Zoning administrator approves modest historic-house addition with Mills Act conditions

San Clemente Zoning Administrator Adam Atamian approved a cultural heritage permit on April 17, 2025, to allow a 45-square-foot “bump-out” bathroom addition and related exterior maintenance at a historic residence at 217 Esplanade.

Lorraine (staff) (project planner) told the zoning administrator the property is listed on the city’s list of historic homes and is subject to a Historic Preservation Agreement and a Mills Act contract. Lorraine said the application responds to feedback from the design review/cultural heritage subcommittee and includes nine HPPA items the applicant committed to complete by 2025, with staff requiring photographic evidence of progress during construction. The planner said the proposed addition is intended to be visually distinct from the historic portion of the house while respecting its Spanish-style architecture, consistent with the Secretary of the Interior’s Standards.

The applicant, who identified himself as Mr. Watkins, told the zoning administrator the front wall adjacent to the proposed work is original and that his preference is to repair and preserve rather than replace it: “it is the original wall, so it'd be nice to maintain it even if it's not perfect,” he said. Larry Culbertson, representing the Historical Society, spoke in favor of the project.

Staff recommended the project be determined categorically exempt from CEQA under Guidelines section 15301 (existing facilities) and adopt Resolution ZA25-059 approving Cultural Heritage Permit 25-101; the zoning administrator adopted the recommendation and closed the public hearing. The approval includes the listed conditions of approval and a requirement that certain repairs that encroach on the sidewalk will also require a minor encroachment permit from engineering staff if replacement work is necessary.