CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING
OF THE ZONING ADMINISTRATOR
September 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 September 4, 2025 at 3:00 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
Laura Coury, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
A. Minutes from the Zoning Administrator Regular Meeting of August 21, 2025.
ZA Atamian received and filed the minutes for the regular meeting of August 21, 2025
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
A. Public Hearing Project (PHP) 24-085, Coastal Abode Outdoor Display, 228 Avenida Del Mar
A public hearing to request the Zoning Administrator approve Public Hearing Project (PHP)24-085 and Minor Conditional Use Permit (MCUP)24-104, Coastal Abode, a request to allow an outdoor display associated with retail sales at 228 Avenida Del Mar.
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) and §15303(e) (Class 3: New Accessory Structures).
Assistant Planner Coury summarized the staff report that highlighted the 1928 historic residence being converted to commercial use in 1964 with DRAFT
Minutes of the Zoning Administrator Regular Meeting September 4, 2025 Page 2 three parking spaces. Currently the building is a home décor, gift, furnishings and art store with displays in the front and rear of the property. Outdoor display uses have existed for many years, at times taking up required parking. The municipal code provides that no display shall occupy require parking. Staff recommended that the Zoning Administrator continue the item to October 9, 2025 Zoning Administrator meeting.
Principal Planner Rehm asked for feedback on alterantives that would allow for outdoor display and for parking to be placed either on the site or for parking to replaced.
ZA Atamian opened the public hearing and invited the applicants to make a statement. Mr. Mike Erwin spoke on behalf of owner Sabrina Lane-Erwin stating the Conditional Use Permit has never changed and fees were paid.
Assistant Planner Coury clarified that the applicant had applied for the Minor Condtional Use Permit and paid the necessary fees for the discretionary hearing, but nothing has been approved or denied at this point in the process. The business was impacted by a new neighboring restaurant.
Public parking is more affected by the restaurant parklet program than the business.
Public Comments:
Terry Murphy, Tenant and owner of Coastal Abode stated that the area in the front is available for loading and unloading of product and merchandise, and for customer access; ebikes often block the parking area; there is no need for expanding the area; and suggested reinstating the parking in the back lot that was previously employee parking and is now allocated to the neighboring restaurant.
Amanda Quinanilla, resident, expressed concern about the sublease; questioned the change of ownership; appreciates the historical resource but added the historic building is not visible due to the excessive landscaping and display; and noted that you cannot see the name of the business because it’s not visible.
Mimi Lane, former owner and mother to current owner of the property, spoke about owning historical Ole Hanson homes; the impacts of the new neighboring restaurant; San Clemente charm and concerns with newer construction; and changes in regulations.
ZA Atamian reviewed written public comments consisting of some in support of the business and many wanting revisions to the City’s parking requirements, and stated that the social media posts had been viewed but were not accepted into the record since they were not submitted directly to the Zoning Administrator.
DRAFT
Minutes of the Zoning Administrator Regular Meeting September 4, 2025 Page 3 ZA Atamian clarified the name on the business license, and confirmed receipt of communications from the property owner expressing concern with any physical modificaitons to the site.
Staff confirmed that the application for a Minor Conditional Use Permit (MCUP) was prompted by citations being issued to Coastal Abode for the outdoor displays.
Mr. Erwin questioned whether an easement exists for use of the public sidewalk, and ZA Atamian explained the prescriptivee easement wouldn’t apply over public right of way.
ZA Atamian asked staff about parking waiver history. Assistant Planner Coury stated that the only change in the parking requirement was when the residence converted to a commercial use, and that no history of waivers were found.
Having no further questions of staff or the applicant, ZA Atamian closed the public hearing and
ZA Atamian cited the options available for the item:
• The ZA can approve or deny the application with specific Findings; • Continue the item to October 9, 2025; or
• Refer the matter to the Planning Commission or the Cultural Heritage Subcommittee/Design Review Subcommittee.
ZA Atamian stated the amount of public interest, interpretation of what type of outdoor display is allowed, parking ratio for outdoor area, and needed modifications or mitigation should elecit a higher level of review, more specifically the the City’s Cultural Heritage Subcommittee, followed by review by the Planning Commission.
Action: The Zoning Administrator referred Public Hearing Permit and Minor Conditional Use Permit 24-085, Coastal Abode Outdoor Display, 228 Avenida Del Mar to the Planning Commission consistent with San Clemente Municipal Code §17.12.060(F)(2).
B. Public Hearing Project (PHP) 24-139, La Casa Verde de Granada Outdoor Display, 130 Avenida Granada
A public hearing to request the Zoning Administrator approve Public Hearing Project (PHP)24-139 and Minor Conditional Use Permit (MCUP) 24-140, La Casa Verde de Granada, a request to allow an outdoor display associated with retail sales at 130 Avenida Granada.
The Zoning Administrator will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA DRAFT
Minutes of the Zoning Administrator Regular Meeting September 4, 2025 Page 4 Guidelines §15301 (Class 1: Existing Facilities) and §15303(e) (Class 3:
New Accessory Structures).
Assistant Planner Coury summarized the staff report that highlighted the 1928 historic residence being converted to commercial as a preschool in 1989 and later in 2009 as a retail use offering gifts, décor, furishings and art; the owner improved the intregrity and made other imporvements over time adhereing to the Spanish Colonial Revival Design; the code requires a MCUP for accessory outdoor display; the code provides that no outdoor display shall occupy any part of the required parking area; a fire hydrant prevents additional parking.
Staff recommends continuing the idea to the October 9, 2025 Zoning Administrator meeting with guideance and code interpretation for staff and the applicant; or for the Zoning Administrator to refer the item to the Planning Commission.
ZA Atamian opened the public hearing and invited Amy Walstrom, a representative for owner Ellen Bodas to make a statement and she stated that the business has been family-owned for almost 16 years; the display on the driveway has proven effective in attracting customers; and expressed safety concerns for cars pulling in and out of the driveway.
Public Comments:
Amanda Quinanilla, resident expressed her support for the outdoor displays in the front area, and enjoyed the back area.
ZA Atamian noted the similarities between the layout of this property and the layout of the last project discussed; stated that this item also needs to be referred to the Planning Commission; and cautioned that changes ot the drive approach require a Cultural Heritage Subcommittee or and the Planning Commissions approval.
There was a discussion on specific parking spots, the required amount of parking per business, legal non-conformating uses as the associated restrictions; consideration of a parking agreement with a neighboring business; and the existence of free public parking lots on Avenida Granada.
Having no further questions of staff or the applicant, ZA Atamian closed the public hearing.
Action: The Zoning Administrator referred Public Hearing Project 24-085 and Minor Conditional Use Permit 24-140, La Casa Verde de Granada Outdoor Display, 130 Avenida Granada to the Planning Commission consistent with San Clemente Municipal Code §17.12.060(F)(2).
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Minutes of the Zoning Administrator Regular Meeting September 4, 2025 Page 5
5. NEW BUSINESS
A. Tentative Future Agendas
No conflicts reported.
6. OLD BUSINESS
None.
7. ADJOURNMENT
The meeting adjourned at 4:25 p.m. to the Regular Meeting of the Zoning Administrator, which will be held Thursday, October 9, 2025 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
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