Council affirms Miramar Theater modifications, requires operable privacy panels to preserve public view
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Summary
The San Clemente City Council on Feb. 3 affirmed most planning-commission changes to the Miramar Theater project (25-527) but required operable, materials-compatible privacy panels so the courtyard can remain visually open when not used for private events. The council found the project categorically exempt from CEQA and approved the resolution 5-0.
The San Clemente City Council on Feb. 3 affirmed the Planning Commission's approval of modified design elements for the Miramar Theater rehabilitation, but added a condition requiring operable fixtures so the historic theater remains visible to the public when private events are not underway. The council acted after a de novo hearing that drew several hours of public testimony and debate about historic preservation, public visibility, and the operational needs of the proposed wedding venue.
Jonathan (city planning staff) summarized the five elements of the applicant Wedgwood Weddings' revised request: replace two sections of wrought-iron railing with stucco; convert three small arched openings to recesses to hide electrical cabinets; add a freestanding courtyard fountain for sound masking; reduce raised planter beds to expand usable courtyard area; and use podocarpus or other hedge material along the exterior. The planning commission had approved a modified version of the applicant's earlier proposal, and staff recommended the council determine the project categorically exempt from CEQA.
Aaron Lesch, of the applicant's design team, told the council the changes were narrowly tailored to make outdoor spaces viable for events. "We're doing our best to be really good partners with the city," he said, adding the enclosed corner is intended to provide privacy and sound mitigation for ceremonies. Opponents argued the modifications would obscure a character-defining view of the Miramar tower and porte-cochere and could create hidden spaces susceptible to vandalism. "Filling the openings for site noise reduction and view blockage would cost more in public value than it's worth," said Larry Culbertson, a longtime project critic.
Several residents and preservation advocates urged that the public view of the theater be retained. Council members and staff discussed the Secretary of the Interior's standards for treatment of historic properties and debated alternatives including movable panels, sliding wood shutters or other operable elements that could close for events and remain open otherwise. "Just having some big open windows on the wall with some shutters to close it off during a venue" was one option the council discussed during deliberations.
After discussion the council adopted a motion (by Council Member Emmayer, seconded by Council Member Cabral) to affirm the planning commission action while directing staff to require that the two corner openings remain operable: fixed-to-wall but openable panels or shutters composed of materials compatible with the historic building, and a condition that the openings be kept open when the site is not used for private events. The council also directed staff to work with the applicant on final detailing; staff said such operable elements could be handled at the staff/design-review level if the council includes that direction in the motion. The motion passed by voice vote, 5-0.
Next steps: staff will incorporate the operable-panel requirement into the final approval package and work with the applicant on materials and details consistent with the Secretary of the Interior's standards and the planning commission's prior conditions. The council did not require further public hearings if the solution remains modular/operable as described; otherwise, staff may return to design review as needed.
