CITY OF SAN CLEMENTE
MINUTES OF THE ADJOURNED MEETING
OF THE ZONING ADMINISTRATOR
June 4, 2025
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 Adjourned Meeting of the City of San Clemente Zoning Administrator to order on June 4, 2025 at 3:02 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
David Carrillo, Associate Planner
Laura Coury, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
A. Minutes from the Zoning Administrator Regular Meeting of May 22, 2025.
ZA Atamian received and filed the Minutes for the Regular Meeting of May 22, 2025.
3. ORAL AND WROTTEN COMMUNICATIONS
None.
4. PUBLIC HEARINGS
A. Public Hearing Project (PHP) 25-095, Kwon Residence Balcony, 115 Via Artemesia
A public hearing to request the Zoning Administrator to approve Development Permit (DP) 25-118 to make aesthetic improvements to the front elevation of a residence within the Visual Enhancement Plan are of the Marblehead Coastal Specific Plan’s Master Landscape Plan area. The project would maintain the Spanish architecture and materials on the second story elevations identified in the original Site Plan Permit of the Sea Summit development. The proposed project would modify materials of an existing balcony over the front entrance, add a second balcony over the garage with wrought iron railings, and replace an existing window with recessed bifold doors.
The Zoning Administrator will also consider whether the project is Categorically Exempt from the requirements of CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities).
Assistant Planner Laura Coury summarized the staff report that highlighted the following:
• A wrought iron Juliet balcony will be replaced with a single rot iron guard rail.
• A balcony will be added over the garage with wood corbels and stucco details, enclosed with rot iron guard rails.
• Recessed bifold doors will provide access to the balcony. • In 2023, the design review committee (DRC) discouraged glass railings on residential balconies.
• Architectural changes consistent with the site plan permit could be approved through a building permit, but inconsistent changes require a public hearing.
• Several modifications were recommended in the March 26, 2025 Design Review Subcommittee (DRSC) meeting and the following was incorporated into the project’s design:
• On March 26th, the application was reviewed by the DRSC feedback was requested.
• Mr. Baker and Ms. Kwon explained their selections, noting past approvals of glass railings by the Sea Summit Homeowners Association.
• The DRSC recommended no glass rails, and suggested the use of wrought iron, wood architectural details, and adherence to the 18 ft setback.
• They also recommended deep recess jams for the balcony bifold doors and maintaining the downspout.
Applicant Sam Parsi, Domas Plans was accompanied by the property owners Ray Baker and Jennifer Kwon. Mr. Parsi stated that they did not have anything to add to the staff’s report.
ZA Atamian opened the public hearing and asked staff to explain the reference made of a “legal non-conforming” item in the report. Staff stated that the existing balcony is legal, non-confirming because a small corner encroaches into the setback. ZA Atamian asked if a survey was conducted on the property, and the applicant stated it had not. ZA Atamian confirmed with the applicant that the new balcony will be in line with the existing logia. Staff confirmed with ZA Atamian that the City Planner recommended the project be presented to the Zoning Administrator because of the use of glass in the proposed plan seeking approval. Staff stated that the glass bifold doors and foam molding that replace the window opening are now recessed as recommended by the DRSC to reduce reflection. ZA Atamian confirmed that the Spanish Revival design element is the wood corbels.
There being no further questions, ZA Atamian closed the public hearing and determined that the project Categorically Exempt from CEQA pursuant to State CEQA Guidelines §15301 (Class 1: Existing Facilities).
Action: The Zoning Administrator adopted Resolution ZA25-014 approving Development Permit 25-118, Kwon Residence Balcony, 115 Via Artemesia, subject to the Conditions of Approval, with a modification to Condition 1.6 to remove the parenthesis around the permit types.
5. NEW BUSINESS
None.
6. OLD BUSINESS
A. Buona Forchetta: 12-Month Review Updates of Operations and Conditions of Approval, 1014 S. El Camino Real
A continued items for the Zoning Administrator to review the prior year operations and compliance with conditions of approval related to Minor Conditional Use Permit (MCUP) 21-006 related to the Buona Forchetta restaurant and shared parking agreement.
Associate Planner Carrillo summarized the item’s background and staff’s observations from a May 29, 2025 site inspection that highlighted the following:
• The restaurant was in partial compliance with Conditions of Approval on May 22, 2025.
• ZA Atamian continued the item to give the restaurant an opportunity to comply with conditions and remedy the violations.
• Staff counted the seats on May 29th and determined compliance: 32 indoor and 16 outdoor.
• Staff found the restaurant in compliance with all Conditions of Approval except Condition 1.4, which requires compliance with all provisions of the San Clemente Municipal Code.
• There is outdoor storage of firewood for the wood burning pizza oven, and propane tanks used for outdoor heaters in the patio dining area, which is prohibited by both the Health Department and Fire Department. • Staff seeks direction from the Zoning Administrator on how to move forward with the interpretation of outdoor storage.
• Public comments have been received and read by staff and the applicant.
Property owner Nick Buchanan, restaurant general manager Joe Pergola were present, and ZA Atamian opened the discussion that highlighted the following:
• ZA Atamian stated that the public comments received were focused primarily on parking and issues with take-out orders being picked up. • ZA Atamian acknowledged that the seating is in compliance. • ZA Atamian stated that he is not able to close the review until we can assure the neighboring residents that the allowable occupancy remains in compliance; and also, to check how the maintenance of seat counts affects the resident parking along Santiago over time.
• ZA Atamian suggested removing the tarps and considering the firewood a rustic decorative feature. Mr. Pergola stated that they were interested in creating an architectural feature that will make the firewood a decorative feature.
Mr. Buchanan summarized the parking garage allocations that concluded that the garage parking is
ZA Atamian reviewed the ten written public comments and addressed issues, as follows:
• Several comments were directed to parking along Santiago; however as stated in the last meeting, parking in the public right-of-way is permitted. • Comments stated that the employees are parking on the streets close to the restaurant. ZA Atamian asked that the management encourage employees to park where there are less impacts on street parking. • Comments indicate residents have multiple cars and use street parking.
While this adds to the parking problem, it cannot be addressed through this process.
• The comments regarding seating were address and
• The project is keeping in compliance with the Conditions with exception to the outdoor storage.
• A number of concerning parking in red curbs, vehicles waiting idle in alleys, and patrons waiting for tables spilling into the streets are all problematic. ZA Atamian asked staff to form a group consisting of the Orange County Sheriff’s Department to address parking enforcement; the City’s Traffic Engineering staff to address line of sight concerns; and Code Enforcement’s swing shift to patrol periodically, monitor seating, and track seating.
• ZA Atamian asked for another review in four months to determine impacts on street parking as a result of being compliant with occupancy limits.
• Directed staff to work with restaurant management to develop an outdoor storage solution for the firewood and propane screens that are reviewed by OCFA guidelines.
• ZA Atamian directed staff prepare a public notice for a follow up review meeting to be held on Thursday, October 9, 2025 at 3:00 p.m.
Sam Parsi, a resident of Dana Point who grew up in Sicily and Italy, spoke in favor of the restaurant. He appreciates authentic Italian food and the hard work of the restaurant staff. He emphasized the need for a wood oven for authentic pizza.
Mr. Buchanan stated that two years ago he asked the City Council for space along the curb for food delivery services and deliveries, but nothing has resulted. Principal Planner Rehm added that his discussions with Engineering staff revealed that it was an ongoing discussion with no consensus.
Mr. Buchanan also read sections of City Council Minutes obtained from a recent Public Records Request that referred to when the mixed-use project was first approved for development.
Action: The Zoning Administrator continued the item to Thursday, October 9, 2025 at 3:00 p.m. for a four-month review.
7. ADJOURMENT
The meeting adjourned at 3:56 p.m. to a Regular Meeting of the Zoning Administrator, which will be held on Thursday, June 19, 2025 at 3:00 p.m. at the 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