TO: ARCHITECTURAL & PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 24, 2025
SUBJECT:
Title
ARCHITECTURAL AND SITE PLAN REVIEW #25-A05, PRELIMINARY REVIEW OF PROPOSED TWO-STORY ADDITION, BASEMENT, AND RENOVATION LOCATED AT 1155 HARVARD AVENUE - APPLICANT: THE TUCKER SCHOEMAN VENTURE
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SUMMARY
The applicant, The Tucker Schoeman Venture, has requested preliminary review of the site plan, architectural design, and conceptual floor plans for a two-story addition, basement, and renovation to the primary residence at 1155 Harvard Avenue.
The residence is located on the southwest corner of Harvard Avenue and 12th Street within the Historic Claremont 7,500 zoning district. The existing 1,715-square-foot residence will increase to 2,857-square-feet and will increase the height from 16’-6” to 22’. The project includes a first-floor addition (including the garage) of 703-square-feet, a second-story addition of 450-square-feet, and a new 628-square-foot basement. The overall architectural style is contemporary.
Because this is a preliminary review, the Commission is not making a final decision on the project at this time; rather, the Commission is being asked to provide direction to the applicant so that the plans can be updated and returned in the future for a final decision by the Commission. The only discretionary entitlement required for this project is approval of an Architectural and Site Plan Review by the Architectural & Preservation Commission. The preliminary plans provided by the applicant include site plans, architectural elevations, floor plans, and perspective renderings (Attachment A). The project architect will be available during the Architectural & Preservation Commission meeting to answer questions regarding the project.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural & Preservation Commission review the submitted materials, take public comment, and provide detailed, actionable comments and direction regarding the project to staff and the applicant.
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FINANCIAL REVIEW
The applicant is responsible for all costs associated with the City’s review of this project. The costs of City staff time spent on this project are charged against a deposit paid by the applicant.
ANALYSIS
Background
Pursuant to the Claremont Municipal Code (CMC), exterior modifications to all existing residential development in the Historical Claremont district require review and approval by the Architectural and Preservation Commission when the Director of Community Development determines that the modifications could have a substantial adverse visual impact as viewed from the public right-of-way or adjacent properties, impinge on the privacy of developments in the immediate area, and/or result in development incompatible with the architectural character of the developments in the surrounding area.
The subject property is located in the Historic Claremont 7,500 (HC 7,500) zoning district. The intent of the HC 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 character-defining features of the area, including scale, density, setbacks, development patterns, architecture, workmanship, materials, and landscape, must be maintained and new additions should be sensitive to existing design patterns and scale.
The project is located on the southwest corner of Harvard Avenue and 12th Street. The 1,076 square foot primary residence was built in 1948 with a 480 square foot detached garage.
In addition to this design review, the applicant has requested approval of a Minor Exception Permit (MEP) to permit a 10.8 percent increase in the maximum lot coverage permitted from 35% (1,750 square feet) to 38.8% (1,938 square feet). However, MEPs are a staff level review project and is not included as part of the Architectural and Preservation Commission’s review responsibilities. City staff will review this request in accordance with the requirements found in Claremont Municipal Code Chapter 16.312.
Project Description
The project includes the following:
First Floor Addition
The first-floor addition is a total of 703 square feet. Of the 703, 480 square feet is part of the existing garage which will now collectively be added to the total floor area of the residence as the detached structure will be renovated and integrated into the primary residence. This addition will renovate the existing garage to remain as a two-car garage and will add stairwells to access the proposed second story addition.
Second Floor Addition
The second story addition is 450 square feet and will feature a primary bedroom, bathroom, walk-in closet, and a balcony facing West 12th Street. The second story addition will increase the maximum height from 16’-6” to 22’ as measured from grade to the roof ridge.
New Basement
The proposed basement will be 628 square feet and will feature a guestroom, bathroom, closet, two light wells, and access to an existing laundry/gym room. The CMC exempts basements, where the finished floor level directly above is less than six feet above grade at any point, from the maximum floor area calculation.
Building Design and Architecture
The architectural styling of the proposed addition and remodel consists of a contemporary design theme with mixed material finishes, offset planes, and large glazing. Specifically, the design features thin horizontal wood siding, long aluminum clad windows with horizontal gridding, exterior plaster finish, and asphalt shingle roofing. The long, thin windows with flush trim and a dark colored finish lends itself to a modern aesthetic. The thin horizontal siding found on the garage door, balcony, and offset planes of the second story are representative of a modern and mid-century appearance. These features, along with the rectilinear forms with projecting and recessed planes and minimalist design creates a contemporary architectural design.
Staff refers the reader to the project plans (Attachment A), which include color renderings, color elevations, and detail drawings that describe the building’s architecture, materials, and colors.
Staff Comments and Concerns
Staff appreciates the design work and effort clearly placed into the proposal. Staff understands how the project aims to introduce a more contemporary design language to a second story addition for increased livability. However, staff has some concerns that the proposal is a significantly large departure from the style of the HC zoning district and neighborhood as well as the original massing of the home and similar post war bungalows in the HC and Old Claremont Zones. Staff further notes that many bungalows have been significantly expanded in the HC zone, but none in such a visible way. More typically are additions that are at the rear of a residence and not visible from the street. The configuration and small size of this lot makes that sort of addition very difficult.
Staff is requesting the Commission to consider the submitted materials and public comments and to then provide detailed actionable comments for staff and the applicant.
CEQA REVIEW
This preliminary review is not a “project” under the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2)-(3), 15061(b)(3), and 15378(a) of the CEQA Guidelines. On its own, this preliminary review will not result in a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment. The City will perform all necessary environmental review in connection with any final review of the project once it is proposed. 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.
Additionally, notice of this preliminary review was sent to all property owners located within 300-feet of the project site on Thursday, September 4, 2025.
Submitted by: Prepared by:
Brad Johnson Daniel Kim
Community Development Director Assistant Planner
Reviewed by:
Christopher Veirs
Principal Planner
Attachment:
Preliminary Design Review Package