TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JULY 7, 2026
SUBJECT:
Title
RESOLUTION APPROVING PLANNING COMMISSION DETERMINATION OF IMPRACTICALITY TO UNDERGROUND AN ELECTRICAL UTILITY LINE ASSOCIATED WITH A NEW SINGLE-FAMILY RESIDENCE AND ASSESSORY DWELLING UNIT LOCATED AT 631 BLANCHARD PLACE
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SUMMARY
The property owner, JJ Properties and Investments LLC, of the newly constructed single-family residence and detached ADU on Blanchard Place, has requested a Planning Commission Determination of Impracticality for the placement of the electrical power utility service line underground, on the basis that undergrounding is cost prohibitive.
Staff believes that the Planning Commission may find that undergrounding utilities at this project site is impractical and that fees could be paid in-lieu with the finding that the length of utility line to be placed underground will be less than 300 feet and said utility lines have not been placed underground on any abutting property and that the new utility lines would not impose a significant visual impact on the area immediately surrounding the property or on the City.
RECOMMENDATION
Recommended Action
Staff recommends the Planning Commission:
A. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, APPROVING PLANNING COMMISSION DETERMINATION OF IMPRACTICALITY TO UNDERGROUND UTILITY LINES ASSOCIATED WITH THE NEW SINGLE-FAMILY RESIDENCE LOCATED AT 631 BLANCHARD PLACE; and
B. Find this item is exempt from environmental review under the California Quality Act (CEQA)
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ALTERNATIVES TO RECOMMENDATION
In addition to staff’s recommendation, the following alternatives have been identified:
A. Request additional information.
B. Do not adopt the resolution.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
When the Planning Commission determines that undergrounding is impractical, an in-lieu fee is required. Pursuant to Section 16.151.010.D, an in-lieu fee shall be based on the number and type of utility lines and shall be paid prior to the issuance of any building permit for which they are required. Staff estimate the in-lieu fee to be $63,300 where the final fee number will be established once utility line distances are verified.
ANALYSIS
Background
The subject property is located at 631 Blanchard Place on the north side of the street. The parcel is zoned Arbol Verde 1 with a General Plan land use designation of Residential 15. The 7,500-square foot lot is 75 feet wide by 100 feet deep. Residential properties located on this block of Blanchard Place are serviced by above-ground utilities, as seen in the photos found in Attachment B. More specifically, the residences on the north side of Blanchard Place are connected to lines originating from utility poles on the south side of Blanchard Place.
Basis for Recommendation
The Planning Commission may find that placing Southern California Edison (SCE) electrical service line underground is impractical and that fees should be paid instead, when any of the conditions, or similar conditions, are found to exist as described in Section 16.151.010.C. Based on estimates provided by both Southern California Edison and the applicant, undergrounding costs range from $35,000 to $60,000 where this estimate will realistically rise to $60,000 to $90,000 after all associated SCE costs are borne. To serve the new home and ADU, the existing SCE pole and transformer on the south side of Blanchard Place will need to be replaced and upgraded.
Staff believes this request is in keeping with the existing overhead utility lines that exist for neighbors in the immediate vicinity and would not impose a significant visual impact on the area immediately surrounding the property or on the City. Additionally, the existing overhead lines will likely remain for many more years, and any coordinated undergrounding effort is not anticipated in the foreseeable future. Given the high cost of undergrounding the electrical service line and the precedence for overhead utilities for residences in the area, Staff would recommend that the Planning Commission make the finding of “Determination of Impracticality” from electrical undergrounding requirements to be appropriate. Staff believes that conditions outlined in CMC section 16.151.010 C are met.
CEQA REVIEW
The Community Development Director has determined that the project under review is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3) for new construction or conversion of small structures, in that the project entails the extension of water main, sewage, electrical, gas, and or other utilities of reasonable length to serve the newly constructed residence and accessory dwelling unit. Therefore, no further environmental review is necessary.
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 Nhi Atienza at natienza@claremontca.gov.
Submitted by: Reviewed by:
Brad Johnson Christopher Veirs
Community Development Director City Planner
Prepared by:
Daniel Kim
Assistant Planner
Attachments:
A - Draft Resolution
B - Claremont Municipal Code 16.151.010
B - Photos of Existing Blanchard Place Overhead Lines