The Design Review Subcommittee of the City of San Clemente on Nov. 12 reviewed the Walter Duplex, a proposed two-unit remodel at 212 South Calle Seville, and recommended the project be forwarded to the Zoning Administrator with several design comments and conditions.

Staff assistant planner Alexia Brzezinski presented the proposal, saying the project includes a 135-square-foot addition, replacement of windows with bronze trim, white stucco, terracotta-colored asphalt shingles, a new 65-square-foot patio cover and an arbor in the front-yard setback. "Staff supports the project as we see that the project's massing, scale and design would improve the residence and street scene in compliance with zoning standards," Brzezinski said, and recommended DRC feedback before forwarding to the Zoning Administrator.

The subcommittee's principal concerns centered on roof material and architectural consistency, the sidewalk exemption on Santa Barbara Street, the arbor in the front-yard setback, new landscaping and removal of a secondary stairway. Several commissioners and neighbors said converting the building fully to Spanish Colonial Revival would be costly and structurally difficult. The applicant explained that heavy clay tile would require underpinning and foundation upgrades; "that's the part that's very costly," the applicant said. Commissioners acknowledged the cost argument but asked the applicant to bring material samples to the public hearing.

Neighbors raised a separate concern about the sidewalk exemption. One resident asked, "By giving this exemption, does that guarantee that Santa Barbara will never have a sidewalk?" Staff replied the exemption applies only to a limited portion and that the city prioritizes sidewalk construction through engineering and trigger events such as future development.

The subcommittee advised several specific design actions: relocate one of the Juliet balcony light fixtures to better frame the main entry; confirm the arbor height and clarify the minor exception (MEP) for encroachment into the setback; consider upgrading proposed 5-gallon manzanitas to larger stock; and provide stronger detail on the proposed stairs and guardrails so the public hearing record includes samples and material selections. Commissioners also suggested a low landscape retaining wall at the property line to mitigate a steep slope to the curb without requiring city-funded sidewalk work.

A tenant and neighbor urged staff to reconsider eliminating a secondary stairway that provides frequent access, mail and delivery access to the unit, saying the stairway "gets used a lot" and is original to the 1951 building. Staff and commissioners noted both existing stairs encroach into the public right-of-way and that the Zoning Administrator will make the final decision on access and encroachment.

The committee recorded its procedural actions for the meeting: it approved minutes from prior meetings (with one abstention where a commissioner said they had been absent on Oct. 15) and, after discussion, the committee agreed to forward the Walter Duplex application to the Zoning Administrator with the recommended changes and clarifications. Commissioner moved to adjourn to the next regular meeting on Dec. 10 at 3 p.m.; the motion was seconded and carried.

Votes at a glance
- Approval of minutes (Oct. 15 and Oct. 29): motion moved by Commissioner (Design Review Subcommittee 2), seconded by Commissioner (Design Review Subcommittee 3); one abstention recorded for Oct. 15; motion carried.
- Motion to adjourn to Dec. 10, 3 p.m.: moved by Commissioner (Design Review Subcommittee 2), seconded by Applicant/Designer; vote: carried unanimously.

What happens next
The project will appear before the Zoning Administrator at public hearing with the DRC's recommendation and with requests that the applicant provide roofing and material samples, clarify landscape and stair details, and document the arbor/MEP justification.