CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING
OF THE ZONING ADMINISTRATOR
December 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 Regular Meeting of the City of San Clemente Zoning Administrator to order on November 20, 2025 at 3:01 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
Alexia Gruszczynski, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
A. Receive and file Minutes for the November 20, 2025 Regular Zoning Administrator Meeting.
ZA Atamian received and filed the Zoning Administrator Regular Meeting Minutes of November 20, 2024.
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
A. Public Hearing Project (PHP)25-381, Wolter Duplex, 212 S. Calle Seville A public hearing to request the Zoning Administrator consider a Development Permit (DP) 25-469 and a Minor Exemption Permit (MEP) 25-470 to allow an addition of 135 square feet, construction of a 65 square foot patio cover, installation of an arbor in the front yard setback, installation of a new pergola, and exterior façade changes in the Architectural Overlay and adjacent to the historic structure at 210 S. Calle Seville.
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 Gruszczynski who summarized the staff report and a presentation titled, “Wolter Duplex, Public Hearing Project (PHP) 25-381, Development Permit (DP) 25-469, DRAFT
Zoning Administrator Regular Meeting December 4, 2025 Page 2 Minor Exception Permit (MEP) 25-410,” a copy of which can be requested by contacting the Planning Division. The report highlighted the property location; project description; recommendations made by the Design Review Subcommittee on November 12, 2025; the applicant’s requested changes and staff’s Conditions of Approval; and staff and DRSC’s recommendations.
Staff introduced the property owners, Lisa and John Wolter, and the applicant and architect, Manny Montes, and their contractor. The applicant stated that they had requests that differ from the staff’s report;
1. The building cannot support clay tile, so they opted for the metal barrel-shaped roofing materials to maintain the Spanish look and character of the neighborhood. The DRSC suggested something with more texture and definition, and they believed the alternative would suffice although the DRSC had not seen the barrel-shaped metal material. Mr. Montes explained the advantages of the metal material.
2. The existing two staircases allow access to the garage for Unit A residents, and not having the secondary staircase created a privacy issue into Unit B with Unit A residents walking past bedroom windows and the front door. The alternate route for Unit A residents to access their garage would be walking in the street since no there are no sidewalks along that side of the property.
Public Comments:
Joe Robinson, neighbor expressed his support of the project in an email dated December 2, 2025.
Staff answered ZA Atamian’s questions with respect to the submitted plans that included some level of landscaping and required Engineering’s sign-off for the type of landscaping in the public right-of-way. Staff advised that Sheet L1 reflects areas with ground cover, such as dune sedge lawn substitute or Mexican beach pebble ground cover, and that these options satisfy Engineering requests. Staff noted that ground covers are not in the right-of-way area. ZA Atamian acknowledged that the Plan also includes existing plants, such as an established bougainvillea, mixed in with new landscaping.
Staff recommended Engineering Condition 4.13 that limits the landscaping within the public right-of-way to low lying ground cover to allow pedestrian access from parked cars along the public street. Plans may need revision to show the specific ground cover in that area. ZA Atamian advised that the current wording allows the applicant to leave the area as dirt if landscaping is only installed on their property.
Staff addressed questions made by the ZA Atamian clarifying the recommendations of the DRSC related to roofing materials and discussed the applicant’s style preferences.
ZA Atamian confirmed with staff the details regarding the recommendations to remove Unit B’s staircase; and discussed with the applicants their preferences and rational for retaining two individual staircases versus one. ZA Atamian stated his support for two staircases.
DRAFT
Zoning Administrator Regular Meeting December 4, 2025 Page 3 ZA Atamian stated the greater concern was the landscaping materials and treatments being applied, and the residents’ access.
ZA Atamian expressed concern for the roofing material with a Spanish style metal that mimics clay tile, explaining their property’s location adjacent to a historic property in that the features are not to detract from the historical resource. ZA Atamian suggested scheduling a site visit with planning staff to review samples at the property when construction is further along to visually assess which composite or metal materials would work best, and that clay tile is not required. Roof material will be determined at the City Planner’s discretion.
ZA Atamian closed the public hearing, thanked the applicants for the investment in the community, disclosed that he had visited the property and reviewed the staff report. This following determination is based on making the Findings in the Resolution.
Action: The Zoning Administrator determined the project is categorically exempt from CEQA and adopted Resolution ZA25-027 approving Development Permit 25-469 and Minor Exception Permit 25-470, Wolter Duplex, 212 S. Calle Seville, subject to the Conditions of Approval with the following modifications:
• New Condition 1.6: The secondary staircase providing access to the sidewalk from Unit A is approved. The applicant shall revise the landscaping plan in the area where the second staircase is located to maintain the proposed landscaping materials, such as, the type of plants and trees and numbers thereof, in a revised layout.
• New Condition 1.7: Final approval of the roofing materials shall be at the discretion of the City Planner as determined through the building permit and/or building construction process. The roof shall not be required to be clay tile and may be composite, metal with an applied finish, or other suitable materials as determined by the City Planner.
• New Condition 4.14: Ground cover shall be provided in the right of way where the proposed sidewalk does not occur, may use similar ground cover materials as proposed in the landscaping plan.
B. Public Hearing Project (PHP) 24-426, Tentative Parcel Map (TPM) 25-332, 245 West El Portal Condominium Subdivision
A public hearing to request the Zoning Administrator consider a duplex condominium subdivision for individual ownership of two dwelling units at 245 West El Portal in the Residential Medium (RM) Zoning District, Coastal Zone Overlay, and the Categorical Exclusion Order Area.
The Zoning Administrator will also consider whether the project is Categorically Exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15315 (Class 15: Minor Land Divisions) and §15301 (Class 1: Existing Facilities).
ZA Atamian opened the public hearing and introduced Principal Planner Rehm who summarized the staff report in a presentation titled, “Item 4-B, PHP24-426, 245 West El Portal Condominium Subdivision,” a copy of which can be requested DRAFT
Zoning Administrator Regular Meeting December 4, 2025 Page 4 by contacting the Planning Division. The presentation highlighted the project’s location, the proposed Tentative Parcel Map No. 2024-139 and introduced applicant Harold Alzate who is available to answer any questions.
Mr. Alzate had a question with respect to CC&R reference in Condition of Approval section 2.6. in that his legal counsel stated a “Master Homeowner’s Association” would not be applicable due to the size of the project being only two units. Discussion determined the section is a standard Condition that has been reviewed by the City Attorney and that the section shall remain.
ZA Atamian closed the public hearing, disclosed that he is familiar with the project, acknowledged the progress made that is projected to be completed in the first few months of 2026, and the building has already been approved. ZA Atamian stated that there is no impact on the City’s vacancy rate since it is new construction, that the sense of ownership is a benefit to the community, and that he could meet the Findings contained in the Resolution.
Action: The Zoning Administrator determined the project is categorically exempt from CEQA and adopted Resolution ZA25-028 approving Tentative Parcel Map 25-332, subject to the Conditions of Approval.
5. NEW BUSINESS
A. Review of Tentative Future Agendas
No changes were made.
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 18, 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
DRAFT