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Zoning administrator approves short-term rental permit at 315 Avenida Monterey
Summary
The zoning administrator approved STAR25-444, a short-term apartment rental permit for 315 Avenida Monterey, finding it categorically exempt from CEQA and adopting Resolution ZA 25-026 with a modification clarifying unit labels; the current SLU operating license can remain in effect until it expires in 2026.
San Clemente Zoning Administrator Adam Matamian on Wednesday approved a short-term apartment rental permit (STAR25-444) for 315 Avenida Monterey and found the project categorically exempt from CEQA, adopting Resolution ZA 25-026 with a condition to clarify unit labeling in the record.
Staff member Araceli Mejia described the proposal as an application to operate the front unit (Unit A) as a short-term rental with the rear unit (Unit B) serving as the on-site manager’s unit. The site is a 4,693-square-foot lot in the residential medium zone within the coastal overlay. Mejia told the zoning administrator the property currently operates one short-term lodging unit (STLU) outside established STLU zones and is under an amortization extension set to expire in 2026; staff recommended approval subject to the conditions listed in the staff report.
Owner Jean Waddell, who said she has owned the property since 2013 and operated it as a vacation rental since 2015, told the zoning administrator the family pays the required transient-occupancy taxes and has not had reports of disturbances. Jennifer Harris, who lives on-site and manages the property, said on-site presence helps avoid problems and supports neighbor relations.
Two residents spoke in support during public comment. Neighbor Matthew Calisco said he had seen the property improve under the current owners and that he has not observed problems. Scott Hunt, a longtime local realtor, also voiced support for vacation rentals and said better code enforcement would improve city revenue.
Matamian disclosed he drove by the property, said he reviewed code compliance records, and moved to determine the project exempt from CEQA and adopt Resolution ZA 25-026, with the only modification being to specify in the resolution record that Unit A is the front unit and Unit B is the rear unit. Matamian also noted that the existing SLU operating license may continue to be used until it expires in 2026.
The zoning administrator closed the public hearing and approved the resolution; any required Coastal Commission review or other approvals remain separate processes.
