TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: APRIL 29, 2026
SUBJECT:
Title
REVIEW OF HISTORICAL PROPERTY (MILLS ACT) AGREEMENT REQUEST #26-MA01 BETWEEN THE CITY AND THE OWNER OF THE PROPERTY LOCATED AT 425 WEST TENTH STREET. APPLICANT AND PROPERTY OWNER(S) - MICHAEL BLICKENSTAFF AND SABRINA FERNANDES BLICKENSTAFF
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 taxes; which, in turn, helps finance needed repairs and renovations for the property. The Architectural and Preservation Commission is the recommending body for Mills Act requests. The Architectural and Preservation Commission recommendation is then forwarded to the City Council for final action on the agreement. Staff has reviewed the application and finds that each of the required criteria for entering into a Mills Act agreement, as established by the City Council, can be met.
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 CITY COUNCIL APPROVAL OF HISTORICAL PROPERTY (MILLS ACT) AGREEMENT #26-MA01 BETWEEN THE CITY AND THE OWNER OF THE PROPERTY LOCATED AT 425 WEST TENTH STREET. APPLICANT AND PROPERTY OWNER(S) - MICHAEL BLICKENSTAFF AND SABRINA FERNANDES BLICKENSTAFF; 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. Express the intent to recommend denial of the Mills Act contract, specifically identifying the criteria that cannot be met, and continue the item to May 13, 2026, for adoption of the denial recommendation resolution.
FINANCIAL REVIEW
The costs associated with the review of this application have been borne by the applicant.
ANALYSIS
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 C, 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 Exhibit C of 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 C) 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.
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 in order 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 for 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 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 D (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 located 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 10th 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 also 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.
Character Defining Features
The following features appear to convey the historic architectural character and significance of the residence at 425 West 10th Street as a circa 1927 English Tudor Revival home associated with builder Clarence Stover and the Woodford family.
Exterior Features
• Two-story asymmetrical Tudor Revival massing
• Cantilevered second story with wood “half-timber” trim painted a contrasting brown color
• Steeply pitched cross-gabled roof configuration
• Prominent brick chimney integrated into façade composition
• Smooth stucco exterior wall cladding
• Wood trim at eaves, gable ends, and openings
• Original handcrafted mail slot and front door with wrought iron hinges.
• Recessed primary entrance
• Multi-light, steel frame casement windows
• A mix of gabled and shed-style dormer windows
Interior Features
• Original oak hardwood flooring
• Iron rail staircase detailing
Landscape Features
• Mature trees, privacy hedges, and sprawling landscaping
• Brick site walls, walkways, and enclosed garden spaces
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 long-term structural integrity and historic character of the residence. Initial work would include a full seismic retrofit of the foundation, along with crack repair as necessary. Additional improvements would address major building systems, including plumbing, gutters, and electrical components. Replace aging galvanized steel and cast-iron drain lines. Existing 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, as shown on Attachment F.
Qualifying Criteria
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.
B. The subject property contributes significantly to the quality, diversity, historical interest, and ambience of the community.
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.
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.
E. The subject property is residential.
Staff Evaluation
Staff finds that the subject property meets each of these criteria as follows:
A. 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. 425 West Tenth Street contributes significantly to the quality, diversity, and historical ambience 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. 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 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. In completing the proposed work items with the benefit of a historical property contract, the property’s ability to continue contributing to the historical interest and ambiance of the Claremont community will be enhanced. 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 be contributing more of their own funds into the proposed work than they would be saving through their reduced property taxes.
E. 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.
Planning staff and the Director of Claremont Heritage have each inspected the house and property in addition to having discussions with the owners regarding the planned improvements to the property. The owners recently purchased the home in October of last year and are eager to maintain and restore the historic character defining features of the home.
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 copy, please contact Melissa Sanabria at msanabria@claremontca.gov.
Notice of this project was published in the Claremont Courier on April 17, 2026. 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 Mills Act Contract
B - Draft APC Resolution
C - Estimated Tax Savings Calculation
D - Adopted Procedures for Review and Approval of Historic Property Contracts
E - Photo Survey of the Subject Property
F - Schedule of Improvements
G - Historic Primary Record