AGENDA ITEM: 8-A
4928-7824-4726 v5
STAFF REPORT
SAN CLEMENTE PLANNING COMMISSION
Date: December 17, 2025
PLANNER: Jonathan Lightfoot, City Planner
SUBJECT: Hearing for Public Hearing Permit (PHP) PHP25-527, Amending CHP 16-376, Miramar Events Center, Patio Wall and Fountain at 1700 N. El Camino Real, a request to modify previously approved project plans to infill portions of an existing exterior security wall and add a fountain feature within the Miramar theater patio.
The Planning Commission will also consider whether the project is 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).
LOCATION: 1700 N. El Camino Real / APN 057-193-05
ZONING/ GENERAL PLAN: Mixed Use 1
ZONING OVERLAYS: Central Business / Pedestrian (C/P); Architectural (A); Coastal Zone (CZ)
PROCEDURAL HISTORY AND REQUIRED FINDINGS
This request is for a modification to a Cultural Heritage Permit CHP 16-376, which was issued to the applicant by the Planning Commission pursuant to Resolution No. PC 17- 017, pertaining to the Miramar Events Center. There, the Planning Commission made the required findings to issue a CHP pursuant to San Clement Municipal Code (SCMC) Section 17.16.110 (as cited below). The findings made by Resolution PC 17-017 remain operative.
The Planning Commission also approved a prior Amendment (Cultural Heritage Permit 25-306) on November 13, 2025 which approved a change to from a fountain feature to a faux fireplace in the exterior patio and approved various interior modifications, including a bridal stairway access, demising partitions in the auditorium, and plaster treatment to the auditorium side walls to create Moorish arches instead of the previously existing gothic murals.
Attachment 5
December 2025 Miramar Event Center Amendment Page 2
4928-7824-4726 v5
SCMC Section 17.16.110 Cultural Heritage Permit Findings:
a. The proposed project is consistent with the General Plan; b. The proposed project complies with zoning regulations; c. The proposed development will not be detrimental to the public health, safety or welfare, or materially injurious to properties and improvements in the vicinity; d. The proposed project is in character and compatible with the properties in the neighborhood;
e. The proposed project is in conformance with the Secretary of the Interior's Standards for the Treatment of Historic Properties and City's Design Guidelines to substantially further the City's goals of historic preservation, and f. The proposed project preserves to the extent feasible the character defining features.
g. For projects in the Architectural Overlay District, the Review Authority shall find:
the proposed project complies with the purpose and intent of the Architectural Overlay District, Section 17.56.020; and
h. The proposed project/use preserves and strengthens the pedestrian-orientation of the district and/or San Clemente's historic identity as a Spanish village.
Development Management Team Meeting
The City's Development Management Team (DMT) was made aware of these proposed modifications; however, the project was not circulated for additional comments or conditions of approval as the requested modifications are aesthetic in nature only.
Noticing
Public notices were distributed as required per City and State requirements. As of the date of publication, staff have received one public comment by email which stated:
“Opposed to more changes Miramar Theater” in the subject line, but no text in the body of the email message.
PROJECT DESCRIPTION1
The applicant wishes to modify the exterior site walls near the intersection of El Camino Real and Boca de la Playa to:
• Convert the portion of the wall that is part stucco and part wrought iron into fullheight stucco in order to reduce traffic volume, provide additional privacy for events, and to close off the existing view out of the car lot to the used car lot; and 1 Sheet 5 of the plans indicate a chair plan for outdoor ceremonies. The original approval allows amplified sound only indoors. Exterior amplification will require an amended CUP, which must meet the standards of SCMC 17.24.055 – Commercial Amplified Sound. This permit is not being requested at this time.
December 2025 Miramar Event Center Amendment Page 3
4928-7824-4726 v5
• Convert arched wall openings near the alley into recesses because the adjacent utilities cabinets are prominently visible through those openings; and Figure 1: Existing Perimeter Landscaping
Figure 2: Proposed Fountain
• Replace freestanding potted
plants with a new courtyard
fountain that is free-standing,
but with the upper half attached
to the building wall (to infill the
offset above the wainscot) and
surrounded by a new faux arch
that reflects the geometry of the
arched doors to either side of
the fountain; and
• Modify courtyard landscape
features to remove three interior
planter beds. Trees will remain
in wells (instead of beds) along
the southern wall; but the fan
December 2025 Miramar Event Center Amendment Page 4
4928-7824-4726 v5
aloe in the east bed is proposed to be deleted and replaced with pavers and a decorative sconce above.
• Replace succulent plantings with plum pine (podocarpus) along the exterior of the perimeter wall near the public sidewalk along Boca de la Playa.
Figure 3: Existing Perimeter Landscaping
Proposed plans are included as Attachment 2, while an excerpt of the 2021-approved landscape plans are included as Attachment 3.
PROJECT ANALYSIS
The alterations to the walls are proposed to resolve aesthetic and operational issues.
From multiple visits to the site, staff and the applicant have observed that there is substantial roadway noise along El Camino Real. At the November 13, 2025 public hearing where the Planning Commission declined an extension of the wall, one consideration discussed was to more fully enclose the existing patio. Doing so would remove visually detracting elements (utilities cabinets and a used car lot) from the perspective of venue guests within the courtyard while also providing added sound attenuation. The applicant also proposes a free-standing fountain (superficially attached to the Miramar building) to mask some of the ambient noise.
For the landscaping requests, staff supports replacing raised planters with tree wells; however, it is recommended that the trees illustrated on the south edge of the patio remain. These provide a functional visual and noise buffer between the Miramar, the alley, and the adjacent historic Casino property. Staff does not recommend modifying the exterior landscaping from the more diverse succulent palette to the more monoculture podocarpus. Podocarpus is often used and intended to function as a hedge. Hedges are governed by the same height standards as walls. If additional privacy is warranted and supported by the Commission, a uniform allowable height of the podocarpus would need December 2025 Miramar Event Center Amendment Page 5
4928-7824-4726 v5
to be identified as a component of the approval. The draft resolution (Attachment 1) declines this landscape change, but would authorize the other modifications requested.
ENVIRONMENTAL REVIEW/COMPLIANCE (CEQA)
The Planning Division completed an initial environmental assessment of the project per the California Environmental Quality Act (CEQA). Staff recommends the Planning Commission determine the project is Categorically Exempt from CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities) §15302 (Class 2: Reconstruction or Replacement) and §15303 (Class 3: New Construction or Conversion of Small Structures) because the project involves modifications to accessory features and structures that are not historic within the courtyard at the property. 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.
Further, none of the exceptions to the exemptions apply. (CEQA Guidelines Section 15300.2.) The project will not contribute to significant cumulative environmental impacts when considered with other related projects, does not involve "unusual circumstances" that could have a significant environmental effect, would not damage scenic resources within an officially designated state scenic highway, does not involve a known hazardous waste site ("Cortese List"), and will not cause a substantial adverse change to a historical resource based on compliance with the Secretary of the Interior standards. The exterior courtyard wall is a recently constructed, non-historic feature; and the proposed modifications to add a fountain and modify landscaping similarly are not historic and can be removed. Thus, the historic resource is not impacted, and no further CEQA is required.
CALIFORNIA COASTAL COMMISSION REVIEW
The project was approved by the Coastal Commission in 2017 via Coastal Development Permit (CDP) 5-17-0539, and the applicant must abide by all conditions of approval specified therein.
ALTERNATIVES
The Planning Commission may take any of the following actions:
1. Approve the requested modifications as requested or with changes.
2. Continue the hearing to obtain additional information from the applicants or staff.
3. Deny the requested changes. If the Commission wishes to pursue this option, the hearing will need to be continued to allow the appropriate resolution to be prepared.
These actions may be appealed by application to the City Council within ten days of the decision pursuant to San Clemente Municipal Code § 17.12.140 or be called up by the City Council for review and action.
December 2025 Miramar Event Center Amendment Page 6
4928-7824-4726 v5
RECOMMENDATION
Staff recommends that the Planning Commission:
1. Determine the project is categorically exempt from the requirements of the CEQA pursuant to CEQA Guidelines §15301 (Class 1: Existing Facilities) and §15302 (Class 2: Replacement and Reconstruction), and §15303 (Class 3: New Construction or Conversion of Small Structures); and
2. Adopt Resolution PC 25-022, approving PHP 25-527, amending CHP 16-376, Miramar Event Center, to modify previously approved project plans to infill portions of an existing exterior security wall and add a fountain feature within the Miramar theater patio.
Attachments:
1. Resolution No. PC 25-022
2. Project Plans
3. Excerpt of 2021 Approved Landscape Plans
Resolution No. PC 25-022 ATTACHMENT 1
RESOLUTION NO. PC 25-022
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF SAN CLEMENTE, CALIFORNIA, APPROVING
PUBLIC HEARING PERMIT (PHP) 25-527, AMENDING 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 approved Cultural Heritage Permit 16-376, Conditional Use Permit 16-377, and Site Plan Permit 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 Cultural Heritage Permit (CHP) 25- 306, amending CHP 16-376, Miramar Events Center, located at 1700 N. El Camino Real; and
Resolution No. PC 25-022 Page 2
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, the Planning Division has completed an initial environmental assessment of the above matter in accordance with the California Environmental Quality Act (CEQA) and recommends that the Planning Commission determine the project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section §15301 (Class 1: Existing Facilities) and §15303 (Class 3: New Construction or Conversion of Small Structures). This is recommended because the project includes modifications to accessory structures and finishes to an existing building; 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.
NOW, THEREFORE, the Planning Commission of the City of San Clemente does hereby, finds, determines, and resolves as follows:
Section 1. Incorporation of Recitals.
The Planning Commission hereby finds that all of the facts in the Recitals are true and correct and are incorporated and adopted as findings of the Planning Commission 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 Planning Commission, and the facts outlined below, the Planning Commission hereby finds and determines that the proposed project is categorically exempt from CEQA pursuant to State CEQA Guidelines Section 15301 (Class 1: Existing Facilities) 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.
Resolution No. PC 25-022 Page 3
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. Insignificant Modifications to Cultural Heritage Permit Findings The Planning Commission 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 Planning Commission affirms the findings made within Planning Commission Resolution 17-017 (included as Exhibit A to this Resolution and fully incorporated herewith by reference). Specifically, the Planning Commission 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 Resolution No. PC 25-022 Page 4
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. Planning Commission Approval in part.
Based on the foregoing recitals and findings, and the written and oral comments, facts, and evidence presented, the City of San Clemente Planning Commission approves Public Hearing Permit (PHP) 25-527, amending CHP 16-376, Miramar Events Center, to:
1. Convert arched wall openings near the alley portion of the patio wall into recesses; and
2. Convert the portion of the patio wall along Boca de la Playa that is part stucco and part wrought iron into full-height stucco; and
3. Replace freestanding potted plants with a new courtyard fountain that is superficially attached to the Miramar building and surrounded by a new faux arch that reflects the geometry of the arched doors to either side of the fountain; and
4. Modify courtyard landscape features to remove three interior planter beds (but leaving two trees in tact within tree wells).
However, the Planning Commission declines the proposed change in exterior landscape to replace the approved succulent palette with a singular podocarpus hedge.
PASSED AND ADOPTED at a regular meeting of the City of San Clemente Planning Commission on December 17, 2025.
___________________________________
Chair
CERTIFICATION:
I HEREBY CERTIFY this Resolution was adopted at a regular meeting of the City of San Clemente Planning Commission on November 13, 2025, carried by the following roll call vote:
AYES: COMMISSIONERS: Commissioner’s last names
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
_______________________________________
Secretary of the Planning Commission
Miramar Theater
Proposed Courtyard Adjustments
AAHA.STUDIO 213.373.4581 [email protected]
04 DECEMBER 2025
WEDGEWOOD WEDDINGS
COPYRIGHT © AAHA STUDIO, ALL RIGHTS RESERVED
THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION. THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE
REPRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION ATTACHMENT 2
WEDGEWOOD WEDDINGS
MIRAMAR THEATER PROPOSED COURTYARD ADJUSTMENTS
04 DECEMBER 2025
COPYRIGHT © AAHA STUDIO, ALL RIGHTS RESERVED | THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION.THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE RE PRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION 1 Not to Scale
PROPOSED PLAN
DN
DN
DN
UP 21'-2"
CURB TO CL
135.3' PL
26'-9"
PL TO CURB
13'-8"
CL TO CURB
3'-8"
PL TO BLDG
10'-0"
PL TO CURB
DN
propose to add hedge
planting at the perimeter
[see page 5]
previously approved
ornamental fireplace
[see page 4]
new freestanding
removable wall fountain
[see page 3]
fill in corner walls
[see page 2]
fill in arched
portals show relief
[see page 2]
add (one) additional
sconce to match existing
[see page 2]
WEDGEWOOD WEDDINGS
MIRAMAR THEATER PROPOSED COURTYARD ADJUSTMENTS
04 DECEMBER 2025
COPYRIGHT © AAHA STUDIO, ALL RIGHTS RESERVED | THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION.THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE RE PRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION 2 PROPOSED AMENDMENTS TO EXISTING COURTYARD WALLS
fill in w/ stucco and finish to
match adjacent finishes
fill in w/ stucco relief and finish
to match adjacent finishes
add sconce
eq distance from pilaster as
existing next to gate
WEDGEWOOD WEDDINGS
MIRAMAR THEATER PROPOSED COURTYARD ADJUSTMENTS
04 DECEMBER 2025
COPYRIGHT © AAHA STUDIO, ALL RIGHTS RESERVED | THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION.THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE RE PRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION 3 C O U R T YA R D F E A T U R E - F R E E S T A N D I N G W A L L F O U N T A I N
FOUNTAIN
Rustica House
Hand carved stone with Redwhite Talavera checkerboard
pattern. Spout is a carved
medallion, non-plumed,
bucket filled
existing stucco wainscott
new stucco arch flush with
wainscott below finished to
match adjacent
new freestanding fountain
positioned at face of wainscott
wall gap created above the line
of the wainscott to be filled in
and finished to match stone of
fountain
potted plants to create
balanced symmetry
stucco fountain wall
frame mimics line of
existing arched opening
design intent for stone
finish to be lighter in
color
EQ EQ
existing wall finish
shows between arch and
fountain
WEDGEWOOD WEDDINGS
MIRAMAR THEATER PROPOSED COURTYARD ADJUSTMENTS
04 DECEMBER 2025
COPYRIGHT © AAHA STUDIO, ALL RIGHTS RESERVED | THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION.THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE RE PRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION 4 C O U R T YA R D F E A T U R E - F A U X F I R E P L A C E 6'-0"
10'-0"
STUCCO FIREPLACE AND HEARTH ELEVATION
focal point
CHIMNEY POT
Super Clay Corp
13” X 13” Classic
24” Tall 58lbs. 7.5”x7.5”Top Opening
11.25”x11.25” Base I.D.
customization availble to shorter
chimney pot
MANTLE
Rustic Wood Slab 6” x 1” sand blast
finish and dark stain
FIREBOX TILE
EcoOutdoor
Pendell Baton
1/2”-3/4” - 2” x 8” (nom.)
herringbone pattern
WEDGEWOOD WEDDINGS
MIRAMAR THEATER PROPOSED COURTYARD ADJUSTMENTS
04 DECEMBER 2025
COPYRIGHT © AAHA STUDIO, ALL RIGHTS RESERVED | THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION.THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE RE PRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION 5 REVISED PLANTING PLAN
1200 AMP
SDGE PAD
SDGE PULL SECTION
FOR 1200A
THEATER
142
COURTYARD
STUCCO CLAD
PLANTER WALL
4'-10 1/4" 7'-6" RAMP 7'-10 3/4" CLEAR 3'-1 3/4" 3'-0 3/4"
45.88 FS
6'-0"
J
J
LANDSCAPING LEGEND SYM COMMON NAME BOTANICAL NAME QTY SIZE
RED YUCCA BRAKELIGHTS HESPERALOE PARVIFLORA BRAKELIGHTS H2O
PERENNIALS
MAORI QUEEN NEW ZEALAND FLAX PHORMIUM 'MAORI QUEEN'
L
L
SUCCULENTS
FAN ALOE L ALOE PLICITALIS
FLAX LILY LITTLE REV L DIANELLA REVOLUTA 'LITTLE REV'
5 GAL
5 GAL
3 0
0 0 5 GAL
L 0 5 GAL
AGAVE GUIENGOLAS L AGAVE GUIENGOLAS 0
CORDYLINE RED STAR CORDYLINE AUSTRALIS 'RED STAR'
AGAVE BLUE FLAME L AGAVE BLUE FLAME 0 5 GAL
L 1 GAL
ALOE STRIATA L ALOE STRIATA
CAMPFIRE PLANT L CRASSULA CAPITELLA 'CAMPFIRE' 13 1 GAL SHORT LEAFED ALOE L ALOE BREVIFOLIA 0 1 GAL
BLUE CHALKSTICKS SENECIO MANDRALISCAE 0
SEDUM COPPERTONE SEDUM NUSSBAUMERIANUM 'COPPERTONE' 16 1 GAL COPPER PINWHEEL AEONIUM 'KIWI' 17 1 GAL
L
L
AGAVE BLUE GLOW L AGAVE 'BLUE GLOW' 6 5 GAL
5 5 GAL
0 SQ FT
0 SQ FT
26 SQ FT
NOTE: ALL SUBSTITUTIONS TO BE COMPARABLE WITH CHARACTERISTICS OF SPECIFIED PLANT SPECIES 15 GAL
15 GAL
LANDSCAPING LEGEND COMMON NAME BOTANICAL NAME SIZE
MEXICAN FAN PALM WASHINGTONIA ROBUSTA
SYM QTY
TREES & PALMS
L
H2O
MEXICAN BUSH SAGE 'SANTA BARBARA' 3
SHRUBS
L
L
COASTAL ROSEMARY L WESTRINGIA 'BLUE GEM'
SALVIA LEUCANTHA 'SANTA BARBARA'
ROSE ICEBERG ROSA ICEBERG
SPOON YUCCA L DASYLIRION WHEELERI 15 GAL
5 GAL
5 GAL
5 GAL
15-20' TF
0 3
4 3
OLIVE SWAN HILL L OLEA EUROPAEA 'SWAN HILL' 0 24" BOX
SCALE: 1" = 8'-0"
REVISED PLANTING PLAN N NOTE: ALL SUBSTITUTIONS TO BE COMPARABLE WITH CHARACTERISTICS OF SPECIFIED PLANT SPECIES CREEPING ROSEMARY L ROSMARINUS OFFICINALIS 'PROSTRATUS' 0 5 GAL YELLOW WOOD YEW PINE M PODOCARPUS HENKELII 42 24" BOX
VINES
ROYAL TRUMPET VINE M DISTICTIS 'RIVERS' 0 15 GAL
PLANTS TO BE 15 GALLON ESPALIERED. WHEN PLANTING REMOVE NURSERY TRELLIS AND TIE PLANT TO WALL.
DRACEANA DRACO L DRAGON TREE 2 36" BOX
LAGERSTROEMIA "NATCHEZ" M CRAPE MYRTLE (WHITE) STANDARD 1 24" BOX DSD #:
DATE:
JOB #:
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO ARCHITECTS LOCAL. IT IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORREVIEW. THIS DOCUMENT AND ITS CONTENTS MAY NOT BE USED FOR ANY OTHERPURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHER WITH THE PRIOR WRITTEN CONSENT OF ARCHITECTS LOCAL. ALL RIGHTS RESERVED, © COPYRIGHT 2019
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SHEET: OF
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BUILDING PERMIT
No. Description Date
NS
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1 COURTYARD REVISION COURTYARD MOD Miramar Event Center 1700 N. EL CAMINO REAL SAN CLEMENTE, CA 92672
2 3
4 760.809.3241
CA 92057
Unit 41, Oceanside
3685 Vista Campana N.
N O P R O P O S E D C H A N G E S
TO EXISTING
on site and per city approved
plans in this area
D A S H E D L I N E
I N D I C A T E S
E X T E N T
O F N E W
P R O P O S E D
PLANTING
COPYRIGHT © AAHA STUDIO ALL RIGHTS RESERVED
THIS DESIGN PACKAGE IS INTENDED FOR DESIGN INTENT ONLY AND NOT FOR CONSTRUCTION. THESE DRAWINGS, OR PARTS THEREOF, MAY NOT BE
REPRODUCED IN ANY FORM WITHOUT EXPRESS WRITTEN PERMISSION
SAN CLEMENTE
FOOD HALL + EVENT CENTER
(B) THEATER 7,836 SF
APN: 057-193-05, TRACT 821 BLK 5
1700 N EL CAMINO REAL
SAN CLEMENTE, CA 92627
(E) STRUCTURE NOT IN SCOPE
PERENNIAL &
SUCCULENT PLANTING
PLAN - EAST
LP-9
9 NORTH EL CAMINO REAL
CALLE DESHECHA
SERVICE
DRIVE
COURTYARD
GARDEN
ENTRANCE
PATIO
COURTYARD
BOCA DE LA PLAYA
B
B
B
DSD #:
DATE:
JOB #:
ARCHITECTS
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO ARCHITECTS LOCAL. IT IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORREVIEW. THIS DOCUMENT AND ITS CONTENTS MAY NOT BE USED FOR ANY OTHERPURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHER WITH THE PRIOR WRITTEN CONSENT OF ARCHITECTS LOCAL. ALL RIGHTS RESERVED, © COPYRIGHT 2019
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S
710 13TH ST, #307
SAN DIEGO CA | 92101
619.535.0537
[email protected]
WWW.ARCHITECTSLOCAL.COM
06/15/20
SHEET: OF 5
05/11/2020
190515
BUILDING PERMIT
No. Description Date
Signature
Renewal Date
6/30/22
Date
11/10/2021
760.809.3241
1 CITY SUBMITTAL SHELL PHASE Miramar Event Center
1700 N. EL CAMINO REAL
SAN CLEMENTE, CA 92672
2 SHELL SUBMITTAL 07/06/20
3 CITY SUBMITTAL 11/10/21
C
C
C
SCALE: 1/8" = 1'-0"
PERENNIAL & SUCCULENT PLANTING PLAN - EAST N
LANDSCAPING LEGEND SYM COMMON NAME BOTANICAL NAME QTY SIZE
RED YUCCA BRAKELIGHTS HESPERALOE PARVIFLORA BRAKELIGHTS H2O
PERENNIALS
MAORI QUEEN NEW ZEALAND FLAX PHORMIUM 'MAORI QUEEN'
L
L
SUCCULENTS
FAN ALOE L ALOE PLICITALIS
FLAX LILY LITTLE REV L DIANELLA REVOLUTA 'LITTLE REV'
5 GAL
15 GAL
21 10
1 61 5 GAL
L 17 15 GAL
AGAVE GUIENGOLAS L AGAVE GUIENGOLAS 4
CORDYLINE RED STAR CORDYLINE AUSTRALIS 'RED STAR'
AGAVE BLUE FLAME L AGAVE BLUE FLAME 12 15 GAL
L 1 GAL
ALOE STRIATA L ALOE STRIATA
CAMPFIRE PLANT L CRASSULA CAPITELLA 'CAMPFIRE' 14 5 GAL SHORT LEAFED ALOE L ALOE BREVIFOLIA 41 5 GAL
BLUE CHALKSTICKS SENECIO MANDRALISCAE 70
SEDUM COPPERTONE SEDUM NUSSBAUMERIANUM 'COPPERTONE' 75 1 GAL COPPER PINWHEEL AEONIUM 'SUNBURST' 28 5 GAL
L
L
AGAVE BLUE GLOW L AGAVE 'BLUE GLOW' 7 5 GAL
19 15 GAL
142 SQ FT
41 SQ FT
150 SQ FT
15 GAL
15 GAL
CAREX PANSA M SAN DIEGO SEDGE 40 5 GAL
ORNAMENTAL GRASS
NOTES:
1) ALL SUBSTITUTIONS TO BE COMPARABLE WITH CHARACTERISTICS OF SPECIFIED PLANT SPECIES 2) ALL PLANTS MUST BE COMPATIBLE WITH THE SITE SURVEY AGRONOMIC REPORT RECOMMENDATIONS.
NATURAL TERRA COTTA - DECO
RIM # 7802
34 X 23
POT TYPE SIZE (D X H) IN PLANTING LIST CONTAINER QTY
DECORATIVE POT SCHEDULE
A
B
EUPHORBIA AMMAK 15 GAL (1), ECHEVERIA FIRE AND ICE 1 GAL (1), SEDUM ANGELINA 4" (3)
3 NATURAL TERRA COTTA - BIG BELL
POT # 7821
ALOE BARBERAE 15 GAL (1), SENECIO TALINOIDES 1 GAL (1), KALANCHOE BLOSSFELDIANA PINK 1 GAL (1), SEDUM BLUE SPRUCE 4"(3)
NATURAL TERRA COTTA - GREEK D BELL # 7815
E
F ZAMIA 5 GAL (1)
ANIGOZANTHOS BUSH RANGER 5 GAL (1), ECHEVERIA AFTERGLOW 1 GAL (1), AEONIUM KIWI 1 GAL (1), CRASSULA PERFORATA 4" (1)
NATURAL TERRA COTTA - PICKLE JAR
# 7810
26 X 25.5
35.5 X 24
30 x 41
2 10
10 3
PHOENIX ROEBELLINI 6' (1) C 3
Manuf: Pottery Manufacturing and Distributing Inc.
Wholesale: +1 310 323-7754
18881 S. Hoover St.,
Gardena, CA 90248
Local Source: Tree of Life Nursery
Retail: 949.728.0685
33201 Ortega Highway
San Juan Capistrano CA 92675
NOTES:
1) PLANTER MIX FOR POTS TO BE: E.B. STONE ORGANICS EDNA’S BEST POTTING SOIL OR EQUIVALENT. SEE MANUFACTURER'S PRODUCT SHEET FOR SOIL SPECIFICATIONS AT:
https://www.ebstone.org/product/ednas-best-potting-soil/ 2) POTS SHOULD BE ORDERED WITH AN AWARENESS OF DELAYED PRODUCT AVAILABILITY DUE TO PANDEMIC SUPPLY SHORTAGES.
AGAVE DESMETTIANA 5 GAL (1), AEONIUM KIWI 1 GAL (2), CRASSULA PERFORATA 4" (2)
NATURAL TERRA COTTA - GREEK
BELL # 7815
26 X 25.5
NATURAL TERRA COTTA - DECO
RIM # 7802
34 X 23
ATTACHMENT 3
DN
DN
NEW TENANT IMPROVEMENT
SAN CLEMENTE
FOOD HALL + EVENT CENTER
2-STORIES APPROX. 12,632 SF
APN: 057-193-05, TRACT 821 BLK 5
1700 N EL CAMINO REAL
SAN CLEMENTE, CA 92627
SAN CLEMENTE
FOOD HALL + EVENT CENTER
(B) THEATER 7,836 SF
APN: 057-193-05, TRACT 821 BLK 5
1700 N EL CAMINO REAL
SAN CLEMENTE, CA 92627
(E) STRUCTURE NOT IN SCOPE
TREE & SHRUB LEGEND COMMON NAME BOTANICAL NAME SIZE
MEXICAN FAN PALM WASHINGTONIA ROBUSTA
SYM QTY
TREES & PALMS
L
H2O
MEXICAN BUSH SAGE 'SANTA BARBARA' 4
SHRUBS
L
L
COASTAL ROSEMARY L WESTRINGIA 'BLUE GEM'
SALVIA LEUCANTHA 'SANTA BARBARA'
ROSE ICEBERG ROSA ICEBERG
SPOON YUCCA L DASYLIRION WHEELERI 15 GAL
5 GAL
5 GAL
5 GAL
15-20'
2 11
11 4
OLIVE SWAN HILL OLEA EUROPAEA 'SWAN HILL' L 5 48" BOX
SCALE: 1" = 10'-0"
TREE & SHRUB PLANTING PLAN N
TREE & SHRUB
PLAN
LP-7
7 NORTH EL CAMINO REAL
WEST AVENIDA PICO
BOCA DE LA PLAYA
CALLE DESHECHA
OUTDOOR PATIO AREA
GARDEN
COURTYARD
ENTRANCE
PATIO
COURTYARD
SERVICE
DRIVE
1) CONTACT LANDSCAPE ARCHITECT IN THE EVENT THAT MODIFICATIONS TO THE DESIGNS ARE REQUIRED TO ACCOMMODATE VARYING FIELD CONDITIONS OR MODIFIED PLANT ARRANGEMENTS. 2) QUALITY AND SIZE OF PLANTS TO MEET AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS. 3) ANY DISCREPANCIES THAT ARE FOUND IN LANDSCAPE LEGEND THAT DO NOT CORRELATE WITH PLANTINGS INDICATED ON PLAN, THE QUANTITIES INDICATED ON PLAN SHALL GOVERN.
4) MULCH: ALL REQUIRED PLANTING AREAS AND ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHALL BE COVERED WITH BARK MULCH AS AVAILABLE FROM MIRAMAR GREENERY APPLIED 3" DEEP, EXCLUDING SLOPES REQUIRING RE-VEGETATION.
ORGANIC RECYCLED OR POST-CONSUMER MULCH SHALL TAKE PRECEDENT OVER INORGANIC OR VIRGIN FOREST PRODUCTS UNLESS THE RECYCLED POST-CONSUMER ORGANIC PRODUCTS ARE NOT LOCALLY AVAILABLE. 5) TREE ROOT BARRIERS SHALL BE INSTALLED 3" FROM EDGE CONDITION WHERE TREES ARE PLACED WITHIN 5 FEET OF PUBLIC
IMPROVEMENTS INCLUDING WALKS, CURBS, OR STREET PAVEMENTS OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES. THE ROOT BARRIER SHALL EXTEND 10' FROM CENTER OF TREE IN EACH DIRECTION ALONG EDGE AND WILL NOT WRAP AROUND THE ROOT BALL AND BE MANUFACTURED BY "DeepRoot" OR EQUAL. 6) ALL AREAS SHALL BE IRRIGATED BY DRIP IRRIGATION. IRRIGATION DRAWINGS WILL BE INCLUDED. 7) ALL TREES, SHRUBS, AND GROUND COVERS SHOULD BE FREE OF INSECTS, PESTS, OR FUNGUS DISEASE OR THE EFFECTS OF PREVIOUS INFESTATIONS. THEY SHOULD HAVE NORMALLY WELL DEVELOPED BRANCH SYSTEMS AND A VIGOROUS AND FIBROUS ROOT SYSTEM WHICH IS NOT ROOT OR POT BOUND.
8) TREES SHALL BE STAKED UNTIL THEY ARE SELF-SUPPORTING AT WHICH TIME TREE STAKES SHALL BE REMOVED. 9) SHRUBS SHALL BE GUARANTEED AS TO HEALTH AND GROWTH FOR 90 DAYS AFTER END OF MAINTENANCE PERIOD. TREES SHALL BE GUARANTEED AS TO HEALTH AND GROWTH FOR ONE YEAR. 10) WATERING SHOULD BE SCHEDULED BETWEEN THE HOURS OF 10:00PM AND 8:00AM OR AS REQUIRED BY LOCAL WATER AGENCY. WATERING PRACTICES SHALL BE UTILIZED TO PROMOTE DEEP ROOTING OF TREES AND SHRUBS. 11) TREES AND SHRUBS SHOULD BE TRIMMED OR PRUNED TO PREVENT BLOCKING OR INTERFERENCE WITH THE FOLLOWING:
A. SIGHT DISTANCE VIEWS.
B. PEDESTRIAN OR MOTOR VEHICLE ACCESS.
C. INSTALLATION, MAINTENANCE OR REPAIR OF ANY PUBLIC UTILITY OR FIRE LANE.
D. DAMAGE TO PROPERTY LINE FENCES OR STRUCTURES ON ADJOINING PROPERTIES. 12) ALL LANDSCAPE AREAS SHOULD BE REGULARLY WATERED, FERTILIZED, WEEDED AND OTHERWISE KEPT IN GOOD CONDITION.
13) THIS PROJECT IS SUBJECT TO THE STATE OF CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE. 14) LANDSCAPE SHALL BE INSTALLED PRIOR TO BUILDING OCCUPANCY. 15) ALL PLANTER AREAS IN PARKING AND OTHER LANDSCAPE SPACES SHALL HAVE ALL DELETERIOUS MATERIALS SUCH AS ROCK, DEBRIS, AND TRASH REMOVED PRIOR TO PLACING TOPSOIL OR SUBSOIL BACKFILL. 16) SHRUBS AND TREES SHALL BE PLACED IN PREPARED PLANTING PITS TWICE THE DIAMETER OF THE PLANT CONTAINER. 17) SOIL TESTING TO BE COMPLETED BY:
WALLACE LABS
365 CORAL CIRCLE
EL SEGUNDO, CA 90245
1.310.615.0116
[email protected]
18) A PLANT ESTABLISHMENT PERIOD, UNDER THE INSTALLATION CONTRACT, IS REQUIRED FOR ALL INSTALLATIONS FOR A MINIMUM OF SIXTY DAYS (60) AFTER ALL LANDSCAPE IMPROVEMENTS ARE INSTALLED. 19) ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE STANDARDS OF THE CITY-WIDE REGULATIONS AND THE CITY OF
SAN CLEMENTE LAND DEVELOPMENT MANUAL LANDSCAPE STANDARDS AND ALL OTHER LANDSCAPE RELATED CITY AND REGIONAL STANDARDS.
20) MAINTENANCE: ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER. LANDSCAPE AND IRRIGATION AREAS IN THE PUBLIC RIGHT-OF-WAY SHALL BE MAINTAINED BY THE OWNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER, AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION.
DISEASED OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED
OR REPLACED PER THE CONDITIONS OF THE PERMIT
21 LANDSCAPING – DROUGHT TOLERANT, NON-INVASIVE PLANTS. VEGETATED LANDSCAPED AREAS AND PLANTERS SHALL ONLY CONSIST OF NATIVE PLANTS OR NON-NATIVE DROUGHT TOLERANT PLANTS, WHICH ARE NON-INVASIVE. THE USE OF PESTICIDES AND HERBICIDES SHALL BE PROHIBITED. NO PLANT SPECIES LISTED AS PROBLEMATIC AND/OR INVASIVE BY THE CALIFORNIA NATIVE PLANT SOCIETY (HTTP://WWW.CNPS.ORG/), THE CALIFORNIA INVASIVE PLANT COUNCIL (FORMERLY THE CALIFORNIA EXOTIC PEST PLANT COUNCIL) (HTTP://WWW.CAL-IPC.ORG/), OR AS MAY BE IDENTIFIED FROM TIME TO TIME BY THE STATE OF CALIFORNIA SHALL BE EMPLOYED OR ALLOWED TO NATURALIZE OR PERSIST ON THE SITE. NO PLANT SPECIES LISTED AS A “NOXIOUS WEED” BY THE STATE OF CALIFORNIA OR THE U.S. FEDERAL GOVERNMENT SHALL BE UTILIZED WITHIN THE PROPERTY.
ALL PLANTS SHALL BE LOW WATER USE PLANTS AS IDENTIFIED BY CALIFORNIA DEPARTMENT OF WATER RESOURCES (SEE:HTTP://WWW.WATER.CA.GOV/WATERUSEEFFICIENCY/DOCS/WUCOLS00.PDF).
GENERAL LANDSCAPE NOTES
RAMP
LOW WALL +48
RAMP
RAMP
BIKE RACK
SIDEWALK
SIDEWALK
6 FT HT
STUCCO WALL
RAISED PLANTER TYP. OF 3
(SEE SHEET LP-9 FOR
ADDITIONAL PLANTING.)
FOUNTAIN
WATER
FEATURE
ROOT BARRIER.
SEE NOTE 5.
CREEPING ROSEMARY L ROSMARINUS OFFICINALIS 'PROSTRATUS' L 6 5 GAL DSD #:
DATE:
JOB #:
ARCHITECTS
THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO ARCHITECTS LOCAL. IT IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING ORREVIEW. THIS DOCUMENT AND ITS CONTENTS MAY NOT BE USED FOR ANY OTHERPURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHER WITH THE PRIOR WRITTEN CONSENT OF ARCHITECTS LOCAL. ALL RIGHTS RESERVED, © COPYRIGHT 2019
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S
S
710 13TH ST, #307
SAN DIEGO CA | 92101
619.535.0537
[email protected]
WWW.ARCHITECTSLOCAL.COM
06/15/20
SHEET: OF 5
05/11/2020
190515
BUILDING PERMIT
No. Description Date
05 5
5 6
' % ' + .
8 *
+
'
4 1
(
Signature
Renewal Date
6/30/22
' 6 # 1
6 % # .
Date
+( +# 0
6 ' % 6
'
*
0 '
. & #
5 /
&5%#
'4
2 #0
4% #
11/10/2021
760.809.3241
1 CITY SUBMITTAL SHELL PHASE Miramar Event Center
1700 N. EL CAMINO REAL
SAN CLEMENTE, CA 92672
2 SHELL SUBMITTAL 07/06/20
3 CITY SUBMITTAL 11/10/21
FOUNTAIN
CRAPE MYRTLE M LAGERSTOEMIA "NATCHES" 2 48" BOX
W.I. FENCE
STUCCO
WALLS &
PILASTERS
W.I. RAILING
VINES
ROYAL TRUMPET VINE M DISTICTIS 'RIVERS' 6 15 GAL
PLANTS TO BE 5 GALLON ESPALIERED. WHEN PLANTING REMOVE NURSERY TRELLIS AND TIE PLANT TO WALL.
TREE GRATES
TYPICAL OF 11.
SEE SHEET
LP-10 DETAIL 8.
48" BOX
DN
DN
DN
DN
UP
DN
DN
DN
DN
DN
DN
FILTERA
BASIN
HERCULES TREE ALOE L ALOE 'HERCULES' 3
SEE SHEET LP-9 FOR
ADDITIONAL
PLANTING.
SEE SHEET
LP-9 FOR
ADDITIONAL
PLANTING.
SEE SHEET
LP-9 FOR
ADDITIONAL
PLANTING.
SEE SHEET LP-8 FOR
ADDITIONAL
PLANTING.
SEE SHEET LP-8 FOR
ADDITIONAL
PLANTING.
NOTES:
1) ALL SUBSTITUTIONS TO BE COMPARABLE WITH CHARACTERISTICS OF SPECIFIED PLANT SPECIES 2) ALL PLANTS MUST BE COMPATIBLE WITH THE SITE SURVEY AGRONOMIC REPORT RECOMMENDATIONS.