CITY OF SAN CLEMENTE
MINUTES OF THE SPECIAL MEETING
OF THE ZONING ADMINISTRATOR
March 5, 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 Special Meeting of the City of San Clemente Zoning Administrator to order on February 19, 2026 at 2:01 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
Christopher Wright, Senior Planner
Araceli Mejia, Assistant Planner
Tamara Tatich, Administrative Assistant
2. MINUTES
None.
3. ORAL AND WRITTEN COMMUNICATION
None.
4. PUBLIC HEARING
A. Continued Public Hearing Project (PHP) 25-257, Taco Bell Remodel, 918 S. El Camino Real
A continued public hearing project 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.
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 DRAFT
Zoning Administrator Special Meeting March 5, 2026 Page 2 by contacting the Planning Division. The presentation detailed the recommendations made by the Design Review Subcommittee in the meeting on February 25, 2026 that was requested by ZA Atamian in the February 19, 2026 Zoning Administrator Meeting for the DRSC to review the project. The staff report also highlighted the property location, project overview, analysis and proposed plans that aimed to update the building’s exterior, improve pedestrian engagement and update the architectural features without changing the restaurant’s use.
ZA Atamian opened the public hearing.
ZA Atamian thanked applicant Dru Fanticola for extending the approval process and attending the DRSC meeting. Mr. Fanticola had nothing to add to the staff presentation.
ZA Atamian reviewed the plans and stated the design was a great improvement and liked the newly added mosaic tiled arch entryway.
ZA Atamian expressed concern with the security light above the drive thru window that was a public comment received for the last public hearing. ZA Atamian requested the Mr. Fanticola ensure that the lighting be shielded if there is any light spillover outside the property.
ZA Atamian inquired whether the size of the signage being presented is larger than the previously permitted signage. Signage is not part of this process, but wanted the applicant to know that the signs are not consistent with the original permit. Mr. Fanticola stated that the existing signs were permitted through his sign company. Staff stated that they were not able to locate a permit for the signs that are currently displayed on the building’s exterior, but that the sign locations were consistent with the original permit. ZA Atamian advised that the signs will need researched and that staff will follow up to determine the approval process.
ZA Atamian closed the public hearing and stated that he could make the findings for the project.
Action: The Zoning Administrator determined the project is Categorically Exempt from the requirements of CEQA pursuant to CEQA Guidelines §153021 and §15303; and approved Public Hearing Project 25-257, Development Permit 25-259, Taco Bell Remodel, 918 S. El Camino Real, subject to the Conditions of Approval.
5. NEW BUSINESS
None.
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Zoning Administrator Special Meeting March 5, 2026 Page 3
6. OLD BUSINESS
None.
7. ADJOURNMENT
Zoning Administrator Atamian adjourned the Special meeting to the following Regular Zoning Administrator meeting to be held at 3:00 p.m. on Thursday, March 5, 2026, 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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