TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 2, 2025
SUBJECT:
Title
CONDITIONAL USE PERMIT FILE #24-C06, REVIEW OF A REQUEST TO ALLOW DEVELOPMENT OF A 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 a Conditional Use Permit (CUP) to permit the approval of a new three-story mixed-use residential building in the Claremont Village. 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.
If this CUP is approved, the Architectural and Preservation Commission will review the design of the proposed building at an upcoming meeting. Staff believes that the proposed mixed-use residential building is consistent with the Claremont Municipal Code (CMC), General Plan, and Village Design Plan and that all the required CUP findings can be made.
RECOMMENDATION
Recommended Action
Staff recommends the Planning Commission:
A. Adopt a RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT #24-C06, TO ALLOW DEVELOPMENT OF A 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 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 an intent to deny CUP #24-C06 in its entirety, specifically identifying the findings of Section 16.303.040 of the CMC that cannot be met, and continue the item to September 16, 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 required. The structure underwent a major renovation in 2024 and currently serves as a two-unit residential apartment building.
The Claremont Municipal Code (CMC) Section 16.060.010.G in the Claremont Village chapter allows for mixed residential/commercial developments with the approval of a conditional use permit. This section of the Code specifies that the residential component 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 goes on to require that one off-street parking space is provided for each dwelling unit.
The City can no longer impose minimum parking requirements for development projects within one-half mile of public transit pursuant to AB 2097. The subject property is located within one-half mile of the Claremont Depot Metrolink station, which qualifies as a public transit stop, allowing the property to benefit from the provisions of AB 2097. The subject property will offer no parking spaces after the construction of the new mixed-use building. It should be noted that vehicles are currently being parked on the property; however, following construction, the site will be required to always maintain an adequate and ADA-accessible path of travel. As a result, vehicle parking will no longer be permitted 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 primary exterior cladding will be a smooth integral-color plaster in a deep red tone. Zinc panels are proposed as a secondary material to provide visual contrast and texture on select façade elements. Additional architectural features include aluminum Juliet balconies with iron railings that match the external stair system, as well as a painted aluminum trellis that adds depth and articulation to the upper levels.
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.
Parking
Pursuant to Government Code Section 65863.2(a), a “public agency shall not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half mile of public transit.” 115 Harvard Place is located 0.1 miles from the Claremont Depot with bus and train services. For this reason, minimum parking requirements cannot be enforced as a requirement for the proposed residential addition. There are no parking stalls on site.
Basis for Recommendation
The approval of a CUP requires that the Planning Commission make certain findings as set forth in Section 16.303.040 of the CMC. Staff has determined that all the findings can be made for this request (Attachment A). Section 16.303.000.C of the CMC notes that the intent of a CUP procedure is to provide for uses that are “appropriate uses in the districts in which they are listed as permitted subject to a conditional use permit but requiring specific consideration of the proposed use or development.”
Staff finds that the construction of a new mixed-use, residential building is appropriate for this location in the Village. As one of the few places in the city with numerous amenities all accessible on foot, staff believes that the property is a suitable location to introduce new residential, mixed-use development. The project takes advantage of recent changes to State law that encourage the creation of housing in proximity to quality public transit, recognizing that residents in these areas can rely less on vehicle use. The Village’s pedestrian scale and urban feel makes it unique in the region’s suburban context. Approval of the CUP to allow for new residential units that benefit from and contribute to the Village’s walkable and livable urbanized environment is warranted. The project has been thoughtfully designed to introduce density in a manner that does not visually overwhelm the building’s simple but effective architecture. Approval of the proposed CUP request would support a number of the General Plan’s goals and policies, especially those focused on encouraging sustainable development, providing a variety of housing types, creating activity nodes, and promoting context-sensitive design. 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.
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 Nhi Atienza at natienza@claremontca.gov.
As a courtesy, notice of this meeting was mailed to properties adjacent to the subject property on August 20, 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