La Puerta Development

Developer: Trumark Homes

Property Owner: Claremont Unified School District

Project Location: Forbes Avenue, on the site of the former La Puerta Middle School

City Council Approves La Puerta School Site Specific Plan 

On Tuesday, November 12, the City Council unanimously approved the La Puerta School Site Specific Plan (#24-SP01), Tentative Tract Map No. 83121 (#20-TTM01), Certified the Project EIR (SCH #2022020137), and Approved Payment of Discretionary Fee In-Lieu of Providing On-Site Inclusionary Housing Units for the Development of 55 Single-Family Detached Homes on a 9.58 Acre Site at 2475 Forbes Avenue (APN: 8670-003-900)

Applicant – Trumark Homes

Specifically, the City Council voted to:
A. Direct staff to include a statement in the Covenants, Conditions, and Restrictions (CC&Rs) that short term rentals are prohibited.
B. Direct staff to delete Planning/Building Division Condition C14 from the proposed resolution regarding public access and use of the pocket park; and
C. Adopt an amended resolution approving the La Puerta School Site Specific Plan (File #24-SP01), Tentative Tract Map (No. 83121), adoption of the mitigation monitoring and reporting plan and findings of fact and certifying the Environmental Impact Report (SCH #2022020137) and approving a request to pay a discretionary fee in-lieu of providing the required number of inclusionary units within the project.

La Puerta School Site Specific Plan - FINAL EIR

La Puerta School Site Specific Plan Final Environmental Impact Report(PDF, 19MB)

La Puerta School Site Specific Plan EIR - Mitigation Monitoring and Reporting Program(PDF, 634KB)

Draft EIR

Documents from October 1, 2024 Planning Commission Meeting

Trumark Announces Return to the 56-Unit Plan

On August 12, 2024, the City of Claremont was informed by Trumark Homes of its intent to pursue its original 56-unit residential housing project.

For over two years, the City worked with Trumark Homes to revise a plan for a 56-unit townhome development on the site of the former La Puerta Intermediate School. The Claremont Unified School District owns the property. The School District designated the site as surplus property and put it up for sale in 2013. The Claremont Unified School District entered into an escrow agreement with Trumark Homes for the property in 2020.

Trumark Homes announced in April of 2024 that it was moving forward with a 91-unit residential project with 20% affordable units using the State's "Builder's Remedy" law. Builder's Remedy projects are subject to less restrictive zoning requirements and generally must be approved under a streamlined approval process with fewer public hearings. With the latest announcement, City staff will shift their focus back to moving the 56-unit project through the Commission and City Council review process.

"I'm encouraged that Trumark Homes is revisiting its original proposal," said Councilmember Ed Reece. "This ensures the community has a strong voice in shaping this project. Claremont is known for its commitment to inclusive decision-making, and this project is no exception."

The Architectural Commission reviewed the preliminary design of the 56-unit project on February 28, 2024. The draft Environmental Impact Report (EIR) for the 56-unit project was circulated to the public in July 2023. The 45-day public comment period on the DEIR ended in September of 2023. The Final EIR will be considered for certification by the Planning Commission and City Council in the upcoming public hearings. The City Council will consider the Planning Commission's recommendation and make the final decision on whether to approve the 56-unit project.

Background Information

Trumark Homes Announces Pursuit of Builder's Remedy Plan (April 7, 2024)

Picture - Builder's Remedy Plan with 91 units (35 affordable units)

FAQ - Trumark's "Builder's Remedy" Plan (April 2024)

What steps can be taken in order to prevent 91 units from being developed?

Under Government Code section 65589.5(d), to deny this Builder's Remedy project (or "or condition approval in a manner that renders the housing development project infeasible for development for the use of very low, low-, or moderate-income households") the City must make one or more findings of an unmitigable "specific, adverse impact." Specifically, the City would need to find based upon a preponderance of the evidence in the record that this project "would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- and moderate-income households." (Gov. Code § 65589.5(d)(2).)

State law defines "specific, adverse impact" to mean "a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete." (Gov. Code § 65589.5(d)(2).) If the California Department of Housing and Community Development ("HCD") has not certified a city's revised housing element as substantially compliant with State law, then a project's inconsistency with the city's zoning ordinance or general plan land use designation is not a "specific, adverse impact." (Gov. Code § 65589.5(d)(2)(A), (5).)

Government Code section 65589.5(d) provides other bases to deny a housing development project, but they are not applicable here:

  • The City has a revised housing element that is substantially compliant with State law, and the City has met or exceeded its share of the regional housing need for the income category proposed by the housing development project for the planning period. (Gov. Code § 65589.5(d)(1).)
  • Denial of the project or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low-income households. (Gov. Code § 65589.5(d)(3).)
  • The project is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agricultural or resource preservation purposes, or which does not have adequate water or wastewater facilities to serve the project. (Gov. Code § 65589.5(d)(4).)

Why was the City's 6th Cycle Housing Element Update not completed by the State's deadline?

The State's 6th Cycle Housing Element Update process differed from previous review cycles, in that, in the 6th Cycle, all California cities (539) were on the same schedule for adoption. HCD's review of the City's draft Housing Element Update took much longer, and HCD's comments on the City's draft Housing Element Update were inconsistent with previous cycles and even neighboring cities. The City received extensive corrections on each draft it submitted to HCD. After each review, the City's consultant needed to make numerous labor-intensive revisions requiring months to complete then release to the public for the state-mandates public review period. This was a common challenge among California cities in this cycle. To date 40% of California cities still do not have a certified 6th Cycle Housing Element. The City Council approved its Housing Element Update in July of 2023. HCD has not yet certified the City's adopted Housing Element Update as "substantially compliant" with State law.

Is the La Puerta Development in the Housing Element?

The City's Housing Element Update has always contemplated housing on the La Puerta site. In the initial drafts of the Housing Element Update, La Puerta was identified as a pipeline project instead of an opportunity site. As the process continued, the La Puerta site was moved to the Housing Element Update's opportunity site map due to uncertainty about the size and nature of Trumark's plans for the site (i.e., whether they were pursuing their 56-unit plan or their Builder's Remedy application).

Under the builder's remedy, are the affordable units required to be comparable in size and quality to the non-affordable units?

Under Builder's Remedy, affordable units must be comparable in size and quality to the market rate units.

How is it that Trumark's design for 56 homes has one exit/entrance and the design for 91 homes has the same single entrance/exit?

The ultimate decision on ingress/egress lies with the fire department and must comply with their standards. During a preliminary review when he 56 unit plan was proposed, LACFD did not raise concerns with the one exit/entrance.

How can the city address traffic impacts to the neighborhood from the development?

As part of the process, City staff can ask for mitigation measures from Trumark to offset impacts from increased traffic related to the development. Traffic is not a condition of approval in the CEQA review.

Is the La Puerta Sports Park parcel part of the sale agreement between Trumark and CUSD? When is the escrow agreement complete?

No, the Sports Park is not part of the Purchase and Sale Agreement (PSA) between CUSD and Trumark. The property for sale is the 9.77 acres on the east side.("The Land" Recital A of the Purchase and Sale Agreement). Trumark is selling the "Property" = the Land and all improvements, easements, licenses, interests, etc. (See Recital B; see also Section 4.1.4 [the "Property" is ~9.77 acres]) . (See Section 1.1) In the PSA, the entire lot with both the park and vacant school site is referred to as "Original Parcel" = ~18.7 acres / APN 8670-0003-900 (See Section 4.1.4) The La Puerta Park site is referred to as "Remainder Parcel" = ~8.93 acres (See Section 4.1.4). Below are images from the PSA referring to the parcel for sale.

La Puerta Sports Park Lease

On February 1, 1979, the Claremont Unified School District (CUSD) and the City of Claremont entered into a 99-year land lease for the La Puerta Sports Park. Specifically, CUSD and the City entered an Agreement for Use of Certain Portions of the La Puerta School Site, pursuant to which CUSD agreed to permit the City to develop, landscape, and utilize the real property located on the former La Puerta School Site property that is now the La Puerta Sports Park. The land lease will expire on January 31, 2078. The land lease was not previously recorded with the Los Angeles County Registrar-Recorded/County Clerk (LARRCC).

At the City's request, on December 15, 2022, the Claremont Board of Education approved a Memorandum of Agreement (MOA) with the City that will be recorded with the LARRCC against the title to the La Puerta Sports Park property to provide notice of the existence of the 99-year land lease. On January 10, 2023, the City Council approved the same MOA. The purpose of the MOA is to provide constructive notice that the property is subject to a long-term use agreement. The terms of the 99-year lease between the City and CUSD have not been changed.

Past Meetings/Notices

Notice of City Council Review - Proposed 55-Lot Subdivision at the La Puerta School Site - November 12 @ 6:30 pm

The City Council held Public Hearing to consider Trumark Home’s proposed La Puerta School Site Specific Plan (“Specific Plan”) (File #24-SP01). The proposed Specific Plan covers an approximately 9.58-acre site located at 2475 Forbes Avenue, Claremont, CA 91711 (APN: 8670-003-900). The site does not include any part of the La Puerta Sports Park.

The Specific Plan would allow a residential subdivision consisting of fifty-five single-family detached homes and associated access, circulation, infrastructure, and hardscape/landscape improvements. Each of the fifty-five homes would be two stories (maximum thirty-five feet in height) and include a two-car garage, driveway, and private yard, and would be built at a density of approximately six dwelling units per acre. Six homes would include integral attached accessory dwelling units (ADU). The fifty-five residential lots would range in size from 4,260 square feet to 8,457 square feet (5,445 square feet average) and the homes range in size from 2,500 square feet to 3,300 square feet (approximately 3,000 square feet average). The discretionary approvals to be considered by the City Council are: (a) La Puerta School Site Specific Plan (#SP-2401); (b) Tentative Tract Map No. 83121 (#20-TTM01); (c) Certification of an Environmental Impact Report (SCH #2022020137); and (d) granting of a request to pay a discretionary fee in-lieu of reserving fifteen percent of the homes for sale to income qualifying families.

The City Council conducted this public hearing on Tuesday, November 12, 2024, at 6:30 PM in the City Council Chamber, located at 225 West Second Street.

Notice-La-Puerta-November-12.pdf(PDF, 382KB)

Planning Commission Review - La Puerta Specific Plan - October 1, 2024 @ 7pm

The Planning Commission considered Trumark Home’s proposed La Puerta Specific Plan (“Specific Plan”) (File #24-SP01). The proposed Specific Plan concerns an approximately 9.58-acre site located at 2475 Forbes Avenue, Claremont, CA 91711 (APN: 8670-003-900). The site does not include any part of the La Puerta Sports Park. The Specific Plan would allow a residential subdivision consisting of fifty-six single-family detached homes and associated access, circulation, infrastructure, and hardscape/landscape improvements. The fifty-six homes would be two stories (maximum thirty-five feet in height) and include a two-car garage, driveway, and private yard, and would be built at a density of approximately six dwelling units per acre. Six homes would include integral attached accessory dwelling units (ADU). The fifty-six residential lots would range in size from 4,260 square feet to 8,457 square feet (5,445 square feet average). The required discretionary actions and approvals are: (a) La Puerta School Site Specific Plan (#SP-2401); and (b) Tentative Tract Map No. 83121.

The Planning Commission conducted a public hearing to consider the Specific Plan (#24-SP01) and Tentative Tract Map No. 83121 (#20-TTM01) on Tuesday, October 1, 2024, at 7:00 PM in the City Council Chambers, located at 225 West Second Street. A

Planning Commission Review - La Puerta Specific Plan Notice(PDF, 150KB)

 

Architectural Commission Preliminary Review of the La Puerta School Site Specific Plan - February 28, 2024

The Architectural Commission discussed proposed development standards and design guidelines for a proposed residential development on the former La Puerta School site on Forbes Avenue, south of the Thompson Creek Trail. The applicant, Trumark Homes, is requesting City approval of a Specific Plan (#24-SP01) to amend the Claremont General Plan land use designation and zoning for the site Plan to allow the development of approximately 56 single-family homes and six Accessory Dwelling Units on a 9.67-acre site. The site is adjacent to, but does not include any portion of the existing La Puerta Sports Park. The Architectural Commission is being asked to provide advisory comments regarding the conceptual site plan, draft development standards, and design guidelines contained in the draft Specific Plan.

La Puerta/Trumark Homes Draft Environmental Impact Report (DEIR)

The City released the La Puerta/Trumark Homes Draft EIR (DEIR) for a 45-day public comment period. This DEIR studies a specific plan proposed by Trumark Homes that includes 56 detached single-family homes, on a vacant 9.58-acre site adjacent to the La Puerta Sports Park. This DEIR does not include environmental studies on the 87-unit Builders Remedy project also submitted by Trumark Homes nor does it include a project-level environmental study of the 137-unit project described in the recently adopted Housing Element Update.

The proposed project includes the adoption of a General Plan amendment and zone change and approval of a specific plan. Specifically, the Claremont General Plan land use map would be amended to change the land use designation from Public to Residential 6 (residential with a maximum density of 6 units per acre), and the City's zoning map would be amended to change the land use designation from Public to Specific Plan. The Specific Plan would permit the development of residential uses consistent with the proposed General Plan designation and includes implementation procedures/mechanisms and development and design standards (e.g., building height and setback, density, lot size, design requirements) under which development of the Project Area would be implemented.

Subsequent approvals required to implement the project applicant's intention to develop the Project Area with residential homes include a tentative subdivision map, design review of the proposed homes, and compliance with the City's Inclusionary Housing requirements.  

Trumark Homes Submits SB 330 "Builder's Remedy" Development Application

Note: The City Council adopted the 6th Cycle Housing Element Update of July 11, 2023. Because Trumark's Builders Remedy Application was received before the Housing Element Update was adopted, Trumark's application is vested and Trumark has the right to proceed.

On April 11, 2023, Trumark Homes submitted a Preliminary Housing Application (SB 330) for an 87-unit housing development project at the former site of La Puerta Middle School. The project plan contains 72 market-rate units and 15 low-income units.

Trumark submitted this application under a State Housing Law process commonly referred to as the "Builder's Remedy" that requires a streamlined review of housing development projects that will provide a certain percentage of affordable units (Cal. Gov. Code § 65589.5(d)). The "Builder's Remedy" is only available in jurisdictions that do not have an adopted housing element update that substantially complies with the State's Housing Element law. Like over a hundred other municipalities in California, the City of Claremont is still in the process of completing its sixth-cycle housing element update.

Trumark's "Builder's Remedy" proposal would include 20% low-income units. The City is currently reviewing Trumark's preliminary application to assess whether it consists of all of the information required by State Law (Cal. Gov. Code § 65941.1(a)). Trumark has not withdrawn its prior application and has indicated that it "would much prefer to build the 56-unit compromise plan proposed in 2021."

Past Project Information
Trumark Homes submitted an initial project application in 2020. The City is obligated to review all project applications and most projects are taken through a public review process unless exempted by the State. After a series of neighborhood meetings and a preliminary review by the Planning Commission, Trumark submitted a revised project proposal in September 2021. A scoping meeting was held in February 2022 for the Environmental Impact Report Initial Study. The developer's initial proposed project would require a zone change, tract map, design review, and environmental review. No decisions have been made by any City Commission or City Council on this project proposal.

Developer Updates Project Proposal, Removes Parks

Trumark Homes submitted a project update for the La Puerta Housing Project in September of 2021. The updated project proposal reduces the number of housing units to 56, increased lot size by 15%, and removes the improvements to La Puerta Park and Cahuilla Park. Staff received the updated proposal on September 20, 2021.

Issue Old Plans Revised Plan (September 2021)
Sports Parks Plans included improvements to La Puerta Sports Park and Cahuilla Park. Plan proposed to use a portion of La Puerta Sports Park for the housing project. Proposal would require amending park lease with City and CUSD. New plan eliminates the proposed park plans - the community will be contained entirely on the former school site.
Homes 65 single family detached homes that matched local density. Reduced homes by about 15%; plan now includes 56 single-family detached homes (still at the same density zone as the local neighborhood).
Lot Sizes 4,799 average lot size. Increased average lot sizes by 15% with lots up to 8,500 sf.
Forbes Ave. 12 lots along Forbes with 4,400 sf average. Reduced unit count and increased lot size averages by 20%.

Past Meeting Notices

Project History

The City has received an application for residential housing development from Trumark Homes for the 9.7 acre site that was previously La Puerta Intermediate School. The school closed in 1979 and the property was utilized intermittently for adult classes until the Claremont Unified School District put the property up for sale in 2013.

In June 2019, the Claremont Board of Education unanimously approved entering into an agreement with Trumark Homes to purchase the property for $13,058,000. Trumark submitted an initial application to the City for review. City staff reviewed the initial application and submitted comments on aspects of the project. Trumark Homes held a community meeting on Thursday, August 6, 2020 to present its project to the neighborhood. Trumark initially proposed 65 detached homes with nine affordable Accessory Dwelling Units (ADU). The initial proposal also included a portion of the park land that is leased to the City by CUSD.

On March 4, 2021, Trumark Homes submitted a second submittal to the City. The City held a preliminary review meeting with the Planning Commission on April 6 and 20, 2021. Based on the community feedback received at the Planning Commission preliminary review meeting, Trumark Homes revised the project proposal to reduce the number of homes, increase the lot size, and removed the two acres of the park from the project.

The City has hired a consultant to conduct an Environmental Impact Report for the project proposal. The public comment period for the Draft Environmental Impact Report took place on February 2022 and a public scoping meeting took place on February 16, 2022.

The proposed project would require an environmental review, a zone change, an architectural review, tract map and site plan. Public meetings will be held to review the specific plan, environmental impact of the project, zoning, and architecture and tract map. The City will notice these meetings to the community and surrounding neighbors.

Project Documents

Revised Submittal March 2021

Tentative City Review Schedule(PDF, 124KB)

Frequently Asked Questions

Who owns the La Puerta Sports Park land and the proposed project site?

The Claremont Unified School District (CUSD) owns the approximately10 acre project site. The project site was once the site of La Puerta Middle School, but is now surplus property owned by CUSD.

The City has a 99-year land lease with CUSD for La Puerta Sports Park (west of the proposed housing site) which expires in 2078.

Is the City or School District developing the proposed housing site?

The project is being proposed by a private developer, Trumark Homes. Trumark Homes has entered into a two year escrow agreement with the School District to purchase a portion of the site.

Is the City involved in the sale of the project site?

No—the City of Claremont is not involved in the sale of the property, which is owned by the Claremont Unified School District. The decision whether to sell the property, and the price at which it should be sold, rests entirely with the School District.

Does the Applicant propose to rezone the Sports Park for residential uses?

No—the applicant's proposed changes to the Claremont General Plan and zoning affect only the approximately 10-acre site on which housing is proposed. The park site would retain it existing Public land use designation and zoning.

Isn't the School District Property One Parcel?

Yes—the property owned by the School District that includes La Puerta Sports Park and the proposed housing project (the former school site) is currently one parcel. The applicant proposes to purchase only the eastern half of the parcel; the remaining land would remain in School District ownership (and under lease to the City). The proposed General Plan and zoning changes would affect only the land the applicant proposes to purchase.

Can the City Change the General Plan designation and Zoning for land that has been in public use for decades?

Yes—state law provides for cities and counties to amend their General Plans and zoning from time to time. The City Council will consider all of the information provided to them—including testimony from residents and other interested persons—before making a decision to approve or deny the applicant's project. The change in General Plan and zoning requested by the applicant could be approved, even though homeowners in the area may have assumed the site would remain in public use in perpetuity.

Has the City approved the proposed housing project submitted by Trumark?

The City has not approved the project. City staff received an initial application from Trumark homes in summer 2020. On September 1, 2020, Staff submitted a comment letter to Trumark providing feedback on proposal.

On March 4, 2021, Trumark submitted a revised project application to the City.

Following the preliminary review, an Environmental Impact Report will be developed based on the input from a public scoping meeting which will be held in mid-spring 2021. The project proposal and Draft Environmental Impact Report will be reviewed by City Committees and Commissions before public hearings are held by the Planning Commission, Architectural Commission, and finally the City Council. The City Council will make the final decision to approve or deny the project specific plan, requested zone change and general plan amendment, and certify the EIR.

Has the City Council agreed to break the lease on La Puerta Sports Park to allow the developer to use a portion of the park for housing?

No decision has been made to change the 99-year lease between the City and CUSD. To change the lease, both parties would need to agree to the lease amendment. The City Council would discuss any decision to change the lease in a public forum.

Project Fact Sheet (2020)

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