North Beach/NECR
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North Beach

The North Beach commercial area runs along El Camino Real from Avenida Estacion to Avenida Florencia. North Beach is the gateway to San Clemente and has started to undergo some significant transformation in the last couple of years. Sidewalks and intersections have been remodeled with pavers and landscaping, the owners of the Casino have beautifully restored the iconic building, and the Ole Hanson Beach Club is currently undergoing a major restoration. In addition, several new businesses have moved to the area and some owners have been doing façade upgrades.

The North Beach area is very unique. It has great potential and great obstacles. Existing businesses have been waiting for redevelopment of the Miramar and bowling alley for decades, to no avail. There is no doubt that revitalization of the historic buildings would be a huge catalyst for the area, but it doesn’t have to be the only catalyst. The goal for the North Beach District is to foster a pedestrian friendly atmosphere where existing businesses can enhance their buildings and thrive, and where new businesses want to locate to.

Programs & Incentives

Grant Program

A façade and site enhancement program (modeled after the Los Molinos Program) is available for North Beach commercial properties. The individual grants are up to $999 and are to help assist existing businesses with signage and improvements that would increase the pedestrian friendly atmosphere.

Zoning and Architectural Requirements

The zoning designation for the area in Mixed Use (MU3), this zoning has reduced parking requirements for restaurants, retail uses and offices then a standard commercial district. This helps existing buildings with limited parking meet parking requirements for new or expanded uses.

Did you know that North Beach is located in an Architectural Overlay? That means that all new buildings, and façade changes to existing buildings, must be in the Spanish Colonial Revival style. Being the gateway to San Clemente, this requirement helps visitors know and feel that they are entering The Spanish Village by the Sea.

Reduced or Waived Planning fees for Remodels and New Buildings

City Council has waived planning fees for Staff Waivers, Minor Cultural Heritage Permits, and for a portion of time spent on Cultural Heritage Permits.

For additional information on any of these programs, or to find out how to take part in them, please contact Amber Gregg, Associate Planner and North Beach Liaison at or at (949)361-6196.

North Beach Community Association
An association has started to form for North Beach that includes residents, business and property owners. For information or to be placed on the e-mail distribution list please contact

Liaison Contact Information
Amber Gregg
Associate Planner | North Beach District Liaison
910 Calle Negocio, Ste. 100, San Clemente, CA 92673
office: (949) 361-6196 | facsimile: (949)366-4750

City of San Clemente
City Hall | 100 Avenida Presidio, San Clemente, CA 92672 | Phone (949) 361-8200  |  FAX (949) 361-8285
Community Development | 910 Calle Negocio, Suite 100, San Clemente, CA, 92673 | Phone (949) 361-6100  |  FAX (949) 361-8281
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