CITY OF SAN CLEMENTE
MINUTES OF THE SPECIAL MEETING OF THE
DESIGN REVIEW SUBCOMMITTEE
JANUARY 29, 2025
Subcommittee Members Present: Chair M. Steven Camp and Committee Member Cameron Cosgrove
Subcommittee Members Absent: Vice Chair Bart Crandell;
Staff Present: Christopher Wright, Senior Planner
Jessica Gatny, Assistant Planner
Alexia Gruszczynski, Planning Technician
1. MINUTES
A. Review and file minutes of the Design Review Subcommittee (DRSC) meeting December 18, 2024.
Member Cosgrove moved to approve. Vice Chair Crandell seconded the motion to approve the December 18, 2024 Minutes. Motion passed 2-0, Vice Crandell absent.
2. ARCHITECTURAL REVIEW OF THE FOLLOWING ITEMS:
A. Public Hearing Project (PHP) 24-485, Myhren Residence, 245 Avenida Del Poniente (Gatny)
A request to consider the demolition of a non-compatible addition at the rear of the structure, and construct a two-story addition to the rear of a non-conforming historic home located at 245 Avenida Del Poniente. The addition includes on the first-floor a living room, enclosed staircase, rear porch; and on the second-floor a main bedroom suite, balcony, and roof deck.
Assistant Planner Jessica Gatny summarized the staff report and provided a presentation on the project.
The DRSC acting as the Cultural Heritage Subcommittee for this agenda item, given its historical designation, asked if any changes were proposed for the original, historic portion of the building.
The project applicant, Christine Lampert, stated the only changes to the original building are the improvement items remaining in the Mills Act contract, including:
• Removing the wood siding, above the garage and on the west side of the house, and replacing it with stucco; and
• Painting the trim and rafter tails brown.
Design Review Subcommittee Meeting Minutes January 29, 2025 Page 2 Staff added that the Mills Act Improvement items, an attachment in the staff report, provides an update to the remaining items, and are expected to be completed a with this project as it is the end of the 10-year agreement term.
The applicant discussed the challenges faced with completing some of the remaining improvement items, including:
• Removing the paint from the chimney
• Removing the second entry door on the front facade
Staff discussed the proposed addition and the need for it to be separate and reversable from the original structure while maintaining a cohesive Spanish Colonial Revival style, subtly differentiated from the original structure. The following comments were made regarding the addition:
• Staff recommends shifting the addition back adjacent to the original structure’s back wall. The applicant stated they will thicken the back wall and the shift the addition back;
• Discussion on building up the roof, while maintaining the original structural roof elements, to ensure proper drainage without disrupting the original roof;
• Discussion on window design preferences, staff recommends verticaloriented windows, as that is more consistent with Spanish Colonial Revival style; and
• Staff recommends breaking up the facade/massing and adding visual interest to be consistent with the design guidelines and Secretary of Interiors Standards by adding a rotated gable roof element.
Staff noted that it requested information from GPA Consulting, the City’s historical preservation consultant, for the kitchen nook area to determine whether it is part of the original structure.
Subcommittee Chair Camp opened the item for public comment. • Larry Culbertson and Paul Parsons, from the Board of the Historical Society, commented that Christine Lampert is also on the Board of the Historical Society and that does not affect their critical review of this project.
He raised questions about the garage and other architectural elements.
Discussion continued about the atypical size of the garage and the noncompatible bump out which has been removed; the porch header and rafter tails, which will be painted brown to meet the HPPA Improvement terms; the second door on the front facade, staff requested evidence to determine if it is original; the tile roof mortar was re-laid with required 30% mortar packing on the roof tiles; suggests to replace the front picket fence with a wrought-iron gate or to paint it brown for a more traditional Spanish look. • Paul Parsons, from the Historical Society, commented that he supports shifting the addition to preserve the original structure.
Design Review Subcommittee Meeting Minutes January 29, 2025 Page 3 Chair Camp discussed the overall composition of the building, requesting further examination of the massing to add more visual interest, particularly the rear stair area and the massive west side elevation; and shared concerns about the lack of defining elements and the overall composition.
The applicant stated the larger mass of the adjacent apartment complex was highlighted as a consideration for privacy and design decisions. There was discussion on maintaining a vertical privacy wall and the alignment of the new addition with the existing structure.
Chair Camp suggested the applicant to consider:
• Rotating the gable roof of the addition 90 degrees, as to not be parallel with the existing garage gable roof. He supports staff’s recommendations, • Incorporating vertical-oriented windows
• Modifying the rear staircase above the 2nd floor, by replacing the solid wall with a wrought iron railing to the roof deck
The Subcommittee discussed alternate options for finishing the chimney either keeping it painted white or applying a textured finish. There was support for staff to consult with GPA on the implications of removing paint from the brick chimney and the potential for using a finish coat of plaster as a more appropriate solution.
Member Cosgrove reviewed the required Secretary of Interiors Standard findings required to be supported. Support for Standard #9 cannot be achieved without incorporating staff recommendations to the design. There needs to be a clear delineation between the original building footprint and the addition, ensuring a non-continuous plane of stucco with a slight indentation to differentiate the structures. And, original structural elements should be retained as much as possible to comply with historical standards.
The CHSC made the following comments either individually or as a group:
• Applicants should provide accurate renderings for the Planning Commission to provide a realistic view of the proposed changes. • Differentiate the addition from the original structure. • Retain original historically significant elements as much as possible and make the project reversible according to standards.
• Encouraged maintaining a simple and discreet design that complements the humble Spanish Colonial Revival style of the original home while addressing the unique context of the property.
• Referred the project to the Planning Commission, incorporating the recommended design changes to ensure compatibility with historical standards.
• Next steps include consulting GPA for further guidance and providing updated renderings for the Planning Commission.
3. NEW BUSINESS
Design Review Subcommittee Meeting Minutes January 29, 2025 Page 4 None.
4. OLD BUSINESS
A. Administrative Development Project (ADP) 24-504, West Coast Café T-Street Concession Stand Remodel (Gruszczynski)
A request for an additional review of roof top equipment and screening and feedback to inform the City Planner’s decision on administrative permits for a remodel of a restaurant concession building on T-Street Beach.
Planning Technician Alexia Gruszczynski summarized the staff report and provided a presentation on the project.
Chair Cosgrove opened the item for public comment. There were no members of the public who wished to comment on this project.
The project applicant, Eligija Stravinskaite, commented in favor of Option 2 as it would be more cost effective for the leasing tenant.
The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group:
o The screening should extend to the full height of the new roof equipment. Staff to follow up to ensure this item is met. o The screening should follow the full edge of the building on the North and South side, while maintaining the reduced screening on the East and West side.
o Real plant material should be considered for the planter boxes surrounding the building. Applicant is to discuss with Pat Murphy to review viable options for the location.
o City Staff is to in-fill the bare spots on the roof with like-for-like gravel.
5. ORAL AND WRITTEN COMMUNICATION
None.
7. ADJOURNMENT
Adjourned to the next Regular Design Review Subcommittee meeting on February 26, 2025 at 3:00 p.m., San Clemente City Hall, First Floor Community Room, 910 Calle Negocio, San Clemente, CA.
Respectfully submitted,
Design Review Subcommittee Meeting Minutes January 29, 2025 Page 5 _______________________________
M. Steven Camp, Chair
Attest:
_______________________________
Christopher Wright, Senior Planner