The City of San Clemente Planning Commission on Nov. 13 affirmed the city planner's administrative approval to modify the Miramar Theatre's interior for adaptive reuse while rejecting proposed exterior courtyard wall changes that, commissioners said, would obscure the building's historic façade and public views.

City Planner Jonathan Lightfoot told commissioners the project stems from a 2013 historic structures report and a June 2017 approval for rehabilitation. He said current proposed interior modifications include a bridal staircase, demising (fabric) curtains near the stage and decorative arches; exterior proposals reviewed by design review included a courtyard feature (shown as a fountain in earlier plans) and a 6-foot perimeter wall. Jonathan also flagged traffic sight-line concerns and recommended adding a condition requiring an Orange County Fire Authority (OCFA) architectural review to confirm egress before issuance of building permits. "Staff is recommending an updated condition related to requiring a refreshed OCFA architectural review, to confirm the egress, prior to issuance of building permits," he said.

Roger Cellini, representing Wedgewood Weddings (the operator/tenant), said interior elements are operationally essential: "The curtain...is a vital piece of operational piece for us," he said, describing how a demising wall and a bridal stair support ceremony flow, staging and restroom access. Cellini said arches were proposed to reduce reverberation and to complement existing historic features and that the operator was willing to remove the front fountain if it remained a community concern.

Appellant Larry Culbertson, who framed his remarks in historic-preservation terms, urged commissioners to reverse the planner's determination. Culbertson argued the proposed large interior arches and the courtyard wall would violate the Secretary of the Interior's Standards by introducing incompatible elements and obscuring spatial relationships that define the property. "Approving the proposed revisions would harm historic preservation in San Clemente," he said, pointing to the North Beach Historic District context and asserting that the district's other historic buildings historically lack front-facing walls.

Three neighborhood speakers called the proposed exterior wall and fountain "egregious" or "obnoxious" and said a tall, solid wall would block views of the Miramar box office and tower, reduce connectivity with the street and raise ADA and safety concerns. Wayne Eggleston asked that the fountain feature be eliminated; Amanda Quintanilla and George Gregory reiterated concerns that a solid 6-foot wall would block views and invite nuisance behavior in the courtyard.

During commissioner discussion, the panel reached a practical compromise: members generally supported allowing the interior elements the operator says it needs (curtain, bridal stair and reasonable acoustic treatments), while declining to approve the proposed 6-foot exterior wall as presented. Several commissioners stressed operational and safety needs but said permanent exterior features that materially obscure historic spatial relationships should be avoided. Commissioner Patrick Griffin moved to adopt the CEQA exemption and affirm Resolution PC 25-020 as recommended by staff, "except for the outside wall changes," and to include the staff-recommended Section 5 requiring OCFA review; Commissioner Prescott Loeffler seconded. The motion passed with Commissioner McCracken opposed. Chair Cosgrove announced the motion passed.

The commission's action affirms staff's finding that the project qualifies as rehabilitation under the Secretary of the Interior's Standards for Rehabilitation for interior alterations while reserving the right to require refinements to the outdoor courtyard design. Jonathan Lightfoot confirmed staff will work with the applicant on courtyard alternatives and that the applicant may return to staff and/or the commission with revised designs; building permits will require the OCFA architectural review to confirm egress.

Next steps: the commission's action directs staff to finalize resolution language reflecting the commission's modifications, adds the OCFA review condition prior to permits, and leaves the applicant the option to return with modified exterior designs. The public hearing was closed and the meeting proceeded to an update on parking and transportation demand management.