TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 24, 2025
SUBJECT:
Title
ARCHITECTURAL AND SITE PLAN REVIEW #25-A06, REVIEW OF PROPOSED ADDITION AND EXTERIOR REMODEL OF THE EXISTING REGISTER-LISTED SINGLE-STORY RESIDENCE LOCATED AT 471 BAUGHMAN AVENUE - APPLICANT - CHARLES BUYUK, PROPERTY OWNER
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SUMMARY
The applicant is requesting Architectural and Site Plan Review approval for an exterior remodel and addition to the existing 1,111 square foot, register-listed single story single-family residence, located at 471 Baughman Avenue in the RS 8,000 zoning district. The proposal includes a proposed addition and exterior remodel of the residence including new siding, roofing, exterior lighting fixtures, windows, and new front porch consistent with the Minimal Ranch architectural style. The site plan, floor plan, elevations, and color and material sheet for this proposal can be found in Attachment B. The home was originally constructed in 1941 and is listed on the City’s Register of Structures of Historic and Architectural Merit (Claremont Register) due largely to its location on a blick that includes a number of older structures with strong architectural merit. The historic listing for the property and surrounding block are contained in Attachment C.
Although staff has concerns regarding the use of board and batten on the on the gable above the proposed front porch, staff finds that the proposed remodel will significantly improve the relationship between the residence, Baughman Avenue, and the neighborhood it is located in. As detailed in the Draft Resolution (Attachment A), Staff also finds that the proposed project meets the General Review Criteria set forth in Claremont Municipal Code Section 16.300.060 and, with approval of a Minor Exception Permit reviewed at staff level, the project will be in compliance with applicable development standards. Because the proposed remodel involves significant changes to the front façade of a property currently listed on the Claremont Register, approval of a Certificate of Appropriateness by the Architectural and Preservation Commission is also required. Staff has reviewed the project for appropriateness and finds that it meets all criteria listed in CMC Section 16.302.160 for the reasons stated in the draft approval resolution.
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 #25-A06, REVIEW OF PROPOSED ADDITION AND EXTERIOR REMODEL OF THE EXISTING REGISTER-LISTED SINGLE-STORY RESIDENCE LOCATED AT 471 BAUGHMAN AVENUE - APPLICANT - CHARLES BUYUK, PROPERTY OWNER; and
B. Find this item is exempt from environmental review under the California Environment 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. 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 October 15, 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) calls for all new construction, exterior modifications and site changes for properties be subject to architectural 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 Single-Family Residential (RS 8,000) zoning district. The intent of the RS Single-Family Residential zoning district is to provide for individual homes on separate lots, each for the occupancy of one family, at various minimum lot sizes to provide for a range of yard and lot sizes which are based on the location, density and topographical considerations of the General Plan of the City of Claremont, and to provide for other uses that are associated and compatible with the residential uses. The subject property is located on a 6,341-square foot, legal but non-conforming lot located on the northeast corner of the intersection of Baughman and Berkeley Avenues.
The subject property is listed in the Claremont Register via a brief paragraph description contained within a larger listing for the neighborhood, which consists of the entire street of Baughman Avenue. Baughman Avenue is a short, three-block street that starts above Twelfth Street and parallels Foothill Boulevard for approximately a block and a half and then turns south ending at Eleventh Street. Specifically, the Register Listing notes that 471 Baughman is a “simple, one-story, hip-roofed house with white composition shingles extending into rafter-exposed eaves. Entry is in the corner covered by a simple porch, flanked by hung windows.” Many of these characteristics have been altered over time and the existing structure lacks a prominent architectural style.
The existing residence is a 1,111-square foot single-story home built originally in 1941 consisting of two bedrooms and one bath as well as a detached garage. The existing modest stucco residence features a gabled roof form with a front porch stoop on the street-facing façade and stucco siding throughout all elevations of the home.
Project Description
The proposed project includes the following components:
- Removal of the existing front stoop and construction of a new covered front porch defined by a prominent roof gable with Craftsman-inspired styling, wood railings, and vertical pickets.
- The front door of the residence will be relocated to the center of the new front porch.
- Exterior materials will be updated with a combination of stucco and board-and-batten siding, replacing the existing stucco finish.
- New windows with wood trim are proposed.
- Roofing materials for the addition will utilize asphalt composition shingles to match the existing structure.
The project also includes a request for a Minor Exception Permit (File #24-MEP02) to allow a 6.9% increase in the permitted lot coverage. Permits of this type are handled at a staff level. Planning Division staff is in the process of evaluating the proposal for compliance with City development standards and will only approve the request if the Architectural and Preservation Commission approves the Project design.
With the granting of the requested Minor Exception Permit, the proposed project meets all of the development standards of the RS 8,000 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 increase the lot coverage of the property by 6.9% (176 square feet). Lot coverage relates to the total footprint of all development on the site, which differs from floor area, with also includes second stories. Because the proposed project has 778 square feet less floor area than the maximum, the applicant could request the addition of a second story to gain the desired living area while avoiding going over lot coverage. However, both Staff and the applicant recognize that add a second story would be out of character for the residence as well as the North side of the block, for which there is only one existing two-story home. Furthermore, the excess lot coverage is roughly the same size as the front porch addition, which is regarded as a desirable addition to the home, provides less perceived mass that enclosed floor area, and is in keeping with the overall neighborhood character as roughly half of the homes on the street also have porches or outdoor seating areas in their respective front yards. Staff therefore believes all necessary findings for the granting of the MEP can be made and intends to approve the MEP if the Architectural and Preservation Commission approves the proposed project.
Certificate of Appropriateness
Pursuant to CMC Section 16.302.130, the Architectural and Preservation Commission must also approve a Certificate of Appropriateness as the project consists extensive renovations to a Resource listed in the Claremont Register. Staff finds that the proposal meets all applicable criteria listed in CMC Section 16.302.160 for the reasons stated in the draft approval resolution. The project will not create a significant adverse impact to the character-defining features, historic character, and aesthetic interest and value of the property. Staff further finds that the proposed design, which includes the addition of an appropriately styled porch and period-appropriate materials adds to the historic character of the surrounding Baughman Avenue neighborhood. As such, Staff recommends the Architectural and Preservation Commission approve a Certificate of Appropriateness as outlined in Section 3 of the draft resolution.
Design Considerations
The home is currently a simple stucco box with minimal detailing and low-profile massing that is newer than the more distinctive historic homes that warranted the listing of Baughman Avenue in the Claremont Register. The defining homes on the street include more distinctive and period-specific materials, more interesting massing, and porches or patio courts that provide engaging connections to the street. The proposed renovations are an attempt to introduce more distinctive materials that better reflect the more obviously historic homes on the street as well as a functional new porch to create a more interactive design.
Staff was initially concerned about the use of board and batten siding but has since determined that there are several other homes in the neighborhood that successfully utilize this material. That said staff continues to believe that the siding on the gable over the porch is too contemporary (e.g. modern farmhouse) or rustic (actual farmhouse) to be appropriate for this neighborhood. Staff recommends the siding on the gable be changed to a horizontal siding type, which would be more typical of homes in Claremont.
The project plans indicate an angled pathway connecting the new front porch to the southwest corner of the property. Staff recommends that this pathway be redesigned to provide a more direct connection to the street. This will better match for the surrounding neighborhood.
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’s exterior design details will bring defined and period-appropriate Minimal Ranch styling to the home. It will also improve the property’s relationship with the street and enhance the ability of the residence to contribute to the character of the surrounding neighborhood. With the suggested revisions to the board and batten siding Staff believes it may be a good addition to add character to the home but suggests that the Commission consider if the material is appropriate or if it would be more appropriate to simply keep the stucco siding throughout.
The addition of the front porch is consistent with the neighborhood in that the immediate neighbor also has a front porch in similar orientation. Additionally, roughly half of the homes on the street also have functional porches, patio courts, or outdoor seating areas in their front yards. Staff supports the issuance of the requested Minor Exception Permit to increase the lot coverage to offset the new front porch addition and to provide the applicant with the desired interior living space without the need to add a second story to the house.
The proposed remodel is well designed and incorporates quality details, materials, and colors that are generally consistent with the styling and scale of adjacent residences. As such, staff recommends that the Architectural and Preservation Commission approve the proposed design with the applicable conditions of approval.
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 and a minor expansion to an existing structure. While the home is historic, having been built originally in 1941, and is listed on The Register of Structures of Historic and Architectural Merit of the City of Claremont, the exception pertaining to historic resources does not apply in this case as the proposed work would not result in a substantial adverse change to the historic nature of the residence. The exterior renovation is designed to complement existing architectural features and would notably improve the ability of the structure to contribute to the historic character of the neighborhood. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item has been posted on the City website and distributed to interested parties. If you desire a copy, please contact Pearl Juarez at pjuarez@claremontca.com.
As a courtesy, notice of this meeting was mailed to properties adjacent to the subject property on September 11, 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 - Historic Documents