TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: DAVID CRABTREE, INTERIM COMMUNITY DEVELOPMENT DIRECTOR
DATE: NOVEMBER 9, 2026
SUBJECT:
Title
REVIEW OF HISTORICAL PROPERTY (MILLS ACT) AGREEMENT REQUEST #26-MA07 BETWEEN THE CITY AND THE OWNER OF THE PROPERTY LOCATED AT 845 NORTH INDIAN HILL BOULEVARD - APPLICANT AND PROPERTY OWNER(S): IAN DE HEER AND JULIANA YURIE DE HEER
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SUMMARY
The owners of the property at 845 North Indian Hill Boulevard 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. 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-MA07 BETWEEN THE CITY AND THE OWNER OF THE PROPERTY LOCATED AT 845 NORTH INDIAN HILL BOULEVARD - APPLICANT AND PROPERTY OWNERS(S): IAN DE HEER AND JULIANA YURIE DE HEER; and
B. 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:
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 December 9, 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 B), 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 Attachment B, 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 $13,699 per year ($136,989.53 for ten years), and a potential loss to the City in tax revenue of $1,589 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 property. 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 their own eligibility criteria, application procedures, and the number of contracts to allow within their 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 west side of North Indian Hill Boulevard, on the block situated between West Tenth Street and West Eighth Street. 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 is highly visible as it is located directly across Indian Hill Boulevard from the Garner House and Memorial Park.
The property at 845 North Indian Hill Boulevard is an architecturally significant residence in the Old Claremont neighborhood and an intact example of twentieth-century Craftsman Bungalow style residential development in the city. The residence appears to reflect a model designed by Greene & Greene. The home was constructed in 1911 by William W. Stover. Born in Illinois, Stover also lived in Kansas for twenty years before moving to Pomona, California. Stover worked for the Pomona Pump Company. while he also managed an orange grove in Upland and worked as a contractor. He moved to Claremont in 1909 and died in 1912 at the age of 48, leaving behind his wife, Reba Stover, and four children.
The property was sold in 1923 to Alexander McKenna. It was owned by the McKenna family (of Claremont McKenna College) until 1930 when the Taylor family purchased the property.
Virgina B. Taylor (1897-1976), former resident of 845 North Indian Hill Boulevard, was born in Meadville, Pennsylvania. She graduated from the University of Pittsburgh and moved to Claremont in 1929. In the 1930s-1940s, Taylor and her husband G. Lewis Taylor, ran the Little Theater of Claremont, which showcased miniature opera shows. Virginia Taylor lived in the subject residence until her death in 1976.
Following Taylor’s ownership, Richard Rosenbluth and Susan Schenk purchased the property. Susan served on the Architectural Commission and Richard served on the Planning Commission. Susan was also heavily involved in implementing the sustainability components of the City’s 2006 General Plan.
The property's character is defined by its distinctive Craftsman Bungalow architectural style and high level of historic integrity. Character-defining exterior features include its two-story massing, building footprint, siding that is mostly wood shingle, complex gable roof form, deeply pitched roof with wide eaves and exposed rafter tails and beams, wood lattice under gable, original three-over-one wood casement windows and doors, wood window casing, front porch, porte-cochere, chimneys, concrete walkway and driveway, detached garage, and front lawn with trees and shrubs. Significant interior features include a wooden staircase, built-in cabinetry, paneled ceiling, brick fireplace, and original paneled doors. The residence contains approximately 3,745 square feet, which includes the main residence with four bedrooms and three bathrooms, and a detached guest house with a single bedroom and bathroom. A detached two-car garage remains on site. Together, these features convey the property's architectural significance and contribute to its historic character, making their continued preservation an important component of the proposed Mills Act contract.
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 convey the historic architectural character and significance of the residence at 845 North Indian Hill Boulevard as a 1911 Craftsman Bungalow home.
Exterior Features
• Two-story massing
• Primarily rectangular building footprint
• Stucco, concrete, and wood shingle siding
• Dark brown stain on exterior wood surfaces and shingle siding
• Deeply pitched roof with wide eaves and exposed rafter tails and beams
• Wood lattice under primary (east-facing) gable
• Original three-over-one wood casement windows and doors
• Wood window casing
• Complex gable roof form
• Wide, half-width front porch featuring tapered wood support columns with tapered stucco bases, concrete patio, and concrete porch steps
• Attached porte-cochere
• Multiple chimneys
• Concrete front yard walkway and enclosed rear garden spaces
• Long concrete driveway leading to detached garage
• Detached garage
• Front lawn with mature trees and shrubs
Interior Features
• Wooden staircase
• Built-in cabinetry
• Paneled ceiling
• Brick fireplace
• Original paneled doors
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 maintain 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 B) with a summary provided here.
With approval of a Mills Act Contract, the applicant proposes a comprehensive program of repairs and upgrades to mechanical and utility-related systems. Planned work includes replacing part of the existing asphalt shingle roof, upgrading the electrical system and existing plumbing infrastructure throughout the property, and upgrading or replacing the existing HVAC system. Collectively, these improvements are intended to protect the property's historic character, improve building performance, and ensure the continued preservation of the resource in accordance with the objectives of the Mills Act Program.
Based on the contractor’s estimates provided by the applicant, these items would exceed the cost of property tax savings over ten years.
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 (Ian de Heer and Juliana Yurie de Heer) 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 importance. The property’s architectural significance satisfies the Mills Act eligibility requirements.
B. The residence is an important contributor to the historic character of Claremont's Old Claremont neighborhood and is an intact example of Craftsman Bungalow residential architecture constructed in 1911. It is located along Indian Hill Boulevard, a high-traffic area. The subject residence serves as a fine example of the Craftsman Bungalow architectural style, which allows the property to positively contribute to Claremont’s historic character. Through its architectural distinction and prominent location, the property contributes significantly to the City's architectural heritage and community character.
C. Character-defining features - including its two-story massing, building footprint, siding that is mostly wood shingle, complex gable roof form, deeply pitched roof with wide eaves and exposed rafter tails and beams, wood lattice under gable, original three-over-one wood casement windows and doors, wood window casing, front porch, porte-cochere, chimneys, concrete walkway and driveway, detached garage, and front lawn with trees and shrubs on the exterior, and wooden staircase, built-in cabinetry, paneled ceiling, brick fireplace, and original paneled doors on the interior - remain substantially intact. These features continue to define the property's historic character and will be preserved through the proposed Mills Act program. Ultimately, the home exhibits a high level of integrity in design, materials, workmanship, and setting-ensuring that its historic character has not been lost.
D. The current owner intends to undertake continued preservation and rehabilitation efforts that focus on maintaining character-defining features and enhancing structural integrity. Planned improvements include replacing part of the existing asphalt shingle roof, upgrading the electrical system and existing plumbing infrastructure throughout the property, and upgrading or replacing the existing HVAC system.
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 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 $164,218.46 which is $27,228.93 more than the estimated tax savings of $136,989.53 that would result from the historical property contract over a ten-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 B. 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 current owners have recently purchased the home within the 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 the City Clerk’s Office.
Notice of this project was published in the Claremont Courier on October 30, 2026. Copies of this staff report have been sent to the applicant and other interested parties.
Submitted by: Prepared by:
David Crabtree Jordan Goose
Interim Community Development Director Associate Planner
Additional Work by:
Andrea Dumovich Heywood
Architectural Historian, Dudek
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