TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: APRIL 23, 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 West Eleventh Street in the HC 7,500 zoning district. The proposal includes a proposed exterior remodel of the residence including new paint, roofing, exterior lighting fixtures and windows consistent with Craftsman architectural style. The site plan, floor plan, elevations, and material sheet for this proposal can be found in Attachment B. The home was originally constructed in 1908 and is listed on the City’s Register of Structures of Historic and Architectural Merit (Claremont Register). Photos of the existing structure and its interior can be found in Attachments C and D respectively and historic documents for the property can be found in Attachment E.
While staff have some concerns regarding the focus on the front portion of the home without addressing conditions at the rear of the home and garage structure, staff finds that the proposed remodel will significantly improve the relationship that the residence has with the street, neighborhood, and the historic district 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 upon approval of a Minor Exception Permit, reviewed at staff level, the project will be in compliance with applicable development standards. Additionally, 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 required. Staff finds that the proposal 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 #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.
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 May 14, 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 Historic Claremont (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 HC Historical Claremont 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 just west of the Claremont Colleges and north of Memorial Park.
The HC Historical Claremont 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 listed by address only within the Claremont Historic Register as part of a neighborhood grouping that consists of the four blocks of Eleventh Street between Dartmouth Avenue and Indian Hill Boulevard in the Historical Claremont District. The neighborhood grouping is described as a long-settled street section lined with mature trees. The Register Listing notes that; “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 front porch stoop on the street-facing façade and plywood and stucco siding throughout all elevations of the home. There are several mature trees on site.
Project Description
The proposed project includes the following components:
- Reroof to asphalt composition shingles
- Removal of existing front stoop, removal of existing plywood siding and
replacement with a mix of stucco and clapboard siding, and new vinyl windows with wood trim.
- Extension of main roof gable to create a new stone wrapped Craftsman style
porch with wood posts and railing.
- Removal of two mature trees to allow for the creation of the front porch and for
house integrity purposes.
- Interior remodel of the entryway and the living room to allow for the porch
addition
The Planning Division has also received an application (File #24-MEP02) to permit a 20% reduction of the front setback within the HC 7,500 zoning district. Planning Division staff is in the process of evaluating the proposal for compliance with City development standards.
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).
City staff met with the applicant to review the existing doors and windows in the home and is recommending some of these unique, existing windows and doors be retained. There are three sets of true divided light, multi-light windows existing along the east elevation near the front of the home. These appear to be in good condition with minimal repair and maintenance necessary to retain in place. There are also several other existing divided light wood doors that are also in good condition throughout the home that could be incorporated into this renovation project. Staff has encouraged the owner to at minimum consider this along the front and east elevations. There are a mixture of steel, aluminum and vinyl windows on various other portions of the exterior that should be replaced to be more consistent with the east side divided light windows. Conditions of approval have been added to the attached Resolution requesting that the owner work with Planning Staff to retain some of these windows and doors. The applicant has not provided any cut sheets or catalogs for window manufacturers to gain a full understanding of what is proposed to be installed. It is the staff’s position that if lower quality vinyl windows are installed throughout the existing home this will detract from the neighborhood character.
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 front setback of the property by twenty percent. 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 in surrounding neighborhood. The existing setback development standard was established long after many of the homes in the surrounding neighborhood were constructed, many of which have setbacks that are shorter than what is currently required. 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 once the Architectural and Preservation Commission has made a decision on the design of the building.
Certificate of Appropriateness
Pursuant to CMC Section 16.302.130, the Architectural and Preservation Commission shall also approve a Certificate of Appropriateness considering the project consists of new construction affecting a Resource listed in the Claremont Register.
Staff finds that the proposal meets all 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 (which have already been significantly altered), historic character, and aesthetic interest and value of the property. As such, staff recommends the Architectural and Preservation Commission approve the Certificate of Appropriateness.
Basis for Recommendation
Staff finds 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 period-appropriate early-Craftsman 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. 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. 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 to an existing structure. While the home is 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, 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
This item has been noticed through the regular agenda notification process. Copies of the submitted plans are being held at the Public Counter at City Hall for review.
As a courtesy, notice of this meeting was mailed to properties adjacent to the subject property on April 10, 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
D - Photos of Interior of Home Sourced from Realty Websites
E - Historic Documents