TO: ADAM PIRRIE, CITY MANAGER
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JUNE 10, 2025
Reviewed by:
City Manager: AP
SUBJECT:
Title
APPROVAL OF FINAL PARCEL MAP NO. 84366 WHICH MODIFIES TWO PARCELS (APN: 8308-025-004 & 8308-025-013) AND DEDICATES RIGHT-OF-WAY FOR CLAREMONT BOULEVARD AND A RELATED TRAFFIC SIGNAL AT NINTH STREET AND CLAREMONT BOULEVARD. APPLICANT - CLAREMONT MCKENNA COLLEGE
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SUMMARY
Claremont McKenna College (CMC), the developer of Parcel Map No. 84366, requests City Council approval of the final parcel map for recordation by the Los Angeles County Recorder’s office. This parcel map will modify two existing parcels (APN: 8308-025-004 & 8308-025-013) to create two parcels and to dedicate street right-of-way for Claremont Boulevard to accommodate a new traffic signal, protected bike lanes, and sidewalks. Pitzer College owns parcel 1 and comprises an existing parking lot and the northern half of Ninth Street fronting the Parcel 1 limits. Parcel 2 includes the new Robert Day Integrated Science Center (Science Center), the southern half of Ninth Street, and vacant land.
Pursuant to Sections 66458 and 66474.1 of the Subdivision Map Act, the approval of a final map is a ministerial action. It cannot be denied if the final map is in substantial conformance with the conditionally approved tentative map and conforms to the requirements established by the Subdivision Map Act and local ordinance. The City Council is the decision-making body for final maps, and if the map conforms to all requirements, it must approve the map at the meeting at which it receives the map or at its next regular meeting. The approval resolution is Attachment A to this report and includes the Subdivision Improvement Agreement as an Exhibit.
Staff finds the final Parcel Map No. 84366 (Attachment B) is consistent with the provisions of the Subdivision Map Act and is in substantial conformance with the tentative map approved by the Planning Commission on December 17, 2024. Minutes from the Planning Commission are included in Attachment C.
RECOMMENDATION
Recommended Action
Staff recommends the City Council:
A. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLAREMONT, CALIFORNIA, APPROVING THE FINAL PARCEL MAP NO. 84366; and
B. Find that this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVE TO RECOMMENDATION
In addition to the recommendation, there is the following alternative:
• Continue the item to the June 24, 2025 City Council meeting, and request additional information. Any additional continuance beyond that meeting requires the consent of the applicant.
FINANCIAL REVIEW
Prior to the City Council consideration of the final map, the subdivider has been required to pay fees to the City in the amount of $171,773.60. The fees are as follows:
|
Public Works Plan Check |
|
$1,115.60 |
|
Public Works Permit |
|
$2,976.00 |
|
Grading Plan Check |
|
$76,387.00 |
|
Sewer Connection Fee |
|
$62,953.00 |
|
Resurfacing Fee |
|
$2,389.00 |
|
Drainage Fee |
|
$25,953.00 |
|
Total Fees: |
|
$171,773.60 |
The total fees collected to process the Final Parcel Map are as follows:
|
Final Map Review |
|
$7,818.48 |
|
Consultant Review Deposit |
|
$5,000.00 |
|
Total Fees: |
|
$12,818.48 |
In addition to the payment of fees, the subdivider has been required to post the following bonds, associated with the Subdivision Improvement Agreement:
|
Performance Bond |
|
$1,774,769.00 |
|
Labor & Material Bond |
|
$1,774,769.00 |
|
Cash Monument Security |
|
$7,700.00 |
|
|
|
|
The staff cost to prepare this report is estimated at $1,184 and is included in the operating budget of the Community Development Department.
ANALYSIS
Background
The CMC Master Plan was approved by the Claremont City Council in 2012 to provide a guide for future improvements and the expansion of the CMC campus over the next thirty years. The applicable improvements within the CMC Master Plan as they pertain to this map, includes the development at the southwest corner of the intersection at Claremont Boulevard and Ninth Street, a traffic signal, and pedestrian and bicycle improvements along Claremont Boulevard.
On July 28, 2021, the Architectural Commission completed an advisory review of a request from CMC to amend the previously approved Master Plan. The Master Plan Amendment included a proposed change to reallocate a portion of building space to accommodate the construction of a larger science building, to be constructed in the southwest corner of Claremont Boulevard and Ninth Street, known as the Robert Day Integrated Science Center (Science Center), and a revised concept plan for Claremont Boulevard. The revised concept plan includes upgrading Claremont Boulevard to meet Complete Streets requirements that include but are not limited to Class IV bike lanes, Class IV raised landscape buffers, striping, signage, green bike lanes, bike median landscaping, and associated MS4 components. Staff approved the amendment to the CMC Master Plan on September 30, 2021.
The Science Center building was approved by the Architectural and Preservation Commission on January 24, 2024. Outlined within the Architectural and Preservation Resolution, a condition of approval for the Certificate of Occupancy for the Science Center required CMC to create a parcel map that would address a lot line issue, dedicate the land already occupied by Claremont Boulevard to the City, and dedicate additional right-of-way to the City to accommodate a recently approved Complete Streets plan for Claremont Boulevard.
On December 17, 2024, the Planning Commission approved Tentative Parcel Map 84366. Since the Planning Commission approval, a minor amendment to the approved Tentative Parcel Map has been approved by the Community Development Director, consistent with Municipal Code Title 17, Chapter 17.059 addressing minor amendments. The minor amendment would modify the minimum clearance height between Claremont Boulevard and the proposed tunnel underneath from 10-feet clearance to a clearance of 7-feet at the west and 8.5-feet at the east side of Claremont Boulevard. At the time of this minor amendment approval, it is unknown if a sanitary sewer line will be required within Claremont Boulevard that would need to meet the 7 to 8.5-feet clearance from the tunnel. Due to the uncertainty at this time, CMC has agreed to enter into an Indemnification Agreement, to accommodate any future additional costs that may be incurred for the installation of a sanitary sewer line in Claremont Boulevard at this location. The revised clearance as described above has been reflected in Parcel Map 84366 and will be fully addressed on a separate easement document.
Parcel Map 84366
The proposed parcel map will move the southern boundary of Parcel A north to coincide with the current ownership boundary of Pitzer College, which coincides with the center line of Ninth Street (a private street). The western boundary of Parcel B will then be moved to occupy the area vacated by the redrawing of Parcel A. Both parcels will then be modified by moving their eastern boundaries west to provide adequate right-of-way for Claremont Boulevard, including its new design in a Complete Street configuration. The dedication for Claremont Boulevard includes full dedication to the City of what had been an easement for roadway purposes, as well as additional right-of-way width to accommodate the protected bicycle lanes and sidewalk improvements while maintaining two vehicular travel lanes in each direction. Finally, both new parcels (Parcels 1 & 2) are modified adjacent to the Ninth Street Intersection with Claremont Boulevard to provide the additional right-of-way space needed to accommodate a new traffic signal at this intersection.
Subdivision Improvement Agreement - Public Improvements
As part of the CMC Master Plan, Architectural & Preservation Commission Resolution, and Planning Commission Resolution, there are a series of public improvement requirements. Improvements within the public right-of-way include, but are not limited to:
• A new traffic signal at the intersection of Claremont Boulevard and Ninth Street
• Accessible drive approaches and sidewalks
• Handicap ramps
• Class IV bike lanes with raised planted medians at the west side of Claremont Boulevard between Sixth and Ninth Streets
• Parkway landscaping and irrigation
• Address any damaged infrastructure within the map limits
The Subdivision Improvement Agreement was drafted to address the required public improvements and terms and schedules associated with the fulfillment of this requirement. These improvements will be completed in phases and associated bonds have been posted guaranteeing the completion of the required public improvements.
Map Review
Parcel Map No. 84366 has been checked and found to be in substantial conformance with the conditionally approved tentative map, as well as with the Subdivision Map Act requirements.
All submittals required for map recordation have been received by the City, along with the payment of fees and posting of bonds.
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, Sustainability Plan, Economic Sustainability Plan, General Plan, and the 2024-26 Budget.
CEQA REVIEW
Final Maps are ministerial projects and exempt from the requirements of the California Environmental Quality Act as stated in Section 15268 of the California Environmental Act Guidelines.
COMMISSION REVIEW
The tentative map was approved by the Planning Commission on December 17, 2024, making the necessary findings for approval.
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: Prepared by:
Brad Johnson Jasmin Hurtado, P.E.
Community Development Director Associate Engineer
Reviewed by:
Maria B. Tipping, P.E.
Attachments:
A - Resolution Approving Final Parcel Map 84366
B - Final Parcel Map 84366
C - Planning Commission Minutes from December 17, 2024