TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: MARCH 26, 2025
SUBJECT:
Title
REGISTER LISTING #25-RL01, REVIEW OF REQUEST TO DELIST RESIDENCE LOCATED AT 245 WEST ELEVENTH STREET FROM THE CLAREMONT HISTORIC REGISTER - APPLICANT - LAURA CAYLEY, PROPERTY OWNER.
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SUMMARY
The applicant is requesting approval to delist the existing 1,542 square foot, one-story single-family residence, located at 245 West Eleventh Street in the HC 7,500 zoning district from the Register of Structures of Historic or Architectural Merit in Claremont (“Claremont Register”). The City’s Cultural Resources Preservation Ordinance requires that any request to remove a listed resource from the Claremont Register be reviewed by the Architectural and Preservation Commission for recommendation to the City Council. The City Council then makes a final decision on the matter.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural and Preservation Commission:
A. Adopt a RESOLUTION OF THE ARCHITECTURAL AND PRESERVATION COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA RECOMMENDING APPROVAL OF REGISTER LISTING #25-RL01, REVIEW OF REQUEST TO DELIST RESIDENCE LOCATED AT 245 WEST ELEVENTH STREET FROM THE CLAREMONT HISTORIC REGISTER - APPLICANT - LAURA CAYLEY, PROPERTY OWNER; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Continue the item for additional information.
B. Express intent to recommend denial of the request, specifically identifying the criteria of Section 16.302.070 of the Municipal Code that cannot be met and continue the item to April 8, 2025, for adoption of a resolution recommending that the City Council deny the request.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
Section 16.302.070 of the Claremont Municipal Code (CMC) calls for all Cultural Resources, including Historic Districts, to be designated or removed by the City Council upon the recommendation of the Architectural and Preservation Commission.
The subject property is located in the Historic Claremont (HC 7,500) zoning district. The intent of the HC zoning district is to preserve and protect the single-family residential character and the historic and architectural integrity of the District while allowing for sensitive and compatible alterations, additions, and in-fill development. The subject property is located on a 7,500-square foot lot located two blocks west of the Claremont Colleges.
The HC District is the oldest residential area in the City. The history of the neighborhood is evident in the large number of historically significant structures still maintained as single-family residences. The homes exhibit a variety of building styles from the turn of the century to the 1940's, and they show a quality of workmanship and character not often found in current times. An interesting and livable pattern of urban design has resulted from the area's earliest stages of development. The homes vary in size but are usually set back amidst tall trees on streets laid in a grid pattern featuring parkways planted with street trees. The block on which the subject property is located includes mostly modestly sized bungalows, located on small lots with many having reduced setbacks.
The subject property is specifically listed within the Claremont Register as part of a neighborhood grouping in the HC District. The neighborhood grouping is described as “a long-settled street section, four blocks long lined with mature trees. Many of the houses are individually distinguished though modest. The abundance of mature trees combined with the attractive older homes makes for a unique environment with alleyways adding additional charm.”
The existing residence is a 1,542-square foot single-story home built originally in 1908 consisting of three bedrooms and two baths as well as a detached garage. The small residence features a gabled roof form with a front porch stoop on the street-facing façade. Plywood siding has been applied on the front, east, and rear sides of the home over stucco. Windows have been replaced at various times leaving a mix of styles and materials. In 1979, a Minor Exception Permit was approved for a reduction in the side yard setback to allow for the construction of a 256 square foot room addition within four feet of the eastern property line as opposed to the five feet required by code. Additionally, there are several mature trees on site, many of which appear to be volunteers. At least two of these are located perilously close to the foundations of the home and likely to damage the foundation of the home if left in place. There is an awkward addition at the front of the house which has an odd roof line.
Project Description
The applicant is requesting to remove the structure from the Register for the following reasons:
1. While old, the home is neither historically nor architecturally noteworthy and would not qualify to be listed on the register under the City’s current listing criteria.
2. The structure has been poorly maintained, extensively modified, and sporadically repaired in a manner that has essentially destroyed the character and historic integrity of the home.
3. If delisted, the home will be remodeled in a manner consistent with the neighborhood’s historic character and will involve the addition of a porch designed in craftsman bungalow styling.
Basis for Recommendation
Staff finds that the existing residence fails to satisfy one or more of the designation criteria listed in CMC Section 16.302.080 for the reasons stated in the draft approval resolution and that the residence satisfies the criteria listed in CMC Section 16.302.070 in that the residence has diminished cultural significance or value upon a showing of clear and convincing evidence, including that this diminution is not the result of demolition by willful neglect or work performed without permit. The property was purchased by the current owner in July of 2024 in its current state. The existing state of the residence is unbecoming of a cultural resource in that the wood siding is in disrepair and appears to have been used to cover stucco siding underneath. The residence does not uniquely represent any specific form of architecture and is generally not exemplary architecture. Planning staff finds that the existing structure does not meet any of the criteria representative of a cultural resource that would qualify to be listed in the Claremont Register as stated in the Resolution. As such, staff recommends that the Architectural and Preservation Commission approve the proposed resolution, recommending that the City Council approve the request to delist this property from the Claremont Register.
CEQA REVIEW
The request to delist the subject property from the Claremont Historic Register is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301(e), in that the proposed action, the delisting of a resource from the Claremont Register, is covered under the General Rule Exemption of the California Environmental Quality Act ("CEQA"). The General Rule Exemption applies to actions 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 as the action will not result in construction activities or other direct physical changes or reasonably foreseeable indirect physical changes, nor will it result in the relaxation of standards to allow for environmental degradation. Additionally, any changes to the structure and/or site are subject to review by the City to ensure compliance with the requirements of the municipal code and CEQA. 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 paper copy, please contact Pearl Juarez at pjuarez@claremontca.gov.
As a courtesy, notice of this meeting was mailed to properties adjacent to the subject property on March 13, 2025. A copy of this report has been sent to the applicant.
Submitted by: Reviewed by:
Brad Johnson Christopher Veirs
Director of Community Development Principal Planner
Prepared by:
Jordan Goose
Assistant Planner
Attachments:
A - Draft Resolution
B - Historic Documents
C - Site Photos