was inclusive of this permit, and staff stated that signage is being processed separately. Mr. Gentile added that the illustratives in the report were conceptual only. ZA Atamian stated that a modification to Conditions of Approval will be needed to clarify that signage is not part of the permit.
ZA Atamian stated that he was in favor of the project and that it is a benefit to the community, but has a concern with the project proceeding with less SCR. The historically significant building didn’t have the screen. A discussion on construction timing, the roof’s screen, materials used and design details followed.
ZA Atamian suggested to leave the final color of the corrugated parapet to be approved administratively with the intent being to make it as least visible as possible to replicate the historical surf bungalow.
ZA Atamian asked if there is a potential of different uses in the future; and Mr. Gentile stated it could eventually include an educational, consulting and service provider component. The use would not be a change from an office setting. Staff explained historical parking spaces of six could be reestablished with any potential changes in use.
Having no further questions, ZA Atamian closed the public hearing.
ZA Atamian moved staff’s recommendation to determine the project Categorically Exempt from CEQA pursuant to State CEQA Guidelines §15301.e (Class 1.e: Existing Facilities).
Minutes of the Zoning Administrator Regular Meeting December 19, 2024 Page 4 Action: The Zoning Administrator adopted Resolution ZA24-023 approving Development Permit 24-575, JPG Exterior Improvements, 1315 N. El Camino Real, subject to the Conditions of Approval with the following modifications:
1. Add to Resolution a Finding 3.C.1: The project involves a historical structure with distinctive architectural styles, and as such new development and major remodels are not required to be consistent with the West Pico Corridor Specific Plan design guidelines. In such cases as this, it is not practical with the minor changes proposed to convert a contemporary, mid-century modern-like building into a true form of Spanish Colonial Revival style required on the El Camino Real frontage.
2. Change Numbering for remaining Findings in Section 3.C.
3. Add to Resolution Section 3.B.4: Based on review of the records related to the number of parking spaces on the site, and in staff’s experience in observing the typical usage of the property, the Zoning Administrator determines that the property has a historic amount of parking equal to six (6) on-site parking spaces. The proposed reduction of three (3) parking stalls at the front El Camino Real facing side of the building in exchange for the courtyard and reduction of vehicle access to that side of the property shall not diminish the amount of parking applicable for the purposes of meeting Zoning Regulations for uses that may occur on the site.
4. Add to Conditions of Approval 4.2: The owner or applicant shall submit to the City Planner a document outlining the historical significance of the building as it relates to development of the San Clemente surf heritage.
5. Add to Conditions of Approval 1.8: The applicant shall develop the Calle Valle fronting parking portion of the project consistent with sheet A-1.0, and the El Camino Real fronting exterior building improvements consistent with the image provided during the staff presentation, slide 8, dated December 19, 2024.
6. Add to Conditions of Approval 1.9: Not withstanding Condition 1.3, the final color of the front mechanical screening parapet wall and front planter wall (shown in charcoal) shall be determined in consultation with the City Planner or their designee once constructed on site.
7. Add to Conditions of Approval 5.1: The owner or applicant shall receive final approval of a landscape plan related to the sidewalk planting area facing El Camino Real that demonstrates landscaping equivalent to at least one (1) of the palm trees shown on Slide 8 of the staff presentation shown on December 19, 2024 to satisfaction of the Community Development Director.
Minutes of the Zoning Administrator Regular Meeting December 19, 2024 Page 5
5. NEW BUSINESS
None.
6. OLD BUSINESS
None.
7. ADJOURNMENT
The meeting adjourned at 4:16 p.m. to the Regular Meeting of the Zoning Administrator, which will be held Thursday, December 5, 2024 at 3:00 p.m. 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