TO: ARCHITECTURAL COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: FEBRUARY 28, 2024
SUBJECT
Title
ADVISORY REVIEW OF DEVELOPMENT STANDARDS AND DESIGN GUIDELINES OF THE LA PUERTA SCHOOL SITE SPECIFIC PLAN (LPSSSP) AND ASSOCIATED DRAFT ENVIRONMENTAL IMPACT REPORT
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SUMMARY
The Architectural Commission is being asked to review the La Puerta School Site Specific Plan (LPSSSP) for a proposed 56-lot residential development by Trumark Homes. The 9.67-acre site for the proposed development is currently vacant and owned by the Claremont Unified School District (CUSD). CUSD is under contract to sell the property to Trumark Homes pending City approval of a residential development project for the site. Despite previous discussion regarding the project, the current site for the project and area to be regulated by the LPSSSP, includes only the vacant school site. No portion of the existing park will be developed as part of the proposed residential project; however, there may be temporary construction activity related to upgrading stormwater catchment systems and installation of sewer connections needed to accommodate the development.
In June 2020, the City received an application from Trumark Homes for a package of approvals related to the proposed development of a new single-family housing project on the site of the former La Puerta elementary school on Forbes Avenue (east of and adjacent to the existing La Puerta Sports Park). Trumark’s application included the following:
• General Plan Amendment from “Public” to “Residential 6” (homes 2-6 Dwelling Units/acre);
• Approval of a Specific Plan (to accommodate lot sizes and provide design guidelines);
• Change of Zone from “P” to “Specific Plan”;
• A Tentative Subdivision Map; and
• Preparation of an Environmental Impact Report (by a consultant under contract to the City)
Trumark’s initial application included 65 single-family homes and nine attached Accessory Dwelling Units (ADUs). Subsequent discussions with the applicant have resulted in a reduction in the number of homes to 56 single-family homes with six attached ADUs.
The proposed LPSSSP provides several key features:
• Development standards to allow the creation of residential lots smaller than would be permitted by standard City zoning districts;
• Design standards and guidelines for the proposed single-family homes, including standards and guidelines for architecture and landscaping; and
• Plans for the implementation of the Specific Plan, including the construction of needed infrastructure and the long-term operation of the project.
The Architectural Commission is asked to hear public comment, conduct a review of the design components of the proposed LPSSSP, and provide advisory comments to staff. The Architectural Commission may also comment on other portions of the Specific Plan or the related EIR, but staff suggests that the Commission focus on the design-related portion of the LPSSSP.
This meeting is the first of a number of public meetings that will be held this year to consider the proposed Specific Plan. Additional meetings will be held before the City’s Planning Commission and City Council for final approval. All comments and recommendations received at this meeting will be provided to the Planning Commission and City Council.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural Commission:
A. Review the Draft La Puerta School Site Specific Plan (LPSSSP) and provide advisory comments on the document (Attachment); and
B. If desired by the Commission, review the Final Environmental Impact Report (FEIR) for the LPSSSP and provide comments.
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
• Continue the item for additional information, discussion, or review.
FINANCIAL REVIEW
The staff cost to prepare this report is estimated to be $1,750. This includes internal staff costs and work by Interwest, the City’s planning consultant for the La Puerta project. All of these costs are being paid by the applicant through a Reimbursement Agreement.
ANALYSIS
While the full LPSSSP document and FEIR are available for the Commission’s review, the Architectural Commission is asked to focus its discussion on the architectural design-related components of the Specific Plan. To assist in directing this discussion, the following sections summarize relevant plan components as well as related community-wide discussions and issues that should be considered by the Commission.
Specific Plan Purpose
The proposed Specific Plan includes an introductory statement (see pages 1-6) that describes the purpose of the Plan:
“The Design Standards and Guidelines and Development Regulations contained in this document will assist in creating a building and landscape character that is pleasing to look at, functional, and encourages pleasant Claremont living.
The La Puerta Specific Plan serves the following purposes:
• Promotes quality development consistent with the goals and policies of the Claremont General Plan.
• Establishes development criteria and standards that guide and regulate future development in the Specific Plan Area.
• Provides for the creation of a walkable enclave that accommodates residential development.
• Provides a set of development regulations and guidelines to establish a visually pleasing, pedestrian friendly, single-family residential community.”
Specific Plan Goals and Objectives
The proposed LSSSP includes a statement of goals and objectives:
”Goals and Objectives of this Specific Plan
The La Puerta Specific Plan through regulations, standards and requirements does the following:
• Provide housing opportunities responsive to the needs of the community.
• Reclaim this vacant site and transform it into a vibrant living environment.
• Create a cohesive enclave through leading edge architectural and landscape design.
• Implement a compact development program and include Accessory Dwelling Units.
• Promote indoor/outdoor living.
• Use water-wise landscape principles.
• Create an energy efficient residential community:
• Utilize solar energy.
• Encourage clean mobility with including EV Capable infrastructure in each home.
• Provide a desirable community that people want to come home to.
Implementation of the Specific Plan provides the parameters for a desirable, compact single-family detached development. The Plan coordinates the land use, intensity, and scale of development with the goals and policies of the Claremont General Plan.”
LPSSSP Development Regulations
Chapter 2 of the LPSSSP contains detailed land use regulations that would replace the standards of the Claremont Zoning Code. These include:
• Development Regulations-lot sizes, setbacks, height limits, etc. See pages 2-2 and 2-3 of the Specific Plan for detailed standards. The proposed standards would allow the creation of lots as small as 4,000 square feet and in “Z-lot” configurations (see pages 2-4 and 2-5 of the Specific Plan).
• Standards for mechanical equipment (air conditioners, etc.)
• Landscape and lighting regulations
• Sustainability requirements
Where development standards are not included, the proposed Specific Plan reverts to the RS 8000 zone of the Claremont Zoning Code.
LSSSP Infrastructure Plans
The proposed Specific Plan includes a chapter on Infrastructure (Chapter 3), which describes how the following will be provided:
• Regional Transportation
• Circulation (internal roadways, including proposed non-standard roadway cross-sections)
• Grading
• Drainage
• Public Services (water, sanitary sewer, utilities, emergency services, and schools)
Design Standards and Guidelines
Chapter 4 of the LSSSP provides design standards and guidelines that would be used in the design and review of the proposed homes to be built in the Specific Plan area.
The Specific Plan includes this general statement about the design standards and guidelines:
“The following principles guide the architecture to ensure quality implementation:
• Use architectural elements and details that reinforce the architectural styles.
• Choose appropriate massing, roof forms, colors and materials to define the architectural styles.
• Ensure that plans and styles provide a degree of individual identity while being
harmonious with each other along the streetscape.
• Provide a varied and interesting streetscene.”
Standards (mandatory) and guidelines (suggestions that are not mandatory) are provided in the following areas:
• Community Character
• Neighborhood Organization
• Streetscape Design
• Corner Lots
• Building Form and Massing
• Materials and Finishes
• Windows
• Color
• Lighting
• Addresses
• Architectural Styles
The following architectural styles are described in the Specific Plan (see pages 4-10):
• American Cottage
• California Bungalow
• California Craftsman
• Spanish
Staff suggests that the Commission pay particular attention to standards and guidelines in Chapter 4 of the Specific Plan. The applicant has not submitted a formal application for architectural review, so the Commission should consider the standards and guidelines are sufficient to allow City staff and the Commission to obtain development that meets the City’s general standards for quality.
CEQA REVIEW
For the purposes of this meeting, the City has determined that the advisory review of a draft specific plan document is covered by the general rule that the California Environmental Quality Act applies only to projects that have the potential for causing a significant effect on the environment in accordance with Section 15061(b)(3) of the Guidelines. The Commission at this time is providing comments regarding the design standards and guidelines of the proposed Specific Plan. This advisory review, with no final action being taken, will not result in any adverse environmental impacts. Therefore, no additional environmental review is needed at this time.
For the larger review of the project, a comprehensive Environmental Impact Report (EIR) is being prepared by the City’s environmental consultant, PlaceWorks. The City circulated a Draft EIR (DEIR) for a 45-day public comment period that began on July 26, 2023 and ended on September 8, 2023. All comments received during the 45-day public comment period are being reviewed and responded to by the City and its environmental consultant. Once the responses are complete, a Final Environmental Impact Report will be provided for Planning Commission review and City Council certification. The complete DEIR and attachments are available for review on the City Website at the following address: https://www.ci.claremont.ca.us/living/development-projects/la-puerta-development
The DEIR examines the following potential impacts:
• Aesthetics
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
• Noise
• Population and Housing
• Public Services
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire
The DEIR determined that, among the 17 topics, there was the potential for “significant” impacts in one topic area, Noise, but that these impacts can be reduced to a level of “less than significant” through the implementation of mitigation measures. All other impacts were found to be “less than significant.”
PUBLIC NOTICE PROCESS
On February 15, 2024, a courtesy notice was sent to property owners within the project area, property owners within 1,000 feet of the boundary of the Specific Plan area, and members of the public that have expressed an interest in this project. On Thursday, February 22, 2024, copies of this report and attachment were e-mailed to property owners and members of the public that had previously expressed interest in receiving emails regarding this project.
Submitted by: Prepared by:
Brad Johnson Eric Norris
Community Development Director Contract Planner
Attachment:
La Puerta School Site Specific Plan (LPSSSP)