TO: CLAREMONT ARCHITECTURAL COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: MARCH 13, 2024
SUBJECT:
Title
REVIEW OF PRE-APPROVED ARCHITECTURAL DESIGNS FOR ACCESSORY DWELLING UNITS FOR USE ON QUALIFYING LOTS THROUGHOUT CLAREMONT (FUNDING SOURCE: AMERICAN RESCUE PLAN ACT FUND)
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SUMMARY
In March 2022, the City conducted surveys with community members and businesses, asking for input on what American Rescue Plan Act (ARPA) funding priorities they would like to see for the community. In response to that feedback, the City Council approved allocating ARPA funds for the development of pre-approved Accessory Dwelling Unit (ADU) designs. These designs would be provided to Claremont homeowners free of charge, eliminating the cost of architectural services and reducing the overall cost of constructing an ADU.
In April 2023, staff issued a request for proposals (RFP) for design services for ADU pre-approved designs. The RFP requested three floor plans, including a 500 square foot, one-bedroom unit, a 600 square foot, one-bedroom unit, and a 750 square foot, two-bedroom unit. The RFP also requested the design firm provide at least three different options for design themes that match the architectural style of Claremont’s single-family neighborhoods.
The City received seven complete proposals from design firms and selected RRM Design Group (RRM) to proceed with the project. In December 2023, RRM shared the first draft of the ADU pre-approved designs, and staff met with RRM and provided input on these designs. In response, RRM has prepared a revised version of the plans for review by the Architectural Commission.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural Commission review the pre-approved Accessory Dwelling Unit architectural designs and provide direction to staff and the consultant regarding the draft design package.
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ALTERNATIVE TO RECOMMENDATION
In addition to the recommendation, there is the following alternative:
• Request additional information from staff.
FINANCIAL REVIEW
The City of Claremont received a total allocation of $8.7 million in American Rescue Plan Act funding. The Claremont City Council approved $72,445 for design services for the pre-approved ADU design plans.
The staff cost to prepare this report and administer this program is estimated at $12,500 and is included in the operating budget of the Community Development Department.
ANALYSIS
ADU pre-approved designs have become an increasingly popular tool for local jurisdictions to reduce the costs of developing and constructing ADUs. The ADU standard plans provided by RRM will be pre-plan checked by the City and made permit-ready, available free of charge to residents of Claremont. The City will offer the plans as an incentive to promote the construction of smaller more affordable ADUs.
RRM has extensive experience in developing pre-approved ADU designs for various local jurisdictions and has worked with cities such as Newport Beach, Concord, San Ramon, and Santa Cruz County. Additionally, RRM has prior experience in Claremont, having played a key role in creating both the Claremont Village West Specific Plan and Design Guidelines and Foothill Boulevard Master Plan Improvements. Since awarding the contract to RRM, Community Development staff has held multiple meetings with RRM’s team, comprising of architects, structural engineers, and the Project Manager. Through these meetings, RRM and staff have collaborated on aspects of the project, including design considerations, and compliance with the City’s zoning and building regulations.
In December 2023, RRM provided initial pre-approved ADU designs. Staff reviewed the plans and provided feedback to RRM. In response, RRM addressed staff’s comments and provided the attached, updated plans. In addition to the visually appealing designs provided by RRM, they will also create high-quality structural construction plans that can be used by builders.
The RRM designed pre-approved ADUs include three floor plans, a 504 square foot, one-bedroom ADU; a 600 square foot, one-bedroom ADU; and a 704 square foot, two-bedroom ADU. All units will comply with the City’s ADU Development Standards, CMC Chapter 16.333.060, including a full kitchen, washer/dryer hookups, bathroom, bedroom, and living area. Each floor plan includes three alternative design themes utilizing different architectural treatments, materials, accents, and ornamentation that align with Claremont’s single-family neighborhoods’ architectural vernacular. The plans prepared by RRM are in the architectural styles of a California Ranch, Spanish Colonial, and Craftsman. RRM has surveyed existing lots within the City, and the plans are designed to be compatible with the majority of the City’s flat lots. For each floor plan, RRM has prepared high-quality color renderings. The City will utilize these renderings to promote the ADU plans through handouts, brochures, social media, and the City website.
RRM will incorporate comments and input provided by the Commission before finalizing the plans and producing construction level drawings for use by the public.
RELATIONSHIP TO CITY PLANNING DOCUMENTS
Staff has evaluated the agenda item in relationship to the City’s strategic and visioning documents and finds that it applies to the following City Planning Documents: Council Priorities, Sustainable City Plan, General Plan, 2022-24 Budget.
CEQA REVIEW
This proposed action, approval of standardized plans with no specific projects proposed, is covered under the General Rule Exemption of the California Environmental Quality Act (CEQA) for projects that can be seen with certainty that there is no possibility that the action in question may have a significant effect on the environment per CEQA Section 15061 (b)(3) of the CEQA Guidelines in that the plans are intended for use on future proposals to construct new Accessory Dwelling Units (ADUs) in the City. Those future ADU projects will be reviewed for compliance with CEQA at the time they are proposed. In addition, construction of ADUs in residential zones is categorically exempt under Section 15303(a) of the CEQA Guidelines. Therefore, no additional review is required at this time.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a copy, please contact the City Clerk’s Office.
Submitted by: Reviewed by:
Brad Johnson Christopher Veirs
Community Development Principal Planner
Prepared by:
Alex Cousins
Management Analyst
Attachment:
Draft Plans for Pre-Approved ADUs