CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING
OF THE ZONING ADMINISTRATOR
November 20, 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 November 20, 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
Araceli Mejia, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
A. Receive and file Minutes for the October 23, 2025 Regular Zoning Administrator Meeting.
ZA Atamian received and filed the Zoning Administrator Regular Meeting Minutes of October 23, 2024.
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
Public Hearing Project (PHP)25-026, Yap Duplex, Condominium Subdivision, 236 W. El Portal
A public hearing to request Zoning Administrator approval of Tentative Parcel Map (TPM) 25-164 to allow a duplex condominium subdivision for individual ownership of two dwelling units at 236 W. El Portal.
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 §15315 (Class 15: Minor Land Divisions).
ZA Atamian opened the public hearing and introduced Assistant Planner Coury who summarized the staff report and a presentation titled, “Item 4-A, PHP 25-026, 236 West El Portal Condominium Subdivision,” a copy of which can be requested by contacting the Planning Division. The report highlighted the project location; a DRAFT
Zoning Administrator Adjourned Meeting November 4, 2025 Page 2 site map of the TPM; images of the site; advised that unit A is a 1,946 square foot unit in the front and unit B is 2,229 square feet located in the rear; and that the project is categorically exempt from CEQA.
ZA Atamian confirmed with staff that CC&R documents will be submitted for review and approval.
Property owner Calvin Yap and Applicant Brenda Wright with Walden Associates had nothing to add to the staff’s report.
ZA Atamian closed the public hearing and disclosed that he had visited the property and reviewed the staff report, and stated his support of converting the multi-family dwelling into condominium for private ownership.
Action: The Zoning Administrator determined the project is categorically exempt from CEQA and adopted Resolution ZA25-025 approving Tentative Parcel Map 25-164, Yap Duplex Condominium Subdivision, 236 W. El Portal, subject to the Conditions of Approval.
B. Public Hearing Project (PHP)25-407, Short-Term Apartment Rental (STAR)25-444, Waddell STAR, 315 Avenida Monterey
A public hearing to request Zoning Administrator to establish a short-term apartment rental and one manager’s unit within an existing duplex at 315 Avenida Monterey. Unit A currently operates as a short-term lodging unit (STLU) outside the established STLU zone.
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).
ZA Atamian opened the public hearing and introduced Assistant Planner Mejia who summarized the staff report for a STAR that currently operates the front unit A as an STLU outside the established zone. The on-site manager’s unit is in the rear above a detached garage. Assistant Planner Mejia introduced the property owner Jean Waddell and her daughter Jennifer Harris, the on-site manager.
Ms. Waddell stated the property has been a vacation rental since 2015, they regularly pay their 10% tax on guest stays, and has gifted three-night stays at charitable events to encourage people to visit San Clemente. Ms. Waddell confirmed no disturbances or code violations and that off-site parking is provided.
Ms. Harris expressed her enjoyment in hosting different people, that she is always present when guests are onsite and guests enjoy the walkability throughout town.
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Zoning Administrator Adjourned Meeting November 4, 2025 Page 3 Public Comments:
Scott Hunt, neighboring resident since 1958 expressed support.
Matthew Kelysko, neighboring resident for 26 years expressed his support stating that the Waddell property is the best-looking and well-kept home on the block, he has observed no problems since it became an STLU, and he recognizes many repeat guests.
ZA Atamian closed the public hearing and disclosed that he drove by the property; clarified with Ms. Harris requirements regarding applying for a STAR permit, had not comments about the merits of the application; and noted that there was nothing notable in the code compliance records.
Action: The Zoning Administrator determined the project is categorically exempt from CEQA and adopted Resolution ZA25-026 approving Short-Term Apartment Rental 25- 444, Waddell STAR, 315 Avenida Monterey, subject to the Conditions of Approval with the modification in the Resolution title to reflect “Front Unit A and Back Unit B.”
5. NEW BUSINESS
A. Review of Tentative Future Agendas
ZA Atamian requested the following;
• To cancel the January 8, 2026 Zoning Administrator Meeting to follow the City Council and Planning Commission Meeting cancellations.
• Due to a conference speaking engagement, to cancel the February 5, 2026 Zoning Administrator Meeting and to schedule a Special Meeting if necessary.
6. OLD BUSINESS
None.
7. ADJOURNMENT
Zoning Administrator Atamian adjourned the meeting. The next meeting of the Zoning Administrator will be held at 3:00 p.m. on Thursday, December 4, 2025 at the Community Development Department, 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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