TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: MARCH 26, 2025
SUBJECT:
Title
ARCHITECTURAL AND SITE PLAN REVIEW #24-A08, REVIEW OF PROPOSED EXTERIOR REMODEL IN A HISTORIC DISTRICT OF THE EXISTING SINGLE-STORY RESIDENCE LOCATED AT 245 WEST ELEVENTH STREET - APPLICANT - LAURA CAYLEY, PROPERTY OWNER
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SUMMARY
The applicant is requesting Architectural and Site Plan Review approval for an exterior remodel to the existing 1,542 square foot, single story single-family residence, located at 245 W. Eleventh Street in the Historic Claremont (HC 7,500) zoning district. The proposal includes a proposed exterior remodel of the residence including a new front porch, new paint, roofing, exterior lighting fixtures and windows consistent with Craftsman architectural style.
The home was originally constructed in 1908 and is listed on the City’s Register of Structures of Historic and Architectural Merit (“Claremont Register”). However, in a separate but concurrent action, the Planning Division is also processing a request (File #25-RL01) from the applicant to delist the subject property from the Claremont Register. This request will require a positive recommendation from the Architectural and Preservation Commission to the City Council to remove the subject property from the Claremont Register. If a recommendation of approval is granted, City Council will have final discretion to approve or deny this request in a subsequent meeting, which will be noticed at a later date.
While staff have some concerns regarding the focus on the front portion of the home for the remodel, staff finds that the proposed remodel will significantly improve the home’s appearance from the street and add character to the neighborhood and historic district that it is located in. Staff also finds that the proposed project meets the design review criteria set forth in Claremont Municipal Code Section 16.300.060.
While the existing structure already extends one foot into the required twenty foot front setback, the new porch is proposed to extend and additional three feet into the front setback in order to provide a functional porch while also allowing the home’s interior spaces to remain viable. To accommodate this design, approval of a Minor Exception Permit (MEP) for a total four-foot (20%) encroachment into the twenty foot front setback is required. MEP’s are reviewed at the staff level; however, this MEP would not be approved unless the Commission approves this design review file.
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 APPROVING ARCHITECTURAL AND SITE PLAN REVIEW #24-A08, REVIEW OF PROPOSED EXTERIOR REMODEL IN THE HISTORIC CLAREMONT DISTRICT OF AN EXISTING SINGLE-STORY RESIDENCE LOCATED AT 245 WEST ELEVENTH STREET. APPLICANT - LAURA CAYLEY; 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 or review.
B. Approve the project with additional or revised Conditions of Approval.
C. Express intent to deny the proposal, specifically identifying the review criteria of Section 16.300.060.A of the Municipal Code that cannot be met and continue the item to April 9, 2025, for adoption of a denial resolution as all of the necessary findings cannot be met.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
The Claremont Municipal Code (CMC) requires that all new construction, exterior modifications and site changes for properties be subject to design review either by the Architectural and Preservation Commission or by Planning Division staff in order to protect and enhance the livability and investment potentials of the City and ensure that changes to the built environment enhance, rather than detract from, the character and sense of place of Claremont’s unique neighborhoods.
The subject property is located in the 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 and 1.5 blocks northeast of Memorial Park.
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 subject property is currently listed within the Claremont Historic Register as part of a neighborhood grouping in the Historical Claremont 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 existing bungalow style residence features a gabled roof form with a very small front stoop on the street-facing façade and plywood and stucco siding throughout all elevations of the home. There are several mature trees on site. There is a shed-style section at the front of the house that appears to be an addition given its awkward roof design.
Project Description
The proposed project includes the following components:
• Reroof to asphalt composition shingles;
• Removal of existing front stoop/room addition and extension of the primary roof gable to cover a new front porch;
• Removal of existing plywood siding and replacement with a mix of stucco and clapboard siding;
• Replacement of the existing windows that consist of a mix of aluminum, vinyl and wood window frames with new vinyl windows with wood trim.
• Construction of a new Craftsman style porch with natural stone column bases, natural stone foundation, and wood posts and railing; and
• Removal of two mature trees one of which is located in the footprint of the new porch and the other situated dangerously close to the home’s existing foundation.
With approval of the MEP described in detail below, the proposed project meets all of the development standards of the HC 7,500 as set forth in Section A of the draft resolution (Attachment A). The project plans are included as Attachment B and include colors and materials.
Minor Exception Permit
Concurrent with this design review by the Architectural and Preservation Commission, the applicant is pursuing a Minor Exception Permit to reduce the required 20-foot front setback of the property by twenty percent (four feet). The approval of this permit would allow for a front setback of 16ft. The applicant contends that this added space is necessary to construct a usable front porch that is consistent in depth from the property line from other homes in the surrounding neighborhood. The 20-foot setback standard was established long after many of the homes in the surrounding neighborhood were constructed. Accordingly, many nearby homes have setbacks that are less than what is currently required. The subject property currently is setback just 19 feet from the front property line. The proposed porch will provide enhanced accessibility to the home and additional space to facilitate outdoor entertainment. Staff believes all necessary findings for the granting of an MEP can be made and intends to approve the MEP if the Architectural Commission approves the proposed project and the City Council approves the associated request to remove the property from the Claremont Register.
Basis for Recommendation
Staff finds that the proposal satisfies all of the architectural design review criteria listed in CMC Section 16.300.060.A for the reasons stated in the draft approval resolution. The proposed project exterior design details will bring defined and high-quality early-Craftsman styling to the home and improve the properties relationship with the street and enhance the ability of the residence to contribute to the character of the surrounding neighborhood. The proposed remodel to the residence is designed appropriately by incorporating quality details, materials, and colors that are generally consistent with the styling and scale of adjacent residences. In addition, the proposed remodel is modest in scope and will allow the home to continue to act as a contributor to the street as a modest bungalow with historic styling that is appropriate for the Historic Claremont neighborhood and, more specifically, the three block section of Eleventh Street that is listed in the Claremont Register.
In a separate staff report, staff has recommended approval of the applicant’s request for removing the property from the Claremont Register (File #25-RL01). This recommendation is based on the finding that the structure has been poorly maintained, extensively modified, and sporadically repaired in a manner that has essentially destroyed the original character of the home and that 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. As such, staff recommends that the Architectural Commission approve the proposed design with the applicable conditions of approval, which require staff approval of the MEP and City Council approval of the delisting of the property before permits can be issued.
CEQA REVIEW
This proposal is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301(e), in that the project consists of renovations to an existing structure. While the home has previously been deemed historic, having been built originally in 1908, and is listed on The Register of Structures of Historic and Architectural Merit of the City of Claremont (Claremont Register), the exception pertaining to historic resources does not apply in this case as the proposed work is conditioned on the reclassification of the property as non-historic due previous revisions to the property that cannot be reversed. In addition, the proposed work is designed to enhance the historic character of the property to allow it to continue to serve as a contributor to the potentially historic neighborhood in which it is located. As such, the work would not result in a substantial adverse change to the historic nature of the property or surrounding neighborhood. Therefore, no further environmental review is necessary.
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: Prepared by:
Brad Johnson Jordan Goose
Director of Community Development Assistant Planner
Reviewed by:
Christopher Veirs
Principal Planner
Attachments:
A - Draft Resolution
B - Site Plan, Floor Plans, Elevations, Materials Sheet
C - Existing Site Photos