The regulations and standards of this chapter are intended 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 character-defining features
of the area, including scale, density, setbacks, development patterns,
architecture, workmanship, materials, and landscape, must be maintained.
Existing architectural elements and materials should be preserved
in alterations and repairs. The restoration of deteriorated materials
is encouraged. New additions and new development shall be sensitive
to existing design patterns and scale. New materials shall be compatible
with existing materials.
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. One development
pattern evident is that large homes are mixed with small homes, and
the corner house tends to be larger and more predominant, serving
as anchors for the rest of the block. Another pattern is that garages
are frequently accessed from or located to the rear of properties,
making for an attractive streetscape.
The HC District enriches the entire community. The scale and
density of the buildings, architectural styles, relationship of buildings
with open areas, mature landscaping, and residential continuity of
the area contribute considerably to the City's unique small town character,
and help to mark Claremont as a distinctive place. The district provides
a sense of history by evoking early stages of the City's history.
No building, structure, or land shall be used, and no building or structure shall be erected or altered in the HC District, except in accordance with the provisions of this chapter. Non-residential uses, housing facilities of a commercial nature, educational and non-profit institutional uses, and parking lots are incompatible with the HC District, and shall be prohibited uses as specified in this chapter. In addition, all new construction, exterior modifications, and site changes shall be subject to architectural review pursuant to Chapter 16.300.
(08-05)
The standards and regulations of this chapter shall apply to all new uses, new development, or redevelopment within the HC District. All uses and development which were initiated and developed pursuant to the ordinances and regulations in effect at the time of their development shall be considered legal, conforming uses not subject to the provisions in Chapter 16.400. Such uses or development may be continued, rehabilitated and reconstructed subject only to architectural review pursuant to Chapter 16.300, provided there is no intensification of use and any reconstruction of structures duplicates the size, location and footprint of the destroyed structures. Any residential development destroyed by fire or earthquake, or other natural catastrophe, may be rebuilt at the previous residential density.
(08-05)
Only the following uses and development shall be conducted or
constructed as a matter of right in the HC District:
A.
One
single-family dwelling per lot for occupancy by not more than one
family.
B.
Accessory buildings and structures, including fences and recreation courts, located on the same lot as a single-family dwelling unit subject to the development standards and requirements of this chapter, Chapter 16.400, and the following additional standard:
Accessory buildings shall have a maximum floor area of 300 square
feet plus an additional 400 square feet may be permitted for required
parking.
C.
The
renting of rooms to no more than three persons aggregate per lot or
parcel. Meals may be provided in connection with such renting or the
dwelling's kitchen facilities may be shared with tenants. This subsection
shall not apply to the rental of entire dwelling units.
1.
Rental Rooms
Rental rooms shall not contain kitchens. Rental rooms shall
not be rented for less than 30 days. No more than two persons shall
occupy one rental room. Rental rooms shall be located within a dwelling
unit.
2.
Rental Permit
Prior to the renting of any room in the HC District, a rental
permit shall be obtained from the Department of Community Development.
A permit shall be issued by the Department only after the Director
of Community Development has determined that the following criteria
are satisfied:
a.
The proposed room rental meets all building and health requirements.
b.
There is sufficient parking.
c.
The proposed rental will not result in an adverse impact on the single-family
character of the neighborhood. The number of such rentals in the neighborhood
shall be a factor in determining adverse impact.
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The fee for this permit shall be determined by resolution of
the City Council. The permit shall be valid for a period of three
years, provided that the permit may be revoked if the Director of
Community Development determines that the above criteria are no longer
satisfied.
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E.
The
keeping of animals as pets (not for commercial purposes), subject
to Title 6 of the Claremont Municipal Code.
F.
The
growing of crops and fruits.
G.
Parks.
(08-05)
The uses and developments listed in Chapter 16.306 as permitted subject to issuance of a special use and development permit are allowed in the HC District if not contrary to the intent of this chapter.
(08-05)
A.
The following uses and developments are not permitted as a right; however, they may be permitted in the HC District subject to the issuance of a conditional use permit pursuant to Chapter 16.303:
The uses identified in Chapter 16.303 as permitted in the HC District or in any district subject to a conditional use permit if not contrary to the intent of this chapter.
B.
Architectural
Commission Review
The Architectural Commission shall, upon approval of a conditional
use permit by the Planning Commission, have the responsibility of
reviewing and approving any new architectural feature including, but
not limited to, site plan, elevations, building materials, colors,
textures, and landscaping, to determine if such is consistent with
the intent of this chapter.
In reviewing development and uses requiring conditional use
permits, the Architectural Commission may modify or add requirements
to the conditional use permits during the architectural review process
in order to meet the intent of this chapter.
(08-05)
The following uses have been identified as not meeting the spirit
or intent of this chapter and are, therefore, expressly prohibited:
A.
Any
nonresidential use not expressly permitted.
B.
Housing
facilities of a commercial character such as hotels, motels, motor
hotels, mobile home courts, bed and breakfast establishments, and
uses of a similar nature.
C.
Nonresidential
educational uses, private non-profit or profit institutions at collegiate
and higher level.
D.
Parking
lots.
(08-05)
The following property development standards shall apply to all land and structures in the Historical Claremont District. For exceptions to and explanatory descriptions of these standards, and for standards for accessory structures, fences, recreation courts, signs, parking, off-site improvements and dedication requirements, visual screening, solar energy systems, community art, and undergrounding utilities, see Chapters 16.130 through 16.151.
B.
Maximum
Lot Size
1.
Lots in the HC District shall not exceed 11,250 square feet excepting
two or more contiguous parcels that have been held by the same owner
and developed, and continually used from the time of their development,
as one residential property may be merged to create a single lot exceeding
11,250 square feet if one of the following requirements is met:
a.
No more than one of the affected parcels has ever been developed
with structures other than accessory structures, or a structure other
than an accessory structure, for which a permit was issued or for
which a building permit was not required at time of construction,
that is also partially sited on a contiguous parcel.
b.
No more than one parcel has legal access which is adequate for vehicular
and safety equipment access and maneuverability.
C.
E.
Maximum
Height
F.
Maximum
Lot Coverage – 35%
Calculation shall include all areas of the lot covered by any
buildings including carports, covered patios, and covered decks, and
balconies and decks more than three feet above ground. Lot coverage
shall not include uncovered outdoor recreation courts and equipment,
uncovered patios, walkways and driveways, pools, and uncovered decks
and balconies no more than three feet above grade.
G.
Maximum
Floor Area of Main Residential Building
The maximum floor area of the main residential structure shall
not exceed a maximum of 2,000 square feet plus 15 percent of the square
footage of the net lot area, or 4,688 square feet, whichever is less.
For purposes of this section, the calculation of floor area
shall include the floor areas of all floors of the main residential
structure including the area of an upper level not separated from
a lower level by a floor/ceiling assembly including the upper and
lower areas of any stairwell, floor areas of attached garages, carports,
covered patios, and any open inner courtyard/patio area that is bounded
on more than 80 percent of its perimeter by exterior walls of the
main residential structure. Floor area calculation shall not include
the floor area of detached accessory structures, except as noted below,
uncovered patios, decks or balconies, basements where the finished
floor level directly above is less than six feet above grade at any
point, or uncovered courtyard area that is not bounded on more than
80 percent of its perimeter by exterior walls of the main residential
structure.
All existing structures that exceed the above maximum and which were constructed pursuant to the ordinances and regulations in effect at the time of their construction shall be considered conforming buildings not subject to the provisions of Chapter 16.400.
H.
Maximum
Floor Area of Second Story of Main Residential Structure
The total floor area of a second story of the main residential
structure shall not exceed 40 percent of the maximum permitted floor
area of the main residential structure.
(09-11)
All new construction of buildings and structures, or exterior alterations, shall be subject to architectural review pursuant to Chapter 16.300 of this title. Architectural review may include staff, Architectural Commission or Council review.
(12-01)
