Master Plan
2012
For
CLAREMONT CAMPUS
Prepared: November 21, 2012
Approved :
Nov. 21, 2012
Claremont Graduate University-Claremont Campus Master Plan 2012
I
Table of Contents
Executive Summary
1)
2)
3)
4)
5)
6)
Introduction
Purpose & Goals
Existing Conditions
Future Needs
Development Capacity
Campus Master Plan Elements
Page (s)
1
1
2
2
3
3
Campus Master Plan
Chapter 1 - History & Culture
Chapter 2 - Master Plan Goals
A) CGU Vision
B) Planning Process
C) Goals
Chapter 3 - Existing Campus Conditions
A)
B)
C)
D)
E)
F)
G)
H)
I)
Campus Character
Campus Land Holdings & Boundaries
Land Use
Campus Perimeter - Edges & Gateways
Open Space & Landscape
Pedestrian Circulation
Vehicular Circulation
Parking
Zoning Factors
Chapter 4 - Future Campus Requirements
A) Student Enrollment & Faculty-Staff Projections
B) Development Capacity
C) Parking Capacity
D) Campus Infrastructure Projections
Chapter 5 - Master Plan Description
A)
B)
C)
D)
Overall Campus Design
Interface with Surrounding Community
Building Pattern, Massing & Physical Characteristics
Conceptual Design Guidelines
1. Setbacks
2. Building Height
3. Building Materials
4. Building Design and Sustainability Commitment
E) Temporary Facilities
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22
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29
32
34
34
35
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37
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39
42
42
44
I
Page
F) Building Relocation
G) Open Space & Pedestrian Circulation
1. Open Space
2. Landscape
3. Courtyards
4. Pedestrian Circulation
5. Mid-Block Pedestrian Crossings
6. Site Lighting
7. Site Signage & Furnishings
H) Traffic Circulation & Parking
1. Vehicle Circulation
2. Private Streets/Alleys
3. Campus Parking Layout
4. Bicycle Circulation / Connections
5. Public Transportation
I) Master Plan Description
1. Campus Master Plan Elements
Chapter 6 - Administrative Procedures
44
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List of Diagrams
Aerial Photograph
Illustrative Master Plan
D-1
Existing Campus Diagram
D-2
Existing Land Holdings & Boundaries Diagram
D-3
Existing Use Diagram
D-4
Existing Building Names & Addresses Diagram
D-5
Existing Campus Edges & Gateways Diagram
D-6
Existing Open Space & Landscape Diagram
D-7
Existing Pedestrian Circulation Diagram
D-8
Existing Vehicular Access Circulation Diagram
D-9
Existing Parking Capacity Matrix
D-10 Existing Park Capacity Map
D-11 Development Capacity Diagram
D-12 Parking Capacity Compliance Diagram
D-13 Building Pattern & Use Diagram
D-14 Building Height & Setback Diagram
D-15 Site-Section Diagrams
D-16 Parking Deck Setback Diagram
D-17 Open Space Diagram
D-18 Pedestrian Circulation Diagram
D-19 Campus Vehicular Access Diagram
D-20 Street Designations Diagram
D-21 Illustrative Master Plan Diagram
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7
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30
31
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49
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II
Appendices
Appendices may be added following initial review of this Master Plan by the City of Claremont
and as a part of the final approved document. Appendices may include:
Environmental documents
Campus Tree Survey
Nov. 21, 2012
Claremont Graduate University-Claremont Campus Master Plan 2012
III
Acknowledgements
The Claremont Graduate University (CGU) Campus Master Plan 2012 represents the dedicated
efforts of numerous individuals and associated organizations and groups over the span of several years. These individuals and groups actively participated in meetings, forums, gatherings,
and presentations that resulted in having “conversations that matter” to create a vision for the future development of CGU. These efforts were essential in compiling the data contained in this
Master Plan to outline the future facilities and growth and that will allow CGU to remain a premier
institution delivering graduate education degree programs.
Special recognition and thanks are extended to the members of the CGU Campus Physical Planning Committee (CPPC) whose members are representatives of the Board of Trustees, Executive Cabinet, academic deans, students, faculty, and staff. This committee’s tireless efforts to
collect and synthesize the information to more clearly define our functional facility requirements
are greatly appreciated. This plan especially benefitted from the extensive information provided
by the CGU academic deans who articulated their facility needs to accommodate planned academic program and enrollment growth for CGU.
We would also like to thank the following for participating and providing thoughtful feedback
throughout the process:
CGU Board of Trustees
CGU Executive Cabinet
CGU Faculty Executive Committee
CGU Students, Faculty, and Staff
Claremont University Consortium
BOT, Facilities and Infrastructure Committee
CGU Academic Deans
CGU Graduate Student Council
City of Claremont
The Claremont Colleges
The following professional consultants and organizations which have been instrumental in data
collection, analysis, research, and presentations of the vision for CGU are also recognized for
their contributions to this Master Plan.
HMC Architects
Robert Sabbatini, AICP FASLA
MGT of America
Linscott Law & Greenspan
Davis Langdon
Finally, we acknowledge the professional institutional planning approach of Brian R. Bloom Architect. Their guidance in identifying effective ways to transform the vision and information that
was essential for meeting functional facility requirements that support the academic mission of
the University was extremely helpful. This team exhibited great skill in combining the requirements into an integrated plan for CGU, which shows defined projects and allows for an incremental approach to execute a complete plan These individual projects provide the basis for establishing a capital fundraising plan to achieve the implementation of the plan.
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Claremont Graduate University-Claremont Campus Master Plan 2012
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Executive Summary
ES-1 Introduction
The Claremont Graduate University (CGU) 2012 Master Plan for the Claremont Graduate
University-Claremont Campus (CGU-CC) was developed with the participation of CGU Board of
Trustees, administration, faculty, students and staff. The Master Plan proposes a method of
maintaining and enhancing the overall qualities of the CGU-CC campus while simultaneously
addressing CGU’s desires to enhance the physical campus and position CGU to be highly
competitive among institutions offering similar academic programs.
ES-2 Purpose & Goals
The purpose of this Master Plan is to develop the campus to reflect the strategic vision and
educational program of CGU during the 20 year life of the Master Plan for the CGU-CC.
The master planning process took place during a 24 month period. The process began with
academic planning that engaged the CGU administration, faculty, staff, and students. Work
sessions solicited campus community input and discussion, focusing on the goals, student
enrollment projections, space needs, development of alternative concepts and preparation of a
master plan document.
Goals
a. To effectively use existing and future campus facilities to meet the current and future
needs of the students and faculty.
b. To enhance the relationship between the CGU-CC campus, the neighboring Claremont
Colleges, and the larger Claremont community.
c. To provide a creative approach for upgrading or replacing existing facilities to improve
campus functionality while creating a positive interface with adjacent residential
neighborhood and college campuses.
d. To create a framework for the placement and form of future facilities.
e. To re-organize vehicle and bicycle circulation, and parking, to support a pedestrianoriented campus that emphasizes open space and collegial interaction.
f. To develop a cohesive development pattern with an efficient use of land.
g. To embrace and practice sustainability in the renovation, construction, management, and
maintenance of the campus.
h. To improve the general safety and circulation within and about the campus by providing
well-defined vehicle access to parking and safe pedestrian and bicycle circulation.
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ES-3 Existing Conditions
The character of the CGU-CC campus is shaped by the long-narrow configuration of the current
land holdings and the mix of academic and residential-scale buildings interspersed across the
campus. The campus boundaries are not currently well-defined. The campus edges vary from
block to block with the use of various landscape/hardscape themes. Pedestrian circulation
primarily uses city sidewalks for access from parking lots and street parking to the academic
buildings. Current campus vehicular traffic patterns take advantage of the local residential
streets for access, circulation and street parking. Street parking is not controlled and campus
related parking tends to encroach into the surrounding neighborhood streets at peak use times,
such as the late afternoon and early evening hours.
ES-4 Future Needs
Student, Faculty and Staff Population Projections (20 years)
A key factor in projecting space needs is student enrollment. The university plans to increase the
number of masters-level students while holding the number of Ph.D. students constant or
possibly making small reductions in some areas.
Population projections of the various degree candidates directly affect the amount and type of
facilities needed to support education, research and administration.
The following information applies to the Claremont Graduate University-Claremont Campus
(CGU-CC) only.
Student population currently equals 1,420
Projected Student population equals 1,800 (which is a total increase of 380 students
representing a 26.8% growth).
Faculty & Staff population currently equals 334
Projected Faculty & Staff population equals 420 (which is a total increase of 86 faculty/staff
representing a 25.7% growth).
Space Needs Projections
Current building area equals 227,786 assignable square feet (ASF) and 335,870 gross square
feet (GSF).
Based upon campus growth required to satisfy current and future programmatic needs and future
population growth, the proposed building area will increase approximately 200,000 ASF to
427,786 ASF which will require up to 626,933 GSF excluding square footage required for parking
decks and subterranean parking structures.
Parking Capacity
The current parking capacity at the campus and adjacent streets equals 747 parking spaces.
Based upon current City standards the required parking capacity should equal 898 parking
spaces; consequently, an additional 151 parking spaces will need to be constructed to bring the
CGU-CC campus into compliance with current City standards. Planned future growth will require
a minimum of 212 additional parking spaces to be added to the campus, bringing the total
parking spaces to at least 1,110 spaces.
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ES-5 Development Capacity
Floor Area Ratio
The maximum allowable development capacity for the campus may be calculated using the Floor
Area Ratio (FAR) as defined by the City’s zoning code. Under the City’s zoning code, the total
building area is not permitted to exceed the land area of the total campus. The campus is
1,395,239 square feet in area. The campus includes all areas within the boundaries depicted in
Diagram D-2, Existing Land Holdings. Based on FAR requirements this number also represents
the maximum allowable building area that can be constructed on the current campus.
Total constructed building area for the existing campus equals 335,870 GSF. The Master Plan
would include 626,933 GSF, which results in a .45:1 FAR. Consequently, the Master Plan
results in a build out that is less than half of what is allowed by City code.
Maximum Lot Coverage
Another constraint that affects development capacity is determined by the Maximum Lot
Coverage, as defined by City code. Lot Coverage is defined as the total of the areas of the
footprints of buildings, surface parking areas, and driveways. Per the City’s zoning code the
Maximum Lot Coverage cannot exceed 60% of the total campus land.
Because the total campus land area equals 1,395,239 SF, the Maximum Lot Coverage equals
837,143 SF. The proposed Lot Coverage for this Master Plan is 476,760 SF, which represents
34% of the total campus land.
ES-6 Campus Master Plan Elements
This Master Plan will include the following elements:
The following elements are not presented in sequential order or phasing. Sequencing of the
elements of the Master plan will be based on requirements of this Master Plan, operational
needs of the University, and financial constraints and opportunities.
1. Relocate existing program building at 135 Twelfth Street, and remove/relocate other
program buildings north of Twelfth Street as required to make way for new parking lot and
new multi-purpose buildings.
2. Construct a new parking lot (maximum of 162 parking spaces) between Foothill Blvd. and
Twelfth Street along the eastern side of the north-south alleyway, including the
privatization of N. Dartmouth Place alley, which will be converted to a driveway.
3. Construct two (2) new multi-purpose buildings (combined GSF not to exceed 10,000 SF)
to replace and supplement existing program buildings located between Twelfth Street and
Foothill Blvd.
4. Create a central pedestrian circulation spine (Campus Walk) connecting parking to
campus buildings and functions. The Campus Walk would extend midblock from
Dartmouth Place alley south to Eighth Street.
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5. Privatize Twelfth Street, between the alley east of N. College Ave. and N. Dartmouth Ave.
and add a mid-block pedestrian crossing.
6. Construct a new academic building, which will be a maximum of 3 stories in height plus
basement level, 65 feet in height above grade, and which is not more than 80,000 GSF in
size. The academic building may be served by a combination of surface parking and
subterranean parking providing a maximum of 100 new parking spaces.
7. Remodel existing surface parking between Twelfth Street and Eleventh Street/Drucker
Way to provide for a parking deck, providing a maximum of 102 new parking spaces.
Combined total maximum of new and existing parking spaces to be 201 spaces.
8. Privatize Drucker Way (Eleventh Street), between the alley east of N. College Ave. and N.
Dartmouth Ave. and add a mid-block pedestrian crossing.
9. Construct a new academic building at the Jagels Building site, which will be a maximum of
3 stories in height plus basement, 50 feet in height above grade and which is not more
than 55,000 GSF in size. Existing facility is 12,000 SF, resulting in a maximum net add of
43,000 SF.
10.Privatize Tenth Street, between N. College Ave. and N. Dartmouth Ave. and add a midblock pedestrian crossing.
11. Renovate Harper Hall and Harper East-McManus Hall to consolidate university
administrative functions and create a new Campus Commons including student services
center.
12. Renovation of the DesCombes Quadrangle in the existing open space between Harper
East, McManus Hall and Stauffer Hall to create a new Campus Commons courtyard.
13. Renovate Stauffer-Albrecht Building removing Albrecht portion of building and replacing
with a new building addition, which will be a maximum of 2 stories in height plus
basement, building height of 35 feet to approximately match existing Stauffer portion, and
which is not more than a combined GSF of 28,000 SF. Existing Stauffer-Albrecht Building
equals 15,177 GSF resulting in a maximum net add of 12,823 GSF.
14. Create an opening between Harper Hall and McManus with cascading stairs, elevator,
and ramps to extend the central pedestrian circulation spine (Campus Walk) south to
Eighth Street and improve site access.
15. Acquire the Huntley Bookstore site to consolidate the contiguous campus land holdings
and enhance the campus center concept. Renovate existing building and/or construct a
new academic building, which will be a maximum of 3 stories in height plus basement, 75
feet in height above grade, and which is not more than 90,000 GSF in size. The academic
building may be served by a combination of surface parking and subterranean parking
providing a maximum of 100 new parking spaces.
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16. Construct a new academic building at the northeast corner of N. College Ave. and Eighth
Streets, which will be a maximum of 3 stories in height plus basement, maximum 50 feet
in height above grade to match Academic Computing Building, and which is not more than
60,000 GSF in size. The academic building may be served by a combination of surface
parking and subterranean parking providing a maximum of 100 new parking spaces.
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Aerial Photograph of Claremont Graduate University
and surrounding vicinity with Boundary Overlay
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Claremont Graduate University-Claremont Campus Master Plan 2012
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Illustrative Master Plan
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Claremont Campus
Master Plan
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Chapter 1 - History & Culture
CGU is a unique, independent university devoted exclusively to graduate study, comprising five
academic schools. CGU awards both M.A. and Ph.D. degrees in 22 disciplines. Claremont
Graduate University was established in 1925 and is a member of the Claremont University
Consortium (CUC) and the Claremont Colleges.
The hallmarks of CGU-CC are the intimate scale of both its physical campus and its academic
curriculum. CGU-CC students and faculty enjoy small classes and close working relationships
within the context of a research institution. A majority of the CGU-CC students attend classes in
the late afternoon and early evenings, while administrative staff work on the campus during
regular business hours. This pattern of use has a significant impact upon the way the campus
functions. The pattern of use is a particularly important factor in planning for parking, pedestrian
circulation, student amenities, safety features, and impacts on the community.
Claremont Graduate University possesses many strengths and a wonderful legacy. CGU is
America’s sole graduate-only, research-intensive university. The CGU community is
characterized by diversity, collegiality, and environmental beauty.
CGU is one of the seven Claremont Colleges, a consortium built on the Oxford model that The
Fiske Guide has called “the most extraordinary assemblage of educational excellence in the
nation.” Over two hundred professors from the other Claremont Colleges and from the
Claremont School of Theology collaborate in our teaching and research. Southern California, the
most ethnically diverse region in the United States, provides CGU with a living laboratory for the
study of important social trends, problems, and possibilities.
Our tradition says, “follow the problem.” This means that our research and teaching transcend
academic boundaries. Our University disregards artificial divides between theory and
application. We believe that academic rigor and addressing big questions can go together.
CGU’s first president, James Blaisdell, once said, “The center of a college is in great
conversation, and out of the talk of college life springs everything else.” Our tradition values
talking and listening across the disciplines, and taking on the big issues of our times. In our
seminar rooms and through our research, our University catalyzes great conversations that
matter.
We educate superb economists and artists, mathematicians and managers—to name a few—
who can engage in great conversations that matter. Conversations that are civil and humane,
and value diversity in many dimensions. Conversations that aim to foster a better world. We want
our graduates to have expertise, to appreciate diverse perspectives, to reframe problems, and to
be able to work in teams.
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Chapter 2 - Master Plan Goals
2.A CGU Vision
CGU is a member of the Claremont Colleges, which are represented by the Claremont University
Consortium (CUC). CGU is unlike any other graduate-level university in the United States.
Founded in 1925, CGU is an independent institution devoted entirely to graduate studies and
extensive research.
Five schools currently comprise the university:
1. Arts and Humanities
2. Behavioral and Organizational Sciences, Politics and Economics
3. Community and Global Health
4. Management and Sciences (includes)
•
Drucker-Ito School of Management
•
Information Systems and Technology
•
Mathematical Sciences
5. Educational Studies
As expressed in "Great Conversations That Matter: A Strategic Plan for Claremont Graduate
University, May 2008," CGU takes pride in providing an education that is intimate, transdisciplinary, and globally engaged."
In preparing the Master Plan document the following guiding academic principals were identified
and addressed:
What is our ultimate goal?
CGU's ultimate goal is to advance knowledge and contribute to a better world.
Who we are?
Claremont Graduate University is an intimate, student-focused center of graduate education
that emphasizes a trans-disciplinary learning environment and a focus on both applied
learning and research in its selected academic fields.
What do we do?
CGU prepares diverse students for critical, creative leadership responsibilities in an ever
changing world that requires broad experience and sound judgment.
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How do we do it?
CGU fulfills Its mission through leadership in graduate-level education and innovative
research focusing on some of the world's most pressing problems.
2.B Planning Process
The planning process involved assembling and reviewing available documentation regarding the
University's history, philosophy, and current operations. In addition, documents describing the
physical campus were gathered and reviewed including previous master plans, needs
assessment studies, and infrastructure drawings.
A study was undertaken by the campus provost that used historic enrollment information, fall
2008 enrollment and staffing information, and guidance provided by CGU senior leadership to
develop a projected on-campus population of students, faculty, and staff.
The planning process solicited the broadest range of viewpoints from all members of the campus
community. The discussions focused on how the campus currently functions, its historical legacy,
its current strengths and relative weaknesses, and its unique and defining characteristics. These
discussions included the opinions of the campus community about the appropriate vision of the
campus for the future.
The planning process included presentations that captured the most representative views about
current conditions and operating processes of the physical campus. With the existing condition
overview, the campus community was able to review and critique various future options and
provide insights and suggestions for the development of the Master Plan.
2.C Goals
The following goals are intended to guide the development of the Master Plan and to provide the
framework for translating the University's needs and values into the physical campus
components of the Master Plan. The primary goals of the Master Plan are:
Goals
a. To effectively use existing and future campus facilities to meet the current and future
needs of the students and faculty.
b. To enhance the relationship between the CGU-CC campus, the neighboring Claremont
Colleges, and the larger Claremont community.
c. To provide a creative approach for upgrading or replacing existing facilities to improve
campus functionality while creating a positive interface with adjacent residential
neighborhood and college campuses.
d. To create a framework for the placement and form of future facilities.
e. To re-organize vehicle and bicycle circulation, and parking, to support a pedestrianoriented campus that emphasizes open space and collegial interaction.
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f. To develop a cohesive development pattern with an efficient use of land.
g. To embrace and practice sustainability in the renovation, construction, management, and
maintenance of the campus.
h. To improve the general safety and circulation within and about the campus by providing
well-defined vehicle access to parking and safe pedestrian and bicycle circulation.
The following actions are intended to assist CGU in achieving the goals of this Master Plan.
1. Proposing a building pattern and massing of development that is sensitive to the existing
character and scale of the campus and is consistent with that of the surrounding colleges
and residential communities.
2. Identifying potential building and parking sites and proposing a strategy for making them
available in a manner that develops and maintains open spaces and the pedestrian
circulation spine.
3. Concentrating parking within the campus interior to reduce the number of automobile
access points.
4. Minimizing vehicle traffic on adjacent residential streets by redirecting traffic to Dartmouth
Ave. and then into designated parking areas with enhanced signage and access policies.
5. Creating a continuous pedestrian circulation spine within the campus interior, connecting
buildings, parking areas, and gathering spaces.
6. Proposing the privatization of Tenth Street and portions of Eleventh, and Twelfth Streets,
between College Ave. and Dartmouth Ave. to facilitate the installation of mid-block
pedestrian crossings and traffic calming measures to further enhance the campus
pedestrian experience and safety.
7. Demonstrating the viability and benefits of sustainable design and planning through
implementation of the Master Plan.
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Chapter 3 - Existing Campus Conditions
3.A Campus Character
CGU-CC has a unique campus character. The compact scale of the campus, the one-block
width of the campus, and the residential scale of many of its existing buildings, contributes to an
intimate campus setting. (Existing Campus Diagram D-1)
The ceremonial and functional center of the campus is located in the block between N. College
Ave. and N Dartmouth Ave. and between Eighth and Tenth Streets. The main administrative
activities of the campus are housed in the historic Harper Hall and Harper Hall East. A significant
percentage of campus classroom space is housed in McManus Hall, the Academic Computing
Building, Stauffer / Albrecht Building, Harper Hall and the Burkle Building, making the blocks
between Eighth to Eleventh Streets the center of the greatest academic and pedestrian activity.
The existing buildings on campus can be characterized as a mixture of one, two and three-story
academic and administration buildings. Examples are the 3 story Academic Computing Building
and the 2 story Burkle Building, and single family residential structures dating from the 1920s that
have been converted to program uses. The existing buildings range in age from the historical
Harper Hall, circa 1926, to the newest Graduate Student Housing, completed in 2008. The scale
and style of these structures, combined with the well-articulated massing of Harper Hall, the
mature trees, and the small scale of the open spaces between many of the buildings, give the
campus its distinctive and inviting character.
Harper Hall
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Graduate Student Housing
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1237 Dartmouth Ave.
Burkle Building
3.B Campus Land Holdings & Boundaries
The main portion of the existing campus is bordered on the east by N. Dartmouth Ave., by
Seventh Street on the south, and by Foothill Blvd. to the north. N. College Ave. bounds the
campus on the west from Seventh to just north of Eleventh Street/Drucker Way, where the
western boundary shifts eastward to the north/south alley midway between N. Dartmouth Ave.
and N. College Ave. A portion of the campus area lies north of Foothill Blvd. and includes several
undeveloped acres of land for future use not contemplated by this Master Plan and the graduate
student housing completed in 2008.
CGU-CC shares its western boundary with a residential neighborhood of single family houses.
On the east are the larger-scale academic buildings of Scripps College and Harvey Mudd
College and to the South lies Pomona College. To the north and east are additional land
holdings of CUC and the Rancho Santa Ana Botanical Garden.
The exhibit Existing Land Holdings & Boundaries (Diagram D-2) shows the CGU-CC land
holdings and property boundaries.
The CGU art program is housed in a building that is not contiguous to the rest of the campus. It
is currently located one block east of N. Dartmouth Ave. on the south side of Eleventh Street,
surrounded by Scripps College campus.
3.C Land Use
The land use exhibit (Existing Use Diagram D-3) shows the distribution of functions on CGU-CC
property. The portion of the campus between N. College Ave and N. Dartmouth Ave. and
between Eighth and Eleventh Streets forms the core of CGU-CC and houses the greatest
concentration of academic, administrative and service facilities, including those used by a
majority of students from all disciplines. On the blocks north of Twelfth Street the structures are
predominately residential in character. Many of these were former homes converted to house
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D-1. Existing Campus
Diagram
Legend:
CGU Building
Non− CGU Buildings
Campus Areas
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D-2. Existing Land
Holdings Diagram
Legend:
CGU Building
Possible
Future
Acquisition
Non− CGU Buildings
Campus Areas
Campus Boundary Line
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D-3. Existing Use
Diagram
Legend:
Academic
Research
(Program Building)
Administration
Student Services
Student Housing
Residential
Dot Indicates Secondary
use within building
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administrative and program research functions for the campus. Similarly, residential structures
owned by CGU south of Eighth Street have been converted for academic and administrative
uses. These former homes are generally referred to as Program Buildings throughout this
Master Plan. (Building Names & Addresses Diagram D-4).
A series of surface parking lots are interspersed among the existing campus buildings.
Automobile parking occupies land south of the Academic Computing Building, south of McManus
Hall, west of the Burkle Building, a shared lot located off of Seventh Street, and a lot located
between Drucker Way and Twelfth Street.
3.D Campus Perimeter - Edges & Gateways
Due to the mixed character of the CGU-CC campus, the proximity of the residential
neighborhood to the west and the Colleges to the south and east, the CGU-CC campus edges
are varied and indistinct. The perceived edges of the CGU-CC campus are not always
consistent with the actual campus boundaries. See Existing Campus Edges & Gateways
Diagram D-5.
Automobile parking is dispersed around the perimeter and throughout the campus allowing
students, staff and visitors to enter from a number of locations. The benefit of this distribution of
parking is that a relatively low concentration of pedestrians and automobiles occur at any one
location. The major disadvantage to this method of parking distribution is that drivers are often
left to circle blocks using public and private streets, and parking lots in search of open parking
spaces.
The parking oval and DeCombs Gateway on College Ave. south of Harper Hall currently function
as the main ceremonial entrance and gateway to the CGU-CC campus. The recently installed
vehicular and pedestrian scaled signage program has contributed to a new sense of campus with
better defined entry points and improved way finding. Examples of these signs are shown below.
DeCombs Gateway
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Monument Sign
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D-4. Existing Building
Names & Addresses
Diagram
Legend:
CGU Building
Campus Boundary Line
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D-5. Existing Campus
Edge & Gateways
Diagram
Legend:
University Scale Edge
Residential Scale Edge
Landscaped Edge
Campus Gateway
Campus Boundary Line
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3.E Open Space & Landscape
Open space is distributed throughout the CGU-CC campus. (Existing Open Space & Landscape
Diagram D-6). Open space on the campus typically falls into one of three categories: parking lots
with boarder landscaping, courtyards and plazas with dispersed landscaping, and boundary
landscaping as large lawn areas or smaller planters between buildings. The smaller planters
between buildings is an inheritance of the original residential lot parceling of the campus land.
University-scale buildings along N. College Ave. have been set back from the street with a
mixture of lawns and planting beds. Setbacks along N. Dartmouth Ave. and the cross streets
have lawns and planting beds, but with a smaller dimension than the set backs on N. College
Ave.
The CGU-CC campus is surrounded by mature street trees along N. College Ave, N. Dartmouth
Ave. and the cross-streets. A variety of mature specimen trees and plantings, including some
flowering trees and vines are located within the campus itself. The large-scale trees and
plantings adjacent to the University's buildings, along with the generous lawn areas and setbacks along N. Campus Ave. help the campus to blend with its residential neighbors to the west.
The large-scale trees and plantings adjacent to the University's buildings and varying setbacks
and landscape schemes along N. Dartmouth Ave. and cross streets helps the campus to blend
with the Colleges to the south and east. CGU intends to preserve such trees, as possible, as
described in Section 5.G.2 Landscape of this Master Plan.
3.F Pedestrian Circulation
Academic programs are scattered across the campus, and parking is dispersed. Pedestrian trips
tend to be of very short distances, often not more than a single block. For the most part,
pedestrians use the sidewalks along N. College and N. Dartmouth Avenues as routes to
classrooms and offices from on-street parking spaces. Pedestrian circulation within the campus
often occurs through the parking lots that currently occupy the center of the campus. The east/
west cross streets, especially Tenth Street, are typically crossed mid-block. (Existing Pedestrian
Circulation Diagram D-7).
3.G Vehicular Circulation
N. College Ave. and N. Dartmouth Ave. currently carry significant portions of campus-bound
traffic from Foothill Blvd. and the 210 Freeway on the north and from Arrow Route and the
Interstate 10 Freeway to the south. Both of these streets are used for on-street parking for
students. Four east-west cross streets, Eighth, Tenth, Eleventh / Drucker Way, and Twelfth
Streets run through the campus providing on-street parking spaces and allowing vehicular
circulation through CGU-CC to the other campuses to the east. Some traffic is generated
between the Campus area to the south of Foothill Blvd. and the Graduate Student Housing
located to the north of Foothill Blvd. (Existing Vehicular Access Circulation Diagram D-8).
3.H Parking
Parking for students, faculty, staff and visitors is available within campus parking lots and on
surface streets. Total current parking at the campus is 747 parking spaces, including street
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parking. The exhibit Diagram D-9, Existing Parking Capacity Matrix and Diagram D-10, Existing
Parking Capacity Map illustrates the currently available parking as presented in the Claremont
Colleges Parking Inventory Annual Report submitted November 15, 2011.
3.I Zoning Factors
Setbacks & Building Heights
The Institutional Zone of the Claremont Zoning Code currently requires a 25 foot minimum
building setback from a property boundary abutting a single-family residential district or
separated by a street or alley. Under the City’s Code, a building abutting residential district that
is located 25 feet from the property line/face of curb is restricted to 25 feet in height. Each
additional one-foot of setback from the 25 foot minimum allows a one-foot additional increment in
height, up to a maximum building height of 30 feet within the first hundred feet of setback.
Between 100 feet of setback and 200 hundred feet of set back the maximum building height is 45
feet. Beyond 200 feet of setback building, height is maximum 100 feet. All the allowable building
heights can be modified by a Conditional Use Permit. There are no setback requirements for
projects in institutional zones in which the project does not abut a Residential District. All height
limits set forth this Master Plan shall be subject to the exceptions set forth in Section 16.130.60
(B) of City Code
Floor Area Ratio
The development capacity for the campus is calculated using the Floor Area Ratio as defined by
the zoning code. The zoning code states that the Floor Area Ratio (FAR) of the total campus site
area may not exceed 1.0.
Total constructed building area for the existing campus equals 335,870 GSF. At full build-out the
Master Plan would include 626,933 GSF, which results in a .45:1 FAR. Consequently, the
Master Plan results in a build-out that is less than half of what is allowed by City code.
Maximum Lot Coverage
Buildings, surface parking areas and driveways may not exceed 60% of the total campus site
area.
Because the total campus land area equals 1,395,239 SF, the Maximum Lot Coverage equals
837,143 SF. The proposed Lot Coverage for this Master Plan is 476,760 SF, which represents
34% of the total campus land.
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D-6. Existing Open
Space & Landscape
Trees are shown diagrammatically only - actual tree locations
are indicated on campus wide
tree survey.
Legend:
Campus Open Space
Specimen Trees
Street Trees
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D-7. Existing
Pedestrian Circulation
Diagram
Legend:
Public Sidewalks
Campus Walks
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D-8. Existing Vehicular
Access Circulation
Diagram
Legend:
Service Access
Campus Parking Lots
Access Route
Campus Circulation
Internal Circulation
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Diagram extracted from The Claremont Colleges Parking Inventory
2011 Annual Report
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D-9. Existing Parking
Capacity Matrix
Claremont Graduate University-Claremont Campus Master Plan 2012
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Diagram extracted from The Claremont Colleges Parking Inventory
2011 Annual Report
D-10. Existing Parking
Capacity Map
Legend:
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Lot Parking
11
Street Parking
27
Chapter 4 - Future Campus Requirements
4.A Student Enrollment & Faculty Staff Projections
One factor in projecting space needs is student enrollment. CGU plans to increase the number of
masters-level students while holding the number of Ph.D. students mostly constant.
Increases in enrollment generates the need for additional faculty and staff. Because of CGU's
low student-faculty ratio and small class sizes, any change in enrollment will have a direct affect
on the number of faculty and staff.
The following tabulations present projected growth for students, faculty and staff as applies to the
Claremont Graduate University-Claremont Campus (CGU-CC) only.
Campus Population
Projections
Existing
Conditions
20-Year
Projection
2011
(2031)
1,420
Faculty
Staff & Research
Student Enrollment
Totals
Increase
%
Increase
1,800
380
26.8%
124
160
36
29.0%
210
260
50
23.8%
1,754
2,220
466
26.6%
4.B Development Capacity
Floor Area Ratio
The development capacity for the campus is controlled in part by allowable Floor Area Ratio
(FAR). FAR is defined by the City’s zoning code as the ratio of building floor area to total
campus land area. Under the zoning code the FAR for a campus may not exceed 1.0.
The total campus land area equals 1,395,239 SF. Because under the zoning code the maximum
FAR is 1:1, the maximum allowable building area that can be constructed on the current campus
is 1,395,239 SF.
The total existing building area currently equals 335,870 GSF, which equals 24% of the
maximum allowable area.
The proposed building area under this Master Plan equals 626,933 GSF, which equals 45% of
maximum allowable area, excluding square footage required for parking deck or subterranean
parking.
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Maximum Lot Coverage
Another constraint that affects development capacity is determined by the Maximum Lot
Coverage, as defined by City code. Lot Coverage is defined as the total of the areas of the
footprints of buildings, surface parking areas, and driveways. Per the City’s zoning code the
Maximum Lot Coverage cannot exceed 60% of the total campus land.
Because the total campus land area equals 1,395,239 SF, the Maximum Lot Coverage equals
837,143 SF. The proposed Lot Coverage for this Master Plan is 476,760 SF, which represents
34% of the total campus land. (Development Capacity Diagram D-11)
4.C Parking Capacity
In accordance with current City parking requirements, CGU must increase it current parking
space by 151 spaces to accommodate the existing student enrollment and faculty/staff
population at the CGU-CC campus. The additional parking will be located between Twelfth
Street and Foothill Blvd. behind the existing program buildings and adjacent to the north-south
alley. One program house will be relocated to a site on Foothill Blvd. and the other program
buildings will be relocated, as possible, or demolished to make way for the proposed surface
parking lot.
(Parking Capacity Diagram D-12).
Parking Tabulations: (Indicates revisions to bring campus into compliance)
On-Site Surface Parking
352
Street Parking
164
Parking at Student Housing
231
Subtotal-Existing Parking
747
Added - (N) Surface Parking (Twelfth & Foothill)
162
Lost - (E) Street Parking
(2)
Lost - (E) Surface Parking
(9)
Subtotal Additional Parking
151
Total Parking Provided
898
Total Parking Required
898
Future parking demands, based on the student enrollment & faculty staff projections, a minimum
212 new parking spaces will be required to be added incrementally as CGU-CC expands
bringing the minimum parking spaces to 1,110 spaces.
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D-11. Development
Capacity Diagram
Legend:
CGU Owned Bldgs.
Future CGU Bldg./Addition
Relocated CGU Bldg.
Non−C.G.U. Bldgs.
Campus Boundary Line
Future Development
Area
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D-12. Parking Capacity
Compliance Diagram
This diagram shows the revised
parking configurations to bring
CGU-CC parking in compliance
with current City parking requirements.
Parking Tabulations:
On-site Surface Parking
Street Parking
Parking @ Student Housing
Subtotal– Existing Parking
352
164
231
747
Add (N) Surface Parking
(Twelfth & Foothill)
Lose (E) Street Parking
Lose (E) Surface Parking
Sub-total—Added Parking
162
Total Parking Provided
Total Parking Required
898
898
-2
-9
151
Alternatives to meet future parking capacity are shown on
Diagram D-21 Illustrative Master
Plan Diagram.
Legend:
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Lot Parking
11
Street Parking
31
4.D Campus Infrastructure Projections
As the proposed development projects are undertaken, improvements to some utilities and
campus infrastructure will be required. All existing sewer and natural gas distribution systems are
adequate to support the proposed development. The existing campus telephone and data
networks will have to be extended and their capacities upgraded to accommodate future growth.
Some improvements to electrical power distribution and the storm water drainage system, as
described below, may also be required.
Power & Telephone Distribution
A majority of the CGU-CC campus buildings/facilities are served by a private under ground power
distribution and telephone distribution network as a part of the larger CUC power and telephone
grid. Existing buildings currently served by overhead utilities may be converted, as possible, to
underground distribution systems served either by the CUC power and telephone grid or from
public utilities. New development will receive power and telephone from underground distribution
systems served either by the CUC power and telephone grid or from public utilities. New
development and alterations or additions to existing facilities may require various upgrades to the
existing distribution systems including addition of conduits and vaults, cabling/wiring and
equipment.
Campus Data Distribution
The existing data distribution network is currently run through an underground distribution
network as a part of the larger CUC grid. Data distribution on campus currently consists of
several different types of data cabling and interfaces, which is typical of a system that has
developed incrementally with the rapid development of the associated technologies. Continued
development of the campus and technologies will require an extension of the existing campus
data and communication networks that will be accomplished during each phase of the proposed
Master Plan.
Potable Water
The existing buildings are currently serviced by a variety of water lines including 2" and 4"
mains. As the Master Plan is implemented, water distribution systems will be upgraded to serve
new buildings.
Water Mains
Upgrades to water mains may be required to support existing and future proposed development
including building services, fire sprinkler systems, and fire water systems to support on-site fire
hydrants.
Natural Gas
Existing capacity and distribution networks are adequate to accommodate the development
proposed in the Master Plan. New construction will require installation of new gas line laterals
from existing mains.
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Sanitary Sewer
Existing sewer line capacity is adequate to accommodate the development proposed in the
Master Plan. New construction will require installation of new laterals from existing mains.
Storm water
Rain falling on the CGU-CC campus generally drains south and west across the campus. Storm
water east of Dartmouth Ave. drains south along Dartmouth and enters a new Sixth Street storm
drain extension at the intersection of Dartmouth Ave. and Eighth Street. The recently
constructed extension reduced storm water impacts on College Ave. from CGU-CC, Foothill Blvd.
and the Colleges to the east. Implementation of the Master Plan may further improve conditions
along College Ave. by increasing permeable landscape planting and the use of bio-swales. New
surface parking will incorporate sustainable site improvements to manage storm water discharge
from the campus site to acceptable pre-project levels.
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Chapter 5 - Master Plan Description
Claremont Graduate University wishes to create a Master Plan that provides for new facilities and
enhances the existing Claremont Campus. The Master Plan has been developed to embody the
University's values and goals. It addresses functional shortcomings of the existing campus, and
works towards fulfillment of the CGU's high academic standards.
The Master Plan outlines a vision for implementing changes to the Claremont campus in a
thoughtful and pro-active manner that respects the neighboring community while permitting
reasonable development to support and enhance CGU's stature as a prominent, global graduate
institution.
The CGU-CC campus has many positive attributes that the CGU community wishes to maintain.
The campus's pleasant, small-scale atmosphere is the most often cited attribute. The Master
Plan proposes a method for maintaining and enhancing the campus’s scale and unique qualities
while simultaneously positioning CGU to be competitive among other global institutions offering
similar academic programs.
The form of the Master Plan is based on the assumption that the future development of the
campus will be a function of the phased renovation of existing facilities and development of future
new projects. Therefore, the Master Plan has been designed to be flexible enough to
accommodate a variety of future circumstances while maintaining the stated goals and values of
the University.
5.A Overall Campus Design
The overall campus design will continue to respect the central location of the academic and
administrative functions that are currently housed in Harper, McManus, ACB, Stauffer/Albrecht
Halls, and the Burkle Building located in the blocks between Eighth and Eleventh Streets.
CGU will reinforce the centralization of its academic and administrative campus functions by
consolidating student services and upgrading food service at the renovated Harper EastMcManus Halls. With the acquisition of the Huntley Bookstore building and property, CGU will
hold control of the entire block between Eighth and Tenth Streets, which will allow additional
academic buildings and parking to be developed to further enhance the central campus concept.
The acquisition of the Huntley Bookstore property will allow CGU to create a well-defined
southern boundary for its campus, and permit CGU to enhance the campus’s visual identity with
appropriately scaled buildings, adequate parking, open spaces, and campus gateways.
As CGU-CC programs and space requirements continue to grow, expansion, remodeling and
replacement of current facilities will continue northward along N. Dartmouth Ave. The proposed
sites will support academic program buildings and requisite parking. The creation of a central
pedestrian circulation spine (Campus Walk) will connect parking to existing and new campus
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buildings and functions. The Campus Walk would extend midblock from Dartmouth Place alley
south to Eighth Street.
The overall concept for this Master Plan will be one of consolidation, centralization and
improvement of existing facilities to emphasize the heart of the campus and promote CGU’s
goals for the future.
5.B Interface with Surrounding Community
CGU will respect the current scale of buildings facing N. College Ave with well-landscaped
setbacks, equaling or exceeding current minimum setbacks, and appropriately-scaled buildings
that do not exceed the current height of the adjacent Academic Computing Building which is 50
feet.
At the north-south alley adjacent to residential properties, setbacks will be provided for parking
areas and parking decks with well-landscaped areas to provide visual screening.
CGU will respect the adjacent college campuses with appropriate setbacks, building heights and
massing, and scale of building elements for development along N. Dartmouth Ave.
5.C Building Pattern & Massing
New buildings will respect the scale and massing of the existing CGU-CC campus buildings, the
surrounding college campuses and the adjacent residential neighborhoods.
Building Pattern
The building placement for future academic development will be concentrated in the block
between Eighth and Tenth Streets to reinforce the goal of creating a campus core. Less
concentrated development will occur north of Tenth Street along N. Dartmouth Ave.
The building configurations and parking areas will be organized to reinforce the pedestrian
circulation spine. The pedestrian circulation spine will link open courtyards to enhance and
promote informal gatherings and collegiality. (Building Pattern & Use Diagram D-13).
Building Scale & Massing
Building mass will be relieved by breaking up large uniform facades with variations in setbacks
and offsets at floor lines. Use of divided roof configurations, roof slopes and shapes, and the
introduction of arcades and covered walks at the base of buildings will be used, as appropriate,
to soften the mass of the academic buildings.
Placement of program functions such as auditoriums, larger classrooms and laboratories can
have significant impact on building scale and massing and their locations within buildings shall be
carefully considered to enhance human and academic scale along streets, drive aisles and
pedestrian walks.
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D-13. Building Pattern
& Use Diagram
Legend:
Academic
Parking Lots
Administration
Student Services
Student Housing
Research
(Program Building)
Future Development
Area
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Future academic-scale buildings will vary in height depending on location. The building height
will be determined using the average grade across the building foot print as the baseline
elevation.
Academic buildings ranging in size from 25,000 - 90,000 GSF will front to adjacent streets with a
pedestrian-scaled entry on the campus interior facing the campus walk. Although some
relocation will occur to enhance parking, existing residential-scale buildings will continue to be
used as program buildings between Twelfth Street and Foothill Blvd.
The overall scale of future buildings will be compatible with existing academic and administrative
buildings such as Harper Hall, Academic Computing Building, Burkle Building, and the Honnold
Library, Garrison Theater and Steele Hall to the east. The buildings will be one to four stories in
height with appropriate setbacks to contribute to the existing campus environment.
5.D Conceptual Design Guidelines
5.D.1 Setbacks
Future building setbacks will be generally consistent with and respect the existing building
setbacks along N. Dartmouth and N. College Avenues and along the east-west streets intended
to remain as public right-of-ways. Unless otherwise noted, setbacks shall be taken from
property line along public streets and from face of curb along private streets that remain open for
automobile traffic. Vacated alleys that remain open for automobile traffic shall be treated as
private drive aisles.
Smaller structures including information kiosks, shade structures, gateways, monument signs,
direction signage and other similar structures may be located within setbacks. Planters and
decorative pavement may be utilized to enhance visual experience and provide traffic calming
affects along private streets, and may be located within setbacks.
Basements, subterranean parking and similar underground structures may extend into setbacks
(below the surface) provided that exposed surfaces, visible from streets and sidewalks, comply
with landscape and hardscape criteria for setback areas including provisions for trees and larger
shrubs.
Average Building Setback
In lieu of a stagnant 25 foot building setback an average building setback of 25 feet will be
maintained to allow some building mass and architectural projections to intrude and recede from
the standard setback. In no case, will the setback of a building be less than 20 feet from property
lines or face of curb as noted above. See Building Height & Setback Diagram D-14 Figure 1 Condition “A” shows an example of the affects when a standard 25 foot setback is applied to a
building façade. Figure 2 - Condition “B” demonstrates the advantages that an average setback
can have to encourage variations to massing and scale and create exterior spaces. Figure 3
illustrates average set-backs applied in plan view.
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D-14. Building Height &
Setback Diagram
Figure 1. Typ. Building Height & Setback—Condition ‘A’
Figure 2. Typical Building Height & Setback—Condition ‘B’
Figure 3. Typical Building Setbacks
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Diagram D-15, Site-Section Diagrams, Figures 1 through 3, illustrate relationship of setbacks to
proposed building heights for 3 of the major new academic buildings proposed in this Master
Plan.
Setback exception - proposed remodel addition to Stauffer Hall will match the existing setback at
Stauffer Hall which is less than the 20 foot minimum.
Parking Lot / Parking Deck Setbacks
Parking lots and parking decks shall maintain a 10’-0” landscaped setback from any property line
or curb. A parking deck for the purposes of this Master Plan is described as a parking lot with no
more than a single structural deck over surface parking. (Parking Deck Setback Diagram D-15)
5.D.2 Building Height
Future academic-scale buildings will vary in height depending on location from 1 to 4 stories.
The building height will be determined using the average grade across the building footprint as
the baseline elevation.
Building heights for each proposed development location are indicated in the Campus
Master Plan Elements and the Illustrative Master Plan Diagram D-21.
As a general guideline the following shall apply:
One-story buildings shall not exceed 30 feet in height
Two-story buildings shall not exceed 45 feet in height
Three-story buildings shall not exceed 60 feet in height
Four-story buildings shall not exceed 75 feet in height
Parking decks shall not exceed 16 feet in height above the adjacent natural grade
including guardrails. Light standards and required handicapped and directional signage
may not exceed 15 feet in height as measured from the top of the parking deck.
(Parking Deck Setback Diagram D-16)
Building additions: unless otherwise indicated the maximum height for additions to
existing buildings shall equal the existing building.
Diagram D-15, Site-Section Diagrams - Figures 1 through 3 illustrate relationship of setbacks to
proposed building heights for 3 of the major New Academic Buildings proposed in this Master
Plan.
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D-15. Site-Section
Diagrams
Figure 1. Site Section - NEW ACADEMIC BUILDING
N. DARTMOUTH Ave.. between Eleventh Street (Drucker Way) and
Twelfth Street.
Figure 2. Site Section - NEW ACADEMIC BUILDING
North/West corner of Eighth Street and N. Dartmouth Ave.
Figure 3. Site Section - NEW ACADEMIC BUILDING
North/East corner of Eighth Street and N. College Ave.
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D-16. Parking Deck
Setback Diagram
Figure 1. Parking Deck Set Back section—Condition ‘A’ at South end of parking near Eleventh Street/Drucker Way
Figure 2. Parking Deck Set Back section—Condition ‘B’ at North end of property near Twelfth Street.
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5.D.3 Building Materials
The overall physical characteristics of new and renovated buildings will complement the existing
architectural vocabulary already present at the campus. The vocabulary will allow for
interpretation of the classical historical forms, materials, and configurations while selectively
incorporating modern design elements and materials.
Exterior building finish materials will be complementary to the palette present in existing
buildings. Approved building materials include exposed brick or stone, exposed concrete
masonry, and exposed architectural concrete. Exterior cement plaster (stucco) over structural
backing may also be used for building exteriors. Colors should be compatible or complimentary
with the existing academic and administrative buildings including the Academic Computing
Building, Burkle Hall and Harper Hall will be encouraged.
Visible roof surfaces will be clay or concrete tile (flat or shaped), pre-finished standing seam
metal or naturally weathering metal roof systems such as copper or zinc.
Academic Computing Building
Burkle Building
5.D.4 Building Design and Sustainability Commitment
CGU is committed to reducing environmental impacts and creating a sustainable environment.
Building renovations and new building construction will promote sustainable building design,
technologies and materials. CGU will strive to meet the standards set forth in the City of
Claremont Sustainability City Plan, State of California Energy compliance program (Cal-Green)
and the principles set forth in the United States Green Building Council’s Leadership in Energy
and Environmental Design (LEED).
New buildings and renovation projects to existing buildings will utilize sustainable building design
practices that promote indoor air quality, harvesting of natural daylight, use of high efficiency and
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well designed mechanical, plumbing, and electrical systems, and the use of energy and fuel
efficient equipment and appliances.
CGU is equally committed to applying the principles of sustainability in its daily operations and
maintenance programs.
To assist the City with meetings its sustainability goals CGU will promote: reduction of energy
consumption including gas and electric, increase in use of renewable energy, decrease in water
consumption, diverting of solid waste from landfills, use of public transportation, energy free
transportation including improvements to circulation for pedestrian and bicycle transportation and
reduction in carbon emissions (Carbon Footprint).
REDUCING ENERGY USE: A large proportion of the power that we consume is
wasted energy that is not essential to our actual needs. Ways to reduce nonessential consumption include use of Energy Star Compliant appliances and similar
high efficiency appliances and fixtures. Also better control of lighting providing light
only when and where needed including automatic diming systems, lighting control
systems, motion sensors and task lighting can all reduce power without noticeable
changes to ambient conditions. Increased use of natural lighting, also known as
daylight harvesting, is an important component of an energy savings strategy.
Building envelope design impacts power consumption and attention to solar
orientation and building insulation can significantly reduce energy consumption.
Heating and cooling systems can significantly impact our energy consumption.
Integration of passive solar design techniques including use of heavy masonry and
concrete walls to improve building mass and window shading to reduce internal solar
heat gains can reduce power consumption and improve natural lighting savings.
Use of renewable energy including solar heating and solar electric can be valuable
tools in reducing carbon impacts.
WATER CONSERVATION: Reduction in water consumption will come from several
areas including use of low-flow toilets, waterless urinals, low-flow showers and sinks,
automatic valves at lavatories and careful monitoring of systems for incidental use
including faulty valves and minor leaks. Reduction in landscape water consumption
as discussed throughout this Master Plan is key to an overall decrease in water
consumption on campus.
DIVERTING SOLID WASTE: The easiest way to divert solid waste is not to create
the waste in the first place. The easiest approach is best summed up in the current
approach of Reduce, Re-use, Recycle. CGU is working towards a more paperless
approach to higher education and encourages the use of the Campus-wide
computer network. Recycling efforts will further divert solid waste and help to
promote a sustainable lifestyle.
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TRANSPORTATION: CGU has looked at many ways to reduce dependency on the
automobile. Virtual classrooms are one way to reduce transportation impacts.
Bicycle transportation is another popular way on campus to reduce energy
consumption and carbon footprint. Public transportation is encouraged as well as
ride sharing.
Campus development will implement landscape practices that promote water conservation, use
of drought-resistant plantings and trees, properly designed irrigation systems, and pervious
materials for paving areas as well as the use of bio-swales and storm water retention systems.
See additional information in 5.G.2 Landscape. Consideration to placement of trees and plant
materials can reduce solar heat gains on buildings from both reflected heat and through shading.
5.E Temporary Facilities
During the course of implementing the components of this Master Plan temporary facilities may
be utilized to create necessary interim space. Temporary facilities may be used for a variety of
campus functions during renovation and new construction projects. They will also be used to
support construction activities. Temporary facilities may include modular buildings, interim
buildings, and temporary parking. Temporary facilities will generally comply with the standards of
the Master Plan however adjustments to setbacks and screening may be necessary. Temporary
modular buildings will be allowed on all building site locations and parking areas to fulfill the
program requirements as required by CGU-CC building and renovation implementation plan. A
Special Use and Development Permit is required for any temporary facility.
Parking areas and parking counts impacted by temporary facilities must be mitigated to keep
CGU-CC in compliance with parking requirements of this Master Plan and City code. Approval of
temporary facilities including temporary buildings will be tied to specific building projects and
campus program build out.
5.F Building Relocation
CGU is committed to saving and/or relocating existing buildings as reasonably possible.
As a part of the implementation of the Master Plan the Existing Program Building at 143 Tenth
Street will be relocated to 121 Tenth Street and the Program Building at 135 Twelfth Street will
be relocated to a site along Foothill Blvd.
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5.G Open Space & Pedestrian Circulation
5.G.1 Open Space
The Campus will consist of a series of open spaces connected by the Campus Walk. Open
spaces around and between buildings and parking areas will be designed to complement the
academic and residential scale of the adjacent neighborhoods.
Open spaces will be defined by future building placement and associated parking areas. The
open spaces will be scaled to be consistent with the character of the existing campus and create
the opportunity for informal and spontaneous interaction between students, faculty and staff.
(Open Space Diagram D-17).
The large open space at the North campus site located north of Foothill Blvd. adjacent to N.
College Ave is reserved for Future Development by the University including buildings, parking
and landscaping consistent with Institutional Land Uses.
5.G.2 Landscape
The plant palette will consist primarily of drought tolerant landscape material to minimize the use
of material that require high levels of maintenance or irrigation. Formal and ornamental
landscape and plant material that require higher levels of maintenance or irrigation will be limited
to the pedestrian circulation spine, and selected gardens and courts. Shade trees will be planted
as necessary to provide summer shade.
Sample Plant Pallet
Trees
California Live Oak
Holly Oak
Black oak
Cork Oak
Crepe Myrtle
London Plane Tree
Liquid Amber
Pine(s)
Arbutus Marina
Flame Tree
Red Maple
Coast Redwood
Western Redbud
Eastern Redbud
Dwarf Southern Magnolia
Phoenix Palms
Sago Palm
Paper Bark Tree
Red Flowering Gum
Gold Medallon Tree
Purple Leaf Baileyana
Smoke Tree
Mimosa tree
Hakea Laurina
Shrubs
Manzanita
Camilla
New Zealand Flax
Indian Hawthorne
Cardinal Cordyline
Red fringe Flower
Azalea
Shaw agave
Lilly(s)
Western Redbud
Sierra Snow California
Lilac
Red-Leaf Japanese
Barberry
Bird of Paradise
Juniper(s)
Coyote bush
Ground Cover
Yellow Lantana
White Lilly Turf
Star Jasmine
Rockrose
Rosemary
Berkley sedge
Mahonia
Snow in Summer
Sephyranthus White
The potential visual impact of parking lots and decks will be reduced by landscape screening with
evergreen trees and shrubs in combination with earthen slopes and screen walls. Trees will be
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Area reserved for
Future Development by
University
D-17. Open Space
Diagram
Campus Walk
Renovation of
DesCombes
Quadrangle
Legend:
Campus Open Space
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utilized in parking and parking borders to provide visual relief from large expanses of paving and
to reduce excessive solar heat gain.
Existing mature specimen trees will be preserved throughout the campus wherever possible.
When cross-streets are vacated or privatized, the existing street trees will be incorporated into
the campus planting scheme wherever appropriate and safe.
CGU will conform to the City of Claremont Water Efficient Landscape Ordinance.
5.G.3 Courtyards
Currently the campus does not have any formal courtyards for large assembly functions and
informal gatherings. It does have some small intimate patios and courtyards that are situated
between existing buildings.
CGU proposes to centralize student services in the heart of the campus adjacent to the main
administrative functions located in Harper and Harper East-McManus Halls. A formal courtyard
is proposed for the open space currently existing between Harper East-McManus and Stauffer
Hall to enhance the student services and strengthen the heart of the campus. This courtyard will
provide outdoor seating for formal assemblies and informal seating for outdoor dining and small
group dialogue.
Courtyards will be added along the Campus Walk and integrated into open spaces between
buildings as additional academic buildings are constructed. To reduce the visual and spatial
impacts that small scattered surface parking areas have on the pedestrian experience,
courtyards may be introduced to replace existing surface parking as new permanent parking is
developed.
5.G.4 Pedestrian Circulation
The primary north/south pedestrian circulation will be located between College and Dartmouth
Avenues, shifting the balance of pedestrian traffic away from these streets. This centralized
campus walkway location will better connect each area of the campus and support a more
cohesive campus environment. (Pedestrian Circulation Diagram D-18)
The campus walk and other primary pedestrian connections will be of varying widths with a
minimum width of 6 feet, with secondary paths, of varying widths, with a minimum width of 4
feet.
The walks will be an important pedestrian connection throughout the campus. The use of special
pavement, such as enhanced integral color concrete with a consistent scoring pattern, varied
paving surfaces, such as concrete pavers, bricks or decomposed granite is proposed for key
focal points and gathering spaces.
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Courtyards
Concept drawings for remodel of the DesCombes Quadrangle to reinforce the Harper Hall,
Harper East, McManus Hall complex as the central core to the campus as a Campus Commons
.
Arial View looking north over the Harper Hall, Harper East, McManus Hall with
Bell tower to the left towards the DesCombes Quadrangle.
Concept drawing for the renovation of the DesCombes Quadrangle showing
the integration of stone, heavy timbers and decorative paving consistent with
features found throughout the campus.
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D-18. Pedestrian
Circulation Diagram
Mid-street
Crossing
Mid-street
Crossing
Mid-street
Crossing
Renovation to
open space
between
Harper Hall
and McManus
Hall
Legend:
Public Sidewalks
Campus Walks
Campus Pedestrian Spine
Mid−Block Crossing
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Pedestrian Circulation
View looking south from Tenth Street between Harper
Hall and Harper East
Examples of pedestrian walks on campus.
View looking south from Harper Hall, Harper East towards Academic Computing building.
Courtyards will serve as nodes along campus walk to encourage interaction between students,
faculty, and staff.
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Pedestrian Circulation
Pedestrian circulation - concept
drawings for remodeling of existing
spaces between buildings to
enhance the campus walk through
the addition of decorative paving
materials, lighting, seating and
landscape improvements.
View looking south from Tenth Street between Harper
Hall and Harper East
View looking south from Harper Hall, Harper East towards Academic Computing building.
Concept drawing to remove portions
of additions to Harper Hall to allow
for Campus Walk to flow through
complex and add to the concept of
the Harper Hall, Harper East,
McManus Hall complex as the
central core.
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5.G.5 Mid-Block Pedestrian Crossings
This Master Plan proposes to enhance pedestrian safety and the Campus Walk experience by
creating mid-block pedestrian crossings at Tenth, Eleventh and Twelfth Streets. Following
privatization of these streets, the mid-block crossings will be created using enhanced paving
materials, small-scale signage markers and/or pedestrian gateways to provide pedestrian
crosswalks. In addition to enhanced paving other traffic calming measures, including finger
planters, will be implemented in phases to provide greater sight lines between vehicles and
pedestrians, lower traffic speeds and improve overall safety.
Mid-block pedestrian crossings will generally result in a loss of four parking spaces per street.
Sequencing of mid-street crossing will be timed with availability of surplus parking spaces
elsewhere on campus. Final designs may impact parking space replacement figures.
5.G.6 Site Lighting
Appropriate lighting is particularly important for the CGU-CC campus because so many of its
students attend classes in the late afternoon and evenings. As parking is concentrated in the
north and south portions of the campus, a well lit pedestrian walkway will create an opportunity
for students and faculty to travel safely between classrooms and parking. Proper lighting lends
ambiance to the campus pedestrian walkway and courts. Lighting is a good psychological
reinforcement for pedestrians, encouraging use of the pathways during the evenings and
provides a significant crime deterrent, thus increasing safety for the CGU community.
Lighting in parking areas will generally be provided by pole mounted lighting with a maximum 15
foot mounting height to comply with City Standards.
All pedestrian connections and building entries will be lighted during hours of darkness. Low
level, pedestrian-scaled light standards are encouraged using either bollards or fixtures on poles
with heights of 12 feet or less. In no case should pole heights exceed the 15 foot allowed for
parking areas. Light fixture styles will be reflective of a campus environment and sensitive to the
surrounding neighborhoods.
The campus should be uniformly illuminated for safety along walkways and within plazas and
parking areas. A footcandle standard will be established for all campus lighting. Where no
codes or “best practice” standards exist the following standards shall apply:
Pedestrian walkways and gathering spaces Minimum 1 horizontal footcandle at ground plane.
Open areas and parking Minimum 0.5 horizontal footcandle at ground plane.
Lighting adjacent to Residential areas Maximum 0.5 horizontal footcandle at property line ground plane.
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Site lighting will generally take advantage of fixtures that comply with sustainable standards for
night sky light pollution and light spill-over.
5.G.7 Site Signage & Furnishings
A unified system of street furniture, including benches, tables and chairs, and trash receptacles,
will be utilized on the campus. The character of these elements will be reflective of the academic
architecture on the campus.
CGU will develop a uniform signage program for the campus to reinforce a sense of place and
improve way finding. The signage program will consist of several elements including directional
signage along streets and parking areas, directional signage along pedestrian walkways and
monument signs designating major entries and buildings. Monument and building signage will
generally follow the current signage program shown in Chapter 3-D, Campus Perimeter– Edges
and Gateways.
5.H Traffic Circulation & Parking
5.H.1 Vehicle Circulation
This Master Plan proposes to modify the campus traffic flows by encouraging students, staff and
faculty to use Dartmouth Ave as the main vehicular thoroughfare into the campus. The main
access to campus parking will be along Twelfth Street and Drucker Way via Dartmouth Ave.
This strategy facilitates several of the University's goals:
•
Vehicular traffic on all streets surrounding the campus will be decreased due to the
concentration of adequate on-site parking areas, eliminating the need for drivers to
unnecessarily travel those streets in search of parking spaces.
• The concentrating of parking also enables automobile entrances to be clearly marked with
appropriate scale signage, increasing both the identification of the campus to first-time or
infrequent visitors, as well as convenience for faculty, staff, and students.
• Relocating parking from the perimeter areas including streets and remote parking areas
strengthens the central pedestrian circulation spine. This has the effect of concentrating
the number of people who walk through campus, enabling an increased level of interaction
among the campus community, and improving the safety of the pedestrians through
improved lighting and signage on the more travelled walkways.
(Vehicular Circulation Diagram D-19)
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D-19. Campus
Vehicular Access
Circulation Diagram
Legend:
Main Entry Point
Campus Entry Point
Major Access Route
Campus Circulation
Internal Circulation
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5.H.2 Private Streets / Alleys
The Master Plan proposes to privatize Tenth Street between N. College Ave. and N. Dartmouth
Ave. and Eleventh and Twelfth Streets between the alley East of N. College Ave. and N.
Dartmouth Ave. in order to allow for the construction of mid-block pedestrian crossing to enhance
pedestrian safety and encourage use of the central campus walk. (Street Designations Diagram
D-20)
The Master Plan proposes to privatize the alley known as N. Dartmouth Place to convert the
access into a private driveway. (Street Designations Diagram D-20)
As a part of privatizing streets, traffic calming measures including enhanced paving, finger
planters and improved lighting will be constructed in phases, as resources permit, to slow traffic
and reinforce the pedestrian character of the central campus area. Street improvements will be
timed with other parking projects on campus to insure proper parking space counts are
maintained in accordance with other provisions of this Master Plan. Traffic coming measures
including are primarily proposed at mid-street crossings but may also be implemented in the form
of finger islands along streets and at intersections.
5.H.3 Campus Parking Layout
It is CGU's intent to meet City parking requirements as a part of the implementation of the Master
Plan. CGU will increase current parking by 151 spaces to accommodate the current CGU-CC
student enrollment and faculty/staff population by constructing surface parking located between
Twelfth Street and Foothill west of the existing bungalow buildings and adjacent to the northsouth alley. Additional parking will be added as a component of future projects on the CGU-CC
campus to maintain compliance with City parking requirements. Diagram 21 Illustrative Master
Plan Diagram indicates a variety of locations for future parking.
As new parking facilities are constructed in conjunction with new academic buildings, existing
surface parking areas may be repurposed as building sites (including secondary structures),
plaza/open spaces, walkways, and courtyards, provided the total parking space tabulations
remain in compliance with City standards. Temporary parking may be required during
implementation of the Master Plan and may consist of temporary parking on-site and off-site
including remote lots and short term agreements with adjacent institutions.
Concentrated on-site campus parking will be shifted to the interior portions of the campus,
typically located behind the street-facing academic and administrative buildings along Dartmouth
Ave.. Parking will generally be visible from cross streets running east/west to provide visibility for
Campus Safety as well a encourage visibility for new arrivals to campus to reduce tendency to
use street parking. Since the campus is relatively compact, even the most remote parking areas
will be within a five-minute walk to the campus center.
One strategy for providing additional parking will be using a structural deck over surface parking
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D-20. Street
Designation Diagram
Legend:
Public Street
Existing Private Street
New Private Street
Vacate Alley
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concept on the existing lot located between Eleventh Street/Drucker Way and Twelfth Street.
Utilizing the natural north-to-south slope of the site, lower level parking can be accessed from the
south end at grade terminating at the north end approximately 10 feet below grade. Upper level
parking can be accessed from north end at grade and continuing south on a parking deck over
the lower level parking terminating at the south end approximately 10 feet above adjacent grade.
See D-15. Parking Deck Setback Diagram.
There is ample space for the Campus to provide additional capacity to comply with City parking
space requirements, utilizing a combination of surface parking, the deck over surface parking
concept and subterranean parking structures.
Parking required for construction related activities will not impact required parking counts.
Parking for construction will be provided within construction sites or at remote locations. Where
construction parking utilizes on-site University parking, CGU will acquire short term parking
agreements with adjacent institutions to offset construction parking impacts. Non-designated off
campus construction parking, including parking on surrounding public streets, shall be prohibited
in all contracts for construction.
5.H.4 Bicycle Circulation / Connections
The City has created designated bikeways along Foothill Blvd. and along College Ave from
Foothill to Sixth Street. These existing bikeways currently connect the north and south portions of
the CGU-CC campus. All CGU-CC on-campus housing is located north of Foothill Blvd.
Pedestrian and bicycle circulation is available along N. College Ave, across the Foothill Blvd.
north frontage road to the intersection of Foothill Blvd. and Dartmouth Ave. The access
Effective placement of bicycle racks encourages more participation in bicycle
ridership programs.
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continues south along Dartmouth Ave. There are also designated bike routes along Twelfth
street.
In addition to the designated bike routes indicated above the area of the Campus south of
Foothill Blvd. falls within the City’s Bicycle Priority Zone.
CGU will encourage bicycle transportation with the strategic placement of bike racks adjacent to
campus buildings throughout campus.
5.H.5 Public Transportation
The University is committed to the use and development of public transportation. CGU will work
with the Claremont Consortium and the surrounding Colleges to promote public transportation
including use of the bus routes along Foothill Blvd. and the nearby Claremont Transit Center.
5.I Master Plan Description - (Diagram 21. Illustrative Master Plan Diagram)
5.I.1 Campus Master Plan Elements
This Master Plan will include the following elements:
The following elements are not presented in sequential order or phasing. Sequencing of the
elements of the Master Plan will be based on requirements of this Master Plan, operational
needs of the University, and financial constraints and opportunities.
1. Relocate existing program building at 135 Twelfth Street, and remove/relocate other
program buildings north of Twelfth Street as required to make way for new parking lot and
new multi-purpose buildings.
2. Construct a new parking lot (maximum of 162 parking spaces) between Foothill Blvd. and
Twelfth Street along the eastern side of the north-south alleyway, including the
privatization of N. Dartmouth Place alley, which will be converted to a driveway.
3. Construct two (2) new multi-purpose buildings (combined GSF not to exceed 10,000 SF)
to replace and supplement existing program buildings located between Twelfth Street and
Foothill Blvd.
4. Create a central pedestrian circulation spine (Campus Walk) connecting parking to
campus buildings and functions. The Campus Walk would extend midblock from
Dartmouth Place alley south to Eighth Street.
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5. Privatize Twelfth Street, between the alley east of N. College Ave. and N. Dartmouth Ave.
and add a mid-block pedestrian crossing.
6. Construct a new academic building which, will be a maximum of 3 stories in height plus
basement level, 65 feet in height above grade, and which is not more than 80,000 GSF in
size. The academic building may be served by a combination of surface parking and
subterranean parking providing a maximum of 100 new parking spaces.
7. Remodel existing surface parking between Twelfth Street and Eleventh Street/Drucker
Way to provide for a parking deck, providing a maximum of 102 new parking spaces.
Combined total maximum of new and existing parking spaces to be 201 spaces.
8. Privatize Drucker Way (Eleventh Street), between the alley east of N. College Ave. and N.
Dartmouth Ave. and add a mid-block pedestrian crossing.
9. Construct a new academic building at the Jagels Building site, which will be a maximum of
3 stories in height plus basement, 50 feet in height above grade and which is not more
than 55,000 GSF in size. Existing facility is 12,000 SF, resulting in a maximum net add of
43,000 SF.
10.Privatize Tenth Street, between N. College Ave. and N. Dartmouth Ave. and add a midblock pedestrian crossing.
11. Renovate Harper Hall and Harper East-McManus Hall to consolidate university
administrative functions and create a new Campus Commons including student services
center.
12. Renovation of the DesCombes Quadrangle in the existing open space between Harper
East, McManus Hall and Stauffer Hall to create a new Campus Commons courtyard.
13. Renovate Stauffer-Albrecht Building removing Albrecht portion of building and replacing
with a new building addition, which will be a maximum of 2 stories in height plus
basement, building height of 35 feet to approximately match existing Stauffer portion, and
which is not more than a combined GSF of 28,000 SF. Existing Stauffer-Albrecht Building
equals 15,177 GSF resulting in a maximum net add of 12,823 GSF.
14. Create an opening between Harper Hall and McManus with cascading stairs, elevator
and ramps to extend the central pedestrian circulation spine (Campus Walk) south to
Eighth Street and improve site access.
15. Acquire the Huntley Bookstore site to consolidate the contiguous campus land holdings
and enhance the campus center concept. Renovate existing building and/or construct a
new academic building, which will be a maximum of 3 stories in height plus basement, 75
feet in height above grade, and which is not more than 90,000 GSF in size. The academic
building may be served by a combination of surface parking and subterranean parking
providing a maximum of 100 new parking spaces.
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16. Construct a new academic building at the northeast corner of N. College Ave. and Eighth
Streets, which will be a maximum of 3 stories in height plus basement, maximum 50 feet
in height above grade to match Academic Computing Building, and which is not more than
60,000 GSF in size. The academic building may be served by a combination of surface
parking and subterranean parking providing a maximum of 100 new parking spaces.
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D-21. Illustrative
Master Plan Diagram
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Chapter 6 - Administrative Procedures
The following administrative provisions shall govern the implementation of the Claremont
Graduate University - Claremont Campus Master Plan:
A. USES AND DEVELOPMENT PERMITTED WITHIN THE Claremont Graduate University –
Claremont Campus MASTER PLAN BOUNDARIES
1. Relationship of the Claremont Graduate University - Claremont Campus Master Plan to the
Claremont Municipal Code Approval Process.
The permitted uses and development within the Master Plan boundaries are governed by
the provision set forth in the City's Municipal Code for the Institutional District (as such
Code may be amended in accordance with this Master Plan), the City's General Plan (as
such General Plan may be amended in accordance with this Master Plan), this Master
Plan, and any applicable development agreement.
2. Additional Uses and Development Which May Be Permitted Without an Amendment to the
Claremont Graduate University –Claremont Campus Master Plan.
In addition to the permitted uses outlined in (1) above, special uses or development which
are listed in 16.306 of the Municipal Code as permitted in an Institutional District subject to
the issuance of a special use and development permit may be permitted within the Master
Plan boundaries in accordance with the appropriate review procedures in the Municipal
Code.
B. DEVELOPMENT REVIEW PROCEDURES
1. Review Requirements
Unless plans for buildings and structures and all signs, luminaries, landscaping, irrigation
and other features of the site for buildings, parking lots, or other structures, have been approved pursuant to the review procedures established in the Municipal Code, no building
permits will be issued.
2. Review Responsibilities
All new construction, modifications, and site changes shall be reviewed as set forth in
Section 16.300 of the Claremont Municipal Code, as amended from time to time.
3. Scope of Review for Projects Implementing this Master Plan
The City's review of specific projects implementing components of the Claremont Graduate
University Master Plan (including parking) shall be limited to the projects' architectural
elements, layout, massing, landscaping, lighting, and compliance with Title 16 of the
Claremont Municipal Code, the provisions of the Claremont Graduate University Master
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Plan, and any development agreement. Provisions of the Claremont Graduate University
Master Plan and any development agreement shall take precedence over the provisions of
Title 16 of the Claremont Municipal Code in case of conflict. Environmental review of specific projects shall rely on the CEQA documents adopted with the Claremont Graduate
University - Claremont Campus Master Plan. Any subsequent environmental review of a
specific project shall be limited to impacts that would occur as a result of the project and
which were not examined as part of the CEQA documents adopted with the Claremont
Graduate University –Claremont Campus Master Plan or are more significant than described in the CEQA documents adopted with the Claremont Graduate University –
Claremont Campus Master Plan.
C. ADMINISTRATION OF THE Claremont Graduate University –Claremont Campus MASTER
PLAN
1. Administrative Adjustments
The Director of Community Development may administratively approve the following
minor adjustments to explicit provisions in the Claremont Graduate University - Claremont
Campus Master Plan:
a) The addition of new information to the Claremont Graduate University –Claremont
Campus Master Plan maps or text that does not change the effect of any regulations
or guidelines.
b) Minor expansion in the boundaries of the Claremont Graduate University Master Plan
area, provided the area of the expansions does not exceed 5% of the total Master Plan
area.
c) Modifications to the layout or location of structures, parking or other programmatic usages, which do not have the effect of increasing student enrollment or staffing and/or
creating environmental impacts greater than previously analyzed.
2. Claremont Graduate University –Claremont Campus Master Plan Amendments
If an amendment does not qualify as an Administrative Adjustment, then this plan may be
amended in accordance with the plan review provision of Municipal Code Section
16.069.030. Each amendment shall include all sections or portions of the Claremont
Graduate University –Claremont Campus Master Plan that are affected by the change. All
amendments shall be required to be consistent with the General Plan.
3. Enforcement
The Claremont Graduate University - Claremont Campus Master Plan, and/or conditions
of approval shall be administered and enforced by the City of Claremont, Community
Development Department and subject to the administrative fines program of Chapter 1.14
of the Claremont Municipal Code.
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4. Duration
The Claremont Graduate University - Claremont Campus Master Plan shall be valid for 20
years from the date of final approval by the City. At the conclusion of the 20-year period,
the Claremont Graduate University - Claremont Campus Master Plan will expire unless
the approval of the Master Plan is formally extended.
Once the Master Plan expires, all planned improvements on private property which were
not implemented prior to the Master Plan's expiration shall not be constructed unless such
improvements are approved pursuant to a new Master Plan or other applicable City regulations in effect at the time. If there are remaining public improvements for which permits
have been issued and bonds collected but not constructed prior to expiration, then these
improvements shall be completed in a timely manner.
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Appendices
To be added following
City Review
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