TO: ADAM PIRRIE, CITY MANAGER
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: MAY 26, 2026
Reviewed by:
City Manager: AP
SUBJECT:
Title
HISTORICAL PROPERTY (MILLS ACT) AGREEMENT #26-MA01, BETWEEN THE CITY OF CLAREMONT AND MICHAEL BLICKENSTAFF AND SABRINA FERNANDES BLICKENSTAFF, PROPERTY OWNERS OF 425 WEST TENTH STREET
Body
SUMMARY
The owners of the property at 425 West Tenth Street have submitted a request to enter into a Historic Property (Mills Act) Agreement with the City. The Mills Act is a preservation tool enacted by the state legislature to ensure the long-term preservation of eligible historic properties and other significant site features of such properties. In return, property owners receive a reduction in property taxes, which in turn helps finance needed repairs and renovations for the property. On April 29, 2026, the Architectural and Preservation Commission reviewed the proposed agreement and voted unanimously to recommend approval of the subject Mills Act request. The City Council is the decision-making body for Mills Act requests and is asked to take final action on the agreement at this meeting.
RECOMMENDATION
Recommended Action
Staff recommends the City Council:
A. Authorize the City Manager to execute the Historical Property (Mills Act) Agreement between the City of Claremont and Michael Blickenstaff and Sabrina Fernandes Blickenstaff, property owners of 425 West Tenth Street; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
Body
ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Continue the discussion and request additional information.
B. Make revisions to the proposed Mills Act Agreement and approve the agreement as revised.
C. Deny Mills Act Agreement #26-MA01.
FINANCIAL REVIEW
The costs associated with the review of this application have been borne by the applicant.
Upon approval of a Mills Act historical property contract (Attachment A), the value of the subject property is reassessed based on a formula that considers the rental income that could be expected from the property, the Federal home loan interest rate, a historic property risk component, and an amortization component to result in a special Mills Act capitalization rate. The total tax savings for the property owners is determined by using the formula outlined in Attachment B, which also estimates the anticipated tax savings for the property owners/applicants. With approval of a Mills Act contract, the value of property tax savings must be put towards the scope of work, identified in Attachment A, to preserve or rehabilitate the historic character-defining elements of the property and ensure its ongoing historical and structural integrity. Approval of a Mills Act contract will also result in a minor loss of tax revenue to the City. This loss represents the City’s contribution to ensuring the property’s preservation for the benefit of the community.
Staff has prepared estimates of the anticipated tax savings (Attachment B) for the owner and the loss in tax revenue to the City if the Mills Act agreement is approved. The calculations estimate a potential tax savings to the owners of $8,630 per year ($86,300 for ten years), and a potential loss to the City in tax revenue of $1,001 per year. In addition to the loss of revenue to the City, the contract will also result in a loss of tax revenue to the other local, regional, state agencies, and districts that receive a portion of property taxes paid.
ANALYSIS
Background
What is the Mills Act?
The Mills Act is a preservation tool created by the California state legislature in 1972 to encourage the preservation and restoration of historic properties. The act enables cities to enter into historical property agreements with owners of qualifying properties to reduce owners’ property taxes to incentivize investment in their historic properties. While resulting in some lost tax revenue, the agreements provide benefits to cities in that they ensure preservation, high-quality rehabilitation, and maintenance of historic properties that represent important cultural resources.
As provided by State law, the Mills Act is administered and implemented by local governments. Mills Act contracts are executed between the property owner and the local government granting the tax reduction. Cities have considerable discretion in evaluating Mills Act requests and are not mandated to approve historical property agreements. Each local government establishes its own eligibility criteria, application procedures, and the number of contracts to allow within its jurisdiction. The California Office of Historic Preservation (OHP) does not participate in the contract negotiations, is not a signatory to the contract, and has no authority over the administration of the Mills Act program.
City’s Mills Act Program
In October 2000, the City Council approved procedures and review criteria for agreements for properties in Claremont. Initially, the program was restricted to historic properties suffering severe deterioration and in danger of near-term demolition or eventual demolition due to long-term neglect. In January 2009, the City Council revised the review criteria to include all residential properties listed in the City’s Register of Structures of Historic and Architectural Merit of the City of Claremont (Register). In addition, the City Council limited the maximum number of Mills Act contracts that can be approved to six per year.
On October 9, 2012, the City Council amended the program once more to provide clarification to one of the review criteria and to establish an annual compliance review fee. These newly revised criteria and procedures are included as Attachment C (City Council Resolution 2012-75).
Property Description
The subject property is located on the north side of West Tenth Street, on the block situated between North Berkeley Avenue and Indian Hill Boulevard. It is in the neighborhood identified in the Claremont General Plan as “Old Claremont.” The property has a General Plan Designation of Residential 6 and is zoned Single-Family Residential - 8,000 square foot lot size (RS 8,000).
The property at 425 West Tenth Street is a historically significant residence in the Old Claremont neighborhood and an intact example of early twentieth-century residential development in the City. Constructed in 1927, the home is associated with Clarence Stover, a prominent local builder whose work helped shape much of Claremont’s built environment during the 1920s and 1930s. Stover constructed numerous residences and major civic and collegiate buildings throughout the community and served as a City Councilmember, Planning Commissioner, and Chamber of Commerce President. His association with the property contributes to its historical significance. The residence is also associated with the Woodford family, an early Claremont family with longstanding ties to the community and local citrus industry. The house was likely built for Joseph Woodford, whose family reportedly owned a large residence formerly located at the southwest corner of 7th Street and Yale Avenue. Margaret Woodford is identified as the architectural designer of the home.
Architecturally, the property is a strong example of the English Tudor Revival style. Character-defining features include its two-story asymmetrical massing, steep cross-gabled roof forms, stucco exterior walls, brick chimney elements, and multi-light, steel frame casement windows. The home retains much of its historic character and detailing, including second-floor half-timbering, original oak hardwood flooring, and other period finishes. The residence contains approximately 3,000 square feet with five bedrooms and more than three bathrooms. The site also contributes to the property’s character. Mature trees, hedges, and dense landscaping partially screen the residence from the street and create a private garden setting. Brick walls and pathways define the front yard, while the bright green entry gate and front door have become a recognizable feature of the property. A detached two-car garage remains on site and reflects the original residential layout.
Overall, the property continues to convey its historic design, setting, and association with early Claremont development. The home is in relatively good shape and, with appropriate restoration and repair, can continue conveying its historical appearance and significance.
Proposed Work Plan
The applicant and property owner has proposed a sensible work plan that addresses both the home’s exterior and interior and will preserve and rehabilitate some of the home’s character defining features while also enhancing the structural integrity of the property. A detailed summary of the proposed improvements is included in the Draft Mills Act Contract (Attachment A), with a summary provided here.
With approval of a Mills Act Contract, the applicant proposes a comprehensive program of preservation and rehabilitation improvements to maintain the residence's long-term structural integrity and historic character. Initial work would include a full seismic retrofit of the foundation, along with any necessary crack repair. Additional improvements would address major building systems, including plumbing, roof gutters, and electrical components and replace aging galvanized steel and cast-iron drain lines. Existing roof gutters and downspouts would be repaired or replaced, and the home’s electrical panels and fuse box would be rehabilitated and maintained as needed.
Exterior preservation work would include restoration of the roof and historic steel-frame windows. Deteriorated shingles would be replaced with new compatible asphalt shingles, while cracked windowpanes would be repaired or replaced. Window hardware, seals, and operability would also be restored. Interior improvements would include paint restoration to address flaking and deteriorated finishes, as well as rehabilitation of the historic hardwood floors. Floor work would include repairing damaged areas, sanding, refinishing, addressing subfloor issues where necessary, and applying a protective finish.
Site improvements would include landscape drainage remediation around the perimeter of the home to correct grading, drainage, and water pooling issues. Work would also include lowering soil levels around the perimeter of the residence and foundation and repairing or replacing existing historic brickwork at the rear and side of the property where necessary. These items would well exceed the cost of property tax savings over ten years.
Qualifying Criteria and Staff Evaluation
Pursuant to Section 130 of City Council Resolution No. 2012-75, a historical property contract may be approved only if all the following criteria are met:
A. The subject property meets the eligibility requirements for a Mills Act contract pursuant to California Government Code Section 50280.1 in that it is a privately owned property which is not exempt from property taxation, and is listed on the National Register of Historic Places, located in a National Register or local historic district, listed in a state or county official register of historic or architecturally significant sites, places or landmarks, or listed in the Register of Structures of Historic and Architectural Merit of the City of Claremont.
The subject property is privately owned by the applicants (Michael Blickenstaff and Sabrina Fernandes Blickenstaff) and is not exempt from property taxation. The property is recognized as a historically significant resource through its association with early twentieth-century residential development in Claremont and its documented architectural and historical importance. Constructed in 1927, the residence is associated with Clarence Stover, a prominent local builder responsible for shaping much of Claremont’s built environment during the 1920s and 1930s, as well as serving in civic leadership roles including City Councilmember, Planning Commissioner, and Chamber of Commerce President. The property is also associated with the Woodford family, an early Claremont family with longstanding ties to the community. In addition, Margaret Woodford is identified as the architectural designer of the home. The property’s architectural and historical significance, coupled with its association with the Woodford family, satisfies the Mills Act eligibility requirements.
B. The subject property contributes significantly to the quality, diversity, historical interest, and ambiance of the community.
425 West Tenth Street contributes significantly to the quality, diversity, and historical ambiance of Claremont. As an intact example of early twentieth-century residential development, the residence reflects the period of rapid growth and architectural refinement that shaped Claremont in the 1920s and 1930s. Its association with Clarence Stover further enhances its importance, given his role in developing both residential and civic architecture throughout the City. The property’s setting also reinforces its contribution to neighborhood character. Mature landscaping, hedges, and dense vegetation create a private garden-like environment that is consistent with the established residential pattern of Old Claremont. Brick walls and pathways define the front yard, while the green entry gate and front door serve as distinctive visual features that contribute to the property’s identity and sense of place.
C. Significant features that defined the historical character of the subject property, and its buildings have not been destroyed or can be restored based on documentary, physical, or pictorial evidence.
The residence retains a high degree of integrity and continues to convey its historic design, materials, and workmanship. Constructed in 1927, the home remains a strong and intact example of the English Tudor Revival style, with key character-defining features that include two-story asymmetrical massing, steep cross-gabled roof forms, stucco exterior walls, second-story half timbering, brick chimney and pathway elements, and multi-light, steel casement windows. Interior features further reinforce its historic character, including original oak hardwood flooring and other period finishes. Ultimately, the home exhibits a high level of integrity in design, materials, workmanship, and setting-ensuring that its historic character has not been lost and, where necessary, can be restored using documentary and physical evidence such as that found in Attachment G.
D. The owner of the subject property proposes to make improvements that are related to preservation and/or rehabilitation of character defining elements and/or historical and structural integrity of the property. Additionally, the cost of such improvements must be equal to or greater than the expected property tax savings for the first ten years, which needs to be distributed into two five-year periods.
The current owners intend to undertake continued preservation and rehabilitation efforts that focus on maintaining and restoring character-defining elements. Planned improvements include maintenance and repair of the historic steel frame, multi-light windows, seismic retrofit and foundation crack repairs, updating the electrical and plumbing amenities, and painting and resealing original siding, paneling, wood features, as well as grading and landscape changes necessary to preserve the home’s structural and material integrity and prevent ongoing flooding issues. Completing the proposed work items with the benefit of a historical property contract will enhance the property’s ability to continue contributing to the historical interest and ambiance of the Claremont community. The applicant has proposed a sensible work plan that would help ensure the home’s long-term livability, restore some of its key historic features, and maintain its original historic character. These repairs and installations would enhance the building’s lifespan and update the home without damaging the character defining features, making it more usable for the property owner and future residents.
Based on estimates provided by the applicant, the total cost of the proposed scope of work is approximately $152,225, which is $65,925 more than the estimated tax savings of $86,300 that would result from the historical property contract over a 10-year period. With the signing of the historical property contract, the applicant would be required to invest the avoided property tax into the work outlined in Attachment A. Additionally, based on the proposed scope of work, the applicants would contribute more of their own funds to the proposed work than they would save through reduced property taxes.
E. The subject property is residential.
The subject property is a single-family residential property located in the RS 8,000 zoning district. The property remains in residential use, consistent with the Mills Act’s residential eligibility criteria.
COMMISSION REVIEW
The Architectural and Preservation Commission reviewed and voted unanimously to recommend approval of the agreement on April 29, 2026. The Commission’s resolution is Attachment F.
LEGAL REVIEW
The City Attorney has reviewed and approved the proposed Historical Property Agreement.
RELATIONSHIP TO CITY PLANNING DOCUMENTS
Staff has evaluated the agenda item in relation to the City’s strategic and visioning documents and finds it does not relate.
CEQA REVIEW
The proposed scheduled improvements within the contract are categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15331 in that these improvements are for the restoration and rehabilitation of a historical resource, will be conducted in a manner consistent with the Secretary of the Interior’s Standards of the Office of Historic Preservation of the Department of Parks and Recreation, United States Secretary of the Interior’s Guidelines for Rehabilitation of Historic Properties, and the State Historical Building Code and will be subject to applicable City permitting requirements. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a paper copy, please contact the City Clerk’s office.
Submitted by: Prepared by:
Brad Johnson Jordan Goose
Community Development Director Associate Planner
Reviewed by:
Christopher Veirs
City Planner
Attachments:
A - Draft Mills Act Contract
B - Estimated Tax Savings Calculations
C - City Council Resolution No. 2012-75
D - Schedule of Improvements
E - Photo Survey
F - Architectural and Preservation Commission Resolution No. 2026-17
G - Primary Historic Record for the Property