Village South Specific Plan (VSSP)

Project Update (May 2026)

CEQA Exemption Statement of Reasons and Extended Public Comment Period

The City previously provided public notice that on March 23, 2026, the applicant’s attorney served the City  with a notice pursuant to Section 65589.5.1 of the California Government Code (AB 1633) contending that their proposed 140-unit townhome project located on 7.11 acres of land located at 204 & 232 Bucknell Avenue, 191, 203, 205, 233, & 241 South Indian Hill Boulevard, and 451 West Arrow Highway (the “Village South Townhome Project”) is exempt from review under the California Environmental Quality Act (“CEQA”). The AB 1633 notice started a 60 public comment period, which is due to expire May 22, 2026. A copy of the City’s original AB 1633 Notice is available below.

On May 11, 2026, the applicant supplemented its AB 1633 Notice with a report prepared by EPD Solutions, Inc., titled “CEQA Statement of Reasons,” dated May 8, 2026 (the “EPD Report”). The EPD Report is 158 pages long and includes approximately  846 pages of appendices. It is not clear if the EPD Report is in final form. For example, the EPD Report is not signed and includes several blank pages. The applicant emailed the EPD Report and its appendices to the City as separate files (rather than one fully-assembled file) without cover pages for the appendices. On May 19, 2026, the applicant sent a courier to the City with hard copies of the EPD Report with its appendices. Because the EPD Report consists of several hundred pages of materials, the City has not had time to verify if the electronic copy the City received by email on May 11th is the same as the hard copy the City received by courier on May 19th. Even if the EPD Report is not in final form, the applicant’s submittal of the report potentially triggered deadlines under the State’s Housing Laws.

In accordance with Section 65589.5.1(a)(5)(B) of the California Government Code, the City has posted notice of the EPD Report on the City’s website. Upon request, the City will provide an electronic or hard copy of this Notice and the EPD Report to any person who has made a written request for notices pursuant to subdivision (f) of Section 21167 of the Public Resources Code. The City has also filed both of the AB 1633 Notices with the County Clerk for the County of Los Angeles.

To give members of the public a full sixty (60) days to review the EPD Report, the City has extended the deadline to submit public comments on the potential CEQA exemption to July 20, 2026. Comments can be submitted to:

Chris Veirs, City Planner

Email:cveirs@claremontca.gov

Mail: 207 Harvard Avenue, Claremont, CA 91711

Letter-to-City-re-CEQA-Exemption-and-EPD-Supplement19448033.1.pdf(PDF, 143KB)

Village-South-CEQA-Exemption-Statement-of-Reasons-5-2026.pdf(PDF, 198MB)

AB 1633 Notice Letter 3-26-26(PDF, 21MB)

Village-South-Proposed-Townhome-Plans-4-26.pdf(

VSSP Background Information & Review Process

Project Notices/Documents

• Completed Village South Specific Plan - July 2021(PDF, 29MB)
• Village South Specific Plan Staff Report - July 13, 2021(PDF, 5MB)
• Letter to Courier Editor - City Response to VSSP Parking Reductions(PDF, 68KB)

Final EIR - May 2021

• VSSP_Final_EIR_05-07-2021(PDF, 2MB)
• VSSP Final EIR Appendix A Comment Letters(PDF, 6MB)
• VSSP Final EIR Appendix B Revised Output(PDF, 4MB)

Project Overview

Project Location: The Claremont Village South Specific Plan (VSSP) addresses approximately 24 gross acres in central Claremont (Plan Area). The Plan Area is located immediately south of Claremont Village, and includes the block bounded by Indian Hill Blvd, Arrow Highway, Bucknell Ave, and Santa Fe St, as well as the parcels immediately fronting the east side of Indian Hill Blvd between Arrow Highway and Santa Fe St, excluding the Claremont Villas Senior Apartments Parcel. Additionally, the Plan area includes the public rights of way of Indian Hill Blvd, Arrow Highway, Bucknell Ave, Santa Fe St, and Green Street adjacent to parcels included within the Plan Area, collectively accounting for approximately 6 of the 24 acres of Plan Area.

Project Description: The VSSP provides a vision, policies, standards, guidelines, and an implementation plan for public and private improvements for transit-oriented, mixed-use development within the Plan Area. Future development within the VSSP is envisioned as an expansion of Claremont Village, based on the Plan Area's adjacency to the Claremont Village, the existing Claremont Metrolink Passenger Rail station, and the planned LA Metro Gold Line station. Proposed land uses include ground floor retail and related commercial uses in key locations of the plan area, general office uses, a range of housing types, and a shared parking system that includes two or more new parking structures. The Specific Plan enables replacement of the existing development on site (with the exception of the buildings deemed to be significant historic resources) with a mix of retail, office, residential uses in buildings similar to those found in the Village Expansion Area and with streets and open spaces similar to those found in both the historic Village and Village Expansion Areas.

Past Project Notices

City Council Notice of Continued Public Hearing - July 13, 2021

At its regular meeting held on June 22, 2021, the City of Claremont City Council, after taking public testimony moved to reopen the public hearing and continue agenda item 18 - adoption of the Village South Specific Plan (specific plan 15, file #17-sp01), associated code amendment and zone change (file #21-ca01), general plan amendment (file #21-gpa02), and certification of the environmental impact report (state clearinghouse no. 2019080072) for a specific plan to facilitate mixed-use transit-oriented development in the specific plan area located immediately south of the village expansion area. Applicant – city of Claremont, to the date certain of its next regular meeting to be held on July 13, 2021, beginning at 6:30 p.m., utilizing Zoom Video Communications. The City Council directed this item be remanded to the Planning Commission to consider revised discretionary parking reductions and make a recommendation to the City Council for its consideration at the July 13, 2021 meeting.

• Notice of Continuance of Public Hearing - VSSP(PDF, 112KB)

City Council Review - Village South Specific Plan, Associated General Plan & Zoning Amendments, and Environmental Impact Report - June 22, 2021 at 6:30 p.m.

The City Council reviewed the Village South Specific Plan (VSSP). If approved, the VSSP will provide new zoning, development standards, and design guidelines for a 24-acre area located just south of the Claremont Village. The City Council will also review the related Environmental Impact Report (EIR) for the VSSP, which analyzes the potential impacts that could result from new development that could be facilitated by the plan. Finally, the City Council will consider amendments to the City's General Plan and Zoning Code to reflect the adoption of the VSSP. The City Council is the final decision-making body on the VSSP, amendments to the General Plan and Zoning Code, and EIR. The meeting took place via Zoom on Tuesday, June 22, 2021 at 6:30 p.m. This item was continued to the July 13, 2021 City Council meeting.

• Notice of City Council Review of VSSP(PDF, 143KB)

Planning Commission Review of Village South Specific Plan & EIR - May 18, 2021 at 7PM

• 5-18-21 PC Agenda Packet(PDF, 34MB)

The Planning Commission reviewed the Village South Specific Plan (VSSP). If approved, the VSSP will provide new zoning, development standards, and design guidelines for a 24-acre area located just south of the Claremont Village. The Planning Commission also reviewed the related Environmental Impact Report (EIR) for the VSSP, which analyzes the potential impacts that could result from new development that could be facilitated by the plan. This meeting is the third of at least four public meetings regarding the VSSP and EIR. At least one additional meeting will be held before the City Council, who serve as the final decision-making body on both the VSSP and EIR.

Notice of Preparation of an Environmental Impact Report - Claremont Village South Specific Plan

This is the formal start of the EIR process and includes notice of the time period for providing initial comments regarding information that should be considered by the City's environmental consultant as they review the potential impacts of the project or project alternatives. The primary purpose of the NOP is to solicit comments by the end of the initial comment period (September 3, 2019). The City's Environmental Consultant held an informational meeting to provide information regarding VSSP and EIR process and to receive comments regarding the scope and content of the environmental analysis. The public meeting was held on Monday, July 29, 2019.

• EIR Scoping Meeting Presentation(PDF, 4MB)
• Notice of Preparation of an Environmental Impact Report - Claremont Village South Specific Plan(PDF, 268KB)
• Watch the Scoping Meeting

April 29, 2019 Neighborhood Meeting

City staff and the consultant provided a progress update, summarized the draft specific plan, and outlined the City's review process at neighborhood meeting held on Monday, April 29, 2019.

• View 2019 Neighborhood Meeting Presentation(PDF, 7MB)
• Notice of 2019 Neighborhood Meeting(PDF, 333KB)

City Approves Guiding Principles for Village South Specific Plan

The City is moving forward on the Village South Specific Plan, a community vision for the area south of the railroad tracks along Indian Hill Boulevard. After a series of public input meetings, City staff and Sargent Town Planning drafted a set of Goals and Principles and presented them to City commissions and the City Council. On June 12, 2018, the City Council approved the Goals and Guiding Principles that will be used to prepare the draft Village South Specific Plan. Seven goals were approved that articulate the community's vision for the area including the shape of the development, mix of housing and retail, diversity of housing, size and massing of the buildings, pedestrian and bike mobility through the area, and continuity of the Village character.

• VSSP Goals and Principles(PDF, 238KB)

The Council also approved ten Guiding Principles to further assist in developing the plan:

1. Vital mix of uses
2. Complete streets
3. Human scale urban design
4. Walkable block structure
5. Village scale architecture
6. Pedestrian-oriented building frontages
7. Strong local landscape
8. Shared parking
9. Sustainable design
10. Community health

Using the Goals and Principles, Sargent Town Planning is drafting the Specific Plan and will conduct environmental review of the proposed plan this fall. This process is anticipated to take several months.

July 15, 2017 Public Workshop

On Saturday, July 15, 2017, the City held its first public workshop to solicit public input on the Village South Specific Plan. The event was attended by over 50 citizens and produced many thoughtful comments regarding the project. The program began with an introduction by City staff and the lead consultant on the project, David Sargent of Sargent Town Planners. It included background on the project, early observations about the project area, and some potential planning and urban design options. Attendees were then divided into small working groups to develop and prioritize their ideas for the project with results then shared with the entire group. These suggestions will be summarized at future meetings regarding the project. Presentation slides from the workshop are attached below.

• Claremont VSSP Discovery Workshop Presentation_Final(PDF, 14MB)