CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING OF THE
DESIGN REVIEW SUBCOMMITTEE
JULY 23, 2025
Subcommittee Members Present: Chair M. Steven Camp, and Committee Members Cameron Cosgrove and Scott
McKhann
Subcommittee Members Absent: None.
Staff Present: City Planner, Jonathan Lightfoot
Chair Camp called to order the Design Review Sub-Committee Regular Meeting for City of San Clemente at 3:00 p.m. on July 23, 2025.
1. MINUTES
A. Review and file minutes of the Design Review Subcommittee (DRSC) Special Meeting on June 25, 2025.
There being no changes to the June 25, 2025 Special Meeting of DRSC, Committee Member Cosgrove moved to approve the Minutes. Committee Chair Camp seconded the motion, and the Motion carried 2-0-1, Committee Member McKhann abstained.
2. ARCHITECTURAL REVIEW OF THE FOLLOWING ITEMS:
A. A. Public Hearing Project (PHP) 25-306, Miramar Event Center and Restaurants: Applicant Initiated Modifications to Theater Interior Design and Exterior Site Walls
An applicant request to amend a previously approved project to modify the interior design of the theater building and the exterior site walls near the intersection of El Camino Real and Boca de la Playa. The project was approved by the Planning Commission on June 7, 2017 via resolution PC 17-017.
City Planner Lightfoot proceeded to summarize a presentation that focused on the modifications from the approved plans titled, “Miramar Theater Revision” that is available by contacting the Planning Division. The interior changes consisted of:
• Adding a bridal staircase.
• Demising curtains near the theater stage area
• Moorish arches along the theater walls with frescos elements Exterior changes being requested include:
Design Review Subcommittee Meeting Minutes July 23, 2025 Page 2 • Continuation of the block wall around courtyard closer to the El Camino Real frontage.
• A gate under a trellis to provide direct entry from the El Camino Real sidewalk.
• Elimination of the stairs and handicap ramp entry near the intersection of El Camino Real and Boca de la Playa. A new accessible entrance is proposed further north along the El Camino Real frontage. • A public facing fountain (with an inward seat wall) at the east corner of the property surrounded by a low stucco wall topped with iron pickets that provide partial visibility into the site.
• During events, wood doors that are interior of the iron pickets would be closed to limit traffic noise and visibility.
• Replacement of one of the courtyard fountains with a faux fireplace.
City Planner Lightfoot further explained that any outdoor activities that are amplified will require a Minor Conditional Use Permit approved by the Zoning Administrator, and introduced the applicants Aaron Leshtz, architect with Aha Studio, and Tory Stevens with Wedgewood Weddings as the tenant.
Interior Changes highlight:
• Added bridal staircase connecting to the addition area. • Demising curtains near the theater stage area.
• Moorish arches along the theater walls.
• Staff is reviewing egress calculations.
• The bridal staircase will provide direct access into the main room for the bride.
• The 2017 approved floor plan had a hallway that extended but didn't include any offices for tenant use.
• The demising curtains would run before the first large box beams on the ceiling.
• The curtains would typically be withdrawn to the corners. • There are three structural supports for the curtain.
• The Moorish arches would involve a small furring of the wall, increasing in thickness towards the ceiling.
• The goal is to give a cathedral element as opposed to just the right angle at the top of the wall.
• Potential relocation of fresco elements to the top of the arch.
City Planner Lightfoot further explained that any outdoor activities that are amplified will require a Minor Conditional Use Permit approved by the Zoning Administrator, and introduced the applicants Aaron Leshtz, architect with Aha Studio, and Tory Stevens with Wedgewood Weddings as the tenant.
Mr. Stevens stated that he was satisfied with City Planner Lightfoot’s presentation is prepared to answer any questions. City Planner Lightfoot answered Chair Camp’s request for a building status stating that progress was moving along and why it is now necessary to address the modifications. Chair Camp confirmed that Design Review Subcommittee Meeting Minutes July 23, 2025 Page 3 the purpose of the interior “shell” is to make modifications to fit the needs of the tenant’s operations, while in maintaining the historical resource’s integrity.
Topics of discussion between the design team, future tenant, committee and staff highlighted the following:
• Recent site visits and the need for a decision on tenant improvements to advance the progress of project construction.
• Committee’s recognition of historic significance of the site, location is a gateway to the city, and the visuals are more important than they might typically be elsewhere.
• Wedgewood and Aaha Studio aim to bring the building back to its prestige and activate its use, while being sensitive to the history of the building. • Reason for the modifications: The initial proposed patio area doesn't work for Wedgewood due to noise, visibility to private events, and space limitations; and the approved option limited the ability to have an outdoor ceremony or cocktail hour event. Further, the proposed enclosure with a fountain aims to activate the corner from a public perspective; and the gates would be open 80-85% of the time when events are not active. • Event operations: There is only one function at a time, either indoor or outdoor; the parking provided is sufficient because there is only one event at a time; and Wedgewood is aware that they don't have amplified sound approval.
• Interior changes and rationale: The drapery is to hide preset tables during ceremonies and then open up for banquets; the curtain will only be closed when there are preset tables; the hallway is intended to allow people to access the restrooms without disrupting the event.
• Restroom access: Within the non-historic footprint, staff previously approved a modification to the layout of the new hallway, restrooms, and staff offices.
• Previous Approvals and Changes: A revision was already approved for the restroom and office changes; the current proposal abandons the potential use of the property for a traditional theater, but still aligns with the 2017 approval which allowed for the space to be used as an events center (e.g. wedding venue/performing arts space/theater/etc).
• Stage and Curtain Clarification: The current construction does not include a stage; the demising curtain and its structure are independent of the building structure and can be removed; tables are stacked when not in use; and the curtains will likely only be closed for about two hours during a wedding ceremony.
• Architectural Details: Enhanced the space with arches, referencing the existing arches; the plan is to reinstate a plaster wainscoting between the arches, referencing historical photos; the lighting will replicate historic fixtures; and to add scale to the space and break up the large plane.
PUBLIC SPEAKERS:
Larry Culbertson, Historical Society representative and resident expressed opposition to the requested changes and recommended a historic preservation specialist review and that the item be referred to a Planning Commission hearing.
Design Review Subcommittee Meeting Minutes July 23, 2025 Page 4 Wayne Eggleston, former city council member and planning commissioner, stated he collaborated with previous owner on conceptual plan, expressed concerns with changes and recommended the public be more involved.
Tom Marshall, board member for Cabrillo Playhouse expressed concerns about the outdoor entertainment and amplified sound, and the subcommittee responded that those activities would require a public hearing.
Linda Sadeghi, owner of Casino, asked operational questions and expressed concerns about competing wedding venues as it relates to parking, noise and safety for pedestrians, impacts on the building’s floors with frequent events on the same day and deliveries.
Applicant Mr. Stevens responded to the speakers’ comments stating that Wedgewood was not yet onsite and is not responsible for construction. Mr.
Stevens offered to connect their Vice President of Operations with Ms. Sadeghi through City Planner Lightfoot to discuss her operational questions and stated that Wedgewood’s aim is to be a partner in the community that helps other businesses.
The Subcommittee asked Ms. Sadeghi about amplified sound, which she stated that the Casino sometimes uses amplified sound for approximately twenty minutes for ceremonies or with Special Activities Permit. Otherwise, amplified sound is allowed indoors until 1:00 p.m. per the Conditional Use Permit (CUP).
Discussions continued that highlighted:
• Flow of events between an indoor vs. outdoor ceremony. • Occupancy load for the different types of events and how occupancy is calculated.
• The Moorish arches.
• Outdoor wedding lighting.
• The main entry gate, fountain and fireplace.
• Enclosing the patio and visibility impacts of exterior architectural design elements may be enhanced with the use of more wrought iron panels in the fencing.
• The theater entrance and design related to the doors and tower, and the rotated entry.
• Disappointment of the theater not being used for performing arts but understanding of the needs of the tenant were expressed. • New and original design elements and rationale for changes. • Alternative design ideas and historical context relating to the enclosed patio.
• Functionality related to operational advances of the new side entrance as it related to transient population and unwanted interactions during weddings and events if too accessible.
• Compromise is needed given the significant investment to preserve the building despite challenges in balancing the need for a functional and safe space that is attractive and compatible with the neighborhood.
Design Review Subcommittee Meeting Minutes July 23, 2025 Page 5 • Whether retaining a historic preservation consultant is appropriate for the scope of work proposed.
• Interior design regarding the wainscotting, fresco designs, painted wood floors, the area behind the linen curtains, and solutions to acoustic issues. • Location for deliveries and coordination with neighbors. • Existing stairs, the sidewalk, the building egress, line of sight impacts of a wall, support for securing the space and staff evaluations.
Summary of DRSC feedback:
The DRSC acknowledged the interest in maintaining at least partial visibility into the sight, although there was not consensus on the degree of openness that was appropriate. They did agree that site security was a concern and supported some form of perimeter enclosure. The Subcommittee did not express concerns with the requested interior modifications.
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 August 13, 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:
_______________________________
Jonathan Lightfoot, City Planner