TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: APRIL 15, 2026
SUBJECT:
Title
REGISTER LISTING #26-RL01, REVIEW OF A PROPOSAL TO ADD SEVENTY-NINE PROPERTIES WITH MODERN ARCHITECTURE TO THE REGISTER OF STRUCTURES OF HISTORICAL AND ARCHITECTURAL MERIT OF THE CITY OF CLAREMONT
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SUMMARY
Modern architecture encompasses a range of building styles characterized by simple forms and minimal ornamentation. Emerging in the early 20th century, it was shaped by the introduction of new materials such as steel, concrete, and glass, an emphasis on functional design, and a move away from the highly decorative styles of earlier periods. Although its origins are not precisely defined, modern architecture became widely popular after World War II due to its practical and cost-efficient approach, relying on standardized materials and construction methods to allow for faster, more affordable building.
The City of Claremont has over 1,000 properties listed on the Register of Historical and Architectural Merit of the City of Claremont (“Register”); however, relatively few of the City’s many noteworthy modern structures are listed. Most were not considered old enough at the time the Register was largely established in the 1980s. The designation of this group of modern properties represents an effort to update the Register so that it more accurately reflects the rich diversity of Claremont’s history and architectural character.
Each of the 79 properties being proposed for listing have been nominated by Claremont Heritage. These nominations include historic resource survey forms prepared by Heritage staff and volunteers for each property. City staff finds that the nominated properties reflect important historical moments, architectural excellence, or the distinctive character of Claremont. Each property meets at least one of the six criteria that are required to be met in order for the Architectural and Preservation Commission to approve the designation of a property as a Cultural Resource and add it to the Register.
RECOMMENDATION
Recommended Action
Staff recommends the Architectural and Preservation Commission:
A. Adopt A RESOLUTION OF THE ARCHITECTURAL AND PRESERVATION COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, RECOMMENDING APPROVAL OF REGISTER LISTING #26-RL01, REVIEW OF A PROPOSAL TO ADD SEVENTY-NINE PROPERTIES WITH MODERN ARCHITECTURE TO THE REGISTER OF STRUCTURES OF HISTORICAL AND ARCHITECTURAL MERIT OF THE CITY OF CLAREMONT; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
1. Continue the item for additional information or study.
2. Express intent to deny a portion or all of the proposed additions to the Register, specifically identifying how none of the Register Criteria identified in Section 16.302.090 of the Claremont Municipal Code or necessary findings can be met, and continue the item to April 29, 2026, for adoption of a denial resolution.
FINANCIAL REVIEW
The cost of reviewing this proposal for designation of Cultural Resources, preparing the necessary exhibits, and this report has been borne by the City. The initial survey forms, context statements, and architect biographies were prepared by staff and volunteers at Claremont Heritage.
ANALYSIS
Background
Procedures for Adding Properties to the Register
The Claremont City Council adopted the Register of Structures of Historical and Architectural Merit of the City of Claremont (“Register”) in 1980 following an exhaustive inventory of the City’s eligible historic resources. The aim of the creation and adoption of the Register was to further the General Plan’s objectives to foster appreciation for Claremont’s historic resources and to focus attention on their ongoing protection. Since the Register’s adoption in 1980, a number of properties have been added to it. Generally, listings have been in large batches, with approximately 65 percent of the properties listed in 1980 and another 20 percent listed in 1985. The remaining 15 percent have come in small batches or as individual nominations. Currently, there are approximately 1,050 Resources listed on the Register.
On January 27, 1998, the City Council adopted formal procedures for the Architectural Commission to follow when designating new additions to the Register. These procedures remained in place until 2024, when they were replaced and codified under Section 16.302.090 of the Claremont Municipal Code as part of the City’s new Cultural Resources Preservation Ordinance (“Preservation Ordinance”). The Preservation Ordinance codified the process and criteria for designating cultural resources (adding new properties to the Register) in Section 16.302.080 and assigns review responsibilities to City staff, the Architectural and Preservation Commission, and the City Council (CMC Sections 16.302.040 - 070).
Modern Architecture
Modern architecture is a broad term used to describe a number of building styles with similar characteristics, notably the simplicity of form and the elimination of ornament. Modernism largely gained its popularity and acceptance in the post-war years because of its economically practical approach. The use of standardized building materials and methods allowed it to be constructed quickly and at a relatively low cost. While origins of modern architecture are diverse, often the roots are traced back to three main factors that arose following World War I: the availability of new building materials like iron, steel, concrete and glass, leading to new building techniques; a desire by architects to create functional buildings with these new techniques and materials for the public; and, a reaction against the perceived excess of style from earlier eras.
Modern Architectural Styles
Mid-Century Modern
Mid-Century Modern is a term used to describe the postwar iteration of the International Style in both residential and commercial design. Geometric forms, smooth wall surfaces, and an absence of exterior decoration characterized the International Style. Mid-Century modern represents the adaptation of these elements to the local climate and topography, as well as to the postwar need for efficiently built, moderately priced homes. The Mid-Century Modern house is characterized by its clear expression of structure and materials, large expanses of glass, and an open interior plan. Other character-defining features of Mid-Century Modern style architecture include, but are not limited to:
- One or two-story configuration
- Simple geometric forms
- Expressed post and beam construction, in wood or steel
- Flat roof with wide overhanging eaves and cantilevered canopies
- Unadorned wall surfaces
- Exterior panels of wood and stucco, brick, or stone
- Flush mounted metal frame, full-height, and clerestory windows
- Exterior staircases, decks, patios, and balconies
- Little or no exterior decorative detailing
- Screen walls and courtyards to provide privacy from the street
- Large expanses of glass opening to courtyards and/or rear yard landscaping
- Expressionistic/Organic subtype: sculptural forms and geometric shapes, including butterfly, A-frame, folded plate, or barrel vault roofs.
Local practitioners of the style include Richard Neutra, Criley & McDowell, and Cliff May, among others. For example, Theodore Criley (1905-1984) is a long-time resident of Claremont whose career spanned over five decades and includes many notable contributions to Southern California, particularly the eastern San Gabriel Valley. Known for his massive output, Theodore Criley was constantly devoted to the quality of the built environment around the San Gabriel Valley and often worked with a large range of building types. Usually working with his partner Fred W. McDowell, although sometimes working alone or with other partners, Criley designed 496 new buildings, many of them major, high-profile commissions. His varied projects include colleges, churches, libraries, city halls, government buildings, residences, housing developments, hotels, and schools throughout the Los Angeles and Southern California area. Criley and McDowell are responsible for residences such as 603 West 8th Street, 799 West 9th Street, 417 Blaisdell Drive, and 826 Guanajuato Drive, among others. Cliff May, who designed at least two mid-century modern homes in Claremont, was very influential in residential design in the western United States. He was very prolific as a designer and profiled regularly in Sunset Magazine regarding design that reflected the California lifestyle.
International Style
The International Style of architecture is an architectural style that emerged in the 1920s and 1930s, first defined by European architects including Walter Gropius, Ludwig Mies van der Rohe, and Le Corbusier. In North America, the emphasis of the International Style was placed largely on architectural style, form, and aesthetics, rather than the social aspects of the modern movement taking place in Europe at the same time. The term “International Style” first came into use following an exhibition at the MOMA in New York City curated by Henry-Russell Hitchcock and Philip Johnson in 1932 that popularized the term. Common characteristics of the International Style were defined to include rectilinear forms, light, taut planar surfaces without ornamentation or decoration, open interior spaces, and a visually weightless quality. Until about the 1950s, the International Style was largely applied to small residential and commercial buildings. Rudolph Schindler and Richard Neutra, who were two of Southern California’s earliest modern architects, helped to design and build some of the earliest examples of International Style buildings in Los Angeles. Following the growth of cities following World War II, the International Style was largely accepted and provided an easily achievable style option for large-scale urban development projects. During his period, emphasis was placed on building designs that expressed the building’s function. Other character-defining features of the international style include, but are not limited to:
- Single or groups of rectangular masses
- Balance and regularity, but no symmetry
- Clear expression of form and function
- Cantilevering of roofs and extended eaves
- Flat rooflines
- Frequent use of glass and steel
- Horizontal bands of flush windows
- Windows meeting at corners
- Absence of ornamentation
- Flat roofs
- Asymmetrical facades
- Ninety-degree (square) corners
- Common exterior materials include concrete, brick, and stucco.
Architect Carl Troedsson is a local, residential example of a practitioner of International Style architecture. Carl Troedsson was a Swedish architect who studied in both Europe and the United States, including at Columbia University, where he earned top honors. After teaching architecture at the University of Southern California, his career was interrupted by World War II, leading him into private work and later a professorship in Sweden. He eventually returned to Los Angeles in 1955 to start his own practice. One of his notable early works, located at 1010 Oxford Avenue in Claremont, was built for artist Milford Zornes and reflected the emerging International Style. This design emphasized simplicity, functionality, open floor plans, and strong indoor-outdoor connections using large glass surfaces. At the time, these ideas were considered highly experimental compared to traditional American homes, but the finished house became a striking example of modern architecture.
New Formalism
New Formalism was popular in large-scale commercial and civic designs from the late 1950s to the 1970s and was largely seen as a rejection of the sparse steel and glass aesthetic of the period. Largely shaped by the work of Edward Durell Stone, the style is characterized by pronounced columnar supports and large expanses of patterned screens. In opposition to the minimalism of the International Style, the New Formalist movement referenced the classical forms and applied ornamentation of historical styles. In Southern California, the style has been widely used in the design of office buildings, banks, auditoriums, auto dealerships, and churches. Other character-defining features of the New Formalism include, but are not limited to:
- Symmetrical plan
- Heavy protecting roof slab
- Smooth wall surfaces contrasted with textured planes
- Colonnades with stylized full-height columnar supports
- Repeating arches or rounded openings
- Large screens of perforated cast stone or concrete metal grilles
- Building set behind a plaza or fountain
Edward Durrell Stone designed the original buildings for the Harvey Mudd Campus with their large extended eaves and textile concrete blocks, which are often endearingly referred to as warts by staff and students. Stone also designed the chapel for the Claremont School of Theology. Stone is known best for his US Embassy in New Delhi, India, which was very influential in establishing New Formalism as a distinct offshoot of the International Style.
796 Via Santo Tomas, built in 1966 by Architect S.J. Hendersen, is a local, residential example of New Formalism architecture. Alternatively, Pomona First Federal Bank (now US Bank), located at 393 West Foothill Boulevard and designed by architect Millard Sheets, is an institutional example of new formalism architecture in Claremont.
Millard Sheets was a Pomona-born painter (1907) and a major figure in California Regionalism. He was hired by Scripps College to build its art department, helping transform Claremont into a vibrant arts community. He brought in influential artists and educators across ceramics, sculpture, design, and architecture, shaping generations of creatives, including figures like Sam Maloof. One of his most significant contributions in Claremont was his work at the Pomona First Federal Bank (later associated with Home Savings projects). There, Sheets applied his philosophy of blending art with architecture by designing and overseeing decorative elements such as mosaics, murals, and integrated artistic features. This work reflected his broader role, beginning in the 1950s, designing bank buildings and coordinating artistic contributions for numerous branches of Home Savings of America. His contributions helped define a distinctive Southern California style where commercial buildings became spaces for public art.
Nominated Properties
The subject properties were generally constructed during the mid-Twentieth Century, and all have exceeded the 45-year age threshold required for historic evaluation and potential designation. The proposed action would formally recognize these homes for their architectural, historical, and/or cultural significance as representative examples of mid-century modern design within the community. No physical alterations or development activities are proposed as part of this review.
The complete list of proposed properties to be designated is indicated below:
|
175 E 8th |
473 Blaisdell |
115 Oak Park |
|
545 W 8th |
824 Butte |
910 Oxford |
|
603 W 8th |
922 Butte |
1010 Oxford |
|
669 W 8th |
820 Cambridge |
1089 Oxford |
|
675 W 8th |
655 E Foothill |
4225 Piedmont Mesa |
|
584 W 9th |
211 W Foothill |
190 E Radcliffe |
|
676 W 9th |
393 W Foothill |
351 Radcliffe |
|
796 W 9th |
826 Guanajuato |
2503 San Andres |
|
799 W 9th |
233 W Harrison |
2542 San Andres |
|
241 E 10th |
842 Harrison |
2627 San Andres |
|
580 W 10th |
266 Hartt |
324 Sycamore |
|
696 W 10th |
760 Hood |
305 Taylor |
|
750 W 12th |
400 N Indian Hill |
433 Taylor |
|
1659 Akron |
4145 La Junta |
315 Teasdale |
|
723 Alamosa |
4151 Las Casas |
4143 Tenango |
|
700 Alamosa |
4150 Las Casas |
4184 Tenango |
|
143 W American |
4154 Las Casas |
753 Valparaiso |
|
1826 Antioch |
1527 Lowell |
764 Valparaiso |
|
1543 Bates |
1625 Lowell |
769 Valparaiso |
|
529 Baughman |
2470 N Mountain |
796 Via Santo Tomas |
|
354 Blaisdell |
2504 N Mountain |
2772 Via Sinaloa |
|
366 Blaisdell |
2515 N Mountain |
1330 Via Zurita |
|
382 Blaisdell |
2527 N Mountain |
1343 Via Zurita |
|
383 Blaisdell |
2535 N Mountain |
1408 Via Zurita |
|
394 Blaisdell |
2701 N Mountain |
1103 Yale |
|
417 Blaisdell |
4176 Oak Hollow |
1241 Yale |
|
470 Blaisdell |
4205 Oak Hollow |
|
Following issuance of the public hearing notice, Staff identified an error in the addressing of one of the subject properties, in which 2740 North Mountain Avenue was incorrectly listed as 2470 North Mountain Avenue. As a result, this property has been removed from consideration as part of the current proposal and may be re-noticed and brought forward for review at a later date.
Register Criteria
As discussed above, the City’s 2024 Preservation Ordinance codifies procedures for adding structures and/or sites to the Register. This requires staff review of any application for designation (listing), followed by review and recommendation by the Architectural and Preservation Commission and approval or denial by the City Council. The Ordinance requires that any property or other resource be at least 45 years old and meet one or more of six criteria before it can be added to the Register (CMC Section 16.302.080). These criteria are:
1. It is identified with important events in national, state, or City history or exemplifies significant contributions to the broad cultural, political, economic, social, or historic heritage of the nation, state, or City;
2. It is associated with a person, persons, or groups who significantly contributed to the history of the nation, state, region, or City;
3. It embodies the distinctive and exemplary characteristics of an architectural style, architectural type, period, or method of construction; or is a noble work of a master designer, builder or architect; or is a valuable example of the use of indigenous materials or craftsmanship;
4. It is the work of an architect or master builder whose individual work has influenced the development of the City of Claremont;
5. It has yielded, or has the potential to yield, information important to archaeological prehistory or history of the nation, state, region, or City and/or;
6. It exemplifies the early heritage of the City.
RATIONALE FOR STAFF RECOMMENDATION
Staff finds that each of the seventy-nine properties warrants designation as a Cultural Resource and listing in the Register. As such, staff recommends approval of the proposed designation of the subject properties to the Claremont Register of Structures of Historical and Architectural Merit (“Register”) based on their demonstrated architectural, historical, and/or cultural significance, as well as their consistency with the criteria set forth in Section 16.302.080 of the Claremont Municipal Code. All of the nominated properties have reached or exceeded the 45-year age threshold required for consideration under the Preservation Ordinance and retain sufficient integrity to convey their historical and architectural significance. Staff finds that each property meets at least one of the required criteria for designation, particularly Criterion 3 (embodying distinctive architectural characteristics) and, in many cases, Criterion 4 (association with a master architect or builder). Some properties may also meet Criterion 1 and Criterion 2 through their association with important historical trends and influential individuals in Claremont’s development. The rationale for this finding is detailed below.
The nominated properties represent a significant and under-recognized period of Claremont’s architectural development during which Mid-Century Modern, International Style, and New Formalist design principles influenced the City’s built environment. While Claremont currently has over 1,000 designated historic resources, the majority were identified and listed during the 1980s, prior to the widespread recognition of mid-twentieth century architecture as historically significant. As a result, many of the City’s notable modern resources have remained unlisted. The proposed designations serve to correct this gap and ensure that the Register more fully reflects the breadth and diversity of Claremont’s architectural heritage.
The subject properties embody the distinctive characteristics of Mid-Century Modern architecture, including simple geometric forms, open floor plans, expressed structural systems, expansive use of glass, and a strong relationship between interior and exterior spaces. Many also reflect related modern movements, such as the International Style and New Formalism. These properties collectively illustrate significant early involvement and an evolution of modern design in Claremont.
Additionally, several of the properties are associated with notable architects and designers who contributed significantly to the development of Claremont and the broader Southern California region. For example, these include practitioners such as Theodore Criley and Fred McDowell, as well as Carl Troedsson, whose early International Style work in Claremont introduced innovative concepts of spatial openness and indoor-outdoor integration. Of importance for institutional architecture is the inclusion of the Pomona First Federal Bank (393 West Foothill Boulevard), designed by Millard Sheets. Sheets was a central figure in shaping Claremont’s artistic identity through his leadership at Scripps College and his broader efforts to integrate art, craft, and architecture. His work on the bank exemplifies the New Formalist style and reflects his pioneering approach of incorporating large-scale mosaics, murals, and sculptural elements into commercial architecture. Through this and similar projects, Sheets helped establish a distinctive Southern California tradition in which everyday buildings function as sites of public art.
Ultimately, the proposed designation does not involve any physical changes to the properties, nor does it impose immediate alterations or development requirements. Rather, it formally recognizes these resources as important contributors to the City’s heritage and supports the ongoing goals of the General Plan and Preservation Ordinance to promote awareness, appreciation, and stewardship of Claremont’s cultural resources.
For these reasons, staff finds that the proposed designations are both appropriate and necessary to ensure a more comprehensive and representative historic register and recommends that the Architectural and Preservation Commission forward a recommendation of approval to the City Council.
CEQA REVIEW
The request to add the subject properties to the Claremont Historic Register is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) under Section 15301(e), in that the proposed action, the administrative act of adding historic resources to the Claremont Historic Register, is covered under the General Rule Exemption of the California Environmental Quality Act (“CEQA”). The General Rule Exemption applies to actions that can be seen with certainty to have no significant effect on the environment per Section 15061 (b)(3) of the CEQA Guidelines as the action will not result in construction activities or other direct physical changes or reasonably foreseeable indirect physical changes, nor will it result in the relaxation of standards to allow for environmental degradation. Additionally, future changes to any listed structure and/or site are subject to review by the City to ensure compliance with the requirements of the municipal code and CEQA. Therefore, no additional review is required at this time.
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 Melissa Sanabria at msanabria@claremontca.gov.
Notice of this proposed designation/listing was published in the Claremont Courier on April 3, 2026, in both a display ad and as a legal ad that included the addresses of all affected properties. In addition, on April 2, 2026, notices were sent to the owners of each affected property as well as the owners of all properties located within 300 feet of each affected property. Copies of this staff report have been sent to the applicant and other interested parties.
Submitted by: Reviewed by:
Brad Johnson Christopher Veirs
Community Development Director City Planner
Prepared by:
Jordan Goose
Assistant Planner
Attachments:
A - Draft Resolution
B - Primary Records
C - Property Description Chart
D - Chapter 16.302 Cultural Resources Preservation