CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING OF THE
DESIGN REVIEW SUBCOMMITTEE
APRIL 9, 2025
Subcommittee Members
Present:
Chair M. Steven Camp, Vice Chair Bart Crandell and
Committee Member Cameron Cosgrove
Subcommittee Members
Absent:
None.
Staff Present: John Ciampa, Contract Planner
Adam Atamian, Community Development Director
Chair Camp called to order the Design Review Sub-Committee Regular Meeting for City of San Clemente at 3:00 p.m. on April 9, 2025.
1. MINUTES
A. Review and file minutes of the Design Review Subcommittee (DRSC) on March 26, 2025.
There being no changes to the March 26, 2025 Special Meeting of DRSC, Subcommittee Member Cosgrove moved to approve the Minutes. Vice Chair Crandell seconded the motion and the Motion carried 3-0.
2. ARCHITECTURAL REVIEW OF THE FOLLOWING ITEMS:
A. Master Project (MP) 22-324, The Hanson Hotel, 1801 N. El Camino Real A request for the Design Review Subcommittee to review the design and provide recommendations for a three-story boutique hotel that includes 61 rooms, rooftop restaurant, café, subterranean parking garage, and associated site improvements at on a vacant lot at 1801 North El Camino Real.
Contract Planner, John Ciampa, summarized the staff report, and provided a presentation on the project.
Chair Camp opened the item for public comments.
Jorden Segraves, Architect, and Theodore Hannegan, Landscape Architect,, summarized the architectural and landscape modifications to the project since it was last reviewed by the DRSC, including coordination with the California Coastal Design Review Subcommittee Meeting Minutes April 9, 2025 Page 2 Commission. Changes included the addition of 12 rooms to bring the room count to 61, a new loading area, mechanical screening, stepped design (with one story adjacent to Avenida Pico then stepped up to three stories at the inland northeast corner of the lot) to open up the view corridor, and enhanced landscaping and public area near the near the corner of Avenida Pico and N. El Camino Real.
Larry Culbertson, representative of the San Clemente Historic Society, expressed support for the project and its potential benefits to the area, but commented that inadequate analysis was provided for the assessment of the project and its compatibility with the North Beach Historic District and the adjacent historic structures.
Wayne Eggleston expressed support for the project but commented that the north elevation was too plain and needed to create more visual interest due to the project’s prominent location at the entrance of the City. He also recommended that a video simulation driving the Avenida Pico Corridor should be provided that shows the current and proposed project conditions to assess potential impacts on the view corridor.
The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group:
General
• The DRSC supported the project overall and the modifications incorporated into the design since it was reviewed in 2022 noting a high-quality architectural design and stepped design away from Avenida Pico to limit visual obstructions in the Avenida Pico View Corridor.
Site Planning and Public Realm
• Sidewalk: The proposed four-foot six-inch sidewalk should be widened to a minimum of six feet, per the City's Pedestrian Master Plan and Public Works input with the approved interlocking pavers specified for this area. • Street Trees: The applicants proposed New Zealand Christmas Trees and Phoenix dactylifera (date palms) instead of the larger California sycamore or fan palms for their scale, maintenance benefits, suitability as street trees, and reduced view obstructions. DRSC supported the proposed trees.
View Corridor and Massing
• Visual Assessment: Avenida Pico is identified as a view corridor in the General Plan. Consider providing a video simulation driving west bound on Avenida Pico with and without the project to assess visual obstruction. • 3D Modeling / Context Study: A 3D model or masking study is recommended to assess the project’s relationship to the North Beach Historic District and adjacent historic resources. Commissioners expressed that contextual elevations or street views would be beneficial, particularly for members of the public not accustomed to interpreting site plans and elevations.
Design Review Subcommittee Meeting Minutes April 9, 2025 Page 3 • Rear Elevation Articulation: Consider stepping back the third story on the rear elevation to reduce massing and improve articulation.
Architecture and Design Detailing
• North Wall Design: The north-facing wall is flat and lacking visual interest.
Suggestions include architectural variation and landscape screening (e.g., palm trees, Italian cypress, vines).
• Chimneys: Faux chimneys used for screening utilities on the third-floor roof should be differentiated in height, width, and articulation to reduce visual bulk and add architectural authenticity.
• Window Recess: Rear elevation windows should include a minimum 6-inch recess. Other walls may allow a minimum of three inches if design compatibility is achieved.
• Materials & Colors: Specify stucco color on elevation sheets and clarify any painted wood vs. stucco treatments for long-term maintenance. • Tower Elements: Consider modifying the wood finish of the tower elements to stucco to reduce the maintenance of the feature as a result of harsh coastal environment conditions.
• Plate Height: The proposed method for measuring the plate height was supported.
Landscape Design
• Rear Landscaping: Incorporate palm trees and vertical trees like Italian cypress to soften the wall and blend with the natural landscape on the other side of the channel.
• Planter Boxes: Explore opportunities for planter boxes at the base of towers or along the northern frontage to provide dimension and soften hardscape areas.
Signage and Public Art
• Signage Location: Identify the location for proposed signage on the north elevation, if proposed in the future.
• Public Art Integration: Consider incorporating tile mosaics or artwork panels along the blank walls in partnership with the City.
• Signage Program: A signage consultant will be engaged in the next design phase; the current square footage allowance is nearly maximized.
The Subcommittee supports the project moving forward to the Planning Commission with consideration of the proposed modifications to enhance the project design.
Design Review Subcommittee Meeting Minutes April 9, 2025 Page 4
3. NEW BUSINESS
None.
4. OLD BUSINESS
None.
5. ORAL AND WRITTEN COMMUNICATION
None.
6. ADJOURNMENT
Adjourned to the next Regular Design Review Subcommittee meeting on April 23, 2025 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:
_______________________________
Adam Atamian, Community Development Director