CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING OF THE
DESIGN REVIEW SUBCOMMITTEE
AUGUST 27, 2025
Subcommittee Members Present: Vice Chair Scott McKhann, Member Cameron Cosgrove, Member Brett Freeman
Subcommittee Members Absent: Chair M. Steven Camp
Staff Present: Senior Planner, Christopher Wright
Assistant Planner, Araceli Mejia
Vice Chair Cosgrove called to order the Design Review Sub-Committee Regular Meeting for City of San Clemente at 3:00 p.m. on August 27, 2025.
1. MINUTES
A. Review and file minutes of the Design Review Subcommittee (DRSC) Regular Meeting on July 23, 2025.
There being no changes to the July 23, 2025 Meeting of DRSC, Vice Chair Cosgrove moved to approve the Minutes. Committee Member McKhann seconded the Motion, and the Motion carried 2-0-1, Committee Member Freeman abstained.
2. ARCHITECTURAL REVIEW OF THE FOLLOWING ITEMS:
A. Public Hearing Project (PHP)25-307, Discretionary Sign Permit 25-337, Signage for the Miramar Event Center and Restaurants, 1700 N. Camino Real A request for signage on the historic Miramar Theater and Bowling Alley, currently being rehabilitated for use as an event venue and food hall. A Discretionary Sign Permit is required to allow a business in the Architectural Overlay to have more than 25 square feet of signage, a monument sign, and to allow channel letters with push-through face lighting.
Senior Planner Wright summarized the project, displaying the plans on the screen.
The proposed signs include a projecting sign on the tower, a monument sign fronting the intersection of Avenida Pico and N. El Camino Real, and wall sign above the food hall entrance. The monument and wall signs have cut metal letters with external illumination. As a recommendation, staff suggested adding a marquee sign to resemble what existed above the theater and asked for feedback on that idea. The marquee would have changeable letters with limited lighting to mimic the original sign or some variation that fits the Spanish district, not a digital changeable sign that isn’t allowed in the City.
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Design Review Subcommittee Meeting Minutes August 27, 2025 Page 2 Additionally, as a discussion item separate from the signage application that is the subject of the agenda item, Senior Planner Wright requested DRSC feedback on three ideas to make minor accent exterior changes to the architecture, provided the owner was supportive of the ideas, in which a separate architectural amendment would be required. These ideas include restoring a mural on the tower, adding a historic thematic mural on the alley, and restoring a cornice detail on the building. Neither the tower mural or cornice detail have been found historically significant.
The applicant’s representatives, Barbara Cohen and Steve Emery of AD/S, summarized the owner’s goals for the signs, described them in more detail, and answered questions. They stated that the owner has collaborated on the current plans so changes, such as an added marquee sign, would need to be discussed with the owner as to whether they want to make changes.
Larry Culbertson, supported the signage package, delighted that the signage is understated. He is intrigued with the idea of adding a marquee sign, and likes the idea but questioned what and how content would be changed. While the marquee is intriguing and brings that part of the building to the original look, the signage package is nicely understated so a marquee should be carefully done to complement the building. He was not in favor of restoring the mural on tower and cornice detail, given these items not being historically significant and would detract, not add, to the attractive architecture. He had some openness to a mural on the alley but more details are needed.
Chair Steven Camp, that was absent, provided written comments on the agenda item, that were summarized by Senior Planner Wright. The comments included several suggestions: 1) continue the sign panel on the projecting sign to wrap around at the top-and-bottom to adjoin the building, similar to the original sign, versus the current proposal to offset the sign panel with pin-mounted supports, 2) split the copy of “event center” so that “event” was at the top and “center” was at the bottom, similar to the original sign, and 3) shift the projecting sign upward to be more centered on the tower like the original sign.
The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group.
For the signage proposal, the subject of the agenda item:
• The projecting sign’s sizing, mounting, materials, lighting, and positioning complement the building well as-is. No changed were suggested.
• The Subcommittee has no suggested changes on the monument sign.
The sizing, placement, materials, and up-lighting usage work well for the site and sign purpose.
• For the wall sign above the food hall, the Subcommittee asked whether the letter height and sign’s size is large enough to be visible as intended. If the owner has interest in enlarging the sign, the Subcommittee is supportive of changes if the design team works with DRAFT
Design Review Subcommittee Meeting Minutes August 27, 2025 Page 3 staff to ensure the sign is scaled and positioned to complement the building facade.
• The Subcommittee did not favor adding the marquee sign, questioning how content would be managed. The current sign proposal complements the building as-is. In adding a marquee, especially if sized like the original sign, the sign would occupy more wall space above the entrance, potentially detracting from the architecture. But, the Subcommittee recognized that there is no design or details presented so the feedback is conceptual at this point. If the owner wishes to pursue the idea, staff should collaborate with them to find a design and plan for the sign that could be supported.
In regards to staff’s request for input on conceptual ideas to restore the tower mural, restore the cornice detail, and add an alley mural, as a potential separate project application, the Subcommittee made the following comments:
• There was not support for restoring a mural on the tower, considering it is not historically significant based on information provided; and the architecture looks great as-is without the mural.
• The Subcommittee was open to adding a mural on the alley facing bowling alley wall, if done well and themed to highlight the historic nature of the site and district. Then, it could add interest to a stark wall. • There was not support for adding the cornice detail, stating that the architecture looks great as-is, “less is more” in that context, and that the cornice is not historically significant based on information provided.
The Subcommittee recommended for the signage to be forwarded to the Planning Commission for a decision.
B. Public Hearing Project (PHP)25-288, Discretionary Sign Permit (DSP)25-294, Valencia Building Sign Program
A request to consider two new signs on the Valencia Building, the establishment of a new Master Sign Program, and exceed 25 square feet of signage for a business within the Architectural Overlay District.
Araceli Mejia, Assistant Planner, presented the item and gave background on the project site, explaining that a projecting sign could be an option for Sign A as well as moving one of the wall signs lower. A palm tree currently stands in front of the W Avenida Florencia façade and would cover any signage directly above the arch, so staff recommended to remove the sign option for Sign A that sits above the arch. Staff confirmed that a projecting sign could be larger than what the applicant showed on their plans. The wall sign on W Avenida Valencia should be smaller so that it could be more compatible with the mass of the tower. Staff also explained that the size of either sign would have to be in scale of the building.
The applicant, Sanjay Patel, Ryan Ybarra, and Sachin Bhakta presented their item. The applicant wants to place the wall sign on Sign A higher on the building to allow for more visibility. Sanjay prefers the wall sign on the building for Sign A rather than a projecting sign due to the logo of the restaurant set to be the tenant DRAFT
Design Review Subcommittee Meeting Minutes August 27, 2025 Page 4 in the restaurant space. The applicant wants the logo with the arches to be reflective of the building and to be highlighted on the sign. The intent of the applicant is to also have the chef’s name on the sign because that is what will drive people to visit the restaurant.
No members of the public commented on this item.
The Design Review Subcommittee (DRSC) discussed the project, and made the following comments either individually or as a group:
• The projecting sign would be more beneficial considering it would be more visible to customers traveling from both directions along El Camino Real. • The wall sign sizing and placement should be adjusted slightly to fit the spacing of the tower design as staff suggested. The applicant was encouraged to work with staff on changes to maximize visibility but complement the building design.
The Subcommittee supported for this item to be forwarded to the Planning Commission for a decision.
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 September 10, 2025, at 3:00 p.m., San Clemente City Hall, First Floor Community Room, 910 Calle Negocio, San Clemente, CA.
Respectfully submitted,
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Cameron Cosgrove, Vice Chair
Attest:
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Christopher Wright, Senior Planner
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