RESOLUTION NO. 26-19
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING PUBLIC HEARING PROJECT (PHP) 25-527, AMENDING CULTURAL HERITAGE PERMIT (CHP) 16-376, MIRAMAR EVENTS CENTER, LOCATED AT 1700 N. EL CAMINO REAL, TO MODIFY PREVIOUSLY APPROVED PROJECT PLANS TO INFILL PORTIONS OF AN EXISTING EXTERIOR SECURITY WALL AND ALTER LANDSCAPE FEATURES IN AND AROUND THE PATIO INCLUDING THE ADDITION OF A FOUNTAIN FEATURE AND FINDING THE PROJECT CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO STATE CEQA GUIDELINES §15301 (CLASS 1: EXISTING FACILITIES), §15302 (CLASS 2: REPLACEMENT OR RECONSTRUCTION) AND §15303 (CLASS 3: NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES) WHEREAS, on June 7, 2017, the Planning Commission adopted Resolution No. PC 17-017, approving Cultural Heritage Permit (CHP) 16-376, Conditional Use Permit (CUP) 16-377, and Site Plan Permit (SPP) 16-378 for the Miramar Event Center and Food Hall Rehabilitation; and WHEREAS, the Coastal Commission preliminarily approved the project in December of 2017 and issued the Coastal Development Permit in May, 2020; and WHEREAS, the project is currently under construction; and WHEREAS, the property ownership has entered into leases with tenants for the property, including Wedgewood Weddings, which will occupy the Miramar Theater building for the purposes of a wedding and event venue, consistent with CUP 16-377; and WHEREAS, on November 13, 2025, the Planning Commission of the City of San Clemente held a duly noticed public hearing on a prior amendment (CHP 25-306) and approved various interior modifications and a change from a new fountain to new fireplace in the patio, but declined to approve the applicant’s request to extend the patio security wall; and WHEREAS, the tenant desires modifications to the approved plans to provide additional security and privacy to the existing courtyard and wall and to modify landscape elements therein; and WHEREAS, on November 26, 2025, an application was submitted by AAHA Studio, 9856 Vidor Drive, Los Angeles, CA 90035, for Public Hearing Project (PHP) 25-527, a request to amend CHP 16-376, Miramar Events Center, located at 1700 N. El Camino Real; and WHEREAS, the revised plans are considered insignificant pursuant to San Clemente Municipal Code (SCMC) section 17.12.180 – Insignificant Modifications; however, the City Planner referred the item to the Planning Commission due to the significance of the historic property and public concern surrounding its rehabilitation; and WHEREAS, on December 17, 2025, the Planning Commission of the City of San Clemente held a duly noticed public hearing on the subject application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties; and WHEREAS, on January 20, 2026, the City Council called up the Planning Commission’s approval during review of the meeting minutes at their regular meeting, pursuant to Zoning Ordinance Section 17.12.140, appealing the Planning Commission’s decision to the City Council; and WHEREAS, noticing for the de novo public hearing was performed consistent with Zoning Ordinance Section 17.12.100; and WHEREAS, on February 3, 2026, the City Council of the City of San Clemente held a duly noticed de novo public hearing on the subject appeal and application, considered written and oral comments, and facts and evidence presented by the applicant, City staff, and other interested parties.
NOW, THEREFORE, the City Council of the City of San Clemente does hereby find, determine, and resolve as follows:
SECTION 1. Incorporation of Recitals.
The City Council hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the City Council as fully set forth in this resolution.
SECTION 2. CEQA Findings.
Based upon its review of the entire record, including the Staff Report, any public comments or testimony presented to the City Council, and the facts outlined below, the City Council hereby finds and determines that the proposed project is categorically exempt from CEQA pursuant to State CEQA Guidelines Section 15301 (Class 1: Existing Facilities), §15302 (Class 2: Reconstruction or Replacement), and §15303 (Class 3: New Construction or Conversion of Small Structures).
The Class 1 exemption specifically exempts from further CEQA review the operation, repair, maintenance, and minor repair of existing public or private structures, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. This exemption covers, but is not limited to, interior or exterior alterations, additions to existing structures that will not result in an increase of more than 50 percent of the floor area of the structure before the addition, or 2,500 square feet, whichever is less. Here, the proposed project includes modified courtyard walls and landscape features, and will not increase the floor area of the structure by more than 50 percent of the existing floor area, or more than 2,500 square feet. The project does not increase or otherwise change the existing use of the site. Thus, the project qualifies for the Class 1 exemption.
The Class 2 exemption specifically exempts from further CEQA review replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, including but not limited to replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity. The project merely involves the modification of an exterior security wall and alteration of related landscape and hardscape features. The proposed project does not include a change to the approved use of the property and the proposal merely includes alterations to existing (or previously approved) features of the Miramar Event Center Project.
The Class 3 exemption exempts the construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made to the exterior of the structure.
Furthermore, none of the exceptions to the use of the Class 1, Class 2 or Class 3 categorical exemptions identified in State CEQA Guidelines section 15300.2 apply. The project will not result in a cumulative impact from successive projects of the same type in the same place, over time. There are no unusual circumstances surrounding the project that result in a reasonably possibility of a significant effect on the environment. The project will not damage scenic resources, including trees, historic buildings, rock outcroppings, or similar resources. The project does not include any hazardous waste sites, and the project will not cause a substantial adverse change in the significance of a historical resource. The exterior courtyard wall is a new structure detached from the historic building that could be removed or altered in the future without damaging the historic building. The interior modifications support the project rehabilitation in that they effectuate the new use of the building, consistent with the prior approvals for an event venue. Thus, the Class 1, Class 2 and Class 3 exemptions apply, and no further environmental review is required.
SECTION 3. Cultural Heritage Permit Findings.
The City Council finds that the proposed modifications to the previously approved project plans site are insignificant modifications in that they are consistent with the approved rehabilitation use intended for the property, and they are consistent with the Secretary of the Interior’s Standards (SOIS) for the Treatment of Historic Properties. The modifications are consistent with the SOIS in that no modifications are being made to the historic building itself other than a superficially attached wall fountain within the courtyard area which can be removed in the future; any new features are compatible in style and scale with extant historic materials and features; and the exterior courtyard wall/fence provides security for the historic Miramar property and improves privacy and sound reduction in a location intended for private events. As such, with respect to Public Hearing Permit (PHP) 25-527, amending CHP 16- 376, the City Council adopts and affirms the findings made within Planning Commission Resolution 17-017. Specifically, the City Council finds and affirms that the proposed project modifications are consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties, given that the proposed modifications do not remove primary walls or add new permanent primary walls within the interior assembly space; the project modifies non-historic elements with compatible finishes or features; and it provides additional site security through unobtrusive means.
SECTION 4. City Council Approval in Part.
Based on the foregoing recitals and findings, and the written and oral comments, facts, and evidence presented, the City Council hereby approves Public Hearing Project (PHP) 25-527, amending Cultural Heritage Permit (CHP) 16-376, Miramar Events Center, to:
Convert the arched wall openings near the alley to recesses; Convert the courtyard patio portion with partial stucco and wrought iron wall to full stucco wall; Replace freestanding potted plants against the theater building with a courtyard fountain, allowing flexibility in placement within the courtyard or against the building; Remove the plant-on faux arch proposed above the fountain; Modify courtyard landscape features to allow removal of raised planter beds, with three trees in tree wells to remain; and Require applicant follow-up with staff to develop and administratively approve a courtyard lighting plan and an exterior wall landscaping plan to soften the appearance (but not using a podocarpus hedge).
SECTION 5. Certification. The City Clerk shall certify to the passage of this resolution and enter it into the book of original resolutions.
PASSED AND ADOPTED this _____ day of ____________________, 2026.
ATTEST:
___________________________ __________________________
City Clerk of the City of Rick Loeffler, Mayor of the City of San Clemente, California San Clemente, California
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) §
CITY OF SAN CLEMENTE )
I, LAURA CAMPAGNOLO, City Clerk of the City of San Clemente, California, do hereby certify that Resolution No. 26-19 was adopted at a regular meeting of the City Council of the City of San Clemente held on the _______ day of _______________________, _________, by the following vote:
AYES:
NOES:
ABSENT:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Clemente, California, this _____ day of _________________, ________. __________________________
CITY CLERK of the City of
San Clemente, California
Approved as to form:
____________________________
Elizabeth A. Mitchell, City Attorney
Resolution No. 26-19 Page 2
Attachment 1