CITY OF SAN CLEMENTE
MINUTES OF THE REGULAR MEETING
OF THE ZONING ADMINISTRATOR
February 19, 2026
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 February 19, 2026 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
Araceli Mejia, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
A. Receive and file Minutes for the January 22, 2025 Regular Zoning Administrator Meeting.
ZA Atamian received and filed the Zoning Administrator Regular Meeting Minutes of January 22, 2025.
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
A. Public Hearing Project (PHP) 25-499, Preece Star, 309 W. Avenida Palizada A request for the Zoning Administrator to approve Short Term Apartment Rental (STAR) 25-551 to establish one Short-Term Apartment Rental located at 309 W. Avenida Palizada, Unit A; and one Short-Term Manager’s Unit located at 309 W. Avenida Palizada, Unit B.
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).
DRAFT
Zoning Administrator Regular Meeting February 19, 2026 Page 2 Assistant Planner Mejia summarized the staff report in a presentation titled “Preece STAR, PHP26-499, STAR25-551,” a copy of which can be requested by contacting the Planning Division. The report highlighted the property location, project overview, analysis and a site plan.
Upon completion, staff introduced the applicant, Robert Preece who thanked staff and expressed his anticipation of an approval.
ZA Atamian opened the public hearing.
ZA Atamian noted a discrepancy in the presentation in that the unit is limited to four guests, but the Resolution and staff report state six. ZA Atamian expressed parking concerns, as the plan indicated a laundry room in the garage, potentially reducing parking space. ZA Atamian stated he was unable to locate the permit for the laundry room when conducting his research on the project.
Mr. Preece stated the property manager is his mother-in-law and she does not drive, and that the guests will be limited to one car that is parked in the driveway. ZA Atamian expressed concern for future parking if the property manager should change and has a vehicle.
ZA Atamian closed the public hearing and stated that the property is a good location for a short-term apartment rental and is close to the walkable downtown.
Action: The Zoning Administrator determined the project is Categorically Exempt from the requirements of CEQA pursuant to CEQA Guidelines §15301 (Class 1:
Existing Facilities); and moved to approve Public Hearing Project 25-499 and Short-Term Apartment Rental 25-551, Preece STAR, 309 W. Avenida Palizada, subject to the Conditions of Approval with the following modifications:
• Change Resolution Page 3, Item D2 to reflect four (4) guests; • Change Conditions of Approval Page 2, Condition 7.15 to reflect four (4) guests and guests are expected to store their vehicle within the available parking space on site; and
• Add Condition of Approval 7.16: Guests of the Short-Term Apartment Rental shall be limited to one (1) vehicle and shall advertise as such on their listing.
B. Public Hearing Project (PHP) 25-257, Taco Bell Remodel, 918 S. El Camino Real
A request for the Zoning Administrator to approve Development Permit (DP) 25- 259, for an exterior remodel of an existing Taco Bell Restaurant with a new outdoor dining area of less than 16 seats within the Architectural Overlay.
DRAFT
Zoning Administrator Regular Meeting February 19, 2026 Page 3 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 15303 (Class 3: New Construction or Conversion of Small Structures).
Assistant Planner Mejia summarized the staff report in a presentation titled “Taco Bell Remodel, PHP25-257, DP25-259,” a copy of which can be requested by contacting the Planning Division. The report highlighted the property location, project overview, analysis and proposed plans.
ZA Atamian opened the public hearing.
Staff introduced the applicant, Dru Fanticola who had nothing to add to the staff presentation.
ZA Atamian inquired about the previous updates to the building and the rational for the remodel. Mr. Fanticola stated only paint and new signage was needed in the ten years he owned the franchise; remodels are required under the franchise agreement to maintain the Taco Bell brand; that the previous update was a “midterm” and this type is a “successor that is more involved with furniture, entryways, cashier stations, signage, flooring and ceilings. The successor remodel is to achieve the new look and feel of today’s Taco Bell.
ZA Atamian inquired the design process and Mr. Fanticola stated there were several meetings with staff with reviews conducted by the Senior Planner and City Planner who determined the project met the criteria for architectural review and did not require Design Review Subcommittee (DRSC) review.
ZA Atamian expressed concern surrounding the purple entryways in that it didn’t comply with the design guidelines for a building located along the main, highlytraveled arterial road. ZA Atamian believed there are opportunities to design more consistently with the other buildings in the area, and requested the project be reviewed by the DRSC to get feedback on the color treatment and layering of the building design. ZA Atamian stated the importance of the building’s location and the DRSC needs to be involved in the process.
Mr. Fanticola expressed his frustration with the process. ZA Atamian directed staff to expedite the process by submitting the project in the following week’s DRSC meeting and continuing the discretionary hearing to a Special Zoning Administrator meeting.
The public hearing remained open.
DRAFT
Zoning Administrator Regular Meeting February 19, 2026 Page 4 Action: The Zoning Administrator referred Public Hearing Project 25-257, Development Permit 25-259, Taco Bell Remodel, 918 S. El Camino Real, to be reviewed at the Design Review Subcommittee Regular Meeting on Wednesday, February 25, 2026 at 3:00 p.m.; and continued the discretionary hearing to the Zoning Administrator Special Meeting on Thursday, March 5, 2026 at 2:00 p.m.
5. NEW BUSINESS
A. Review of Tentative Future Agendas (TFA)
No changes the TFA were made.
6. OLD BUSINESS
None.
7. ADJOURNMENT
Zoning Administrator Atamian adjourned the Special meeting of the Zoning Administrator to be held at 2:00 p.m. on Thursday, March 5, 2026, followed by the Regular meeting at 3:00 p.m., 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 Adminis
DRAFT
trator