TO: ARCHITECTURAL AND PRESERVATION COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JULY 29, 2026
SUBJECT:
Title
REVIEW OF HISTORICAL PROPERTY (MILLS ACT) AGREEMENT REQUEST #26-MA03 BETWEEN THE CITY AND THE OWNER OF THE PROPERTY LOCATED AT 472 WEST TENTH STREET. APPLICANT AND PROPERTY OWNER(S) - DOLEN PERKINS-VALDEZ AND DAVID VALDEZ
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SUMMARY
The owners of the property at 472 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-MA03 BETWEEN THE CITY AND THE OWNER OF THE PROPERTY LOCATED AT 472 WEST TENTH STREET. APPLICANT AND PROPERTY OWNER(S) - DOLEN PERKINS-VALDEZ AND DAVID VALDEZ; 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:
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 September 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 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 estimated annual tax savings for the property owners is determined by using the formula outlined in Attachment C. With approval of a Mills Act contract, the total value of the first 10 years 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 loss of tax revenue to the City. This loss reflects the City’s contribution to preserving the property for the benefit of the community.
Staff has prepared estimates of the anticipated tax savings (Attachment C) for the owner as well as 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 $12,614 per year ($126,139 for ten years), and a potential loss to the City in tax revenue of $1,463 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 by ensuring the 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 south side of West Tenth Street, at the corner of Tenth Street and Berkeley Avenue. 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 472 West Tenth Street is a historically significant residence in the Old Claremont neighborhood and an intact example of twentieth-century Monterey Revival style residential development in the City. Constructed in 1928, the home is associated with Helen Wren. Helen Wren (1891-1979) was an architectural designer whose work contributed to Claremont's early residential development and architectural character. Educated at the Massachusetts Institute of Technology and in France, Wren later worked with prominent Pasadena architect Roland Coate, Sr., specializing in residential design. Although she designed only four homes in Claremont, her work left a lasting legacy. The subject property at 472 West Tenth Street was her first Claremont commission and established many of the Monterey Revival design elements that became hallmarks of her work. She also designed the distinguished residence at 709 Harvard Avenue, now the official home of the Claremont Graduate University President. The subject residence is therefore significant not only for its architectural merit but also as one of the surviving examples of Wren's work in Claremont and her contribution to the City's architectural history. Her association with the property contributes to its historical significance.
Furthermore, the residence is also associated with Judy Wright. Judy Wright was a longtime owner of the subject property and one of Claremont's most influential civic leaders and historians. After moving to Claremont in 1972, she became deeply involved in community service, serving on the Planning Commission before being elected to the Claremont City Council, where she served for 13 years, including three years as Mayor (1986-1989). Wright played a pivotal role in regional transportation planning, helping preserve the Claremont Depot and establish Claremont as a stop on the Metrolink system, while also serving on the founding boards of Metrolink and Foothill Transit. She was also a dedicated local historian and author of Claremont Pictorial History and Claremont Women: 1887-1970: They Created a Culture, and was a founding member of Claremont Heritage. Her long stewardship of the subject property reflects her lifelong commitment to preserving Claremont's history and architectural heritage.
The property's character is defined by its distinctive Monterey Revival architectural style and high level of historic integrity. Character defining exterior features include its two-story massing, stucco, concrete, and brick exterior finishes, low-hipped roof, French doors, decorative second-story wood balcony supported by Monterey posts with wood railings, functional wood shutters over multi-light windows, brick walkways, enclosed garden and courtyard spaces, and wood trellises along the rear façade. Significant interior features include original oak hardwood flooring, the original wood staircase with decorative detailing, and hand-hewn open-beam and plank ceilings. The residence contains approximately 2,576 square feet with three bedrooms and more than two bathrooms. A detached two-car garage remains on-site and reflects the original residential layout. 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 good shape and, with appropriate restoration and repair, can continue to convey its historical appearance and significance.
The 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. Planned work includes repair and maintenance upgrades to the electrical system, stripping and refinishing of the unique interior terracotta flooring, installation of a split HVAC system to improve climate control while minimizing impacts to the historic structure, application of UV tint to existing windows to reduce solar exposure, exterior repainting, replacement and restoration of the roof with materials compatible with the historic resource, and leveling and reinstallation of the existing brick patio, pathways, and courtyard. 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.
These items would well exceed the cost of property tax savings over ten years.
Character Defining Features
The following features appear to convey the historic architectural character and significance of the residence at 472 West Tenth Street as a circa 1928 Monterey Revival home associated with architect Helen Wren and local resident Judy Wright.
Exterior Features
• Two-story Monterey Revival massing
• Stucco, concrete, and rustic, whitewashed brick siding
• Low hip roof configuration
• French door styling throughout
• Decorative wood balcony with Monterey Posts and wooden railings
• Heavy, functional shutters over multi-light windows
• Brick walkways and enclosed garden spaces and entry courtyard
• Wooden trellises on rear façade
Interior Features
• Original oak hardwood flooring
• Wooden staircase detailing
• Hand-hewn and open-beam and planked ceilings
Proposed Work Plan
The 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. Planned work includes repair and maintenance upgrades to the electrical system, stripping and refinishing of the interior terracotta flooring, installation of a split HVAC system to improve climate control while minimizing impacts to the historic structure, application of clear UV film to existing windows to reduce solar heat gain and fading of the interior, exterior repainting, replacement and restoration of the roof with materials compatible with the historic resource (specified to be returning the from the existing composition shingle to fire rated wood shingles), and leveling and reinstallation of the existing brick patio, pathways, and courtyard. 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.
These items would well 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 ambiance 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 (Dolen Perkins-Valdez and David Valdez) 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. The architect of the home, Helen Wren, was an important local female architect in the City’s history, and the former owner, Judy Wright, was a local leader in civic engagement and historic preservation. The property’s architectural and historical significance, coupled with its association with Helen Wren and Judy Wright, 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 a highly intact example of Monterey Revival residential architecture. Constructed in 1928, the home is significant for its association with architectural designer Helen Wren, whose work helped shape Claremont's early residential development, and as one of only four homes she designed in the City.
The property is also associated with former owner Judy Wright, a longtime civic leader, former Mayor, local historian, and founding member of Claremont Heritage. Through its architectural distinction, historical associations, and prominent location, the property contributes significantly to the City's architectural heritage and community character.
C. Character defining features-including its two-story Monterey Revival massing, low-hipped roof, decorative wood balcony with Monterey posts, French doors, wood shutters, stucco and brick exterior finishes, brick walkways and courtyard, original oak flooring, wood staircase, and exposed beam ceilings-remain substantially intact. These features continue to define the property's historic character and will be preserved through the proposed rehabilitation 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 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 electrical system upgrades, refinishing the original terracotta flooring, installation of a split HVAC system designed to minimize impacts to the historic structure, application of clear UV window film, exterior repainting, roof restoration using compatible materials, and repair and reinstallation of the existing brick patio, pathways, and courtyard.
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 comprehensive 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 $134,221, which is $8,082 more than the estimated tax savings of $126,139 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 current owners have recently purchased the home in 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 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 July 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
Associate 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