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Zoning administrator approves Quan Residence balcony with Spanish‑style details
Summary
San Clemente zoning administrator approved a development permit to replace a front Juliet balcony and add a second‑story balcony at 115 Via Artemisia, finding the project CEQA‑exempt and directing a minor wording change to permit conditions.
The San Clemente zoning administrator on June 4 approved a development permit to modify a second‑story balcony at the Quan Residence, 115 Via Artemisia, finding the project categorically exempt from the California Environmental Quality Act under CEQA Guidelines section 15301.
The decision, recorded in Resolution ZA25014, approves Public Hearing Project PHP25095 and Development Permit DP25118 to replace a wrought‑iron Juliet balcony over the front entrance and add a balcony over the garage with wrought‑iron guardrails, recessed bi‑fold doors and Spanish‑style corbel and stucco details. Zoning Administrator Adam Atamian adopted staff's recommendation with a single non‑substantive wording change to Condition 1.6 (remove parentheses around listed permit types).
Staff explained the property lies inside the Sea Summit neighborhood and the Marblehead Coastal Specific Plan's visual enhancement area, where original site‑plan permits and design guidelines emphasize traditional Spanish materials and features. Planning staff said the design review committee had recommended against glass railings in the visual enhancement area and favored wrought iron, recessed door jambs and pilaster alignment. Staff noted the project maintains an 18‑foot setback at the front and that a small corner of an existing loggia encroaches but is legal nonconforming.
Planner Corey (first name on record) told the administrator the applicant revised the proposal to align with the design review committee's recommendations but that some changes remained significant enough to require the public hearing. Designer Sam Parsi, identified as the project designer, confirmed the bi‑fold doors replace the existing divided‑light window without changing the opening size and that the doors will be recessed 6 to 8 inches.
Atamian said the proposed materials and articulation preserve character‑defining Spanish details and do not create public safety or neighborhood compatibility issues; he determined the project is consistent with the San Clemente General Plan as implemented by the Marblehead Coastal Specific Plan. The resolution approving PHP25095 and DP25118 and making the CEQA exemption finding was adopted by the zoning administrator at the hearing.
The decision includes the attached conditions of approval required for building permit review and implementation. No public speakers testified against the project at the hearing, and staff reported no public interest concerns beyond the design differences from the original site plan.
The zoning administrator closed the public hearing and approved Resolution ZA25014 as modified; building permits and any required plan checks will follow the city's standard permit process.
