TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 10, 2025
SUBJECT:
Title
ARCHITECTURAL AND SITE PLAN REVIEW #24-A11, PROPOSED NEW THREE-STORY MIXED USE RESIDENTIAL BUILDING IN THE CLAREMONT VILLAGE LOCATED AT 115 HARVARD PLACE – APPLICANT – THE TUCKER SCHOEMAN VENTURE
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SUMMARY
The applicant, The Tucker Schoeman Venture, is requesting approval of an Architectural and Site Plan Review to permit the approval of a new three-story mixed-use residential building in the Claremont Village, which is accessed only by the alley located behind the Claremont Post Office. This new building will be constructed next to the existing historic structure, commonly known as the Carriage House, built in 1902. No parking is offered to be provided as part of the project. Pursuant to AB 2097, a new State law that went into effect on January 1, 2023, cities may not impose minimum parking requirements on residential, commercial, or other development projects if the project is within one-half mile of a public transit, as is the case for the subject property. The design of the project is contemporary and includes high quality materials including brick-red stucco, metal railings, zinc accent siding, and wood casement windows with divided-lites.
Staff believes that the proposed design of the building is consistent with the Claremont Municipal Code (CMC), General Plan, and Village Design Plan, and that all the required architectural and site plan review criteria can be made.
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, APPROVING ARCHITECTURAL AND SITE PLAN REVIEW #24-A11, REVIEW OF PROPOSED NEW THREE-STORY MIXED USE RESIDENTIAL BUILDING IN THE CLAREMONT VILLAGE LOCATED AT 115 HARVARD PLACE – APPLICANT – THE TUCKER SCHOEMAN VENTURE; and
B. Find this items 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. Approve the project with additional or revised Conditions of Approval.
C. Express an intent to deny the proposal in its entirety, specifically identifying the findings of Section 16.300.060.A of the Claremont Municipal Code that cannot be met, and continue the item to September 24, 2025, for adoption of a denial resolution.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
The project site is a rectangular property of approximately 3,286-square feet located in the center of the block between North College Avenue and North Harvard Avenue. The site is located in the Claremont Village Overlay (CVO) zoning district, which is intended to encourage a complementary mix of small-scale retail stores, commercial services, restaurants, offices, and civic uses within a small-town, pedestrian-oriented district. The property has a corresponding General Plan designation of Claremont Village. Residential uses are permitted in the Village where consistent in character with the commercial uses and as part of a mixed-use development as described below. While retail and service commercial are the predominant uses in the CV, this site is located in the center of a block, at the edge of the district, and can be accessed only by an existing public alley. Uses surrounding the subject property include the Post Office to the north, Village Dance Arts and Grafted Cellars to the south, and Crème Bakery to the west. Located to the east across the public alley is Sumner House, a three-story Victorian home that has been carefully restored and now serves as a guest residence and meeting space for visiting Pomona College faculty, staff, and lecturers.
The subject property is currently developed with an existing 1,340-square-foot residential building that was built circa 1902 as a barn. This building is thought to have originally served Sumner House due to its early-American farmhouse styling that includes Victorian influences. The building is two stories tall and includes a large cupola at the peak of the roof. Remnants of the original barn doors and second floor hay door and winch post remain. The building has had multiple uses (restaurant, Rotary Club and American Legion Post meeting house, residence and apartments) since the time carriage houses were no longer prevalent. The structure underwent a major renovation in 2024 and currently serves as a two-unit residential apartment building.
Section 16.060.010.G of the Claremont Municipal Code (CMC) allows mixed residential/commercial developments in the Claremont Village with approval of a conditional use permit. This section of the Code specifies that residential uses must be part of a larger mixed-use development that includes commercial uses on the ground floor and encourages residential uses to be located on the second floor above commercial uses.
CMC Section 16.060.030.A.5 requires one off-street parking space for each dwelling unit in the Village; however, the City can no longer impose minimum parking requirements for development projects within one-half mile of public transit pursuant to AB 2097. Because, the subject property is located approximately 900 feet, well within one-half mile, of the Claremont Depot Metrolink station, it qualifies for AB 2097 parking waivers. The project includes no new parking spaces and will likely result in the loss of the one to two vehicle spaces that currently exist on the property in order to accommodate an ADA-accessible path of travel to the new building. As a result, vehicle parking will no longer be accommodated on the property once the project is completed.
Project Description
The proposed project involves the development of a new 2,715-square-foot, three-story mixed-use building on a lot currently improved with a historic two-story, 1,320-square-foot residential structure. The new building will include one commercial unit and four residential units, consisting of two studio units and two three-bedroom units. The proposed units vary in size. The studio units, apartments A and B, are 216 and 266 square feet in size respectively. Apartment C is 825 square feet and Apartment D is 792 square feet.
Architecturally, the proposed building features a contemporary design characterized by a rectilinear form, flat roof, and a modern material palette. The proposed architecture is representative of a design quality, massing, and a material palette that is consistent and appropriate for urban infill development in the Village. The primary exterior cladding will be a smooth exterior plaster finish in a deep red tone with zinc shingle accents to introduce texture and contrast along select façade elements. Aluminum-clad wood windows and doors and a painted steel external staircase with precast concrete treads and iron guardrails. Additionally, select units feature aluminum Juliet balconies with iron railings that match the external stairs, along with a painted aluminum trellis on the third story that adds articulation to the façade.
The new building will be located in the southwest corner of the property, with zero setbacks along the western and southern property lines. In accordance with Claremont Village zoning development standards, no setbacks are required where the site does not abut residentially zoned properties. Furthermore, while the CVO Overlay permits storefront window systems, they are not required. Commercial spaces designated as “CVO with display window” are generally restricted to retail uses. In light of existing parking conditions on the site, the applicant has elected not to include a display window system, thereby allowing for office and professional land uses within the commercial tenant space. Additionally, the proposed building height is 32 feet, which is within the maximum allowable height of 40 feet for the zone. Additionally, the project complies with the zone’s three-story height limitation.
Overall, the project integrates outdoor access through an exterior stairway and incorporates architectural and site design features that contribute to pedestrian interest and enhance the visual character of the site. The proposed project meets all the development standards of the Claremont Village (CV) zoning district 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.
Village Design Plan
New development in the CV zone is also subject to the Claremont Village Design Plan (VDP); a City policy document that includes extensive design guidelines intended to enrich and preserve the Village. The City is required to find new development to be in conformance with the VDP in addition to the standard design review findings contained in Section 16.300.060.A of the Municipal Code.
The VDP places the subject property in “Design Area III – Residential”, which is intended to maintain the residential character and appearance of Area III while facilitating commercial activity within it. The VDP classifies the existing carriage house building at 115 Harvard Place as a “Significant Building,” which means it is one of the most import buildings and helps to give the Village its character and feeling. Design guidelines for Area III of the VDP include recommendations that new development:
1. Include inner block parking (as opposed to street adjacent parking lots),
2. Not exceeding 35 feet in height,
3. Retain landscaping in parkways and front yards to blend with transitioning residential character of the area,
4. Retain setback consistent with surrounding development, and
5. Demolition of existing residential structures is discouraged.
These guidelines are being observed or are not applicable as described below:
1. The building does not include parking so the guideline to place parking mid-block does not apply.
2. The 35-foot height limit applies and is being observed.
3. Retention of landscaping in the parkways is not applicable as there are no parkways adjacent to the subject property.
4. Retain setbacks with surrounding development is applicable, but the surrounding properties include primarily no setbacks, so the proposed setbacks are consistent.
5. Demolition of existing residential structures is being observed as no residential structure is being demolished as a result of the project.
The VDP also includes general guidelines for new development such as:
1. Retain significant buildings
2. Complement the existing scale, materials, and proportions of surrounding buildings
3. Quality materials should be used.
4. Avoid alterations which seek to create an earlier or thematic appearance such as “Colonial Williamsburg”.
5. New construction should attempt to blend with the proportion and rhythm of windows and doors in surrounding buildings.
These guidelines are being observed or are not applicable as described below:
1. The existing significant building identified on site will be maintained and preserved as part of the project proposal.
2. The scale and proportions of proposed building are in keeping with the surrounding buildings and comply with the development standards for the zone. The proposed terracotta red color further helps the structure recede on site and ties the structure to many other buildings along Harvard Ave that incorporate red tile roofing.
3. The proposal includes a variety of high quality materials and details including aluminum-clad wood windows and custom detailing on the external stair railing.
4. The proposed project is not an alteration nor does it attempt to replicate or distract from the authenticity of the historically significant building on site by replicating a similar historic appearance.
5. The proposal includes recessed multi-pane divided-light windows which blend with the variety of commercial and residential window treatments found in the buildings surrounding the subject property.
The Design guidelines for Area III of the VDP as well as staff’s rationale for how the proposed project is consistent with the VDP are described in detail in the draft approval resolution (Attachment D).
Basis for Recommendation
Staff finds the design of the proposed project is appropriate and in keeping with the standards of the underlying zoning district. Staff finds that the proposal satisfies all of the architectural design review criteria listed in CMC Section 16.300.060.A for all of the reasons stated in the draft approval resolution. The proposed development is designed appropriately by incorporating quality details, materials, and colors that are generally consistent with the styling and scale of adjacent buildings in the Village. The design of the proposed building addresses the widespread need for more housing and density, particularly near to public transit, while respecting the character of the surrounding neighborhood. The proposal also complies with setbacks, height, design guidelines, and all other development standards, notwithstanding parking requirements, which are set forth in the Code but are superseded by novel State laws. 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) pursuant to Section 15332 (Class 32) for in-fill development projects, in that the project is consistent with the General Plan and with the applicable zoning regulations in that the project site is designated and zoned for mixed-use development. The project is on a site of no more than five acres surrounded by urban uses, including residential and commercial uses. The site has no value as habitat for endangered, rare, or threatened species, as it is already developed. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The property is located within a fully urbanized area and is served by existing infrastructure and public services, including water, sewer, electricity, fire protection, police, and solid waste.
In addition, the structure is exempt under 15303 (b.) as it is a multi-family residential structure totaling no more than four dwelling units in an urbanized area and under 15303 (c.) for an office professional use not exceeding 2,500 square feet in floor area.
Lastly, Exception 15.300.2 (f) does not apply as the proposed building has been designed and sited in a manner that avoids resulting in a substantial adverse change to the historic resource. Specifically, the new three-story structure will be located at the rear of the property and at a slightly lower grade behind the historic building, thereby preserving the historic structure’s visibility, prominence, and relationship to the street. The proposed development will not alter the character-defining features, materials, or design integrity of the historic resource.
Therefore, no further environmental review is required under CEQA.
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 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 September 4, 2025. A copy of this report has been sent to the applicant and other interested parties.
Submitted by: Prepared by:
Brad Johnson Jordan Goose
Community Development Director Assistant Planner
Reviewed by:
Christopher Veirs
Principal Planner
Attachments:
A – Draft Resolution
B – Proposed Plan Set