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SR-10-28-2014-3DTo: Mayor and City Council From: David Martin, Director, Planning & Community Development Subject: New Mills Act Contracts at 1602 Georgina Avenue, 1047 9th Street, 225 Santa Monica Boulevard, 947 -953 11th Street and 401 25th Street. Recommended Action Staff recommends that the City Council adopt the attached resolutions authorizing the City Manager to negotiate and execute Historic Property Preservation Agreements (Mills Act Contracts) between the City of Santa Monica and the property owners of five designated City Landmarks at 1602 Georgina Avenue, 1047 9th Street, 225 Santa Monica Boulevard, 947 -953 11th Street and 401 25th Street. Executive Summary The Mills Act is a state law that enables local governments to enter into contracts with owners of qualified historic properties to authorize a property tax reduction. The Mills Act is one of the few financial incentives available to owners of historic properties, and is an important tool for implementing the City's Historic Preservation Element goals: to promote the designation and long -term preservation of historic resources through the provision of incentives and technical assistance. The City requires Mills Act Contract applicants to provide a report prepared by a qualified architect describing the condition of the structure and its restoration and maintenance needs in order to ensure the resource's historic integrity and structural stability. The recommendations in the architect's report are reflected in the proposed ten -year rehabilitation /restoration and maintenance plan which becomes an attachment to the Mills Act Contract entered into between the City of Santa Monica and the property owners. Staff verifies the information contained in the report and may identify additional restoration and maintenance items as necessary. Execution of the pending Mills Act Contracts will result in reduced property tax revenue to the City estimated at $45,493 total for the 2014 -2015 fiscal year and a similar amount annually thereafter. 1 Background In 1991, as part of a comprehensive revision to the City's Landmarks Ordinance, the City Council authorized designated Structures of Merit, Landmarks, and contributing structures located in designated Historic Districts to be considered qualified historic properties eligible for historic property contracts submitted pursuant to the provisions of California Government Code Sections 50250- 50290. As a result, property owners of such designated historic properties may file a Mills Act Contract application. Once approved, a Mills Act contract requires the County Tax Assessor's office to determine the value of the historic property based upon its current net operating income, rather than upon the traditional assessed valuation method resulting, in most cases, in a property tax reduction. For residential or commercial structures that are rented, the net operating income is determined based on actual rents received. For residential and commercial structures that are owner- occupied, the net operating income is determined by the income the property would produce if rented. In exchange for a property tax reduction, the owner agrees to protect, maintain and, if necessary, restore the historic property. Under the traditional method of determining property taxes, properties are reassessed when sold. However, since Mills Act contracts run with the property, subsequent owners may realize greater tax benefits, as the assessed property value typically increases when the property is sold, resulting in an even greater difference between the property taxes under the assessed valuation method versus the property tax calculation permitted by the Mills Act contract. This can be a significant marketing feature for the property in terms of future sales and is considered an important historic preservation incentive because the property will be maintained. Similarly, the obligations and property tax reduction benefits associated with the Mills Act contract are also binding upon successive property owners during the contract term. K The initial Mills Act contract term is a minimum 10 -year period. Each year on the anniversary of the effective date of the agreement, also known as the renewal date, a year is automatically added to the initial 10 -year term of the agreement. This effectively makes the term of the contract at least 10 years, but possibly indefinite unless the owner or City submits a notice of non - renewal. A notice of non - renewal could be initiated by the City if the property owner is not fulfilling the obligations (i.e. scheduled improvements or maintenance) specified within their contract with the City. If such a notice of non - renewal were submitted, the contract would remain in effect for the balance of the term remaining, either from its original date of execution if within the initial 10 -year term, or from the date of the last one -year renewal of the agreement. Alternatively, the owner may petition the City to initiate an immediate cancellation, which would result in payment of a penalty equal to 12.5% of the property's assessed current fair market value, as determined by the County Assessor as though the property were free of the contractual restriction. The City may also cancel the contract in the event of a breach of contract conditions, whereby the property owner would be subject to pay the same 12.5% penalty. The terms of the contract also state that the agreement may be amended, in whole or in part, if both the owner and the City agree to execute a recorded document to memorialize the contract amendment. Discussion Santa Monica Mills Act Contracts On July 8, 2014, the Council passed an Ordinance that revised the City's Mills Act Program by narrowing contract eligibility requirements and expanding applicant submittals. Although the effective date of these revisions would not affect current applicants, staff encouraged all applicants during this Mills Act cycle to comply with the new requirements. 9 Mills Act contracts are time - sensitive and must be recorded by the end of the 2014 calendar year in order to take effect the following year. The County Assessor will make a final determination of the taxes due when the approved Contract is submitted and recorded, and will continue to conduct property tax assessments on an annual basis. Los Angeles County Assessor's Office data showed that for the 2012 -2013 tax year, property value assessments for the 57 Santa Monica historic properties with executed Mills Acts contracts have been reduced between 11% and 82 %, with the average reduction being 52 %, when compared to their "Proposition 13" values. From these Mills Act contract property value assessments, correspondingly lower taxes have been levied on these properties. Each year, the County Assessor reassesses taxes due for properties with Mills Act Contracts. Staff estimates that the five new contracts will result in property tax reductions equating to 73.4 percent for 1602 Georgina Avenue, 62.3 percent for 1047 9th Street, 40.2 percent for 225 Santa Monica Boulevard, 62.3 percent for 947 -953 11th Street and 81.3 percent for 401 25th Street. Property owners are required to obtain all applicable entitlements such as a Certificate of Appropriateness, and all associated building permits, for work proposed in the 10- year restoration /maintenance plan. Furthermore, all work proposed in the 10 -year restoration /maintenance plan must comply with "The Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings" (Weeks & Grimmer, 1995). Property owners are also required to submit a report to the City on a biennial basis to demonstrate compliance with contract terms. In January 2015, staff will initiate its latest contract monitoring effort for all 57 of the City's existing contracts, to ensure that contractual terms and obligations are being fulfilled and the properties are appropriately maintained. 0 Analysis There are five new applications for consideration in 2014: ® a Spanish Colonial Revival residence designed by architect John Byers at 1602 Georgina Avenue; ® a cluster of Pacific Ready -Cut kit houses located at 1047 9th Street; ® the Bay Cities Guaranty Building (a.k.a. Clock Tower building), an iconic 12- story Art Deco style downtown building at 225 Santa Monica Boulevard; ® a Streamline Moderne courtyard apartment complex located at 947 -953 11th Street; and ® an American Colonial Revival single - family residence located at 401 25th Street. In addition to any specific rehabilitation or restoration tasks included in the contract for each individual property, each Mills Act Contract includes a standard requirement for ordinary maintenance and upkeep throughout the Contract's term for work such as roof, plumbing, and electrical systems maintenance. 1602 Georgina Avenue A Mills Act Contract application was filed on August 12, 2014, for the single family residence located at the southeast corner of 16th Street and Georgina Avenue. The residence is an excellent example of Mexican Spanish Colonial Revival Style designed by local architect, John Byers. The low- profile "hacienda" residence reflects an excellent example of a John Byers' "Adobe' designed buildings from the 1920s and 1930s. The parcel and residence were designated as a City Landmark on June 9, 2014, based on its unique representative architectural style and association with a notable architect. 5 1602 Georgina Avenue —A Spanish Colonial Revival residence, designed by John Byers. As part of the Mills Act application, an architect's report was prepared by Kaplan Chen Kaplan Architects. The report assesses the condition of the single family residential structure and identifies repair and maintenance needs (Attachment A) along with a general schedule for completion of work. As discussed more fully in Attachment A, the exterior of the residence and prominent features are generally in good condition. A full inventory of proposed work items is included in the 10 -year Restoration /Rehabilitation /Maintenance Plan. In addition to the general maintenance of building elements such as painting and monitoring, the recommended repairs involve reattachment of clay roof tiles, mold damage to plaster walls, foundation work, and waterproofing. Attachment A also contains the estimated financial analysis for the property at 1602 Georgina Avenue, which describes the projected benefit to be realized by the property owners and fiscal impact to the City. 1047 9" Street A Mills Act Contract application was filed on August 12, 2014 for three detached residential bungalows located on a single parcel at 1047 9th Street. The three structures 11 were constructed in 1923 using the prefabricated building system developed by Pacific Ready -Cut homes. The trio of kit homes were designated as City Landmarks on December 14. 2009 based on their embodiment of the American Colonial Revival architectural style, significant representation of bungalow court housing for Santa Monica's work force and the property's example of unmodified prefabricated kit homes depicted in Pacific Ready -Cut catalogues. The buildings are situated on the east side of 9th Street, between California Avenue and Washington Avenue. The buildings appear to be in relatively good condition, having undergone rehabilitation in the past year. Stylr 44 °`Pali /rc 7�•nrly -�Yrt l�an� Slylc By.w `h"Y;r'1 r, 110wu w. Spe6lwmians Catalogue Images: Pacific Ready -Cut kit house "Style 44" and "Style 84" 1047 91h Street, designated City Landmark in 2010 As part of the Mills Act application, an architect's report was prepared by Kaplan Chen Kaplan Architects. The report assesses the condition of the building and details repair, restoration /rehabilitation and maintenance needs (Attachment B) along with a general schedule for completion of work. Overall, the exterior is noted as being in good condition with the property's recent rehabilitation work involving repairs and system (electrical, plumbing and heating) upgrades to all three bungalow structures. With the exception of replacing the roofing and refinishing the entry porches, the bungalows generally require routine maintenance such as painting, cleaning and monitoring of the buildings' features. rA Attachment B also contains the financial analysis estimate for the property at 1047 9" Street. 225 Santa Monica Boulevard A Mills Act Contract application was filed on August 14, 2014 for the 12 -story Clock Tower building, an Art Deco retail /office building located at 225 Santa Monica Boulevard in Downtown. The building was designated a City Landmark in 2004. Originally constructed in 1930, the building is a strong sym 'Ooi of Downtown's commercial development; is an excellent example of the Art Deco design principles; has a strong association with numerous Santa Monica professionals and community leaders; and has a strong presence in Santa Monica's downtown skyline. Bay Cities Guaranty Building, gracing the Downtown skyline since 1930. As part of the Mills Act application, an architect's report was prepared by Architectural Resources Group. The report assesses the condition of the Art Deco commercial /office tower and identifies repair, restoration /rehabilitation and maintenance needs W (Attachment C) along with a general schedule for completion of work. As discussed more fully in Attachment C, the Bay Cities Guaranty Building is described as being in generally good condition with areas of minor deterioration, particularly at the steel windows, where corrosion is evident and restoration and repair is necessary. Attachment C als -j contains the financial analysis estimate for the property at 225 Santa Monica Boulevard. 947 -953 11th Streei A Mills Act Comraci application was filed on August 14, 2014 for the two -story Streamline Moderne apaitme i 3 located at 947 -53 11th Street. The complex was designated a City � a Jnnark in June 2014. Originally constructed in 1937, the building is representative of i`1e Sirearr.iine Moderne architectural style as applied to a multi- family apartment soul _t in the 19`0s. 947 -953 1 P Street — a representative example of courtyard design, styled in Streamline Moderne. Designated a City Landmark in 2014. As part of the Mills Act application, an architect's report was prepared by Roberta Weiser. The report assesses the condition of the buildings and identifies repair, restoration /rehabilitation and maintenance needs ( Attachment D) along with a general schedule for completion of work. As discussed more fully in Attachment D, the apartment complex is described as being in a state of deferred maintenance. Although A the new ownership has already undertaken a substantial number of improvement projects, and has extended co nsiderable funds to complete this work (approximately $305,000), much remains to be completed including electrical upgrades, replacement of stairs, asbestos testing and abatement, window and door repairs and plumbing upgrades and improvements. Attachment D also contains the tir ancial analysis estimate for the property at 947 -953 11th Street. 401 25th Street A Mills Act Contract application tvas filed on August 14, 2014 for the two -story American Colonial Revival residence located at 401 25th Street: in the northeast portion of the City. The residence was designated a City Landmark in May 2014. Originally constructed in 1913, the buiir!�1g is significant for ita association with early Santa Monica residential development the American Colonial Revival architectural style and Thomas and May Bundy, prom; lent members of the cornmunity and renowned tennis professional. The Bundy House at 401 25'h Street. As part of the Mills Act application, an architect's report was prepared by Chattel Architecture. The report assesses the condition of the primary residence and identifies repair, restoration /rehabilitation and maintenance needs (Attachment E) along with a general schedule for completion of work. As discussed more fully in Attachment E, the 10 residence is described as being in generally good condition, with extensive maintenance required for appropriate preservation. The existing wood windows will require rehabilitation and a new roof is anticipated. Electrical and other systems work may also be necessary based on further evaluation. Attachment E also contains the financial analysis estimate for the property at 401 25th Street. Commission Action The Landmarks Commission reviewed three of the proposed Mills Act Contract requests (225 Santa Monica Boulevard, 947 -953 11th Street and 401 25th Street) at its September 8, 2014 meeting and directed staff to forward recommendations to the Council in support of these new applications. During its discussion, the Commission appreciated the thoroughness of each application and the quality of the associated architectural reports. The two remaining application requests (1602 Georgina Avenue and 1047 9th Street) were not able to be forwarded to the Landmarks Commission for recommendation due to a Commissioner conflict that disabled the Commission from reviewing and making a recommendation. 11 Financial Impacts & Budget Actions There is no immediate financial impact or budget action necessary as a result of the recommended action. Staff will return to Council if specific budget actions are required in the future. Execution of these Mills Act Contracts would result in a reduction in annual property tax revenue to the City in the amount of $45,493. A summary financial analysis table is included as Attachment F. Prepared by: Grace Page, Associate Planner Approved: Forwarded to Council: 1 ✓6�/\ " David Ma Martin Rod Gould Director, Planning and Community City Manager Development Attachments: A. 1602 Georgina Avenue: Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis B. 1047 9th Street: Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis C. 225 Santa Monica Boulevard: Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis D. 947 -953 11th Street: Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis E. 401 25th Street: Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis F. Summary Financial Analysis 12 ATTACHMENT A 1602 Georgina Avenue Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis Recordinq Requested By: City of Santa Monica When Recorded Mail To: City of Santa Monica 1685 Main Street Santa Monica, California 90401 Attention: City Attorney No Recording Fee Required Government Code Section 27383 Contract No. XXXX (CCS) THIS AGREEMENT is made and entered in to this 28`h day of October, 2014 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City ") and Rochelle Huppin (hereinafter referred to as the "Owner "). RECITALS: A. California Government Code Section 50280, et seq. authorizes cities to enter into contracts with the owners of qualified historical property, as defined in Government Code Section 90280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 1602 Georgina Avenue, Santa Monica, California, (hereinafter such property shall be referred to as the "Historic Property "). A legal description of the Historic Property is attached hereto, marked as Exhibit "A" and is incorporated herein by this reference; C. On June 9, 2014, the Landmarks Commission of the City of Santa Monica designated the Historic Property as a historic landmark pursuant to the terms and provisions of Santa Monica Municipal Code Chapter 9.36; and, D. On October 28, 2014 the City Council of the City of Santa Monica approved Resolution Number authorizing the execution of this Agreement between the City of Santa Monica and the property owner of 1602 Georgina Avenue; and E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuant to the Provisions of Chapter 3, of Part 2, of Division, 1 of the California Revenue and Taxation Code. NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions set forth herein, do hereby agree as follows: 1. Effective Date and Term of Agreement. This Agreement shall be effective and commence on January 1, 2015 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in paragraph 2, below. 2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date "), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If either Owner or City desires in any year not to renew the Agreement, Owner or City shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions: a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached hereto as Exhibit "B ", and incorporated herein by this reference. b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City Council, attached as Exhibit "C ", and incorporated herein by this reference. G. In any restoration or rehabilitation of the property required by subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, the United States Secretary of the Interior's Standards for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the extent applicable. 2 d. Owner shall allow reasonable periodic examinations, by prior appointment, of the interior and exterior of the Historic Property by representatives of the County Assessor, State Department of Parks and Recreation, State Board of Equalization, and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement. e. Before undertaking the property maintenance required by subsection (a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness 4. Provision of Information of Compliance. Owner hereby agrees to furnish City with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis. 5. Cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement), or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286. 6. Notice to Office of Historic Preservation. Within six (6) months of execution of this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation. 7. Enforcement of Agreement. In addition to the remedy provided in the cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement. The City does not waive any claim of Owner default if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in Santa Monica Municipal Code Chapters 9.36 and 9.40 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any subsequent breach or default. 8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall run with and burden the subject property for the benefit of the surrounding landowners and the City of Santa Monica. Owner shall expressly make the conditions and covenants contained in this Agreement a part of any deed or other instrument conveying any interest in the property. 3 9. Notice. Any notice required to be given by the terms of this Agreement shall be provided at the address of the parties as specified below or at any other address as may be later specified by the parties. To City: City of Santa Monica 1685 Main Street, Room 212 Santa Monica, CA 90401 Attention: Department of Planning and Community Development To Owner: Rochelle Huppin 1602 Georgina Avenue Santa Monica, CA 90402 10. No Joint Venture. None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise. 11. Hold Harmless. As between the City and the Owner, the Owner is deemed to assume responsibility and liability for, and the Owner shall indemnify and hold harmless the City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents, servants or employees may be put or subjected, by reason of any damage, loss or injury of any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees or subcontractors in this or their performance hereunder. 12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the prevailing party shall be entitled to recover from the losing party reasonable expenses, attorneys' fees and costs. 13. Severability. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and remain in full force and effect. 14. Applicable Law. All questions pertaining to the validity and interpretation of this Agreement shall be determined in accordance with the laws of California applicable to contracts made to and to be performed within the state. 15. Recordation. Within 20 days of execution, the parties shall cause this Agreement to be recorded in the official records of the County of Los Angeles 16. Amendments. This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto. 17. Sale or Conversion of Property. In the event of sale or conversion of the Historic Property, the Conditions, Covenants and Restrictions (C. C. & R.'s) for the Historic Property, if required, shall incorporate by reference all obligations and duties of the parties created by this Agreement. 18. Prohibition Against Discrimination. Owner agrees not to discriminate or impose any restrictions on the sale, lease, or occupancy of the Subject Property on the basis of sex, race, religion, ancestry, national origin, age, sexual preference, pregnancy, marital status, family composition, or the potential or actual occupancy of minor children. Owner further agrees to take affirmative action to ensure that no such person is discriminated against for any of the aforementioned reasons. IN WITNESS WHEREOF, City and Owner have caused this Agreement to be executed as of the day and year first written above. INila9:tiIq:1 DIM" CU go] V8 CITY OF SANTA MONICA A Municipal Corporation, By: ROD GOULD City Manager 0 MARSHA JONES MOUTRIE Rochelle Huppin City Attorney ATTEST: SARAH GORMAN City Clerk STATE OF CALIFORNIA ss. COUNTY OF LOS ANGELES On before me, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 1602 Georgina Avenue Number of Pages: 5, plus Exhibits A, B, and C 6 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) On personally appeared me, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 1602 Georgina Avenue Number of Pages: 5, plus Exhibits A, B, and C 7 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) Ic re me, personally appeared Rod Gould, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 1602 Georgina Avenue Number of Pages: 5, plus Exhibits A, B, and C 0 EXHIBIT "A" LEGAL DESCRIPTION LOT 125 OF TRACT NO 5859, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 62 PAGES 30 AND 31 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. 9 HISTORIC PROPERTY PRESERVATION AGREEMENT PROPERTY MAINTENANCE CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.36.190, all designated landmarks and structures located within a historic district shall be maintained in good repair and preserved against deterioration through the prompt repair of any of the following: 1. Facades which may fall and injure members of the public or property 2. Deteriorated or inadequate foundation, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal members which age, split or buckle due to defective material or deterioration. 4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors. 5. Defective or insufficient weather protection for exterior wall covering, including lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or structurally unsafe. In addition, the following maintenance measures are also required for the subject property: 1. Maintain all electrical and plumbing systems in safe, working order; repair and replace as necessary. * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein.** 10 EXHIBIT "C" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION /REHABILITATION TASKS The following projects shall be completed by the property owner of 1602 Georgina Avenue over the initial ten (10) year term of the contract. Item Year /timing Task Maintenance Tasks 1 Annually Maintain clay tile walk 2 Annually Maintenance and pruning of landscape 3 Annually Maintain and exterior plaster 4 Annually Maintain clay tile roof 5 Annually Maintain chimney, gutters & downspouts 6 Annually Maintain and paint wood doors 7 Annually Maintain wood overhangs, windows and doors 8 Annually Maintain interior plaster finish, paint and stained finishes 9 Annually Maintain decorative woodwork, including wood rails Maintain metalwork, grills, balconets & rails Rehabilitation /Restoration Tasks 10 2015 -2020 Repair /repoint brick paving /steps 11 2015 -2020 Painting of exterior plaster 12 2015 -2025 Engineer to review foundation, framing and basement walls including possible waterproofing 13 2015 -2020 Reattach /repair clay roof tiles 14 2015 -2020 Painting and maintenance of wood overhangs, corbels 15 2015 -2020 Interior plaster repair at mold areas * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein. ** I 1602 Georgina Avenue, Santa Monica and Maintenance Plan Submitted by: 1602 Georgina Avenue, Santa Monica 1111111 111111 . I .0y... Project Site Kaplan Chen Kaplan conducted a historic resources condition assessment of a single family residential structure located at 1602 Georgina Avenue, otherwise known as the EJ Carrillo House in the northwest portion of Santa Monica, California. The house prominently sits at the southeast corner of 16Th Street and Georgina Avenue. The split level house and parcel was designated a City Landmark in July 2014 in Santa Monica. Neighborhood and Building Description Built in 1924, this unique, low scaled "hacienda" type property set on a rolling lawn was designed in a Mexican Spanish Colonial Revival Style by Architect John Byers. Most of the homes in this well- developed residential neighborhood are larger homes and reflect a type of period revival. This building is an excellent example of a John Byers home of the 1920's and 30's. Its adobe wall construction and finish of smooth stucco, low, asymmetrical fagade and composition, low- pitched multi — planar, hipped and gabled roofing system with hand crafted Mexican red clay tiles with thick mortar caps, stucco clad chimneys and canals, deeply recessed three bay front veranda with red clay hexagonal pavers and troweled finish plaster stouts (columns) set between rough -hewn timber beams, wood plank entry door with wrought iron hardware, wing walls ,wrought iron features, and multi- pane fenestration reflect Byers interpretation of traditional Mexican and Spanish Colonial Architecture, as outlined in the City's Historic Preservation Specialist's report, which reviewed the property and outlined character - defining features and other important elements that contribute to historic significance. The following report includes a condition assessment of these various elements and a strategy for repair and ongoing maintenance. General Description The house is located in a neighborhood of other mostly single family residences on some of the larger lots in the northwest section of the City of Santa Monica. The site is generally flat, but slopes up from the North and West property lines about three feet. The house is one story on its north elevation with a partially elevated one -story with a basement section to the southwest. At the Northwest corner of the site a semi white- washed red brick wall with decorative brick coping encloses a brick paved patio area. A glazed sunroom overlooks this patio with a circular blind wood - turned balustrade, At the Northeast corner a stucco clad brick wall encloses the backyard and includes an open patio area with fireplace, original detached garage, swimming pool and landscaping. The garage has wood -frame stucco walls, an original coffered entry door with rough sawn exposed wood lintel, a flat roof with red tile capped parapet, multi -pane fenestration and is entered off the alley to the East. The front yard lawn wraps the northwest corner of the lot and a curved brick walkway leads from the front porch to Georgina Avenue. The generous setback, mature trees, shrubs and ground plantings at the northwest corner of the site contribute to its historic quality. Not far from the Pacific Ocean, the site is subject to typical coastal weather patterns. Kaplan Chen Kaplan 1 August 12, 2014 1602 Georgina Avenue, Santa Monica Character Defining Features A patterned brick stair and walkway with brick edging terraces up from the street curb to the veranda. The main entry bricks are in good condition and mortar is generally secure. This area should be monitored and repointed where there is missing grout. Provide ongoing cleaning of brick pavers, steps, and curbs. Water, especially under hose pressure, should be avoided. In front of each stucco stout post at the front veranda is a square brick trimmed dirt area, suggesting possible vines or potted plants. IW,"1 0 While landscape is not considered a character defining feature, the rolling lawn, some mature trees and shrubs on the Northwest corner contribute to the historic character of the property. Landscape can also impact the structure. Most landscape is well kept and trim. Some landscape, notably the mature trees have begun to crowd and impact the building. To avoid impact on exterior plaster, roof tile and drainage, trees should be kept from directly touching the exterior including the roof. Dense foliage adjacent to plaster may hold excessive moisture close to the building. Judicious pruning should maintain a healthy and attractive tree while clearing space between landscape and structure. Exterior Plaster The primary exterior material is painted cement plaster. The texture is a smooth trowelled finish over adobe brick. Original openings have plaster returns without trim. The plaster is in good condition and should be maintained whenever cracks appear to minimize water intrusion. Older plaster should not be repainted with elastomeric type paints (that tend to seal the surface) so that moisture inside can escape. Clay Tile Roofs The hand crafted barrel clay tile roof is a strong visual element and a key character defining feature. The Mexican red clay tiles are set with thick concrete mortar caps, and are irregularly laid in rows. The sloping roof rakes are covered by clay tile wrapping the edge. The tile appears to be in good condition and original. The tile eaves should be checked for loose tile. These tiles should be reattached, rather than replaced. Any broken loose mortar should also be removed. Any broken tile or loose mortar should also be removed. In areas most visible from the street, a clay tile from a less visible area could carefully removed and used in that location and a replacement tile in kind would be considered for the less visible area. Walking on the tile roof should be avoided. Care should also be taken to preserve and maintain decorative attic vents with clay tile. Kaplan Chen Kaplan 2 August 12, 2014 1602 Georgina Avenue, Santa Monica Chimneys Decorative stucco clad chimneys appear to be in good condition and should be maintained whenever cracks appear to minimize water intrusion. Original red tile caps appear to be in good condition. Original open arched chimney vents remain, and in one case a new galvanized chimney vent was placed adjacent to the original to provide an updated chimney exhaust system. Gutters and Downspouts Original punctuating canales occur at the Master Bedroom gable over the balcony and again at the other end of the gable to the south. Painted half -round gutters and exposed downspouts do not appear to be original. The gutters need to be kept clear of debris from the large trees. Areas of deteriorated metal should be repaired. Gutters, which may be a later addition, should be cleared regularly. Exterior Partial Wood Overhangs The partial overhang over a rear door off the pool area has exposed wood roof rafters spaced approximately one foot apart, painted and supported by decorative painted wood roof brackets. The exposed wood ceiling and roof rafters above the outdoor pool area are stained dark brown and the support beam is painted. A painted wood trellis sits above the courtyard wall and is entwined with a tree. Care to maintain this should be ongoing. The original wood windows and doors with their accompanying embellishments are key character defining elements. Wooden horizontal louvered shutters flank the window openings that face out onto the primary veranda and one window to the west. Other original windows occur in the entrance hallway and look out onto the courtyard. Other openings are of varying shapes and sizes. Each of the three windows at the veranda is painted, wood framed side by side eight lite sash with painted wood sills and thin mullions. Fenestration on the secondary elevations is similar to that at the porch area, and where original windows have been replaced they are compatible yet differentiated slightly in mullion width and profile. Other windows have original decorative wrought iron grills or baiconets. The balconets and grills are character defining elements. In addition a painted rough -sawn exposed beam sits above the glazing at the balcony above the courtyard and appears to be original. The windows have been generally well maintained. Wood windows will be durable if maintained. They must be handled carefully because of their thin mullions. Original glass may still remain in some of these windows and doors and it should be maintained whenever possible. Window and door bottoms and window sills should also be checked for deterioration and repaired. Wood shutters should also be maintained, and painted every few years. Kaplan Chen Kaplan 3 August 12, 2014 1602 Georgina Avenue, Santa Monica The front door of the main house off the veranda and the door to the garage off the garden are original John Byers coffered patterned solid wood doors where the pattern of the exterior differs from that of the interior. Both are stained or painted with decorative wrought iron hardware. A painted wood plank gate with wrought iron hardware occurs at the West elevation and a recessed arched opening with a decorative wrought iron infill grill also appear to be original. Decorative woodwork The wood windows and doors are complemented by extensive use of woodwork throughout the house including entry hallway and living room ceilings, stair treads, flooring, cabinets, base molding and beams. The interior of the house has also been generally well maintained and the wood is in good condition. Not all of the wood elements are original but are well integrated into the original house. Stained wood should continue to be refinished with compatible products when repair work becomes necessary. Normal housecleaning should avoid heavy waxes and caustic cleaning solutions. Care should be taken that cleaning equipment does not damage baseboards and doorjambs. The circular blind wood turned wood balustrade above the courtyard off 161h and Georgina is also original and is painted. This should be checked regularly and painted as required for continued protection against salt air. Decorative Metal Work The wrought iron metal hardware throughout is simply yet elegantly detailed with decorative bolt -ends and lightweight metal brackets and trim. There are miscellaneous decorative grills and balconets. The exterior metal is painted black and in good condition, and should be replaced with a matching pieces as required. When rust or flaking of paint is evident, the metal work should be refinished for long -term preservation. Deteriorated brackets and missing screws and bolts should be repaired or replaced. Interior Plaster Plaster is the predominant finish inside. The original house areas include large expanses of plaster walls with rounded corners and edges. Any modifications or repairs should be made with a compatible material that has a similar surface and corner detail. Drywall use must be at least supplemented with plaster skim coat. There is evidence of mildew at the lower level bedroom and closet area due to previous moisture. Tilework The front loggia has the original hexagonal red tile and has been maintained over the years and is in good condition although there is conflicting description ( "brick') of the original material in the DPR. Tile in the exterior courtyard, and overhanging balcony, as well as interior stairwells is original and in good condition. Any original remaining tile should be maintained. Kaplan Chen Kaplan 4 August 12, 2014 1602 Georgina Avenue, Santa Monica Light Fixtures A few original light fixtures remain. The exterior porch light over the entry and a few of the interior fixtures are original. Many other fixtures that are now installed are recent purchases from that time period or other compatible design. All light fixtures should be checked for safe wiring. Hanging fixtures such as living room should be checked for safety from swinging. Hardware Some original wrought iron hardware remains such as on the main doors. Original hardware should be maintained and left in place wherever possible. Supplemental compatible locking devices may be added when necessary. In general, hardware in the house functions and is well maintained. Structural According to the city's historic consultant's report," the house is constructed of handmade adobe sheathed in trowel finished plaster..." and per the original permit, the structure sits on a concrete foundation. The house remains in good condition. No obvious structural deficiencies such as broken foundations or sagging floors or beams are evident. The damaged chimneys have been repaired without decorative caps. Future roof work may include additional roof sheathing or nailing in attic spaces as a precautionary structural improvement. An engineer could be engaged to further review existing structure and suggested upgrades as well as waterproofing the lower basement wall to prevent further deterioration due to dampness and resultant mildew. Electrical Much of the electrical has been updated overtime. The kitchen was recently renovated and the current owner has been replacing and updating the electrical as needed. Electrical safety should be maintained as additional large appliances, computers and other equipment are operated in the residence. Mechanical The original furnace has been replaced with a forced air system. Original decorative grills have been maintained and new compatible return air grill has been added. The new system should provide greater climatic stability to the house and thus better protection for the interior finishes. The mechanical should be checked regularly, especially for any condensation or overflow pans. The electrician may check the connections and power requirements when reviewing other elements of the house. Kaplan Chen Kaplan 5 August 12, 2014 1602 Georgina Avenue, Santa Monica SItework Repoint brick paving /steps as necessary. No water pressure cleaning. Landscape Trim landscape for space from building exterior. Judicious tree pruning above roof. Exterior Plaster Patch cracks as they appear. Regular painting as needed, use "breathable" paints. Clay Tile Roofs / Skylight Check roof tile attachment above doorways. Remove any loose mortar or broken tile pieces. Monitor skylight, re -seal as needed Future project to evaluate roof structure. Chimneys Monitor for leaks, check for flashing and plaster cracking. Gutters and Downspouts Check attachments. Deteriorated metal should be repaired and painted. Gutters should be cleared regularly. Wood Overhangs and Decorative corbels Regular maintenance and painting. Monitor exterior, maintain wood finish. Prep and paint as needed Kaplan Chen Kaplan 6 August 12, 2014 1602 Georgina Avenue, Santa Monica Decorative Woodwork Maintain wood finish. Take care that cleaning equipment does not damage baseboards and door jambs. Decorative Metal Work Deteriorated brackets and missing screws and bolts should be repaired or replaced. Watch for rust, repaint as necessary. Interior Plaster Maintain finish. Repairs to match original plaster finish. Tilework Any original remaining tile should be maintained. Light Fixtures Check hanging fixtures for safety from swinging. Have electrician check original house fixtures for wiring. Hardware Maintain existing original hardware. Structural Additional roof sheathing or nailing in attic spaces as possible. Engineer to review foundation, framing, and basement walls incl possible waterproofing. Electrical Review system if additional large appliances or equipment are added. Mechanical Check equipment in the house regularly for condensation and overflow pans. u Sewer and storm water systems should be regularly check and cleaned. Kaplan Chen Kaplan 7 August 12, 2014 1602 Georgina Avenue, Santa Monica rnrsj Cole] 71W:P Neighborhood and Building Description Overall view from Georgina Avenue View of NW corner garden wall & trellis Raised bedroom area over I level viewed from NW court. Decorative chimney on west Kaplan Chen Kaplan 8 August 12, 2014 1602 Georgina Avenue, Santa Monica Garage on alley to the east View of front yard from east along Character Defining Features Sitework Brick pattern at entry steps Front porch with plant areas at column bases Kaplan Chen Kaplan 9 . August 12, 2014 1602 Georgina Avenue, Santa Monica Brick cap at east property wall Front porch tile and brick edging rail off bedroom Kaplan Chen Kaplan 10 August 12, 2014 1602 Georgina Avenue, Santa Monica Landscape to minimize damage at house View of front of property along Georgina Avenue lookino west NW Court with wood trellis. Prune small tree carefully to avoid damage to trellis Kaplan Chen Kaplan 11 August 12, 2014 1602 Georgina Avenue, Santa Monica Large trees at NW corner court Exterior Plaster Smooth coat of plaster at entry porch corners at openings Tree at NW corner from street Plaster finish coat on all elevations (south) Kaplan Chen Kaplan 12 August 12, 2014 1602 Georgina Avenue, Santa Monica repaired to avoid water intrusion. Clay tile appears mostly original with handcrafted streaks on exposed face Kaplan Chen Kaplan 13 August 12, 2014 1602 Georgina Avenue, Santa Monica Original chimney with new vent behind end and rake (gable end) Fireplace at porch on east chimney from covered outdoor space on east Kaplan Chen Kaplan 14 August 12, 2014 1602 Georgina Avenue, Santa Monica Canales ventilation Kaplan Chen Kaplan is August 12, 2014 1602 Georgina Avenue, Santa Monica Wood window at east ndows. Shutters may ea, . narrow stile de of Kaplan Chen Kaplan 16 August 12, 2014 1602 Georgina Avenue, Santa Monica windows Decorative woodwork Doors and windows at NW court exposed to weather & some sash have been replaced Exposed wood ceiling and rafters be maintained wood rafters Exposed wood ceiling covering at east porch Kaplan Chen Kaplan 17 August 12, 2014 1602 Georgina Avenue, Santa Monica Decorative Metal Work Decorative balconette rail Decorative metalwork window grill Kaplan Chen Kaplan 18 August 12, 2014 1602 Georgina Avenue, Santa Monica Interior Plaster radiused corners Tilework Terra cotta the pattern at front porch Interior terra cotta tile. Interior plaster with radiused corners at openings Brick and terra cotta the at front porch Hexagonal pattern terra cotta tile runs through areas of the house Kaplan Chen Kaplan 19 August 12, 2014 1602 Georgina Avenue, Santa Monica Possible original fixture at east porch. Hardware Much original hardware remains on exterior doors and windows. Structural Possible original fixture at front entry porch View of floor supports. Previous seismic work in this area. Attic should also be reviewed Kaplan Chen Kaplan 20 August 12, 2014 1602 Georgina Avenue, Santa Monica Electrical Electrical service from alley. House electrical will need on -going maintenance There is extensive mechanical & plumbing to be maintained to prevent damage to house. Additional waterproofing work may needed at lower level wall behind closet. Kaplan Chen Kaplan 21 August 12, 2014 The Secretary of the Interior's Standards for Rehabilitation of Historic Properties There are Secretary of the Interior's Standards for Preserving, Restoring and Rehabilitation of historic buildings. While rehabilitation may be the most flexible of the Standards, it provides a sound basis for appropriate preservation of this historic structure. As supplementary information, the National Park Service publishes Preservation Briefs with guidelines and examples of treatment of a variety of historic structures and materials. Preservation Briefs can be found online at www.NPS.gov and should be used as reference for work on the property. 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive features, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that is removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. pramervatfon Briefs pr,Qf _fluidance on pre'serv'mg,,reh�a Wiwi tin g, and restoring rfi ShIriF lrU1li40.9 These LIPS Publicatforrs- help hi- Storjc 6uildilag,s}xn�fs rrc4grjize acid tesolvsco{7rmon pratzlems prd rto viork. The brlpf, are especlaRv pfrul Er Sttarfi rs5,a t a f1l rr'Tax lijiv_' p-sg: at,: applfeariim- +A av rernmm Gri ri ms }hnrls an n mei' for ,roha6 rnla }inn hic }nrir htri lei in "nom }Eta} arc 1 Cleaning and Water-Repellent Treatments for Historic hi,scnry Euiloings 2 Repointing Mortar Joints in Historic Masonr"Y Euilcincs 3 Improving Energy Efficiency m Histme Buildings 4 Roofing for Historic Euildinca. 5 The c,escr _cion of VISLOW Adobe Bui lop 5 Dangers of P.bradve Cleaning to Historic Euildings 7 A he i in in of ton._ t_I r_ irchuncliwal Terra -Cotta 5 Flluniinum and VinylWing r,n Hi,-,t,,rir, Budaina-.: As ccpropnonnesc of 5ubwl:Ms TaNnals fur F.ssu7acing iatcric ..cod = ram=_ENNincs ?a ThQ 1 Wl a Won, IN"nden'Jflrndo , ve 14 ExtEri:r Paint Problems on Historic ,;ood'An f: 11 c habAntur 1105ton. Starnfiomh! 12 The eaar. -tion of Historic Pigmennd Structural Glass ^'• Arolira and Carrara r_lasq 13 The Repair and Thermal Upgrading of Histcric Steel Windows 14 New Exterior Additions to Hismic Euildings. Preser: ation Concerns 15 Presemation of Historic Concrete 18 The Use of Substitute Materials on Historic Euildir_ Exteriors 17 Architectural Character- ICsnnhnn_ the Visual Aspects of Historic Euildine= as an .Aid to Preserving their Character 18 F.=_hahihtatin= Interiors in Historic Euildiipa -Identifying Charact=er- DanrIng EI=_ments 19 The F.epair ar. Replacement of Historic Vkmdun shingle Roofs 20 Thp ;r, - r vion of moron_ Baflrs 21 Repair:n_ Hia,.ric Flat Plaster- bVails one :_eilin;s 22 Th: Z -<momn n: p paw _,rHinon; Stucco 23 ,resE : -.ing - .�atoric Ornamental Plaster 24 Watinq. Wntilating. and Cooling Worwic E>ul Who croble,,, anc .°.=_corn- renda= Lpprcaches 25 ThE Praaarvabon of Historic signs 25 The P S=r:'L +trio and Rapaw of I -Awric Lqi Buildings 27 The Imintznanca an_ Repair or Archiiectural Cast hurl 28 painting Historic Interiors 20 The Rapa". 1 _phrow ant. am Whit?nance A Historic Slate Roofs 30 7hq Prismavvin and Tryplair of I Ii Toni: ENV Tila Roofs 31 Mothballing iiiscoric Euddhp 32 "..lsAnc Histnnc Pmparths AcrosdWe 33 The PrssmaAn an! Repair of Histcric Stained and t.,_ ulyd r;l;rs5 34 Applies Decoration for HAtorc In[eri_.rs� 'crser.ing Historic CampniiHon 0fnament 35 Undarvandins Ad EudIngs The F40CESS cf F.rchitectural Iovesti ga do n 36 -'rotect,ng Cultural Land5tap =L5. Planning, Treatmant an =' Managamc_nt of Historic Lan_acape_ 37 ?pfampriata Method, cf p,eduning Lead-Paint Hazards in Historic Housln❑ 39 Removing Graffiti From Historic btasonr; 39 Holdinc the Line= Controlling unwanted Moisture in Histnnc Euidinca HistorCCermifeTiL,hl0nr5 41 Tha WwWc Retrofit of Historic Buildings. i,EEping !nresEr. ation in the Forefront 42 The h1ainten =_n':=_. F.a_.:ir anc R=_placament of Historic Cast Stone 43 The PreparaUm and Use of Hsmdc Structure REports 44 The W of 6ao npis on ` 15tcna Bndmon: R —pair. Feplacsment act NEADesqn . 45 Xrsssr. ng Hawric Wooden Parches 46 The Pmmrvsb:.n an, °. =_use c` Histcrn_ Gas Stations 47 MalntSonlnri the We'riot of aM.A on AlWum Ske HOW: Euildiccs f0 Z .0 gc O d W � Z � Q � W a N C Z � m U� Q 0 J N c�O O d m m �_ a N m W U C N c a � L C p @ CO C d N C 0 E 0 U K O c U C O 0 J m R ti C N Q (0 C 0 0) cD N O (D N 0 a) a o 0 0 0 0 o O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 F O O o o O O O O O O O O O O 0 0 o 0 O O O O a; on no 0 o o0 0 0 00 00 00 0 o 00 0 o >I M O 00 M O o0 MN M O 00 M O No N O M O � N N O N r t+J M N t6 In M :.::: fA f9 H3 fA f9 64 f9 H3 f9 fA fA fA b3 fA fR N3 fA fA f9 fA fR f9 C N C N C U1 G N C N C OJ C N C N C U1 C UI C UI C T G T C A C A C T C T C T C T G T C A C A R N R N R N @ N @ N @ N R N @ N R N @ N R N O) C C p� 2 U C � � d O R yj' UI U N O U N U @ v U G1 U N U N U R U N U N U d R U C N N C N 0 N N c N N N N L @ 3 c @ N _ O L C N O N m 0 '.a a a a a a a a - o 0@ °- 00 0 0 0 0 0 0 0 0 0 > E 0 0 0 0 0 0 0 Q (7 0 C9 (7 (7 C7 l< N L C y N @ W @ C N R W U O p O R 9 .! o w m m ti a to L a Q t� Q Q V @ C i2 N 0 �y y O O N @ Cd a i C @ O d p 00 m d ° T 06 > w > .� K y> w o o m o o 3 - a 00 a Op a °o v v J W 0 u� (n U 0 C7 0 m C N Q (0 C 0 0) cD N O (D N 0 a) a a] )) Ef j\ &a /\ \\ () ƒ ) \7� i2 P ca E2 \!) ® f / ) ) ) 0 ] \ ) � $ 02 � \ \ \ / \ / 0 .; £, 4 / ! ° r ( ci 1 ( e ) 0 -_ _ \ / ( f ) Z f \ ) ƒ ) \7� f ) � � \ : ( 1 ( ) / / / ) ) } \, # / / / 0 § t 2 f » ); \ ƒ ) ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT* 1602 Georgina Avenue REVENUES Current 1) Est. Monthly Rental Income $20;000 1(estimate only * *) 2) Annual Rental Income $240,000 ANNUALEXPENSES Gen. Expenses: 25% SFD, Others 30% $60,000 Vacancy loss 3% $7,200 8) Total Expenses $67,200 NET OPERATING INCOME (NOI) $172,800 (Line 2 Minus 8) CAPITALIZATION RATE 9) Interest Component 4.00% 10) Historic Property Risk 4% (2 %, or 4% for SFD) 11) Property Tax Component 1% 12) Amortization Component 5.0% 13) Capitalization Rate 14% (Sum Line 9 - 12) Current Tax 14) Mills Act Assessment $1,234,286 (NOI/ Line 13) 15) Tax Under Mills Act $12,777 (Line 14 X .01035146) 16) Current Tax $48,064 17) Tax Savings (Line 16 - Line 15) $35,288 18) Annual Costs to City (Line 17 X 16 %) $5,646 * *This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating official Mills Act property tax assessments each year. ATTACHMENT B 1047 9" Street Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis Recording Requested By: City of Santa Monica When Recorded Mail To: City of Santa Monica 1685 Main Street Santa Monica, California 90401 Attention: City Attorney No Recording Fee Required Government Code Section 27383 I RI �. .�. .. _ Contract No. XXXX (CCS) THIS AGREEMENT is made and entered in to this 28`h day of October, 2014 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City ") and Mark Tabit (hereinafter referred to as the "Owner "). RECITALS: A. California Government Code Section 50280, et seq. authorizes cities to enter into contracts with the owners of qualified historical property, as defined in Government Code Section 90280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 1047 Ninth Street, Santa Monica, California, (hereinafter such property shall be referred to as the "Historic Property "). A legal description of the Historic Property is attached hereto, marked as Exhibit "A" and is incorporated herein by this reference; C. On December 14, 2009, the Landmarks Commission of the City of Santa Monica designated the Historic Property as a historic landmark pursuant to the terms and provisions of Santa Monica Municipal Code Chapter 9.36; and, D. On October 28, 2014 the City Council of the City of Santa Monica approved Resolution Number authorizing the execution of this Agreement between the City of Santa Monica and the property owner of 1047 Ninth Street; and E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuant to the Provisions of Chapter 3, of Part 2, of Division 1 of the California Revenue and Taxation Code. NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions set forth herein, do hereby agree as follows: 1. Effective Date and Term of Agreement. This Agreement shall be effective and commence on January 1, 2015 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in paragraph 2, below. 2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date "), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If either Owner or City desires in any year not to renew the Agreement, Owner or City shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions: a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached hereto as Exhibit "B ", and incorporated herein by this reference. b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City Council, attached as Exhibit "C ", and incorporated herein by this reference. C. In any restoration or rehabilitation of the property required by subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, the United States Secretary of the Interior's Standards for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the extent applicable. G d. Owner shall allow reasonable periodic examinations, by prior appointment, of the interior and exterior of the Historic Property by representatives of the County Assessor, State Department of Parks and Recreation, State Board of Equalization, and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement. e. Before undertaking the property maintenance required by subsection (a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness 4. Provision of Information of Compliance. Owner hereby agrees to furnish City with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis. 5. Cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement), or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286. 6. Notice to Office of Historic Preservation. Within six (6) months of execution of this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation. 7. Enforcement of Aqreement. In addition to the remedy provided in the cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement. The City does not waive any claim of Owner default if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in Santa. Monica Municipal Code Chapters 9.36 and 9.40 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any subsequent breach or default. 8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall run with and burden the subject property for the benefit of the surrounding landowners and the City of Santa Monica. Owner shall expressly make the conditions and covenants contained in this Agreement a part of any deed or other instrument conveying any interest in the property. 3 9. Notice. Any notice required to be given by the terms of this Agreement shall be provided at the address of the parties as specified below or at any other address as may be later specified by the parties. To City: City of Santa Monica 1685 Main Street, Room 212 Santa Monica. CA 90401 Attention: Department of Planning and Community Development To Owner: Mark Tabit 100 Wilshire Boulevard, Suite 300 Santa Monica, CA 90401 10. No Joint Venture. None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise. 11. Hold Harmless. As between the City and the Owner, the Owner is deemed to assume responsibility and liability for, and the Owner shall indemnify and hold harmless the City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents, servants or employees may be.put or subjected, by reason of any damage, loss or injury of any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees or subcontractors in this or their performance hereunder. 12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the prevailing party shall be entitled to recover from the losing party reasonable expenses, attorneys' fees and costs. 13. Severability. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and remain in full force and effect. 14. Applicable Law. All questions pertaining to the validity and interpretation of this Agreement shall be determined in accordance with the laws of California applicable to contracts made to and to be performed within the state. 15. Recordation. Within 20 days of execution, the parties shall cause this 4 Agreement to be recorded in the official records of the County of Los Angeles. 16. Amendments. This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto. 17. Sale or Conversion of Property. In the event of sale or conversion of the Historic Property, the Conditions, Covenants and Restrictions (C. C. & R.'s) for the Historic Property, if required, shall incorporate by reference all obligations and duties of the parties created by this Agreement. 18. Prohibition Against Discrimination. Owner agrees not to discriminate or impose any restrictions on the sale, lease, or occupancy of the Subject Property on the basis of sex, race, religion, ancestry, national origin, age, sexual preference, pregnancy, marital status, family composition, or the potential or actual occupancy of minor children. Owner further agrees to take affirmative action to ensure that no such person is discriminated against for any of the aforementioned reasons. IN WITNESS WHEREOF, City and Owner have caused this Agreement to be executed as of the day and year first written above. APPROVED AS TO FORM: MARSHA JONES MOUTRIE City Attorney ATTEST: SARAH GORMAN City Clerk CITY OF SANTA MONICA A Municipal Corporation, ROD GOULD City Manager OWNER: By: Mark Tabit STATE OF CALIFORNIA ss. COUNTY OF LOS ANGELES On before me, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 1047 Ninth Street Number of Pages: 5, plus Exhibits A. B, and C 6 STATE OF CALIFORNIA ) ss. COUNTY OF LOS ANGELES ) M personally appeared me, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 1047 Ninth Street Number of Pages: 5, plus Exhibits A, B, and C FA STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) M before me, personally appeared Rod Gould, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 1047 Ninth Street Number of Pages: 5, plus Exhibits A, B, and C 0 EXHIBIT "A" LEGAL DESCRIPTION LOT 0, BLOCK 57 OF C -TRACT NO 51303, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1196 PAGES 56 AND 57 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. 1:0c][ HISTORIC PROPERTY PRESERVATION AGREEMENT PROPERTY MAINTENANCE CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.36.190, all designated landmarks and structures located within a historic district shall be maintained in good repair and preserved against deterioration through the prompt repair of any of the following: 1. Facades which may fall and injure members of the public or property 2. Deteriorated or inadequate foundation, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal members which age, split or buckle due to defective material or deterioration. 4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors. 5. Defective or insufficient weather protection for exterior wall covering, including lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or structurally unsafe. In addition, the following maintenance measures are also required for the subject property: 1. Maintain all electrical and plumbing systems in safe, working order; repair and replace as necessary. * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein.** 10 EXHIBIT "C" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION /REHABILITATION TASKS The following projects shall be completed by the property owner of 1047 Ninth Street over the initial ten (10) year term of the contract. Item Year /timing Task Maintenance Tasks 1 Annually Maintain front entry gate /walk and north entry path 2 Annually Maintain entry trim, wood siding /windows /fascia /trim /doors and exterior metal work 3 5 years Paint entry trim, wood siding /windows /fascia /trim /doors and exterior metal work 4 Annually Maintain exterior light fixtures 5 Annually Maintain wood thresholds 6 5 years Maintain interior wood floor without damage to original 7 5 years Prep & paint, repair /refurbish hardware of built -in cabinets 8 5 years Maintain original plaster, prep & paint of interior panel doors and trim and interior window trim 9 Annually Maintain plumbing, electrical and heating systems throughout Rehabilitation /Restoration Tasks 10 2015 -2025 New roofing and flashing 11 2015 -2025 Possible re- finish and new rails to entry porch stairs 12 2015 -2025 Structural work at top of foundation, added tie -downs *"The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein. ** 11 . . aT August 12, 2014 Submitted by: Kaplan Chen Kaplan 2526 Eighteenth Street Santa Monica, CA 90405 1047 9th Street, Santa Monica Project Site Kaplan Chen Kaplan conducted an historic resources condition assessment of 1047 91h Street, three single family residential structures located on a single parcel in the northwest portion of Santa Monica, California. The three residential kit home buildings were designated as City Landmarks in January 2010 in Santa Monica. Neighborhood and Building Description According to the Los Angeles Tax Assessor records, the buildings were built in 1923. Previous historic evaluations of the property indicate that the three detached bungalow residences were constructed using the prefabricated building system developed by the Los Angeles area Pacific Ready -Cut homes, with wood clapboard walls, double hung wood sash windows and gabled roofs.that when assembled. The following report includes a condition assessment of,the exterior elements and-character defining features as well as strategies for repair and ongoing maintenance. General Description The buildings are located in a neighborhood of mostly two and three story multi - family buildings with a few single family residences. The three residences are situated on the eastside of 9th Street, between Washington Avenue and California Avenue. The property is bordered by multi - family housing to the north and south, and an alleyway to the east. The site is generally flat east to west with a slight slope to the south. Only nine blocks from the Pacific Ocean, the site is subject to typical coastal weather patterns. The site includes three structures: the larger street fronting residence has a narrow paved walkway that leads from 9th street to the front entrance. The two smaller identical residences face a common open space and are located along the walkway running west to east on the north side of the lot. There are six uncovered parking spaces on a concrete apron off the alley. The residences appear to be in relatively good condition, having been rehabilitated in the past year and are currently fully occupied. Character Defining Features The three simple cottages with gabled roofs and dormer type porch are excellent examples of the American Colonial Revival Style as applied to working and middle class housing. The three detached houses document the development of mass - produced housing in Southern California, as they were designed and fabricated by Pacific Ready - Cut, and are an unusual example of two styles that were built as depicted in the Pacific Ready -Cut catalogue. The larger residence facing 91h street is listed as "Style 84 ". The two smaller residences in the rear are listed as "Style 44 Kaplan Chen Kaplan 1 August 12, 2014 1047 9th Street, Santa Monica Exterior: An overall high level of craft Symmetry Cross - gabled roofs with exposed eaves and rafter tails Painted horizontal wood clapboard siding -with mitered corners Gable vents with wood lattice - Entry steps Porch coverings with decorative pediments supported on Tuscan wood columns or fluted pilasters with brackets Wood entry doors centered on single bay front porches Multi- light wood operable and fixed wood windows with thin mullions Exterior wood trim including window and door trim The larger street - facing residence has a central wood door between original multi -light sidelights and three operable multi- light windows on each side of the primary elevation. There are original windows on the three secondary elevations of the larger structure. The larger bungalow has an American Colonial Revival.style one -bay front porch with a broken pediment supported by Tuscan- -wood columns. Each of the smaller structures also has a single bay front porch with a gabled pediment and arched opening supported by classical fluted pilasters and decorative brackets.. They also have three operable multi -light windows on each side of the primary elevations. Interior: Window trim Base Paneled doors Wood Floors Built in cabinetry Site work The concrete walks are simply built without special pattern, but may be original along the north and west. These areas should be preserved as long as no unsafe condition develops from cracking or offset surfaces. The six concrete parking spaces off the alley recently were rehabilitated and are in good condition. The Concrete steps to all the bungalows appear to be settling and eventually need to be repaired or replaced in kind. Repair or localized replacement of paving is necessary where displacement of walking surfaces create a tripping hazard. Frequent cleaning of concrete with water, especially under pressure, should be avoided. Kaplan Chen Kaplan 2 August 12, 2014 1047 9th Street, Santa Monica Landscape While landscape is not considered a character defining feature it can impact the structure. Most landscape around the buildings is well kept and trim. A few mature trees that were crowding the structures were removed. The palm tree at the southwest corner of the larger building porch appears too close to the building and foundation. To avoid impact on the foundation, walls and roofs, trees should be kept from directly touching the exterior of the buildings. Dense foliage adjacent to wood clapboard wall finishes may hold excessive moisture too close to the buildings. Judicious pruning should maintain a healthy and attractive tree while clearing space between landscape and structure. The trees should be further reviewed due to potential serious impact on structure. Landscape irrigation should not spray on the building. There is a wood picket gate and archway at the front of the property off 9h Street, as well as a grandfathered hedge. Since the parcel is not included in the landmark designation, these elements are not character defining. However an attractive front shall be maintained as this is the primary elevation from the public right.of way. Foundations./ Structural There was not an under -floor or structural review, and no foundation work or seismic upgrade_work_has been perfDrmed_on_the buildings. They are all in their original condition. The front porches of the smaller units have settled to create a gap between the bottoms of the pilasters and the top of the porch slabs. In addition there is cracking at the entrance door sills. These have been repaired temporarily but may need future monitoring and some additional reconstruction work. No other obvious structural deficiencies such as sagging floors or beams were apparent during site walk. Future work may include adding seismic attachments between the foundation and building framing and other miscellaneous upgrades. The Owner should review records for previous seismic upgrades such as foundation /base plate connections. An engineer could be engaged to further review existing structure and suggested upgrades. These items should be followed up for the long -term preservation of the building. Exterior Wood Clapboard Siding, Wood Trim, Eaves and Rafter Tails The primary exterior material as described in the Pacific Readycut Catalogue is painted 5/8 "x 4" rabbetted and beveled redwood surfaced siding. Painted wood trim surrounds the windows and doors. The entire wood exteriors including wooden eaves and rafter tails were restored by the current owners in accordance with the Secretary of Interiors Standards and repainted in the past year. Where wood clapboards were rotted on the primary elevations, material from the rear elevations was substituted and new material cut to appear in kind replaced the relocated boards. Termite remediation was also completed this past year. The buildings' wood exteriors will need ongoing painting and maintenance every two to three years as it is vulnerable to salt air and sun and new water based paints do not provide protection and longevity as did the original historic oil based paint. Kaplan Chen Kaplan 3 August 12, 2014 1047 9th Street, Santa Monica Roofs The gabled roofs may not be extremely old, but appear to be near time for substantial repair or replacement. The light grey asphalt shingles do not appear to be original as a darker roof shingle is:depicted -in photos from the Pacific Ready -Cut Catalogue. Eventually, all the roofs will need to be. replaced and at that time a material selection should be made that.more closely matches the color of the original material. Chimneys No chimneys are obvious from the exterior, although the front residence appears to have had a fireplace added possibly in the field and still extant on the interior at the living room. Downspouts and Drains and Flashing A series of leader boxes and downspouts bringing water down around the building did not appear original and were removed as part of the rehabilitation process. Areas of deteriorated metal. flashing :have -been repaired, or replaced in kind and painted. Exterior Metalwork The building and site have several metal elements, including screen doors, wrought iron railings and miscellaneous hardware. The screen doors and the metal railings did not appear to be original and were removed. The metal work is generally well- prepped and painted for long term maintenance. Exterior Porch and Eave Ceilings The porch and eave ceilings are t &g redwood boards painted. Ongoing painting every two to three years is required to provide protection and longevity. Wood Doors and Windows There are painted wood exterior doors at each of the three residences. The entry doors did not appear original including hardware and were replaced with new wood doors and hardware that are appropriate in design. Multi light operable wood windows with thin mullions on the primary facades have been repaired and refurbished. Interior wood trim was replaced in kind. Ongoing maintenance for these windows is required. Further replacement windows should be avoided as they rarely truly "match the original mullion sizes and shapes. There are also wood windows, generally on the east and south in the "back" areas of the cottages. These windows have been refurbished where possible and replaced in kind where original windows and sills were rotted and beyond repair. Some non - original Kaplan Chen Kaplan 4 August 12, 2014 1047 9th Street, Santa Monica jalousie windows were removed and replaced with new windows, sills and trim that are compatible and appropriate. Further replacement windows should be avoided due to difficulty to truly "match" the original mullion sizes and shapes. A complete wood door and window assessment would assist in directing future repairs or for.incorpo-rating- .rehabilitation and maintenance as part of a painting program. Hardware Most hardware at the cottage front doors was previously replaced. Cabinet and original window hardware remains and new matching was provided where missing Exterior Lights The exterior lights are generally located in obvious utilitarian locations such as at entry porches. The light fixtures are not original, but are appropriately simple in design. These light locations should be maintained and fixtures replaced when necessary with a similar or in kind fixture, as these particular fixtures are vulnerable to the salt air. Electrical The electrical service was not thoroughly investigated except that the power comes from overhead lines in the alley to the roof of each of the cottages. An electrician can check for any obvious safety issues. Electrical wires run under the eaves and down the rear or side elevations on the North and south sides of each building to a subpanel box at each cottage. Cable and telephone wires are also neatly run down the sides of the building from the roofs to the crawl spaces below. Some electrical upgrades were made including clearing many exposed wirings and cables off the exterior but the system will need general review and possible overall upgrade work in the future. Mechanical /Plumbing New pipes (copper pipes in some cases) have been installed in various locations around the building. Tankless water heaters were installed and the old tank water heaters and metal enclosures were removed. Where holes were made incidental damage to the wood clapboarding was repaired and painted to match existing in kind. Ongoing Mechanical and Plumbing upgrades will be necessary. Interior Wood Floors Interior wood floors in all three cottages are original. When the cottages were restored in the past year,. new appropriate wood floors were installed over the old ones, leaving the original floors protected and intact. Kaplan Chen Kaplan 5 August 12, 2014 1047 9th Street, Santa Monica Interior Built —In Cabinetry, Wood Window and Door Trim and Wood Doors. Original interior built- in cabinetry from the Pacific ready -cut catalogue in the dining /living room areas was restored and painted. Most original kitchen cabinetry was removed and replaced with appropriate :and ,compatible new painted wood cabinetry. Original seating nooks in the kitchen were also rebuilt in a compatible manner but not in kind. Interior wood window trim and original door trim was restored or replaced in kind and painted. Original interior wood panel doors were restored and painted. SUMMARY OF REPAIR / MAINTENANCE WORK Site work Repair- paving at.displacement especially along North walk And walk at off gt" Street. No water pressure cleaning. Landscape Trim landscape for space from building exterior. Judicious tree pruning Check trees around building for foundation impact — removal may be necessary. Foundations /Structural Have engineer check for seismic improvements Check cracking at foundation near trees. Exterior Wood Siding, Trim, Columns, Pediments, Eaves Paint every few years Roofs Roof will need eventual replacement (may include structural) Exterior Metalwork Prep to remove rust, repaint Regular maintenance and painting Kaplan Chen Kaplan 6 August 12, 2014 1047 9th Street, Santa Monica Wood Doors and Windows Maintain existing wood with paint. Prep and -paint every few years. Check operation and hardware. Refurbish and restore rather than replace. If replacement necessary, replace in kind. Jalousie on North elevation of larger bungalow may be replaced with an appropriate and compatible matching wood painted window. Concrete Stairs and porches Possible structural improvements Repair or replace in kind. Hardware Maintain existing original hardware on original windows. Exterior Lights Replace exterior light fixtures with similar or equal every four to five years as necessary due to rust and sea air. Any new security.lights should be discreetly located Electrical . Have electrician check overall service and exterior meter area. Maintain and upgrade as necessary on a yearly basis. Mechanical /Plumbing Repair any plumbing issues immediately to avoid impact. Plumbing work to be coordinated so not to impact exterior Upgrade and /or maintain yearly. Kaplan Chen Kaplan 7 August 12, 2014 1047 9th Street, Santa Monica PHOTOGRAPHS Neighborhood and Building Description General Desc gate View along north from front cottage View from alley at east cottage and parking View along north side looking west dge View along north looking west along front cottage Kaplan Chen Kaplan 8 August 12, 2014 1047 9th Street, Santa Monica Character Defining Features: Sitework Movement of entry stairs needed repairs No specimen trees. One small tree removed at foundation wall of front house Entry & conc. steps will need ongoing maintenance Kaplan Chen Kaplan 9 August 12, 2014 1047 9th Street, Santa Monica Exterior Porch and Eave Ceilings cottages Woodwork includes attic vents 'window trims Kaplan Chen Kaplan 10 August 12, 2014 1047 9th Street, Santa Monica Wood frame cover at underfloor access. All wood elements were repaired and re-instated, _ Roofs Asphaltic shingles not original & will Eventually need work. There are minimal metal elements on structures. Roof flashing will need to be maintained. There are no gutters or downspouts. Kaplan Chen Kaplan 11 August 12, 2014 1047 9th Street, Santa Monica Wood Doors and Windows Original windows and trim. Many Window hardware throughout has been refurbished. Some original remains. Hardware -- Difficult to match thin muttons Original west facing windows at cottage Much original hardware remains on Interior cabinets Most door hardware not original Kaplan Chen Kaplan 12 August 12, 2014 1047 9th Street, Santa Monica porch rooms including front spaces. in doors. Kaplan Chen Kaplan 13 August 12, 2014 1047 9th Street, Santa Monica The units contain original cabinet work Interior Wood Floors New wood floor.overlaid on original due to damages & gaps from previous remodels Electrical on east These areas h refinished Kaplan Chen Kaplan 14 August 12, 2014 1047 Sth Street, Santa Monica added Kaplan Chen Kaplan 15 August 12, 2014 1047 9th Street, Santa Monica Rehabilitation Work 20132014 During the course of the previous year (2013 — 2014), the new owners rehabilitated the three landmarked cottages: The work was performed to meet the Secretary of the Interiors Standards for Rehabilitation of Historic Structures. The owner met with historic preservation specialiststoxeview including site walks during the work. The primary focus of work was to repair and rehabilitate the exterior materials including wood siding, windows, trims and other wood work. Original windows were rehabilitated and most non- original jalousie windows were replaced with new wood windows to match original. Non historic landscape that was damaging the house was removed along with a Large number o f previously mounted utilities cables and conduits. Interiors were rehabilitated along with original cabinetry and all trims in the front living spaces. Some afthe back rooms such as bathrooms and service porches that in most cases had been previously remodeled -were modified to provide adequate space for bathroom and kitchen functions. Plumbing and other services were upgraded as needed. - The following photos demonstrate the original condition of the three structures and preparation of materials for repair and rehabilitation. The current condition following this - work is illustrated in the prior condition assessment photographs. All wood surfaces were prepped and painted Exposed conduit was re- routed or removed and siding repaired Front porch facing west was rehabilitated Landscape and added rails were damaging building and were removed. Kaplan Chen Kaplan 16 August 12, 2014 1047 9th Street, Santa Monica _- Eaves and roof edges were in need of:.. - Exposed rafter tails were prepped and maintenance and repair painted :Hance All wood areas were prepped and painted Kaplan Chen Kaplan 17 August 12, 2014 1047 9th Street, Santa Monica Original windows -As found condition at rear porch iir A number of non - original jalousie windows Were replaced.. Some remain. Work underway including replacement of non - original windows with matching sash. Kaplan Chen Kaplan 18 August 12, 2014 1047 9th Street, Santa Monica were Interior trim was repaired and painted. Plaster walls were retained as possible. rehabilitated. Kaplan Chen Kaplan 19 August 12, 2014 1047 0th Street, Santa Monica Kaplan Chen Kaplan 20 photographs. August 12, 2014 Z ' Q� Z � W N r- 5 Q z J O M Ea : -M °o. Mo MO °w °o No Mo 0 +:� M M bi eR fA tii fA f9 f9 tll tll f9 N i9 f9 W Uv T N N N N T N lq N R N R N N R cw 3 R v F Ur M N W R 6 v N N d O D V Q E E 2 O n R v Svc- 'ED � '`o m' � a• �- E o. a° u � o �z ° 2 z °c°.� z° � $ a° rn � � m ° � E m � t m R - E c m C O ` - j� O O OO O � ' O O O 12 12 v U' ¢ N N YI T > 3 n acs v u u u c n C 3 E y EO`u c N N . _ o o .., w. c c yR o° °o °o w w o °o w 3 � UO mi i) , t El !! {)! ! .0 } \ / / \) ) \ mi i) , t El !! {)! ! .0 } \ / / ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT ** 1047 9th Street REVENUES Current 1) Est. Monthly Rental Income $11,000 (estimate only**) 2) Annual Rental Income $132,000 ANNUAL EXPENSES Gen. Expenses: 25% SFD, Others 30% $39,600 Vacancy loss 3% $3,960 8) Total Expenses $43,560 NET OPERATING INCOME (NOI) $88,440 (Line 2 Minus 8) CAPITALIZATION RATE 9) Interest Component 4.00% 10) Historic Property Risk 2% 15) (2 %, or 4% for SFD) $7,629 11) Property Tax Component 1% 12) Amortization Component 5.0% 13) Capitalization Rate 12.00% (Sum Line 9 - 12) $12,421 Iir -IMW 14) Mills Act Assessment $737,000 (NOI/ Line 13) 15) Tax Under Mills Act $7,629 (Line 14 X.01035146) 16) Current Tax $20,050 17) Tax Savings (Line 16 - Line 15) $12,421 18) Annual Costs to City (Line 17 X 16 %) $1,987 * *This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating official Mills Act property tax assessments each year. UNNUT.IaLTHAD � 225 Santa Monica Boulevard Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis Recording Requested By: City of Santa Monica When Recorded Mail To: City of Santa Monica 1685 Main Street Santa Monica, California 90401 Attention: City Attorney No Recording Fee Required Government Code Section 27383 Contract No. XXXX (CCS) HISTORIC PROPERTY PRESERVATION AGREEMENT THIS AGREEMENT is made and entered in to this 28th day of October, 2014 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City ") and Sorgente Group of America (hereinafter referred to as the "Owner "). RECITALS: A. California Government Code Section 50280, et seq. authorizes cities to enter into contracts with the owners of qualified historical property, as defined in Government Code Section 90280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 225 Santa Monica Boulevard, Santa Monica, California, (hereinafter such property shall be referred to as the "Historic Property "). A legal description of the Historic Property is attached hereto, marked as Exhibit "A" and is incorporated herein by this reference; C. On December 13, 2004, the Landmarks Commission of the City of Santa Monica designated the Historic Property as a historic landmark pursuant to the terms and provisions of Santa Monica Municipal Code Chapter 9.36; and, D. On October 28, 2014 the City Council of the City of Santa Monica approved Resolution Number _ authorizing the execution of this Agreement between the City of Santa Monica and the property owner of 225 Santa Monica Boulevard; and E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuant to the Provisions of Chapter 3, of Part 2, of Division 1 of the California Revenue and Taxation Code. NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions set forth herein, do hereby agree as follows: 1. Effective Date and Term of Agreement. This Agreement shall be effective and commence on January 1, 2015 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in paragraph 2, below. 2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date "), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If either Owner or City desires in any year not to renew the Agreement, Owner or City shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions: a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached hereto as Exhibit "B ", and incorporated herein by this reference. b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City Council, attached as Exhibit "C ", and incorporated herein by this reference. C. In any restoration or rehabilitation of the property required by subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, the United States Secretary of the Interior's Standards for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the extent applicable. V, d. Owner shall allow reasonable periodic examinations, by prior appointment, of the interior and exterior of the Historic Property by representatives of the County Assessor, State Department of Parks and Recreation, State Board of Equalization, and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement. e. Before undertaking the property maintenance required by subsection (a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness 4. Provision of Information of Compliance. Owner hereby agrees to furnish City with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis. 5. Cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement), or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286. 6. Notice to Office of Historic Preservation. Within six (6) months of execution of this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation. 7. Enforcement of Agreement. In addition to the remedy provided in the cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement. The City does not waive any claim of Owner default if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in Santa Monica Municipal Code Chapters 9.36 and 9.40 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any subsequent breach or default. 8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall run with and burden the subject property for the benefit of the surrounding landowners and the City of Santa Monica. Owner shall expressly make the conditions and covenants contained in this Agreement a part of any deed or other instrument conveying any interest in the property. 3 9. Notice. Any notice required to be given by the terms of this Agreement shall be provided at the address of the parties as specified below or at any other address as may be later specified by the parties. To City: City of Santa Monica 1685 Main Street, Room 212 Santa Monica, CA 90401 Attention: Department of Planning and Community Development To Owner: Sorgente Group of America Attn: Remko Schuh 805 3`d Avenue, 18th Floor New York, NY 10022 10. No Joint Venture. None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise. 11. Hold Harmless. As between the City and the Owner, the Owner is deemed to assume responsibility and liability for, and the Owner shall indemnify and hold harmless the City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents, servants or employees may be put or subjected, by reason of any damage, loss or injury of any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees or subcontractors in this or their performance hereunder. 12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the prevailing party shall be entitled to recover from the losing party reasonable expenses, attorneys' fees and costs. 13. Severabilitv. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and remain in full force and effect. 14. Applicable Law. All questions pertaining to the validity and interpretation of this Agreement shall be determined in accordance with the laws of California applicable to contracts made to and to be performed within the state. 4 15. Recordation. Within 20 days of execution, the parties shall cause this Agreement to be recorded in the official records of the County of Los Angeles. 16. Amendments. This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto. 17. Sale or Conversion of Property. In the event of sale or conversion of the Historic Property, the Conditions, Covenants and Restrictions (C. C. & R.'s) for the Historic Property, if required, shall incorporate by reference all obligations and duties of the parties created by this Agreement. 18. Prohibition Against Discrimination. Owner agrees not to discriminate or impose any restrictions on the sale, lease, or occupancy of the Subject Property on the basis of sex, race, religion, ancestry, national origin, age, sexual preference, pregnancy, marital status, family composition, or the potential or actual occupancy of minor children. Owner further agrees to take affirmative action to ensure that no such person is discriminated against for any of the aforementioned reasons. IN WITNESS WHEREOF, City and Owner have caused this Agreement to be executed as of the day and year first written above. APPROVED AS TO FORM: MARSHA JONES MOUTRIE City Attorney ►_rIIIIr4-31F SARAH GORMAN City Clerk CITY OF SANTA MONICA A Municipal Corporation, By: ROD GOULD City Manager OWNER: By: Remko Schuh Sorgente Group of America STATE OF CALIFORNIA ss. COUNTY OF LOS ANGELES On before me, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. 6yMG1I Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 225 Santa Monica Boulevard Number of Pages: 5, plus Exhibits A, B, and C 6 STATE OF CALIFORNIA ss. COUNTY OF LOS ANGELES On before me, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 225 Santa Monica Boulevard Number of Pages: 5 plus Exhibits A, B, and C 7 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) On before me, personally appeared Rod Gould, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 225 Santa Monica Boulevard Number of Pages: 5, plus Exhibits A. B, and C 8 F=0rmt ltl"a1 LEGAL DESCRIPTION LOTS "K" AND "L" IN BLOCK 147 OF THE TOWN OF SANTA MONICA, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3, PAGES 80 AND 81 OF MISCELLANEOUS RECORDS, AND IN BOOK 39, PAGE 45 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPT FOR THE NORTHEASTERLY 100 FEET OF SAID LOTS "K" AND "L ". 9 EXHIBIT "B" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPERTY MAINTENANCE CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.36.190, all designated landmarks and structures located within a historic district shall be maintained in good repair and preserved against deterioration through the prompt repair of any of the following: 1. Facades which may fall and injure members of the public or property 2. Deteriorated or inadequate foundation, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal members which age, split or buckle due to defective material or deterioration. 4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors. 5. Defective or insufficient weather protection for exterior wall covering, including lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or structurally unsafe. In addition, the following maintenance measures are also required for the subject property: 1. Maintain all electrical and plumbing systems in safe, working order; repair and replace as necessary. "The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein.." 10 EXHIBIT "C" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION /REHABILITATION TASKS The following projects shall be completed by the property owner of 225 Santa Monica Boulevard over the initial ten (10) year term of the contract. Item Year /timing Task Maintenance Tasks 1 Every three Repaint chiller enclosure screen on roof and alley equipment. years 2 Three times Wash all exterior windows. per year 3 Bi- Annual Maintain operation of clock. 4 Quarterly HVAC system maintenance. 5 Quarterly Plumbing repairs and maintenance. 6 Annually Maintenance of roof coating membrane. Rehabilitation /Restoration Tasks 7 2015 Add Title 24 reflective roof coating membrane to current roof surface. 8 2017 -2020 Restore corroded steel windows, returning to full function, and repaint. 9 2021 -2025 Repair exterior concrete where areas of deterioration are noted and repaint as needed. * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein ** 11 8 Mills Place, Suite 300 Pasadena, CA 91x05 August 13, 2014 (Bay Cities Guaranty Building) Mills Act Application City of Santa Monica 225 Santa Monica Blvd. Santa Monica, California 90401 Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 -- D R A F T C. PART I: Architectural Report (page 1) PART II: Restoration/Rehabilitation Plan (page 19) PART III• Maintenance Plan (page 20) APPENDICES: National Park Service, Technical Preservation Services Preservation Briefs: 13. The Repair and Thermal Upgrading of Steel Windows is. Preservation of Historic Concrete ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 - p.1 PART 1: ARCHI T ECTUR'AL RER)F a The building now known as the Clock Tower has long been a local landmark in Santa Monica in every sense. At twelve stories, it stood as the only high -rise building in Santa Monica from its completion in 1930 until the 1970s, marking downtown Santa Monica's otherwise low -rise business district on Santa Monica Blvd. between 2nd and 3`d Streets. Walker & Eisen, a prominent Los Angeles firm, served as architects of the Ail Deco style building on behalf of the Bay Cities Guaranty and Loan Association. The Clock Tower Building is eligible for consideration for a Mills Act contract due to its status as City of Santa Monica Landmark 464, a designation it received in 2004. As required in the Mills Act application, this report fulfills items 1 -4 of the application materials: 0 Architectural Report identifying the status and condition of all character defining features of the building and site. 0 Ten -year Restoration/Rehabilitation Plan with estimated cost and schedule. 0 Ten -year Maintenance Plan with estimated cost and schedule describing all periodic /ongoing maintenance needs of the structure including plumbing, electrical, roofing, and structural systems. 0 Photographs of all building elevations and character- defining features (incorporated into the Architectural Report). This report has been prepared by ARG Associates Jennifer Trotoux, an architectural historian and historic preservation planner, and Alice Valania, a registered architect licensed in California (C- 33033). Both meet the Secretary of the Interior's Professional Qualifications Standards for architectural history, and Ms. Valania meets the qualifications for architecture as well. To gather information for the completion of this report, we conducted research on the background and development of the building and performed a site visit with Avon Ventura, the property manager with Cushman & Wakefield. We inspected and photographed the main level, basement, roof, and several vacant office floors, along with the stairwells and representative restrooms located on the stairwell. For reference, we collected photocopies of building records that were present in the basement, including an extensive permit history (though 1999), a core and shell rehabilitation plan set (The Landau Partnership, Inc., 2002), a structural plan set (Nabih Youssef & Assoc. (2001), and other documentation. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 p.2 flvmmffl �3 The Clock Tower Building was originally known as the Bay Cities Guaranty Building. The 12- story office tower was built on the cusp of the Great Depression and represented a fit of optimism regarding the future of real estate in the commercial district of Santa Monica. In an area that had, all through the 1920s, seen only low -rise development, the building brought sudden and dramatic change to the local skyline, matching the height limit of 150 feet seen in downtown Los Angeles and comparable to the 1920s high rises of larger business centers such as Long Beach. The large, double - height space occupying two- thirds of the ground floor housed a bank lobby for Bay Cities Guaranty Building and Loan. The bank, however, apparently fell victim to the Great Depression and closed down shortly after the building's construction. The bank lobby underwent several changes of occupancy in the following decades. In the 1960s it housed Reagei's Pharmacy. In the 1970s and 1980s, under the building's ownership by Crocker Bank, the space was once again a banking lobby. In recent years it became a restaurant space. In its listing as a Santa Monica Landmark, the building was recognized for its significance as an example of Art Deco style architecture. Walker & Eisen, the building's architects, were based in Los Angeles and known for many high rises in both Art Deco and other period revival styles that they designed in Los Angeles's boom years of the 1920s. The firm were leaders in the use of structural concrete for high -rise buildings as well as in the ornament and massing of the Art Deco style. The Fine Arts Building (1926), the United Artists Building (1927), and the Oviatt Building (1928) are the most prominent of their works in downtown Los Angeles today. Other important office or high -rise buildings included the Taft Building (1923, at Hollywood and Vine), the Beverly - Wilshire Hotel (1926, in Beverly Hills) and the now - demolished Sunkist Building (1935, across from the Los Angeles Public Library). The firm's high rises in Los Angeles, Beverly Hills, and Hollywood featured more elaborate and expensive materials than the Clock Tower building, which was built for the more modest, otherwise low -rise surroundings of Santa Monica's business district. The Bay Cities Guaranty Building essentially functioned as a professional building, which was an emerging property type in many of the region's downtowns in the late 1920s. The 1936 city directory shows that the building's office space was fairly evenly divided among lawyers and physicians (including dentists and orthodontists and related laboratories), with a jeweler and a Christian Science Reading Room rounding out the population. The County District Attorney's office occupied the entire 12f' floor. ARCHTTECTURAL RESOURCES GROUP, INC. Architects, Planners Ca Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13,2014 _ p.3 The Clock Tower Building has a rectangular footprint bounded by the Santa Monica Blvd. sidewalk on the south (primary) fapade, a public alley on the west side, and adjoining two -story buildings to the east and north.' The building is twelve stories and 150' high with an additional clock and elevator tower of 23' rising from the roof, offset to the east. The top of the tower houses the four -faced clock. The building has a stepped character, which is characteristic of Art Deco architecture, due to the successively smaller footprints of the tower and clock. The base and shaft of the repeated office floors are a single block. The clock tower also serves as the elevator tower, and its mass above the roofline is aligned with the elevator shafts. The elevator shafts are expressed on the east side of the building with a windowless vertical projection running the height of the building, rising beyond the roofline, and terminating in the clock tower. The exterior of the building is smooth concrete formed into panels to suggest abstracted ashlar masonry blocks. This articulation forms two -panel spandrels between the windows and advancing columns separating each bay. At the top of the main block of the building and at the top of the tower (below the clock itself), the articulation breaks into decorative panels with a geometric formed - concrete design. Other ornamentation, used mainly in the spandrel panels at the ground floor and top several floors, consists of fluted panels (with broad, vertical ribs) and other folded plate designs in vertical panels. The base of the building facing the street is divided into three equal bays. A historic photograph from the collection of the Santa Monica Public Library shows the ground floor of the building shortly after completion (see p. 6). The easternmost bay contains the entrance to the small elevator lobby for access to the offices in the floors above, as well as access to utility areas of the ground floor. The center bay contains entrance to the former bank lobby, now a restaurant. The easternmost bay is a window to the restaurant but is treated similarly to the entrance bays. The basement extends under a portion of the Santa Monica Blvd. sidewalk. For ease of notation, the direction of the ocean is used throughout as west. Santa Monica's grid is offset from the cardinal points, with the grid of the downtown streets running parallel and perpendicular to the general alignment with the coast. ARCHTIECIURAL RESOURCES GROUP, INC. Amhitem, Planners La Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 p.4 South (main) facade, Santa Monica Blvd. North facade, view from alley East facade from 311 Street ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 , p.5 West facade on alley (partial view of upper floors) West facade on alley (first floor and mezzanine) view towards Santa Monica Blvd. For additional details, please see Character - Defining Features, below. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 p. 6 The interior of the building contains 54,628 square feet of space which has been remodeled, reconfigured, and occupied by many tenants over the past 84 years. As a result, the interior does not appear to retain any character- defining features. The elevator lobby has been altered at least twice, most recently in 2002 -2003, and contains no historic features. The bank lobby has been altered several times as well (no historic photographs were located). Its current appearance reflects the original spatial arrangement but it too does not appear to contain any historic finish materials. The historic photograph above right, from the collection of the Santa Monica Public Library, indicates the appearance of the bank lobby shortly after the building's completion. This view shows the light from the alley -side windows at left and the mezzanine in the background, with a row of structural columns dividing the space as seen today. The upper floors do not contain elevator lobbies; the elevator doors, which are relatively new (c. 2002), open directly into each office floor. Visiting several of the office floors, we did not encounter any historic partitions, spaces, or finish materials. 3.a Integrity and Alterations The National Register of Historic Places defines seven aspects of integrity for evaluating the ability of a property to convey its significance: location, setting, design, materials, workmanship, historic feeling, and historic association. A high level of integrity comes in large part from the retention of features and materials that date to the building's period of significance, which in this case is 1930, the year of the building's completion. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners Fff Conservators Clocl<Tower Building Mills Act Application Santa Monica, California August 13, 2014 p.7. The exterior of the Clock Tower Building has a high level of historic integrity. It is in its original location, and the setting of the building has changed little. Although the one -story building to the west (toward 2"d St.) was replaced by a high -rise building, the impact of most new construction in its surroundings has not greatly impacted the scale of the surrounding commercial district. As a result, the building has maintained its prominence within its environment. The design of the building is highly intact due to the small number of alterations to the exterior and to prior rehabilitations that reversed some earlier changes (notably, removal of a screen in the 1980s that had covered the building's base since the 1950s or 1960s and the removal of stone facing on the base of the building in 2002). The building retains integrity of materials and workmanship on the exterior due to the lack of exterior alterations to the vast majority of the exterior surfaces and the retention of original windows, etc. The historic feeling and association of the exterior are also intact due to the other factors of integrity. The table below contains a record of the building permits for the property covering the period from 1953 to 1989 plus two permits from the mid -1930s (electrical permits were also located in these files but are not noted here). Additional items were noted from the 2002 updated plan set for the core and shell rehabilitation of the building. The permits show that there was steady tenant improvement work on many of the upper floors, as we noted in our walk- through of the building. Major alterations to the exterior appear to have occurred in 1961 -1964, when the exterior was clad in travertine (though this was not discovered in the permit history), exterior signage and marquee were mounted, and the lobby was altered. The major remodeling of the banking lobby appears to have occurred in 1961. The space was more recently remodeled for restaurant use. A core and shell rehabilitation of the building was undertaken in 2002. This was the last major rehabilitation of the building and returned many features of the exterior ground floor, which had been previously altered, to their historic appearance. The current features of the lobby also date to this project. Date " Work Permitted Valuation' 1934 Interior alterations $150 1935 Interior alterations $1,000 1953 Construction barricade --- 1953 General exterior repairs and repainting $13,800 1954 Remodel offices (room 408) $500 1954 Remodel offices (rooms 1108 and 1109) _ $250 1955 Fire damage, 3`d floor; repaint 2" d through 6" $20,000 1956 Office partitions $500 1959 "Remodel (5th floor) office suite" $750 ARCHITECTURAL RESOURCES. GROUP, INC. Architects, Planners a Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 P. 8 Date Work Permitted Valuation 1959 Partition offices 2" and 12 °i floors $1,000 1960 "Remodel mezzanine offices." $10,000 1961 Interior partitions and misc. alterations at 8th floor $6,000 1961 9 °i floor — remove interior partitions, new entrance to suite, new wood and glass partitions. $1,000 1961 "Remodel of 1st floor" — no architect noted. $20,000 1961 "Close up 7 existing openings with steel studs, lath and plaster. Add 40' lin. new steel stud and plaster wall." (office floor not noted) $3,000 1963 Erect construction barricade /scaffold. - -- 1963 "Lobby face lifting" by Daniel L. Dworsky, architect. $20,000 1964 Marquee over (bank) entrance $3,000 1964 Two 18" x 31" wall signs in recessed entrance of Reager's pharmacy $100 1966 Install 2' x 16' sign for Reager's Pharmacy. $250 1966 Demolition of partitions and door relocations (floors 8, 9, 10) $3,500 1966 Alter 7 °i floor $10,000 1966 New partitions and ceiling (appears to be rear of ground floor) $7,000 1968 Make opening to stairwell on 6`h floor and install I %z hour fire rated door. $150 1968 Demolition and remodeling of 61' floor and one small partition in the lobby. $15,500 1968 4`h floor — panel large office suite, recatpet, paint, possibly redo ceilings. $4,000 1969 Rebuild fire damage 11 °i floor $5,000 1972 Build two partition walls 4th floor $1,200 1973 Mezzanine alterations: "Removing approx. _ 50 lineal feet of existing changing area" $3,000 1973 Remove spalling concrete, treat rebar, and fill void with epoxy concrete and spot paint. $2,000 1985 Drywall partition in office bldg. $200 1985 7d' floor corridor rehab. $5,000 1986 Tenant improvement, 1 bath, 1 hr. rated t -bar ceiling. $20,000 1989 Work on fire escape landing $1,500 1989 Changing existing bathrooms (lot floor) to handicap access; installing corridor to exterior fire escape stairs (all floors). Installing sprinkler system. $100,000 1989 Install 15 fire safety devices 2002 Core and shell rehabilitation (specific items affecting character - defining features are noted below.) - -- 2002 Restoration of historic appearance of ground floor /base of building: remove travertine cladding and metal canopy. - -- ARCHITECTURAL RESOURCES GROUP, INC. Amlutecu, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 P. 9 (Date ° Work Permitted Valuation 2002 New exterior doors at entrances; new black granite at bulkhead/base and new storefront window (left of restaurant entrance) installed. Ground floor windows on alley stripped and refinished. 2002 Interior of lobby: stone veneer added to ceiling and walls. Brushed stainless steel railing added at mezzanine level. __- 2002 Elevator door smoke containment systems added at each floor. - -- 2002 Corrugated metal screen wall for mechanical equipment added to roof. 2002 Restrooms partially remodeled. - -- 2014 Window washing rig and safety railings added to roof. - -- The Clock Tower Building retains a high level of historic integrity on the exterior, and it has been well - maintained in recent years. As with any eighty- year -old building, there are ongoing maintenance issues that must be continually addressed, particularly in a coastal environment. The building has maintenance needs that must be attended to in order to protect its character - defining features. The Restoration/Rehabilitation and Maintenance Plan sections of this report outline the character - defining features and the major systems of the building. The items that ownership has proposed to undertake are included as are recommendations based on ARG and Cushman & Wakefield's observations. Character- defining features are material aspects and features of a building that date to the period of significance, retain historic integrity, and convey the historical significance of the property. In this case, they are the architectural and decorative features, materials, spatial relationships/ massing, and other similar characteristics that communicate the building's significance as a 1929- 1930 high rise professional building marking Santa Monica's main commercial district. The period of significance for the building is the date of its completion, 1930. Any character - defining features dating to 1930 are considered historic features of the building. Character - defining features of the exterior are listed below with photographs for reference, as well an evaluation of the condition of the feature pictured. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners is Conservators Clock Tower Building August 13, 2014 Mills Act Application Santa Monica, California P. 30 FEATURE IMAGE (ARG, June 2014) CONDITION Painted concrete r t�" �,a Fair to good; limited exterior finish. areas of spalling and a ate# deterioration of concrete �u are evident. Geometric formed concrete ornamental panels. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Good. Some repairs needed in areas where concrete surface is spalling. Recommend surveying the exterior to determine the scope of . work for concrete repairs prior to next repainting of the full exterior. Clock Tower Building August 13, 2014 Mills Act Application Santa Monica, California p.11 FEATURE IMAGE (ARG, June 2014) CONDITION Base of building n/a visually separated' from the shaft (repeated office floors with a vertical orientation) above.. Deeply crenellated, shaped concrete roof parapet (seen here from rear on root). floor on Santa Monica Blvd. into three bays, and articulation of each bay. first floor and mezzanine decorative painted metal and concrete panels and frames above entrances ARCHITECTURAL RESOURCES GROUP, INC. Arelutects, Planners & Conservators Good; reinforced with metal struts (not visible from surroundings) from the roof as shown. Limited areas of spalling were noted. n/a are historic material. Some other material may be new, dating to the rehabilitation that returned the exterior to its historic appearance. Clock Tower Building August 13, 2014 Mills Act Application Santa Monica, California p. 12 FEATURE I IMAGE (ARG, June 2014) 1 CONDITION Ornamental concrete panels and painted black base on alley side (openings are character - defining; doors shown are not). Steel frame casement windows (ground floor and mezzanine along west alley). ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators are periodically repainted due to constant wear in the alley. Good. Some of these features may be new, dating to the rehabilitation that returned the exterior to its historic appearance. Clock Tower Building August 13, 2014 Mills Act Application Santa Monica, California p. 13 Windows in clock/elevator tower. Painted clock face, numerals, and hands (each face of tower). Personnel access hatches on each face of clock. ARCHITECTURAL RESOURCES GROUP, INC. Arciutects, Planners & Consmators Some wire glass is cracked in windows (noted on south fagade). Good. Clock is in working order with an updated electronic regulating system. Clock Tower Building August 13, 2014 Mills Act Application Santa Monica, California p. 14 FEATURE I IMAGE (ARG, June 2014) 1 CONDITION hung windows (second through twelfth floors). Fair. Windows are generally in operable condition but some of them are corroded with rust, particularly on the west- facing side of the building. The following exterior features are not character- defining: ARCHTTTCTURAL RESOURCES GROUP, INC. Ashitem, Planners is Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 - p.13 • Lighting apparatus for the clock face and any other building lighting. • Metal slab doors on alley. • Roof surfacing materials. • Rooftop corrugated metal screen and its frame. ONEEMOR 0•' The Mills Act in Santa Monica only applies to building exteriors. While the exterior rehabilitation of the Clock Tower Building was initiated in 2002, returning the limited areas of alteration (most significantly the base of the building on Santa Monica Blvd.) to their historic appearance, the interior had been remodeled many times. The major ground floor spaces were remodeled in a manner considered to be compatible with the historic character of the building. The interior throughout appears to have no historic features and does not retain historic integrity of design, workmanship, materials, historic feeling, or association. The elevator lobby, a narrow space that is accessed through the east entrance bay, retains no original finishes, though its small dimensions are likely close to or the same as the space's original volume. The restaurant space, originally a banking lobby, also appears to retain its original spatial character but aside from that does not retain visible historic features or finishes. Each office floor has been altered substantially. The elevator doors at each level (mostly clad in sheet stainless steel) date to 2002, and any earlier partitions and finishes have been removed on all floors that were visited during the site visit for preparation of this report in June, 2014. The building's exit stairwell, while utilitarian in character, is intact and retains its original features and finishes. These for the most part are simple plaster walls and concrete stairs with scored traction lines at the front edge of the treads. The metal tube handrails are not historic features. Restrooms are located off of the landings between each floor on the east side of the building. These have been altered, but retain their original spaces, much of the configuration, and some historic features along with compatible new finish materials. In restrooms where marble stall partitions are present, these are generally original (and character - defining) features. The stall doors, replacement wall tile, marble sill along the top of the tile, and floor tile are not historic features and appear to be more recently installed as a part of the 2002 rehabilitation. A small area of likely original flat - profile, glazed, white, 3" x 6" subway tile was found in the basement, and seems to indicate that the tile in the restrooms replaced similar, earlier subway tile. Additional nonhistoric restrooms were also built within some office suites. The lobby and banking hall were both rehabilitated within the past fifteen years, on top of other, prior alterations. Further redesign of the lobby is being considered in order to make it more compatible with the Art Deco character of the building, but this work will be outside of the purview of the Mills Act contract. Upper office floors are also under ongoing remodeling for tenant improvements but are likewise not regulated under the Mills Act. ARCHrrECTt7RAL RESOURCEs GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 p. 16 REMERMTRM 14- The architectural significance of the Clock Tower Building and the need for ongoing upgrades and maintenance to protect the building's historic features and materials make it a strong candidate for a Mills Act contract. The new ownership and recent prior ownership have demonstrated an ongoing commitment to the building's preservation. The financial commitment required on the part of the owners to provide the needed level of attention to the building's maintenance is significant, and the amount of relief gained from the Mills Act contract will begin to offset these costs for one of Santa Monica's most visible historic buildings. Gebhard, David and Robert Winter. Los Angeles: An Architectural Guide. Salt Lake City: Gibbs Smith, 1994. National Park Service, hitp /hvivw ei nps gov /lips /tps/standauide /rehab /rehab index htm. Accessed July 2014. Santa Monica Landmark Properties, "64. Bay Cities Guaranty Building (1929)." Accessed June 2014. Sorgente Group of America Corp. USA. "Clock Tower Building" http://u,ivw.sorpentegraup- zisa.corne/intema vpag= clock- torover- building -eng Accessed June 2014. Vincent, Roger. "Santa Monica Clock Tower building sold to Italian investors." Los Angeles Times 02 May 2013. Accessed on line June 2014. http: / /articles laiiines coin/ 2013 /may/02 /business /la- J' -nro- santa- monica- clock- tomer- 20130501 Weaver, Martin E. Conserving Buildings: A Manual of Techniques and Materials. New York: John C. Wiley & Sons, 1997. Weeks, Kay D. and Anne E. Grimmer. The Secretary of the Interior's Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Washington, D. C.: U. S. Dept. of the Interior, National Park Service, 1995. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 p.17 8. The Secretary of the Interior's Standards The Technical Preservation Services Branch of the National Park Service (NPS) defines four treatment approaches for historic properties. The treatment approach of "rehabilitation" best applies to the scope of work and ongoing maintenance proposed for the property: The act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. Guidelines for applying the Standards can be found at this NPS web site: hfty: / /www.cr nps gov/h s�/tns /standguide /rehab /rehab index.htm The Secretary of the Interior's Standards for Rehabilitation are as follows: 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 P. 18 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building August 13, 2014 Mills Act Application Santa Monica, California PART II: RES ORATON /r`aMABILI Al 0IN PLAN ( This part of the report fulfills the'requirement for a ten -year restoration and rehabilitation plan for the building. As noted in the previous section, the building underwent a comprehensive core and shell rehabilitation approximately ten years ago, prior to its listing as a Santa Monica landmark. Many additional systems and structural upgrades have been completed in more recent years. The few following are items are those that remain to be addressed. Item Year Task Estimated Cost Add Title 24 reflective roof coating membrane to 1 2015 $45,000 current roof surface. 2017- Restore corroded steel windows, returning to fall 2 $850,000 2020 function, and repaint. 2021- Repair exterior concrete where areas of deterioration 3 $250,000 2025 are noted and repaint as needed 2015- TOTAL ESTIMATE RESTORATION PLAN $1,145,000 2025 ARcHn- EcrURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Clock Tower Building Mills Act Application Santa Monica, California August 13, 2014 p. 20 PART III: MAINTENANCE PLAN ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Estimated Cost Item Frequency Task Per Occurrence 1 Every three Repaint chiller enclosure screen on roof and alley $8,900 years equipment. 2 Three times Wash all exterior windows. $1,900 per year 3 Biannually Maintain operation of clock $580 4 Quarterly HVAC system maintenance $12,000 5 Quarterly Plumbing repairs and maintenance $5,000 Annually (after 2015 6 installation of Regular maintenance on roof coating membrane. $1,500 reflective roof coating membrane) ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators which frame. This e n`the ion eat to Wit Ole - are rm- .er of from routine maintenance and weatherization to extensive repairs, so that replacement may be avoided where possi- ble.' This information applies to do-it- yourself jobs and to large rehabilitations where the volume of work warrants the removal of all window units for complete overhaul by pro - fessional contractors. This Brief is not intended to promote the repair of fer- rous metal windows in every case, but rather to insure that preservation is always the first consideration in a rehabilitation project. Some windows are not important elements in defining a building's historic character; others are highly significant, but so deteriorated that repair is in- feasible. In such cases, the Brief offers guidance in evaluating appropriate replacement windows, i i dl I p I I i Flg. ! Often titghry dtsltnetive in design And crafrsmansrlp, rolted st�l windows playdn Afrporfgnt role !n defining !Ae arcAiteclara{ character of many later glmteenth and salty twenHetA armory !wildings. Art Deco, Art Uoderne,.:the International Style, and post World or 11 Milder• ntsm depended on the stlm profiles and streamlined appearance of metal windows for much N their impact. Photo: William O. Johnson. 'The techniGyl . information given In this brief is intended for moot fm"s (or malasetic) metnts, yrmticulariy rolled mod. White stalalen steel Is a ferrous metal, the donning end repair tahndques outlined here must not be uoed on It u the finish will be For information on leaning stainless mod no non- rarous mends, such as bronze, Monet, or aluminum, refer to Aretafs to Amntca's 1f(stork Buildings (ace bibsopnphy). Although metal windows were available as early as 18 60 from catalogues published by architectural supply; firms, they did not become popular until after 1890, Two factors combined to account for the shift from wooden to metal windows about that time. Technology, borrowed from the rolling industry permitted the mass production of rolled steel windows. This technology made metal windows cost competitive with conventional wooden windows. In addi- tion, a series of devastating urban fires in Boston, Baltimore, Philadelphia, and San Francisco led to the . enactment of strict fire codes for industrial and multi- story commercial and office buildings. As in the process of making rails for railroads, rolled steel windows were made by passing hot bars of steel through progressively smaller, shaped rollers until the ap- propriate angled configuration was achieved (see fig. 2). The rolled steel sections, generally 1 /8" thick and 1" - 1 1/2" wide, were used for all the components of the win- dows: sash, frame,and subframe (see fig. 3). With the ad- dition of wire glass, a fire- resistant window resulted. These rolled steel windows are almost exclusively found in masonry or concrete buildings. A byproduct of the fire- resistant window was the strong metal frame that permitted the installation of larger windows and windows in series. The ability to have expansive amounts of glass and increased ventilation dramatically changed the designs of late 19th and car]) 20th century industrial and commercial buildings. The newly available, reasonably, priced steel window soon became popular for more than just their fire. - resistant qualities. They were standardized, extremely durable, and easily transported. These qualifies led to use of steel windows in every type of construction, fro simple industrial and institutional buildings to luxury commercial and apartment buildings. 'Casement, doubt hung, pivot, projecting, austral, and continuous winds differed in operating and ventilating capacities. Figure_ outlines the kinds and properties of metal windows available then and now. in addition, the thin profiles metal windows contributed to the streamlined appeara of the Art Deco, Art Modern, and International Styli among others. The extensive use of rolled steel metal windows'con- tinued until after World War 11 when cheaper, non corroding aluminum windows became increasingly' popular. While aluminum windows dominate the mar) today, steel windows are still fabricated. Should repla( ment of original windows become necessary, replacer windows may be available from the manufacturers of some of the earliest steel windows. Before an informet decision can be made whether to repair or replace met the windows, however, the significance of the windows must he determined and their physical condition assessed. Cover Illustration: from Hopes Metal Windows and Casements: 18184916, currently Hope's Architectural Products, Inc. Used wllh per - missiwt. ROLLING SECTION FROM BAR Fig. 7. The process of rolling a steel bar Into on angled section is & lustrated above. The shape and size of the rolled section will vary slight- ly depending on the overall strength needed for the window opening and the location of the section in the assembly: subframe, frame, or sash. The 118 " thickness of the metal section iY generally standard. Drawing: A Men! Window Dictionary. Used with permission. btlbrl; MAMI W,H AMEl Fig. 3 A typical section through the lop and bottom of a mead window shows the three component parts of the ivindow assembly: snbfmrne, fmaie, and sash. Drawings: Catalogue No. l3, January 193); tnlerno- tionpl Casenienl Co, Inc., presently Hope's Architectural Products, file., Jamestown, NY. Used with permission. EVALUATION Historic and architectural Considerations An assessment of the significance of the windows should begin with a consideration of their function in relationto the building's historic use and its historic character. Win- dows that help define the building's historic character should be preserved even if the building is being converted to a new use. For example, projecting steel windows used to introduce light and an effect of spaciousness to a warehouse or industrial plant can be retained in the con- version of such a building to offices or residences. Other elements in assessing the relative importance of the historic windows include the design of the windows and their relationship to the scale, proportion, detailing and architectural style of the building. While it may be easy to determine the aesthetic value of highly ornamented windows, or to recognize the importance of streamlined windows as an element of a style, less elaborate windows can also provide strong visual interest by their small panes or projecting planes when open; particularly in simple, unadorned industrial buildings (see fig. 5). One test of the importance of windows to a building is to ask if the overall appearance of the building would be changed noticeably if the windows were to be removed or radically altered. If so, the windows are important in defining the building's historic character, and should be repaired if their physical condition permits. Physical Evaluation i Steel window repair; should begin with a careful evaluation of the physical condition of -each unit. Either drawings or photographs, liberally annotated, may be used to record the location of each window,; the type of operability, the condition of all three parts - sash, frame and sub- frame —and the repairs essential to its continued, use. Specifically, the evaluation should include: presence and degree of corrosion; I condition of paint; deterioration of the metal sections, including bowing, misalignment of the sash, or bent sections; condition of the glass and glazing compound; presence and condition of all hardware, screws, bolts,,and hinges; and condition of the masonry or concrete surrounds, including need for caulking or resetting of improperly sloped sills. Corrosion, principally rusting in the case of steel win- dows, is the controlling factor in window repair; therefore, the evaluator should first test for its presence. Corrosion can be light, medium, or heavy, depending on how much the rust has penetrated the metal sections. If the rusting is merely a surface accumulation or flaking, then the corrosion is light. If the rusting has penetrated the metal (indicated by a bubbling texture), but has not caused any structural damage, then the corrosion is medium. If the rust has penetrated deep into the metal, the corrosion is heavy. Heavy corrosion generally results in some form of structural damage,through delamination, to the metal section, which must then be patched or split- ed. A sharp probe or tool, such as an ice pick, can be us- ed to determine the extent of corrosion in the metal. If the probe can penetrate the surface of the metal and brit- tle strands can be dug out, then a high degree of corrosive deterioration is present. In addition to corrosion, the condition of the paint, the presence of bowing or misalignment of metal sections, the amount of glass needing replacement, and the condition of the masonry or concrete surrounds must be.assessed in the evaluation process. These are key factors in determin- ing whether or not the windows can be repaired in place. The more complete the inventory of existing conditions, the easier it will be to determine whether repair is feasible or whether replacement is warranted. Rehabilitation Work Plan Following inspection and analysis, a plan for the rehabilitation can be formulated.' The actions necessary to return windows to an efficient and effective working con- dition will fall into one or more of the following categories: routine maintenance, repair, and weatheriza- tion. The routine maintenance and weatherization measures described here are generally within the range of do- it- yourselfers. Other repairs, _both moderate and ma- jor, require a professional contractor. Major repairs nor- mally require the removal of the window units to a workshop, but even in the case of moderate repairs, the number of windows involved might warrant the removal of all the deteriorated units to a workshop in order to realize a more economical repair price. Replacement of windows should be considered only as a last resort. Since moisture is the primary cause of corrosion in steel windows, it is essential that excess moisture be eliminated and that the building be made as iweathertight as possible' before any other work' is undertaken. Moisture can ac- cumulate from cracks in the masonry, from spalling,mor, tar, from leaking gutters, from air conditioning condensa- tion runoff, and from poorly ventilated interior spaces.' Finally, before beginning any work, it is important to be aware of health and safety risks involved.' Steel win dows have historically been coated with lead paint. The: removal of such paint by abrasive methods will produce toxic dust. Therefore, safety goggles, a toxic dust respirator, and protective clothing should be worn. Similar protective measures should be taken when acid compounds are used. Local codes may govern the methods of removing lead paints and proper disposal of toxic residue. ROUTINE MAINTENANCE A preliminary step in the routine maintenance of steel windows is to remove surface dirt and grease in order to ascertain the degree of deterioration, if any. Such minor cleaning can be accomplished using a brush or vacuum followed by wiping with a cloth dampened with mineral spirits or denatured alcohol, 3 Double -hung industrial windows icy duplicated the look of traditional wooden Austral windows were also a product of the 1920s. They combined the appearance �q Iff I windows. Metal double hung windows were 9 f early examples of a building product adapt- of the double -hung window with the in- �1. creased ventilation and ease of operation ed to meet stringent new fire code require- of the projected window, (When fullyt ments for manufacturing and high -rise . j buildings in urban areas. Soon supplanted opened, they, provided 70% ventilation as compared to 50 % ventilation for double - in industrial buildings by less expensive hung windows) Austral windows were pivot windows, double-hung metal wilt- often used in schools, libraries and other�� dows regained popularity in the 1940s for _ public buildings. use in speculative suburban housing. '— Pivot windows were an early type of in- Casement windows adapted the English dustrial window that combined inexpen- tradition of using wrought iron casements sive first cost and low maintenance. Pivot with leaded crimes for residential use. windows became standard for warehouses Rolled steel casements (either single, as and power plants where the lack of screens shown, or paired) were popular in the was not a problem. The window shown 1920s for cottage style residences and here is a horizontal pivot. Windows that Gothic style campus architecture. More turned about a vertical axis were also streamlined easements were popular in the manufactured (often of iron). Such ver- 1930s for institutional and small industrial tical pivots are rare today. buildings, Frojecting windows, sometimes called Continuous windows were almost exclusively used for in- awning or hopper windows, were perfected dustrial buildings requiring high overhead lighting. Long In the 1920s for industrial and institutional runs of clerestory windows operated by mechanical buildings. They were often used in "combi- tension rod gears were typical, Long banks nation" windows, in. which upper panels of continuous windows were possible opened out and lower panels opened in. because the frames for such Since each movable panel projected . to windows were often , one side of e frame only, unlike pivot structural elements of the building. windows, for r example, screens could be introduced. Fig. 4 Typical rolled steel windows avoilable from 1890 to the present. The various operating . and ventilating on with the aesthetics of the window style were important considerations in the selection of one, window type over Sharon C. Park, AIA. if it is determined that the windows are in basically sound condition, the following steps can be taken: 1) removal of light; rust, flaking and excessive paint; r2) prim- ing of exposed metal with a rust- inhibiting primer; 3) replacement of cracked or broken glass and glazing com- pound; 4) replacement of missing screws or fasteners; 9) cleaning and lubrication of hinges; 6) repainting of all steel sections with two coats of finish paint compatible with the primer; and 7) caulking the masonry surrounds with a high quality elastomeric caulk. Recommended methods for removing light rust include manual and mechanical abrasion or the application of chemicals. Burning off rust with an oxy- acetylene or pro- pane torch, or an inert gas welding gun, should never be attempted because the heat can distort the metal. In addi- tion, such intense heat (often as high as 3840° F) vaporizes the lead in old paint, resulting in highly toxic fumes. Furthermore, such heat will likely result in broken glass. Rust can best be removed using a wire brush, an aluminum oxide sandpaper, or a variety of power tools 4 adapted for abrasive cleaning such as an electric drill with a wire brush or a rotary whip attachment. Adjacent sills and window jambs may need protective shielding. Rust can also be removed from ferrous Metals by using a number of commercially prepared anti - corrosive acid compounds, Effective on light and medium corrosion, these compounds can be purchased either as liquids or gels. Several bases are available, including phosphoric acid, ammonium citrate, oxalic acid and hydrochloric acid. Hydrochloric acid is generally not recommended; it can leave chloride deposits, which cause future corrosion. Phosphoric acid - based compounds do not leave such deposits, and are therefore safer for steel windows. However, any chemical residue should be wiped off with damp cloths, then dried immediately. Industrial blow - dryers work well for thorough drying. The use of running water to remove chemical residue is never recommended because the water may spread the chemicals to adjacent surfaces, and drying of these surfaces may be more dif- ficult. Acid cleaning compounds will stain masonry; therefore plastic sheets should be taped to the edge of the metal sections to protect the masonry surrounds. The some measure should be followed to protect the glazing from etching because of acid contact. Measures that remove rust will ordinarily remove flak- ing paint as well, Remaining loose or flaking paint can be removed with a chemical paint remover or with a pneumatic needle scaler or gun, which comes with a series of chisel blades and has proven effective in removing flak- ing paint from metal windows. Well- bonded paint may serve to protect the metal further from corrosion, and need not be removed unless paint build -up prevents the window from closing tightly. The edges should be feath- ered by sanding to give a good surface for repainting. Next, any bare metall should be wiped with a cleaning solvent such as denatured alcohol, and dried immediately in preparation for the application of an anti- corrosive primer. Since corrosion can recur very soon after metal has been exposed to the air, the metal should be primed immediately after cleaning. Spot priming may be required periodically as other repairs are undertaken. Anti- corrosive primers generally consist of oil -alkyd based paints rich in zinc or zinc chromate.' Red lead is no longer available because of its toxicity. All metal primers, however, are toxic to some degree and should be handled carefully. Two coats of primer are recommended. Manu- facturer's recommendations should be followed concern- ing application of primers. G Repair in Place The maintenance procedures described above will be in- sufficient when corrosion is extensive, or when metal win- dow sections are misaligned. Medium to heavy corrosion that has not done any structural damage to the metal sec- tions can be removed either by using the chemical cleaning process described under "Routine Maintenance" or by sandblasting, Since sandblasting can damage.the masonry surrounds and crack or cloud the glass, metal or plywood shields should be ,used to protect these materials. The sandblasting pressure should be low, 80-100 pounds per square inch, and the grit size should be in the range of #10445. Glass peening beads (glass pellets) have also been successfully used in cleaning steel sections. While sand- blasting equipment comes with various nozzle sizes, pencil -point blasters are most useful because they give the operator more effective control over the direction of the spray. The small aperture of the pencil -point blaster is also useful in removing dried putty from the metal sec- tions that hold the glass. As with any cleaning' technique, once the bare metal is exposed to air, it should be primed as soon as possible. This includes the inside rabbeted sec- tion of sash where glazing putty has been removed. To re- duce the dust, some local codes allow only wet blasting. In this case, the metal must be dried immediately, general- ly with a blow -drier (a step that the owner should consider when calculating the time and expense involved). Either form of sandblasting metal covered'with,lead paints pro- duces tonic dust. Proper precautionary measures should be taken against toxic dust and silica particles.` Bent or bowed metal sections may be the result of damage to the window through an impact or corrosive ex- pansion. if the distortion is not too great, it is possible to realign the metal sections without removing the window to a metal fabricator's shop. The glazing is generally remov- ed and pressure is applied to the bent or bowed section. In the case of a muntin, a protective 2 x 4 wooden brac- ing can be placed behind the bent portion and `a wire cable with a'winch can apply progressively more pressure over several days until the section is realigned. The 2 x 4 bracing is necessary to distribute the pressure evenly over the damaged section. Sometimes'a section, such as the exerted by corrosion and it is often necessary to cut the metal section to relieve this pressure prior to pressing the section back into shape and making a welded repair. Once the metal sections have been cleaned of all corro- sion and straightened, small holes and uneven areas resulting from rusting should be filled with a patching material and sanded smooth to eliminate pockets where water can accumulate. A patching material of steel fibers and an epoxy binder may be the easiest to apply. This steel -based epoxy is available for industrial steel repair; it can also be found in auto body patching compounds or in plumber's epoxy. As with any product, it is important to follow the manufacturer's instructions for proper use and . best results. The traditional patching technique — melting steel welding rods to fill holes in the metal sections —may be difficult to apply in some situations; moreover, the window glass must be removed during the repair process, or it will crack from the expansion of the heated metal sections. After these repairs, glass replacement, hinge lubrication, painting, and other cosmetic repairs can be undertaken as necessary. 'Refer to Table iv. Types of Paint Used for Painting Metal In dfaials in :4werica's Nlsioriv Buildings, P. 139. (Sa, bibaographyj. J To complete the checklist for routine maintenance, cracked glass, deteriorated glazing compound; missing screws, and broken fasteners will have to be replaced; hinges cleaned and lubricated; the metal windows painted, and the masonry surrounds caulked. If the glazing must be replaced, all clips, glazing beads, and other fasteners that hold the glass to the sash should be retained, if possi- ble, although replacements for these parts are still being fabricated. When bedding glass, use only glazing com- pound formulated for metal windows. To clean the hinges (generally brass or bronze), a cleaning solvent and fine bronze wool should be used. The hinges should then be lubricated with a non - greasy lubricant specially for mulated for metals and with an anti - corrosive agent. These lubricants are available in a spray dorm and should be used periodically on frequently opened windows. Final painting or the windows with ,a paint compatible with the anti - corrosive primer should proceed on a dry day. (Paint and primer from the same manufacturer should be used.) Two coats of finish paint are recom- mended if the sections have been cleaned to bare metal. The paint should overlap the glass slightly to insure weathertightness at that connection. Once the paint dries thoroughly, a flexible exterior caulk can be applied to eliminate air and moisture infiltration where the window and the surrounding masonry meet. Caulking is generally undertaken after the windows have received at least one coat of finish paint. The perimeter of the masonry surround should be caulked with a flexible clastomeric compound that will adhere well to both metal and masonry. The caulking used should be a type intended for exterior application, have a high tolerance for material movement, be resistant to ultraviolet light, and have a minimum: durability of 10 years. Three effective compounds (taking price and other factors into consideration) are polyurethane, vinyl acrylic, and butyl rubber. In selecting a caulking m 'aterial for a window retrofit, it is important to remember that the caulking compound may be covering other materials In a substrate. In this case, some compounds, such as silicone, may not adhere well. Almost all modern caulking com- pounds can be painted after curing completely, Many come in a range of colors, which eliminates the need to paint. If colored caulking is used, the windows should have been given two coats of finish paint prior, to caulk- ing. Repair In !Workshop Damage to windows may be so severe that the window sash and sometimes the frame must be removed for clean- ing and extensive rust removal, straightening of bent sec- tions, welding or splicing in of new sections, and reglaz- ing. These major and expensive repairs are reserved for highly significant windows that cannot be replaced; the procedures involved should be carried out only by skilled workmen. (see fig. 6a-6f.) As part of the orderly removal of windows, each win - dow should be numbered and the parts labelled. The operable metal sash should be dismantled by removing the hinges;_ the fmcd sash and, if necessary, the frame can then be unbolted or unscrewed. (The subfranie is usually left in place. Built into the masonry surrounds, it can only be cut out with a torch.) Hardware and hinges should be labelled and stored together. The two major choices for removing flaking paint and corrosion from severely deteriorated windows are dipping in a chemical bath or sandblasting. Both treatments re- quire removal of the glass. If the windows are to be dip- ped, a phosphoric acid solution is preferred, as mentioned earlier. While the dip tank method is good for fairly even- ly distributed rust, deep set rust may remain after dipping. For that reason, sandblasting is more effective for heavy and uneven corrosion. Both methods leave the metal sec- tions clean of residual paint. As already noted, after cleaning has exposed the metal to the air, it should be primed immediately after drying with an anti- corrosive primer to prevent rust from recurring. Sections that are seriously bent or bowed must be straightened with heat and applied pressure in a workshop. Structurally weakened sections must be cut out, generally with an oxy- acetylene torch, and replaced with sections welded in place and the welds ground smooth. Finding replacement metal sections, however, may be difficult. While most rolling mills are producing- modern sections suitable for total replacement, it may be difficult to find an exact profile match for a splicing repair. The best source of rolled metal sections is from salvaged windows, preferably from the same building. if no salvaged windows are available, two options remain. Either an ornamental metal fabricator can weld flat plates into a built -up section, or a steel plant can mill bar steel into the desired profile, While the sash and frame are removed for repair, the subframe and masonry surrounds should be inspected. This is also the time to reset sills or to remove corrosion from the subframe, taking care to protect the masonry surrounds from damage. Missing or broken hardware and hinges should be replaced on all windows that will be operable. Salvaged windows; again, are the best source of replacement parts. If matching parts cannot be found, it may be possible to adapt ready -made items. Such a substitution may require filling existing holes with steel epoxy or with plug welds and tapping in new screw holes. However, if the hardware is a highly significant element of the historic window, it may worth having reproductions made. Following are illustrations of the repair and thermal upgrading of the rolled steel windows in a National Historic Landmark (fig. 6). Many of the techniques described above were used during this extensive rehabilita- tion. The complete range of repair techniques is then sum- marized in the chart titled Steps for Cleaning and Repair- ing Historic Steel Windows (see fig. "n. compounds. Where necessary, patch depr ions in order to y and s ivaf 1tv of Fig. 6. The repair and thermal upgrading of the hlrtoric steel windows at the State Capitol, Lincoln, Nebraska. This early lrventieth century building, designed by Bertram Goodhue, is a National Hislorir. Landmark. Photos: All photos in this series were provided by the State Building Division, 7 Recommended Tools, Products and Rork lien Techniques Procedures Notes 1. Removing dirt and grease from metal 2. Removing Rust/ Corrosion Light Medium Heavy 3. Removing flaking paint. 4. Aligning bent, bowed metal sections *(Must be done In a workshop) General maintenance and chemical cleaning Manual and mechanical abrasion Chemical cleaning - Sandblasting /abrasive cleaning *Chemical dip tank '°Sandblasting/ abrasive cleaning Chemical method Mechanical abrasion Applied pressure *Heat and pressure Vacuum and bristle brushes to remove dust and dirt; solvents (denatured alcohol, mineral spirits), and clean cloths to remove grease. Wire brushes, steel wool, rotary attachments to electric drill, sanding blocks and disks. Anti- corrosive jellies and li- quids (phosphoric acid prefer- red); clean damp cloths. Low pressure (80 -100 psi) and small grit (N10445); glass peening beads. Pencil blaster gives good control. Metal sections dipped into chemical tank (phosphoric acid preferred) from several hours to 24 hours. Low pressure (80 -140 psi) and small grit (#10445): Chemical paint strippers suitable for ferrous metals. Clean cloths. Pneumatic needle gun chisels, sanding disks. Wooden frame as a brace for cables and winch mechanism. Remove to a workshop. Apply heat and pressure to bend back. Solvents can cause eye and skin ir- ritation. Operator should wear pro- tective gear and work in ventilated area. Solvents should not contact masonry. Do not flush with water. Hancisanding will probably be necessary for corners. Safety goggles and masks should be worn. Protect glass and metal with plastic sheets attached with tape. Do not flush with water. Work in ventilated area. Removes both paint and rust. Codes should be checked for environmen- tal compliance. Prime exposed metal promptly.; Shield glass and masonry. Operator should wear safety gear. Glass and hardware should be removed. Protect operator. Deepsel rust may remain, but paint will be removed. not I.T. Remove glass in affected area. Realignment may take several days. Care should be taken that heat does not deform slender sections. Reeor. woak flteni Teehti *(Must be done in a workshop) 5. Patching .Epoxy and steel filler depressions 6. Splicing in new metal sections i 7. Priming metal sections g. Replacing missing': screws and bolts 9. cleaning, lubricating, nr rentar- '. Welded patches S2e- new Routine maintenance Standard method for application 11. Caulking Standard method for masonry application surrounds 12. Repainting Spray or brush metal windows s and Notes Epoxy fillers with high con- Epoxy patches generally are easy to tent of steel fibers; plumber's apply, and can be sanded smooth. epoxy or autobody patching Patches should be primed. compound. Metal should be primed as soon as Weld in patches using steel Prime welded sections after grinding rods and oxy- acetylene torch connections smooth. or arc welder. patible with the anti - corrosive Torch to cutout bad sections Prime welded sections after grinding back to 45 ° joint, Weld in connection smooth, new pieces and grind smooth. and the masonry openingahould be At least one coat of anti -cor- Metal should be primed as soon as rosive primer on ,bare metal. it is exposed. If cleaned metal wit,l Zinc -rich primers are general- be repaired another day, spot prime ly recommended. to protect; exposed metal. Pliers to pull out or shear off If new holes have to be tapped into glazing rabbet; save all clips, and beads for reuse. Use only glazing compound formulated for metal windows. parts saved should be cleaned prior to reinstallation, Good quality (10 year or bet- The gap between the metal frame ter) elastomeric caulking com- and the masonry openingahould be pound suitable for metal. caulked; keep weepholes in metal' for condensation run -off clear of caulk. At least 2 coats of paint com- The final coats of paint and the patible with the anti - corrosive primer should be from the same primer. Paint should lap the manufacturer to ensure compatibili- glass about 1 /g" to form a ty. If spraying is used, the glass and seal over the glazing masonry should be protected. compound. Fig. 7. STEPS FOR CLEANING AND REPAIRING HISTORIC STEEL WINDOWS. Compiled by Sharon C. Park, AIA, 9 Historic metal windows are generally not energy efficient; this has often led to their wholesale replacement. Metal windows can, however, be made more energy efficient in several ways, varying in complexity and cost. Caulking around the masonry openings and adding weatherstrip- ping, for example, can be do- it- yourself projects and are important first steps in reducing air infiltration around the windows. They usually have a rapid payback period. Other treatments include applying fixed layers of glazing over the historic windows, adding operable storm win- dows, or installing thermal glass in place of the existing glass. In combination with caulking and weatherstripping, these treatments can produce energy ratings rivaling those achieved by new units.' Weatherstripping The first step in any weatherization program, caulking, has been discussed above under "Routine Maintenance." The second step is the installation of weatherstripping where the operable portion of the sash, often called the ventilator, and the fixed frame come together to reduce perimeter air infiltration (see fig. 8). Four types of weatherstripping appropriate for metal windows are spring - metal, vinyl strips, compressible foam tapes, and sealant beads. The spring- metal, with an integral friction fit mounting clip, is recommended for steel windows in good condition. The clip eliminates the need for anap- plied glue; the thinness of the material insures a tight closure. The weatherstripping is clipped to the inside channel of the rolled metal section of the fixed frame. To insure against galvanic corrosion between the weather- stripping torten bronze or orass /, ana the steel winnow, the window must be painted prior to the installation of the weatherstripping. This weatherstripping is usually at plied to the entire perimeter of the window opening, bu in some cases, such as casement windows, it may be bw to avoid weatherstripping the hinge side. The natural tes an adequate seal. can also be applied to metal win- lows. Folded into it "V" configuration, the material forms a barrier' against the wind. Vinyl weatherstripping is usually glued to the frame, although some brands have an adhesive backing. As the vinyl material and the applied glue are relatively thick, this form of weatherstripping may not be appropriate for all situations. Compressible foam tape weatherstripping is often best for large windows where there is a slight bending or distortion of the sash. In some very tall windows having closure hardware at the sash mid- point, the thin sections 'One meanie of energy efficiency is the U -value (the number of BTUs per hour transferred through a square fool of mraa imp. The lower the U- value, the better the performance. According to ASHRAE HANDBOOK.W7 Fundamentals, the 11-value of historic rolled steel sash with single glazing. is 1.3. Adding storm win- dows to the "Isting units or reglazing with 5 /8" Insulating glass produces a U -value of .69. Them methods of weatherizing historic peel windows compare favorably with rolled steel replacement Alternatives: with factory installed W m- saluting glass (.67 U - value); with added thermal -break coauiructlon and factory finish coatings (.62 U- value). 10 of the metal window will bow away from the frame near the top. If the gap is not more than 1/4 ", foam weatherstripping can normally fill the space. If the gap ex- ceeds this, the window may need to be realigned to close more tightly. The foam weatherstripping comes either with an adhesive or plain back; the latter variety requires application with gloc. Compressible foam requires more frequent replacement than either spring -metal or vinyl A fourth type of successful weatherstripping involves the use of a caulking or sealant bead and a polyethylene bond breaker tape. After the window frame has been thoroughly cleaned with solvent, permitted to dry, and primed, a neat bead of low modulus (firm setting) caulk, such as silicone, is applied. A bond breaker tape is then applied to the operable sash covering the metal section where contact will occur. The window is then closed until the sealant has set (2 -7 days, depending on temperature and humidity). When the window is opened, the bead will have taken the shape of the air infiltration gap and the bond breaker tape can be removed. This weatherstripping method appears to be successful for all types of metal windows with varying degrees of air infiltration. Since the several'. types of weatherstripping are ap- propriate for different circim3stances, it may be necessary to use more than one type on any given building. Suc- cessful weatherstripping depends upon using the thinnest material adequate to fill the space through which air enters. Weatherstripping that is too thick can spring the hinges, thereby resulting in more gaps. spang'.eml EarE6106 ' cam. {s bronze, brass or spinle integral friction -fit s sloe i stainless steel Witt, 3 11 1 Tdip. The t ip hcrstrfppingatnas! rrdMe _ nelmitalred painted t .wdd '., of thin This type of thin galvanic cowlndovis This taping: 7 wealbie In. immnded for wlndeers wegood wgArHevi7mle condition. In good condillon. vinyl STOP. Emplith vinyl strips ire scored And told Ito a "V" - configuration, Appiledadhwaive is ncceaary which will Increase the thickness of the jell , G� weatheraripping , making it inappropriate rorsome situations.. The weatherstripping. Is gqenemity applied to the window after 'U4drAPACSNRIP palntinfl. Pumm'rapo EMTEYIM Closed cell ton. Jape comes either will, or without an adhesive backlog. IT Is _ effective for windows with a gap of gAryh7 apptonimatcly ;r%and Is easy to insmlr.. G Howeveq this type of weathemtripping Ffibigv y:: will need frequent replacement on windows in regular use, The metal section 'LWFSrI'ed ;'MI0 should be cleaned of all dirt and grmse prior to Its application. SealAnl egad ERTf.hlor, This very a ffective type of weatnentrippInc involves the application of a clean bead of firm setting caulk: on the primed frame ;pen with a polyo clenor bond breaker tape on the operable sash'. The window is then rnAHey,,, closed until the bead his set and takes the form of the gap. The sash Is then opened t wranlEennlr and the tape is removed leaving the set caulk es the wemilAouripping. Fig. 8 APPROPRIATE TYPES. OF WEA771ERSTRIPPINC FOR METAL WINDOWS. Weatherstripping Zv an important part of upgrading the thermal . efficiency of historic steel windows. The chart above shows the jamb section of the window with file weatherstripping in place. Drawings: Sharon C. Park, AIA. The third weatherization. treatment is to install an addi- tional layer of glazing to improve the thermal efficiency, of the existing window. The decision to pursue this treat- ment should proceed from careful analysis, Each of the most common techniques for adding a layer of glazing will effect approximately the same energy savings (approx- imately double the original insulating value of the win- dows); therefore, cost and aesthetic considerations usually determine the choice of method. Methods of adding a layer of glazing to improve thermal efficiency include ad- ding a new layer of transparcnt material to the window; adding a separate storm window; and replacing the single layer of glass in the window with thermal glass. The least expensive of these options is to install a clear material (usually rigid sheets of acrylic or glass) over the original window, The choice between acrylic and glass Is . generally based on cost, ability of the window to support the material, and long -term maintenance outlook. If the material is placed over the entire window and secured to the frame, the sash will be inoperable. if the continued use of the window is important (for ventilation or for fire exits), separate panels should be affixed to the sash without obstructing operability (see fig, 9). Glass or acrylic panels set in frames can be attached using mag- netized gaskets, interlocking material strips, screws or adhesives. Acrylic panels can be screwed directly to the metal windows, but the holes in the acrylic panels should allow for the expansion and contraction of this material. A compressible gasket between the prime sash and the storm panel can be very effective in establishing thermal cavity between glazing; layers. To avoid condensa- tion, 1/8" cuts in a top corner and diagonally opposite bottom corner of the gasket will provide a vapor bleed, through which moisture can evaporate. (Such cuts, how - ever, reduce thermal performance slightly.) If condensa- tion does occur, however, the panels should be easily re- movable in order to wipe away moisture before it causes The second method of adding a layer of glazing is to have independent storm windows fabricated. (Pivot and austral windows, however, which project on either side of the window frame when open, cannot easily be fitted with storm windows and remain operational.) The storm win- dow should be compatible with the original sash con- figuration. For example, in paired easement windows, either specially fabricated storm casement windows or sliding units in which the vertical meeting rail of the slider reflects the configuration of the original window should be installed. The decision to place storm windows on the inside or outside of the window depends on whether the historic window opens in or out, and on the visual impact the addition of storm windows will have on the building. Exterior storm windows, however, can serve another pur- pose besides saving energy: they add a layer of protection against air pollutants and vandals, although they will par- tially obscure the prime window. For highly ornamental windows this protection can determine the choice of ex- terior rather then interior storm windows. I" - I tional while preserving the historic appearance. It is, `! however, the most expensive of the treatments discussed here. (See fig. 6f). _I" XIFh AFMICI7 Fxrvtopi AGAYLIC r'ANr-. --) Ursa 1PlI'Bril WINDOW DACE NT dow may be justified. In the case of significant windows, replacement in kind is essential in order to maintain the historic character of the building. However, for less significant windows, replacement with compatible new windows may be acceptable. In selecting compatible replacement windows, the material, configuration, color, operability, number and size of panes, profile and propor- tion of metal sections, and reflective quality of the original glass should be duplicated as closely as possible. A number of metal window manufacturing companies produce rolled steel windows. While stock modern win- dow designs do not share the multi -pane configuration of 11 historic windows, most of these manufacturers can reproduce the historic configuration if requested, and the cost is not excessive for large orders (sce figs. 10a and 10b). Some manufacturers still carry the standard pre - World War 11 multi -light windows using the traditional 12" x 18" or 14" x 20" glass sizes in industrial, commer- cial, security, and residential configurations. In addition, many of the modern steel windows have integral weatherstripping, thermal break construction, durable vinyl coatings, insulating glass, and other desirable features. Parrott. Windows manufactured from other materials generally cannot match the thin profiles of the rolled steel sections. Aluminum, for example, is three times weaker than steel and must be extruded into a box -like configuration that does not reflect the thin historic profiles of most steel windows. Wooden and vinyl replacement windows generally are not fabricated in the industrial style, nor can they reproduce the thin profiles of the rolled steel sec- tions, and consequently are generally not acceptable replacements. For product information on replacement windows, the owner, architect, or contractor should consult manufac- turers' catalogues, building trade journals, or the Steel Window Institute, 1230 Reith Building, Cleveland, Ohio 44115. UUMUEM The National Park Service recommends the retention of significant historic metal windows whenever possible. Stich windows, which can be a character - defining feature of a historic building, are too often replaced with inap- propriate units that impair rather than complement the overall historic appearance. The repair and thermal upgrading of historic steel windows is more practicable than most people, realize. Repaired and properly maintain- ed metal windows have greatly extended service lives. They can be made energy efficient while maintaining their contribution to the historic character of the building. ASARAE Handbook -, 19776)rn8amentals. New York: American Society of Heating, Refrigerating and Airconditioning rngineers, 1978.. Critud, W. F, A Metal Window Dictionary. LondowCumen Press, 1926. Reprinted by B.T, Botsford, Ltd., 1953. G. V13ite.Mends in Preservation Dvatinents. Spartment of the Interior. ritng Office, 1960. and 01ass to the Exterior aces Publication 478. ielfyfng an Appropriate Type of Steel ,'No. 1 (January. 1931): 43 -08, 63-65. 13th Edition, . New York, Sivects M. duction to Historic Concrete ete is an extraordinarily versatile building material structures since ancient times., Composed of a mixture of sand, gravel, crushed stone, or other coarse material, bound together with lime or cement, concrete undergoes a chemical reaction and hardens when water is added. Insertine reinforcement adds tensile streneth to of with concrete: While early twentieth century proponents of modern concrete often considered it to be permanent, it is, like all materials, sub ject to deterioration. This brief or engineering interest, whether those structures are old or relatively new. Brief History of Use and Manufacture The ancient Romans found that a mixture of lone putty and pozzolana, a fine volcanic ash, would harden under water. The resulting hydraulic cement became a major feature of Roman building practice, and was used in many buildings and engineering projects such as bridges and aqueducts. Concrete tecluiology was kept alive during the Middle Ages in Spain and Africa. The Spanish introduced a form of concrete to the New World ur the first decades of the sixteenth century, referred to.as "tapia" or "tabby." This material, a mixture of time, sand, and shell or stone aggregate The use of concrete in residential Figure 1. The Sebastopol Ho rise in Seguin, Texas, is art 1856 Creek Revival -style house constructed of lime concrete. Lhne concrete or "Haiverete" was a popular construction material, as it could be mnde inexpensively frmn local materials. By 1900, the town Marl approrirnately` ninety ihoecrete 9trnctures, tmcnht of:vltieh reutain. Photo: Texas Parks and Wildlife DeparHnent. Figure 2. Chdtterton House was the Irvine of the post batter at For Fred Steel in Wyaning, one of sweral forts establishers in the 1860, to protect the Union Pacific Railroad. The walls of the post trader's house were trailt using stone aggregate and bole, without ceuent. Tire use of this uuderial presents special preservation chollehges. publicized in the second edition of OrsonS Houle for All (1853) which described the adt "gravel wall" construction to a wide audier of Seguin, Texas, thirty -five miles east of Sa already had a number of concrete building; and came to be called "Tlne Mother of Cone with approximately ninety concrete buildir from local "lime water" and gravel (Fig. 1). Impressed by the economic advantages of wall or "time- grout" construction, the Qu¢ General's Office of the War Department en campaign to improve the quality of buildi military posts. As a result, lime -grout stru constructed at several western posts soon' War, including Fort Fred Steele and Fort L in Wyoming (Fig. 2). By the 1880s, sufficic had been gained with unreinforeed conere construction of much larger buildings. A r example from this period is the Ponce de 1 St. Augustine, Florida. Fowler's A intages of zc. The town i Antonio, by the 1850s ere Cities," ;s made cured gravel ermaster larked on a Extensive construction in concrete also occurred through the system of coastal fortifications commissioned by the federal government in the 18905 for the Atlantic, Pacific, and Gulf coasts, Unlike most concrete construction to that time, the special requirements of coastal fortifications called for concrete walls as much as 20 feet thick, often at sites that were difficult to access. Major structures in the coastal defenses of the '1890s were built of mass concrete with no internal reinforcing;, a practice that was replaced by the use of reinforcing bars in fortifications constructed after about 1905. The use of reinforced concrete in the United States dates from 1860, when S.T. Fowler obtained a patent for a reinforced concrete wall In the early 1870s, William E. Ward built his own house in Port Chester, New York, using concrete reinforced with iron rods for all structural elements. Despite these developments, such construction remained a novelty until after 1880, when innovations introduced by Ernest L. Ransome made the use of reinforced concrete more practicable, Ransome made many contributions to the development of concrete construction technology, including the use of twisted reinforcing bars to improve bond between the concrete and the steel, which he patented in 1884. Two years later, Ransome introduced the rotary kiln to United ,States cement production. The new kiln had greater capacity and burned more thorouglily and uniformly, allowing development of a less expensive, more uniform, and more reliable manufactured cement. Improvements in concrete production initiated by Ransom led to a much greater acceptance of concrete after 1900. The Lincoln Highway .Association, incorporated in 1913, promoted the vise of concrete in construction of a coast -to -coast roadway system. The goal of the Lincoln a high quality contitnrous hard surface roadway, across tire county. The Boys Scouts of Anterior installed concrete road markers along the Lincoln Higluam/ in 1928. the work of fabricator John J. Earley, knows a, 'the runs who nude concrete beautiful. " - Figure 5. Following World War 11, architects and engineers took advantage of improvements is concrele production, quality control, and advances is precast concrete to design structures such as the Police Headgaarlers building in Philadelphia, Pennsylvania, constructed ill 1961. Photo: Courtesy of the Philadelphia Police Departaneot. _ Highway as an example. Concrete "seedling miles" were constructed in remote areas to emphasize the superiority of concrete over unimproved dirt. The Association believed that as people learned about concrete, they would press the government to construct good roads throughout their states. Americans' enthusiasm for good roads led to the involvement of die federal government in road - building and the creation of numbered U.S. routes in the 1920s (Fig. 3). During the early twentieth century, Ernest Ransome in Beverly, Massachusetts, Albert Kahn in Detroit, and Richard E. Schmidt in Chicago, promoted concrete for use in "Factory Style' utilitarian buildings with an exposed concrete frame infilled with expanses of glass. Thomas Edison's cast -in -place reinforced concrete homes in Union Township, New Jersey (1903), proclaimed a similarly functional emphasis in residential construction. From the 1920s onward, concrete began to be used with spectacular design results: examples include John J. Earley 's Meridian Nill Park in Washington, D.C.; Louis Bourgeois' exuberant, graceful.6aha'i Temple in Wilmette, tlinois (1920- 1953), for which Earley fabricated the concrete (Fig. 4); and Frank Lloyd Wright's Fallingwater near Bear Run, Pennsylvania (1934). Continuing improvements in quality control and development of innovative fabrication processes, such as the Shockbeton method for precast concrete, provided increasing opportunities for architects and engineers. Wright's Guggenheim Museum in New York City (1959); Geddes Brecher Qualls its Cunningham's Police Headquarters building in Philadelphia, Pcnnsylvarria (1961); and Fero Saarinen's soaring terminal building at Dulles International Airport outside Washington, D.C., and the TWA terminal at Kennedy Airport in New York (1962), exemplify the masterful use of concrete achieved in the modern era (Fig. 5). Figure 7. Detailed bas reliefs. as vet the Batley Magnet School, could be buildings. Sculptural concrete eleni Throughout the twentieth century, a wide range of architectural and eneineerine structures were built usine concrete as a practical and cost - effective choice —and concrete also became valued forfts aesthetic qualities. Cast in place and precast concrete were readily adapted to the Streamlined Moderne style, as exemplified by the Bailey Magnet School in Jackson, Mississippi, designed as the Jackson junior High School by N.W. Overstreet & Town in 1936 (Figs. 6 and 7). The school is one of many concrete buildings designed and constructed under the auspices of the public Works Administration. Recreational structures and landscape features also utilized the structural range and unique character of exposed concrete to advantage, as seen in Chicago's Lincoln Park Chess Pavilion, designed by Morris Webster in 1956 (Fig. B), and the Ira C. Keller Fountain in Portland Oregon, designed by Lawrence Halprin in 1969 (Fig. 9). Concrete was also popular for building interiors, with ornamental features and exposed Structural elements recognized as part of the design aesthetic (See Figs. 10 and 11 . in sidebar). Concrete Characteristics Concrete is composed of fine (sand) and coarse (crushed stone or gravel) aggregates and paste made of portland cement and water. The predominant material in terms of bulk is the aggregate. Portland cement is the Under most commonly used In modern concrete.It is commercially manufactured by hlexluig limestone or chalk with clays that contain alumina, silica, lime, iron oxide and magnesia, and heating the compounds together to high temperatures. The hydration process that occurs between the portland cement and water results in formation of an all <ali paste that surrounds and binds the aggregate together as a solid mass, The ,quality of the Concrete is dependent on the ratio of water to the binder, binder content; sound, durable, and well - graded aggregates; compaction during placement; and proper curing. The amount of water used in the mix affects the concrete permeability and strength. The use of excess water beyond that required in the hydration process results in more permeable concrete, which is more susceptible to weathering and deterioration. Admixtures are commonly added to concrete to adjust concrete properties such as setting or hardening time, requirements for water, workability, and other characteristics. For example, the advent of air entraiining agents in the 1930s provided enhanced durability for concrete. eth century, there was e strength of ordinary cal processes became better pality control measures ition, the need to protect was acknowledged. Requirements for concrete cover over reinforcing steel, increased cement content, decreased water- cement ratio, and air entrainment all contributed to greater concrete strength and improved durability. Mechanisms and Modes of Deterioration Causes of Deterioration Concrete deterioration occurs pr?marlly because of corrosion of the embedded steel, degradation of the concrete itself, use of improper techniques or materials in construction, or structural problems. The causes of concrete deterioration must be understood in order to select an appropriate repair and protection system. water vapor, or high relative hrmudity, corrosion of the steel reinforcing takes place. A reduction in atkahrity, results from carbonation, a process that occurs when the carbon dioxide in the atmosphere reacts with calcium hydroxide and moisture in the concrete. Carbonation starts at the concrete's exposed surface but may extend to the reinforcing steel over time. When carbonation reaches the metal reinforcement, the concrete no longer protects the steel from corrosion. Corrosion of embedded reinforcing steel may be initiated and accelerated if calciu n chloride was added to the Concrete as a.set accelerator during original construction to promote more rapid curing. It may also take place if the concrete is later exposed to deicing salts, as may occur during the winter in northern climates. Seawater or other marine environments can also provide large amounts of chloride, either from Lack of proper maintenance Such as roofs and drainage s. water- related deterioration particularly when concrete ii and their exposed to freezing Figure 8, The Chess Pavilion in Chicago's Lhicohi Park Boas designed by architect Morris Webster and constructed in 1956. The pavilion Is a disliactive landscapefeahire, milh its reinforced concrete cantilevered slab that provides rover for chess Players. Figure 9. The Ira C. Koller Fo ilahi in Portland, Oregon, Tons designed by Laarreuce Halprin and constructed in 1969. The fo stain is constructed primarily -of concrete pillars with forniboard textures and surrounding elements, palterned with geometric lines, which facilitate the path ojivaler. Photo: Anita Washko, Wiss, fauuey, Elsbner Associates, tire. _ cracking of me aggregate and concrete matrix. Deleterious aggregates are typically found only in certain areas of the country and can be detected through analysis by an experienced petrographer. Low - alkali cements as well as fly ash are used today in new constniction to prevent such reactions where this problem may occur. expan the ad freezir in the ilding elements is can contribute to appears a: including micro -crai into the cc is most of of anexl When of fete lie is A ' ing es! Lion' inadequately washed original aggregate or from exposure of the concrete to seawater. Corrosion- related damage to reinforced concrete is the result of rust, a product of the corrosion process of steel, which expands and thus requires more space in the concrete than the steel did at the time of installation. 'this change in volume of the steel results in expansive forces, which cause cracking and spalling of the adjacent concrete (Fig: '12). Other signs of corrosion of embedded steel include delamination of the concrete (planar separations parallel to the surface) and rust staining (often a precursor to spalling) on the concrete near the steel. Problems Specifically Encntmlered with Historic Concrete Materials and workmanship used in the construction of historic concrete sh•uctures, particularly those built before the First World War, sometimes present potential sources of problems. For example, where the aggregate consisted of cinder from burned coal or crushed brick, Figure 12. 77re concrete lighthouse at the Kilanen Point Light Station, Kilauea, Kauai, Nanraii, was cons ritoted ebcn 3919. Die concrete, which was a good guoUitis, high strength mix firr ils day, is in good condition nfier abnost one hundred yens in service. Deterioration in,the form of spalling related to corrosion of embedded reinforcing, steel has occurred prirnnril y in areas of higher ornamentation such as projecting bards and brackets (see close -up photo), the concrete tends to be weak and porous because these aggregates absorb water. Some of these aggregates can be extremely susceptible to deterioration when exposed to moisture and cyclic freezing and thawing. Concrete was sometimes compromised by inclusion of seawater or beach sand that was not thoroughly washed with fresh water, a condition more common with coastal fortifications built prior to 1900. The sodium chloride present in seawater and beach sand accelerates the rate of corrosion of the reinforced concrete. Another problem encountered with historic concrete is related to poor consolidation of the concrete during its placement in forms, or in molds in the case of precasting. This problem is especially prevalent in highly ornamental units. Early twentieth century concrete was often tamped or rodded into place, similar to techniques used in forming cast stone. poorly consolidated concrete often contains voids ( "bugholes" or "honeycombs "), which can reduce the protective concrete cover over the embedded reinforcing bars, entrap water, and, if sufficiently large and strategically numerous, reduce localized concrete strength. Vibration technology has improved over time and flowability agents are also used today to address this problem. A common type of deterioration observed in concrete is the effect of weathering from exposure to wind, min, snow, and salt water or spray. Weathering appears as erosion of the cement paste, a condition more prevalent in northern regions where precipitation can be highly acidic. This results in the exposure of the aggregate particles on the exposed concrete surface. Variations may occur in the aggregate exposure due to differential erosion or dissolution of exposed cement paste. Erosion can also be caused by the mechanical action of water channeled over concrete, such as by the lack of drip grooves in belt courses and sills, and by inadequate drainage. In addition, high - pressure water when used for cleaning can also erode the concrete surface. In concrete structures built prior to the First World War, concrete was often placed into forms in relatively short vertical lifts dire to limitations in lifting and pouring techniques available at the time. Joints between different concrete placements (often termed cold joints or lift lines) may sometimes be considered an important part of the character of a concrete cleinent (Fig. 13). However, wide joints may permit water to infiltrate the concrete, resulting in more rapid paste erosion or freeze -thaw deterioration of adjacent concrete in cold climates. In the early twentieth century, concrete was sometimes placed in several layers parallel to the exterior surface. A base concrete was first created with formwork and then a more cement rich mortar layer was applied to the exposed vertical face of the constructed in 1898. 77re lift lines frwn placement of concrete are clearly visible on [lie exterior walls and characterize Nre finished appearance. - base concrete. The higher cement content in the facing concrete provided a more water - resistant outer layer and finished surface. The application of a cement rich top layer, referred to in some early concrete publications as "waterproofing," was also used on top surfaces of concrete walls, or as the top layerin sidewalks. With this type of concrete construction, deterioration can Occur over time as a result of debonding, between layers, and ' can proceed very rapidly once the protective cement -rich layer begins to break clown. It is common for historic concrete to have a highly variable appearance, including color and finish texture. Different levels of aggregate exposure due to paste erosion are often found in exposed aggregate concrete. This variability in the appearance of historic concrete increases the level of difficulty in assessing and repairing weathered concrete. Signs of Distress and Deterioration Characteristic signs of failure in concrete include cracking; spalling, staining, and deflection. Cracking occurs in most concrete but will vary in depth, width, direction, pattern, and location; and can be either active or dormant (inactive). Active cracks can widen, deepen, or migrate through the concrete, while dormant cracks remain relatively unchanged in size. Some dormant cracks, such as those caused by early age shrinkage of the concrete during curing, are not a structural concern but when left unrepaired, can provide convenient channels for moisture penetration and subsequent darnage. Random surface cracks, also called map cracks due to their resemblance to lines on a map, are usually related to early -age shrinkage but may also indicate other types of deterioration such as alkali- silica reaction. Structural cracks can be caused by temporary or continued. overloads, uneven foundation settling, seismic forces, or original design inadequacies: Structural cracks are active if excessive loads are applied to a structure, ff the overload is continuing, or ifsettlement is ongoing. These cracks are dormant if the temporary overloads have been removed or if differential settlement has stabilized, Thermally - induced cracks result from stresses produced by the expansion and contraction of the concrete during temperature changes. These cracks frequently occur at the ends or re- entrant corners of older concrete structures that were built without expansion joints to relieve such stress. Spalling (the loss of surface material) is often associated with freezing and thawing as well as cracking and delaminaton of the concrete cover over embedded reinforcing steel. Spilling occurs when reinforcing bars corrode and the corrosion by- products expand, creating high stresses on the adjacent concrete, which cracks and is displaced. Spilling can also occur when water absorbed by the concrete freezes and thaws (Fig. 14). In addition, surface spalling or scaling may result from the improper finishing, forming, or other surface A rre. x Figures 14. Lmlers of architectural mncret (spalled) from the surface were removed fri during the investigation performed to arse Photos: Anita Washko, Wiss, Janney, Elsh phenomena when water -rich cement paste;(laitance) rises to the surface. The resulting weak material is vulnerable to spalling of thin layers, or scaling. In some cases, spalling of the concrete can diminish the load- carrying capacity of the structure. Deflection is the bending or sagging of structural beams, joists, or slabs, and can be an indication of deficiencies in the strength and structural soundness of concrete. This condition can be produced by overloading, corrosion of embedded reinforcing, or inadequate design or construction, such is use of low - strength concrete or undersized reinforcing bars. Staining of the concrete surface can be related to soiling from atmospheric pollutants or other contaminants, dirt accumulation, and the presence of organic growth. However, stains can also indicate more serious underlying problems, such as corrosion of embedded reinforcing steel, improper previous surface treatments, alkali- aggregate reaction, or efflorescence, the deposition of soluble salts on the surface of the concrete as a result of water migration (Fig. 15). Planning fur Concrete Pr6ervation The significance of a historic concrete building or structure — including whether it is important for its architectural or engineering design, for its materials and construction techniques, or both — guides decision making about repair and, if needed, replacement methods. Determining the causes of deterioration is also central to the development of a conservation and repair plan. With historic concrete buildings, one of the more difficult challenges is allowing for sufficient time during the planting phase to analyze the concrete; develop mixes, and provide time for adequate aging of mock -ups for matching to the original concrete. An understanding of the original construction techniques (cement characteristics, mix design, original intent of assembly, type of placement, precast versus cast in place, etc.) and previous repair work performed on the concrete is important in determining causes of existing deterioration and the susceptibility of the structure to potential other types of deterioration. For example, concrete placed in short lifts (individual concrete placements) or constructed in precast segments will have numerous joints that can provide entry points for water infiltration. Inappropriate prior repairs, such as installation of patches using an incompatible material, can affect the future performance of the concrete. Such prior repairs may require corrective work, As with other preservation projects, three primary approaches are usually considered for historic concrete structures: maintenance, repair, or replacement. Maintenance and repair best achieve the preservation goal of minimal intervention and the greatest retention of existing historic fabric. However, where elements of the building are severely deteriorated or where inherent problems with the material lead to ongoing failures, replacement may be necessary. During planning, information is gathered through research, visual survey, inspection openings, and laboratory studies. 'Fhe material should then be reviewed by professionals experienced in concrete deterioration to help evaluate the nature and causes of the concrete problems, to assess both the short -tern and long -term effects of the deterioration, and to formulate proper repair approaches. Condition Assessment A condition assessment of a concrete building or structure should begin with a review of all available documents related to original construction and prior repairs. While plans and specifications for older concrete buildings are not always available, they can be an Invaluable resource and every attempt should be made to find them. They may.provide information on the composition of the concrete mix or on the type and location of reinforcing bars. If available, doCnments related to past repairs should also be reviewed to Ft4ore 15. Evidence of !: oiois nre movement through onicrele;,q apparent io fhe fivin of mineral deposits on the concrete surfirce. Cyclic freezing and lhnuvir,q of entrapped moisture, and corrosion of emheddol reinfi velnent, have also contribrited to deturiarnlion of the Concrete rotunw na this fence at Crocker Field in Fitchburg, n14rnyencduertis, designed by the Olmsted Brothers. understand how the repairs were made and to help evaluate their anticipated performance and service life. Archival photographs can also provide a valuable source of information about original construction, A visual condition survey will help identify and evaluate the extent, types, and patterns of distress and deterioration. The American Concrete Institute offers several useful guides on how to perform a visual condition survey of concrete. Generally, the condition assessment begins with an overall visual survey, followed by a close -up investigation of representative areas to obtain more detailed information about modes of deterioration. A number of nondestructive testing methods can be used in the field to evaluate concealed conditions. Basic techniques include sounding with a hand -held hammer (or for horizontal surfaces, a chain) to help identify areas of delamination..MOre sophisticated techniques include impact -echo testing (Fig. 6); ground penetrating radar, pulse velocity, and other methods that characterize concrete thickness and locate voids ordelaminations. Magnetic detection instruments are used to locate embedded reinforcing steel and can be calibrated to identify the size and depth of reinforcement Corrosion sulfate half -cell tests or linear polarization techniques to determine the probability or rate of active corrosion of the reinforcing steel. To further evaluate the condition of the concrete, samples may be removed for laboratory study to determine material components and composition, and causes of deterioration. Samples need to be representative of existing conditions but should be taken from unobtrusive locations. Laboratory studies of the concrete may include petrographic evaluation following ASTM C856, Practice for Petrographic G.tnniination of'Hardened Concrete. Petrographic examination, consisting of microscopical studies performed by a geologist specializing In the evaluation of construction materials, is performed to determine air content, water - cement ratio, cement content, and general aggregate characteristics. Laboratory studies can also include tSl concrete and provide Information for repair work. The laboratory studies provide a general identification of the original concretes components and aggregates, and evidence of damage due to various mechanisms including cyclic freezing and thieving, alkali- aggregate reactivity, or sulfate attack. Information gathered through laboratory studies can also be used to help develop a mix design for the repair concrete. cleaning As with other historic structures, concrete structures are cleaned for several reasons: to improve the appearance of the concrete, as a cyclical maintenance measure, or in preparation for repairs. Consideration should first be given to whether the historic concrete structure needs to be cleaned at all. If cleaning is required, then the gentlest system that will be effective should be selected. Three primary methods are used for cleaning concrete: water methods, abrasive surface treatments, and chemical surface treatments. Low- pressure water (less than 200 psi) or steam cleaning can effectively remove surface soiling, from sound concrete; however, care is required on fragile or deteriorated surfaces. In addition, water and steam methods are typically not effective in removing staining or severe soiling. Power washing with high- pressure water is sometimes used to clean or remove coatings from sound, high- strength concrete, but high- pressure water washing is generally damaging to and not appropriate for concrete on historic structures. rigure 76. Impact echo testing is performed on a conerele structural stub to help determine depth of deterioration. In this arethod, a short prdse of energy is introduced into the structure. and a lrausdueer mmmled on the impacted snrfac'e of the structure receives the reflected input waves at echoes. These waves are analyzed to help identify flaws and deterioration ¢within Ilre concrete. surface treatments using very fine particulates, such as dolomitic limestone powder, can sometimes clean effectively. However, inicroabrasive cleaning may alter the texture and surface reflectivity of concrete. Some concrete can be damaged even by tine particulates applied at very low pressures. Chemical surface treatments can clean effectively but may also alter the appearance of the concrete by bleaching the concrete, removing the paste, etching the aggregate, or otherwise altering the surface. Detergent cleaners or mild, diluted acid cleaners may be appropriate for removal of staining or severe soiling. Cleaning products that contain strong acids such as hydrochloric (muriatic) or hydrofluoric acid, which will damage concrete and are harmful to persons, animals, site features, and the environment, should not be used. For any cleaning process, trial samples should be performed prior to full-scale implementation. The intent of the cleaning program should not be to return' the structure to a like new appearance. Concrete can age gracefully, and as long as soiling is not severe or deleterious, many structures can still be appreciated without extensive cleaning. Methods of Maintenance and Repair The maintenance of historic concrete often is thought of i in terms of appropriate cleaning to remove unattractive; dirt or soiling materials. However, the implementation of an overall maintenance plan for a historic structure is the most effective way to help protect historic concrete. For examples, the lack of maintenance to roofs and drainage systems can promote water related damage to adjacent concrete features. The repeated use of deicing salts in winter dimates can pit the surface of old concrete and also may promote decay in embedded steel reinforcements. Inadequate protection of concrete walls adjacent to driveways and parking areas can result in the need for repair work later on. The maintenance of historic concrete involves the regular inspection of concrete to establish baseline conditions; and identify needed repairs. Inspection tasks involve . monitoring protection systems, including sealant joints, expansion joints, and protective coatings; reviewing existing conditions for development of distress such as cracking and delaminations; documenting conditions observed; and developing and implementing a cyclical repair program. Sealants are an important part of maintenance of historic concrete structures. Elastomeric sealants, which have replaced traditional oil -resin based caulks for many applications, are used to seal cracks and joints- to keep out moisture and reduce air infiltration. Sealants are commonly used at windows and door perimeters, at interfaces between concrete and other materials, and at attachments to or through walls or roofs, such as with lamps, signs, or exterior plumbing fixtures. exterior walls of the beach /rouse was used for ninny buildings in the Chicago parks as an alternative to wore expensive stone construction. Pholo: Leslie Schwartz Photography. (b) Concrete delerioralion included cracking, spalling, and delmuination caused by corrosion ofewbedded rehiforcins steel and concrete damage due to odic freezing and thawing. (c) Various sizes and types of aggregates were reviewed for matching to the original concrete materials. (d) Mock -tips of the concrete repair mix were preparert fin- cornpar-ison to the original. concrete. Considerations included aggregate hlpe and size, ceaent color, proportions, aggregate exposure, and surfnre finish. (e) The crrftsnian finished the surface to replicate the original appearance in it mock -up on the structm'e. Here, he used a nylon bristle brush to reuwve loose paste and expose the aggregate, creating a variable surface to ntateh the adjacent original concrete. Where used for crack repairs on historic facades, the finished appearance of the sealant application must be considered, as it may be visually intrusive. In some cases, sand can be broadcast onto the surface of the sealant to help conceal the repair. Urethane and polyurethane sealants are often used to seal joints and cracks in concrete structures, paving, and walkways; these sealants provide a service life of up to ten years, High - performance silicone sealants also are often used with concrete, as they provide a range of movement capabilities and a service life of twenty years or more. Some silicone sealants may stain adjacent materials, which may be a problem with more porous concrete, and may also tend to accumulate dust and dirt. The effectiveness of sealants for sealing joints and cracks depends on numerous factors including proper surface preparation and application. Sealants should be examined as part of routine maintenance inspections, as these materials deteriorate faster dian their substrates and must be replaced periodically as a part of cyclical maintenance. Repair of historic concrete may be required to address deterioration because the original design and 10 construction did not provide for long -term durability, or to facilitate a change in use of the structure. Examples include increasing concrete cover to protect reinforcing steel and reducing water infiltration into the must be thoroughly evaluated for compatibility, with the original design and appearance - Care is required in all aspects of historic concrete repair, including surface of Hie concrete mix design; z consolidation, and curing. An appropriate repair program addresses existing distress and reduces the rate of future deterioration, which in many cases involves moisture- related issues. The repair program should incorporate materials and methods that are sympathetic to the existing materials in character and appearance, and which provide good long -term performance, In addition, repair materials Should age and weather similarly to the original materials. In order to best adveve these goals, concrete repair projects should be divided into three phases: development of trial repair procedures, trial repairs and evaluation, and production repair work. For any concrete reF well as implementation of quality - control measures. The h iaL repair process provides an opportunity for the owner, architect, engineer, and contractor to evaluate the concrete mix design and the installation and finishing techniques for the repairs from both technical and aesthetic standpoints. The final repair materials and procedures should match the original concrete in appearance while meeting the established criteria for durability. Information gathered through trial repairs and nick -ups is invaluable in refining the construction documents prior to the start of the overall repair project (Fig. 17). Surface Preparation In undertaking surface preparation for historic concrete repair, care must be taken to limit removal of existing material while still providing an appropriate substrate for repairs. This is particularly important where ornamentation and fine details are involved. Preparation for localized repairs usually begins with removal of the loose concrete to determine the general extent of the repair, followed by saw - cutting the perimeter of the repair area. The repair area should extend beyond the area of concrete deterioration to a sufficient extent to provide a sound substrate. When repairing concrete with an exposed aggregate or other special surface texture, a sawcut edge maybe too visually evident. To hide the repair edge, techniques such as lightly hand - chipping the edge of the patch may be used to conceal the joint between the original concrete and the new repair material. The depth to which the concrete needs to in hi; �luYl to be then he reinforcing steel, if -s the reinforcing steel, mt for the repair. r strength and quality, tC MArP di finlh. are .ir blast original concrete surfaces should be protested during this work. In some cases, project constraints such as dust control may limit the ability to thoroughly clean the concrete and steel. For example, it may be necessary to use needle scaling (a small pneumatic impact device) and wire brushing instead of sandblasting. Supplemental steel may be needed when existing reinforcing steel is severely deteriorated, or if reinforcing steel is not present in repair areas. Exposed existing reinforcing and other embedded steel elements can be cleaned, primed, and painted with a corrosion- inhibiting mating. The patching material should be reinforced mechanically attached to include mild steel, epo depending on existing Formwork and Molds Special formwork is needed to n concrete features —which may b relief, or architecturally detailed surface finishes such as wood fo Construction of the formwork it skill and craftsmanship. Reusabl concrete ornamentation that is n facade, or precast concrete elemi replace missing or unrepairable Formwork for ornamental coney a four -step process: a casting of taken; a plaster replica of the on form is made from the plaster rc unit is cast. Custom formwork work of specialty companies, so stone fabricators. The process of forming arch surface textures is particular stripping (removal of former curing process) is needed to on the concrete. Timing for to strength gain, which in to temperature and weather cc formwork in highly detailed of the new concrete that has strength through curing. Selection of Repair Materia Selection and design of prope critical component of the repa requires evaluation of the per: and limitations of the repair ,n The of repair materials are designed to have a high strength and to be impermeable. Even thou; durable, these newer materials may not be use in repairing a low strength historic cone Ae. ten ss steel, rtal gh le special es. - ticular used for i building d to atures. led using crete is mold or v concrete - ten the a , is The concrete's durability, or resistance to deterioration, and the materials and methods selected for repair depend on its composition, design, and quality of workmanship. In most cases, a mix design for durable replacement concrete should use materials similar to those of the original concrete mix. Prepackaged materials are often not appropriate for repair of historic concrete. The concrete patching material can be air entrained or polymer - modified if subject to exterior exposure, and should incorporate an appropriate selection of aggregate and cement type, and proper water content and water 11 sounded with a haruner to drtect areas bf deterioriation. Corrosion of the exposed reinforcing steel bar has led to spolling of Fite adjacent eoncrele. (b) Samples of aggregate Considered for use in repair concrete are compared to the original concrete uraterials in tends of size, color, lrr6tre, and reflectance. W Various sample panels are made using lire selected coucrele repair aix design for comparison to the original concrete on the building, and the tnix design is adjusted based on reoieu, of the samples. W After removal of the spat!, the eoncrele surface is prepared for installation of it harmed patch. (e) prior to placement of the concrete, o retarding agent is brush- applied to the inside face of the jormrvork to slou, curing at the srufaee. After the concrete is parlially cured, the fbnvs are removed ami the surface of the concrete is rubbed to renmve some of the paste and expose lyre aggregate to nmtch the original connele. 12 to cement ratio. Some admixtures, including polyuaer modifiers, may change the appearance of the concrete mix. Design of the concrete patching material should address characteristics required for durability, workability, strength gain, compressive strength, and other performance attributes. During installation of the repair, skilled workmanship is required to ensure proper mixing procedures, placement, consolidation, and curing. Matching and Repair Techniques for Historic Concrete Repair measures should be selected that retain as nines of the original material as possible, while providing for removal of an adequate amount of deteriorated concrete to provide a sound substrate for a durable repair. The installed repair must visually match the existing concrete as closely as possible and should be similar in other aspects such as compressive strength, permeability, and other characteristics important in the mix design of the concrete (Pig. 18). Understanding the original construction techniques often provides opportunities in the design of repairs. For example, joints between the new and old concrete can be hidden in changes in surface profile and cold joints. The required patching mix for the concrete to be used in the repair will likely need to be specially designed to replicate the appearance of the adjacent historic concrete. A high level of craftsmanship is required for finishing of historic concrete, in particular to create the sometimes inconsistent finish and variation in the original concrete in contrast to die more even appearance required for most non - historic repairs. To match the various characteristics of the original concrete, trial mixes should be developed. These mixes need to take into account the types and colors of aggregates and paste present in the original concrete. Different mixes may be needed because of variations in the appearance and composition of the historic concrete. The trials should utilize different forming and finishing techniques to,achieve tine best possible match to the original concrete. Initial trials should first take place on site but off the structure. The mix designs providing the best match are then installed as trial repairs on the structure, and assessed after they have cured. than trowel- applied patch repairs are recommended for durability, as forming permits better ranges of mix ingredients (such as coarse aggregates) and improved consolidation as compared to trowel - applied repairs: Parge coatings usually are not recommended as they do not provide as durable repair as formed concrete. However, in some cases parge coatings may be appropriate to match an original parged surface treatment. Proper placement and finishing of Hie repair are important to obtain a match with the original concrete. To minimize problems associated with rapid curing of concrete, such as surface cracking, it important to use proper curing methods and to allow for sufficient time. Hairline cracks that show no sign of increasing in size may often be left unrepaired. The width of the crack and the amoumt of movement usually limits the selection of crack repair techniques that are available. Although it is difficult to determine whether cracks are moving or non - moving, and therefore most cracks should be assumed to be moving., it is possible to repair non - moving cracks by installation of a cementifious repair mortar matching; the adjacent concrete. It is generally desirable not widen cracks prior to the mortar application. Repair mortar containing sand in the mix may be used for wider cracks; unsanclecl repair mortar may be used for Harrower cracks. When it is desirable to re- establish the structural integrity of a concrete structure involving dormant cracks, epoxy injection repair has proven to be an effective procedure. Such a repair is made by first sealing the crack on both sides of a wall or structural member with epoxy, polyester, wax, tape, or cement sh rry, and then injecting epoxy through small holes or ports drilled in the concrete. Once the epoxy in the crack has hardened, the surface sealing material may be removed; however, this type of repair is usually quite apparent. Although it may possible to inject epoxy without leaving noticeable residue, this process is difficult and, in general, the use of epoxy repairs in visible areas of concrete on historic structures is not recommended. Active structural cracks (which move as loads are added or removed) and thermal cracks (which move as temperatures fluctuate) must be repaired in a manner that will accommodate the anticipated movement, in sonic more extreme cases, expansion joints may have to be introduced before crack repairs are undertaken. Active cracks may be filled with sealants that will adhere to the sides of the cracks and will compress or expand during crack movement. 71re design,; detailing, and execution of sealant repairs require considerable attention, or they will detract from the appearance of the historic building. The routing and cleaning of a crack, and installation of an elastomeric . sealant to prevent water penetration, is used to address cracks where movement is anticipated: However, unless located in a concealed area of the concrete, this technique is often not acceptable for historic structures because the repair will be visually, intrusive (Pig. 19), Other approaches, such as installation of a cementitous crack repair, may need to be considered even though this type of repair may be less effective or have a shorter service life than a sealant repair. Replacement If specific components of historic concrete structures are beyond repair, replacement components can be cast to match historic ones. Replacement of original concrete shoudd be carefully considered and viewed as a method of last resort. In some cases, such as for repeated ornamental units, it may be more cost - effective to fabricate precast concrete units to replace missing elements. The forms created for precast or cast -in -place units can then be used again during future repair projects. Careful mix formulation, placement, and finishing are required to ensure that replacement concrete units will match the historic concrete. There is often a tendency to make replacement concrete more consistent in appearance than the original concrete. The consistency can be in stark contrast with the variability of the original concrete Figure 19. A high speed grinder Ht i preparation for installation of a seal "routing. "After the crack is prepar, prevent ri+oistnre iuftflrat o joit throng repairs can provide a durable, 7oatet they tend to be very visible, due to original construction design, or differential expos and mock -ups are used to em replacement concrete work s techniques (Pig 20). Protection Systems Coatings and Penetrating Sei such as a penetrating sealers c are often used with non- histoi the concrete and increase the of concrete repairs. However, are often inappropriate for its finless the structure was coated historically, Film- forming coatings will often change the color and appearance of a surface, and higher build coatings can also mask architectural finishes and ornamental details. For example, the application of a coating on concrete having a formboard finish may little the wood texture of the surface. Pigmented film- farming coatings are also typically not appropriate for use over exposed aggregate concrete, where the uncoated exposed surface contributes significantly to the historic character of 13 14 concrete. In cases where the color of a substrate needs to Impressed-current cathodic protection is the most be clanged, such as to modify the appearance of existing effective means of mitigating steel corrosion and has repairs, an alternative to pigmented film- Forming coatings is been used in practical structural applications since the the use of pigmented stains. 1970s. However, impressed- current cathodic protection Many proprietary clear, penetrating sealers are currently systems are typically the most costly to install and available to protect concrete substrates. These products require substantial ongoing monitoring, adjustment, render fine cracks and pores within the concrete and maintenance to ensure a proper voltage output hydrophobic; however, they do not bridge or fill cracks. (protection current) over time. Sacrificial anode cathodic Clear sealers may change the appearance of the concrete in protection dates back to the 1800s, when the hulls of that heated areas become more visible after rain in contrast ships were protected using this technology. Today to the more absorptive areas of original concrete. Once many industries utilize the concept of sacrificial anode applied, penetrating sealers cannot be effectively removed cathodic protection for the protection of steel exposed and are therefore considered irreversible. They should to corrosive environments. It is less costly than an not be used on historic concrete without thorough prior impressed - current system, but is somewhat less effective consideration. However, clear penetrating sealers provide and requires reapplication of the anode when it becomes an important means of protection for historic concrete that depleted. is not of good quality and can help to avoid more extensive future repairs or replacement. Thus they are sometimes Re-alkalization. Another technique currently available appropriate for use on historic concrete. Once applied, these to protect concrete is realkalization, which is a process sealers will require periodic re- application. to restore the alkalinity of carbonated concrete. The Waterproofing membranes are systems used to protect treatment involves soaking the concrete With an alkaline _ concrete surfaces such as roofs, terraces, plazas, or balconies, solution, in some cases forcing it into the concrete to as well as surfaces below grade. Systems range from coal the level of the reinforcing steel by passa ge of direct tar pitch membranes used on older buildings, to asphalt or current. These actions increase the alkalinity of the i urethane -based systems. On historic buildings, membrane concrete ar - g the. around The , thus restoring reinforcement systems are typically used only on surfaces that were protective alkaline environment for the reinforcement. originally protected by a similar system and surfaces that are Like impressed - current cathodic protection methods, it not visible from grade. Waterproofing membranes may be is costly, Other corrosion methods are also available but covered by roofing, paving, or other architectural finishes. have a somewhat shorter history of use. Laboratory and field testing is reconunended prior to Careful evaluation of existing conditions, the causes and application of a protection system or treatment on any nature of distress, and environmental factors is essenth-A concrete structure; testing is even more critical for historic before a protection method is selected and implemented. structures because many such treatments are not reversible. Not every protection system will be effective on each As with other repairs, trial samples are important to structure. In addition, the level of intrusion caused by evaluate the effectiveness of die treatment and to determine the protection system must be carefully evaluated before whether it will harm the concrete or affect its appearance. it is used on a historic concrete structure, ' Cathodic Protection. Corrosion is an electrochemical process in which electrons flow between cathodic (positively Summary charged) and anodic (negatively charged) areas on a metal surface; corrosion occurs at (lie anodes. Cathodic In the United States, concrete has been a popular protection is a technique used to control the corrosion of construction material since the late nineteenth century, metal by making the whole metal surface the cathode of and recently has gained greater recognition as a historic an electrochemical cell. This technique is used to protect material. Preservation of historic concrete requires a metal structures from corrosion and is also sometimes thorough understanding of the causes and types of used to protect steel reinforcement embedded in concrete. deterioration, as well as of repair and replacement For reinforced concrete, cathodic protection is typically materials and methods. It is important that adequate accomplished by connecting an auxiliary anode to the time is allotted during the planning phase of a project reinforcing so that the entire reinforcing bar becomes a to provide for trial repairs and mock -ups in order cathode. In sacrificial anode (passive) systems, current Flows to evaluate the effectiveness and aesthetics of the naturally by galvanic action between the less noble anode (such as zinc) and the cathode. In impressed - current (active) repairs. Careful design is essential and, as with other systems, current is impressed between an inert anode preservation efforts, the skill of those performing (such as titanium) and the cathode. Cathodic protection is the work is critical to the success of the repairs.'rhe intended to reduce the rate of corrosion of embedded steel successful repair of many historic concrete structures in concrete, which in turn reduces overall deterioration. in recent years demonstrates that the techniques and Protecting embedded steel from corrosion helps to prevent materials now available can extend the life of such concrete cracking and spalling. structures and help ensure their preservation. 15 Selected Readinbo American Concrete'hisfitute. Guide firr Making a Condition Survey of Concrete it) Service. ACI Committee 201, ACI 201,111-92. American Concrete Institute. Cnirle to Evaluation of Concrete Structures before Rehabilitaliou. ACI Committee 364, AC1364.1R -07. American Concrete Institute. Concrete Repair Guide. ACI CommOtee 546, ACI 546R-0,L American Concrete Instate. Guide fin' Evaluation of Existing Conaetr Buildings. ACI Commidee 437, ACI 437R -03. Childe, H.L. Manufacture and Uses of Concrete Products and Cast Slone. London: Concrete Publications; Limited, 1930. Collins, Peter. Concrete: Vie Vision (fa New Architecture. New York, New York: Faber and Faber, '1959. Cowden, Adrienne B, comp, Historic Couoele: iln Auuotaled Bibliography. Washington, D.C.: National Park Service, 1993. Komaneiant, August E. Contemporary Concrete Structures. New York, New York: McGraw Mill, 1972. Erlemann, Gustav G. "Steel Reinforcing Bar Specification in Old Structures." Concrefe International, April 1999,49-50, Federal Highway Administration. Guide to Nondestructive Testing of Concrete. FHWA Publication Number Fl4WA -SA -97 -105. Gaudette, Paul E. "Special Considerations in Repair of Historic Concrete." Concrete Repair Bulletin, january(February 2000, 12 -13. Jester, Thomas C., ed. Twentieth Century Building Materials. New York, New York: McGraw -Hill, 1995. Johnson, Arne P., and Seung Kyoung Lee. "Protection Methods for Historic Concrete at Soldier Field." Preserve and Play: Preserving Historic Recreation and Entertainment Sites. Washington, D.C.: Historic Preservation Education Foundation, National Council for .Preservation Education, and National Park Service; 2006. Macdonald, Susan, ed. Concrete: Building Pathology. Osney Mead, Oxford, U.K.: Blackwell Science, 2003. McGovern, Martin S. "A Clear View of Sealers." Concrete Construction, January 2000, 53-58. Morton, W. Brown Ql, Gary L, Hume, Kay D. Weeks, H. Ward Jandl, and Anne E. Grimmer. The Secretary rJ the Interior's Sfnndards for Rehabilitation Fi Illusfrnferl Guidelines for RehnbililriHug Historic Buildings. Washington, D.C.: National Park Service, '1983, reprinted 1997. "Repairing Cracks." Concrete Repair Digest, August /September 1997,160-164, Condensed from ACI document 224.1R -93. Slaton, Deborah. "Cleaning Historic Concrete." Concrete Repair Bulletin, January/February 2000,14-15. Paul Gaudette is an engineer with Wiss, Janney,. Elstner Associates, Inc., in Chicago, Illinois. Deborah,Slaton Is an architectural conservator with Wiss, Janney, Elstner Associates, Inc:,. in Northbrook, Illinois. All photographs by Paul Gaudette unless otherwise stated. Front cover image: Kyle Normandin, Wiss, Janney, Elstner Associates, Tile. The authors wish to thank William Bing Coney, author of the first edition of this preservation brief, who served as a peer reviewer for the current edition: In addition, the authors gratefully acknowledge the assistance of the following individuals as peer reviewers of this brief Arre Johnson and Una Gilmartin, Wiss, . Janney, Elstner Associates, Inc.; Robert Joyce, Quality Restorations, Inc.; Susan Macdonald, New South Wales Heritage Office; Miles T, Murray, Restruction. Corporation; and Jack Pyburn, OJP /Architect, hue. Anne E. Grimmer, Chad Randl, and former staff Sharon C. Park, FAIR, of the Technical Preservation Services, National Park Service, offered valuable comments during development of the brief. Charles E. Fisher of the National Park Service was the technical editor for this publication project. This publication has been prepared pursuant to the National Historic Preservation Act of 1966, as amended, which: directs the Secretary of the Interior to develop and make available information concerning historic: properties. Comments about this publication should be addressed to: Charles E. Fisher, Technical Preservation Publications Program Manager, Technical Preservation Services -2255, National Park Service, 1849 C Street, NW, Washington, DC 20240. This publication is not copyrighted and can be reproduced without penalty. Normal procedures for credit to Ore authors and the National Park Service should be provided. The photographs used in this publication may not be used to Illustrate other publications without permission of the owners. For more information about tiie programs of the National Park Service's Technical Preservation Services see our website at ht�t :Y/www nps.;ov/histoeJ / hps t p s:h n ISBN: 978 -0 -16- 078946 -5 U.S. Government Printing Office Stock Number: 024 -f105- 01 253 -2 16 2007 ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT ** 225 Santa Monica Boulevard REVENUES 1) Est. Monthly Rental Income 2) Annual Rental Income Current $210,618 (estimate only * *) $2,527,416 ANNUALEXPENSES Gen. Expenses: 25% SFD, Others 30% $758,225 Vacancy loss 3% $75,822 8) Total Expenses $834,047 NET OPERATING INCOME (NOI) $1,693,369 (Line 2 Minus 8) CAPITALIZATION RATE 9) Interest Component 4.00% 10) Historic Property Risk 2% 15) (2 %, or 4% for SFD) $146,074 11) Property Tax Component 1% 12) Amortization Component 5.0% 13) Capitalization Rate 12.00% (Sum Line 9 - 12) $98,042 14) Mills Act Assessment $14,111,406 (NOI/ Line 13) 15) Tax Under Mills Act $146,074 (Line 14 X .01035146) 16) Current Tax $244,116 17) Tax Savings (Line 16 - Line 15) $98,042 18) Annual Costs to City (Line 17 X 16 %) $15,687 * *This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating official Mills Act property tax assessments each year. ATTACHMENT D 947 -953 11 to Street Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis Recording Requested By: City of Santa Monica When Recorded Mail To: City of Santa Monica 1685 Main Street Santa Monica, California 90401 Attention: City Attorney No Recording Fee Required Government Code Section 27383 Contract No. XXXX (CCS) 1161 lie]a[02:2: ela4ZA daa*-]4:iV_I i [S].IeTr77��irl� Yli THIS AGREEMENT is made and entered in to this 28`h day of October, 2014 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City ") and Blau Family, LLC (hereinafter referred to as the "Owner "). RECITALS: A. California Government Code Section 50280, et seq. authorizes cities to enter into contracts with the owners of qualified historical property, as defined in Government Code Section 90280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 947 -953 11th Street, Santa Monica, California, (hereinafter such property shall be referred to as the "Historic Property "). A legal description of the Historic Property is attached hereto, marked as Exhibit "A" and is incorporated herein by this reference; C. On June 9, 2014, the Landmarks Commission of the City of Santa Monica designated the Historic Property as a historic landmark pursuant to the terms and provisions of Santa Monica Municipal Code Chapter 9.36; and, D. On October 28, 2014 the City Council of the City of Santa Monica approved Resolution Number authorizing the execution of this Agreement between the City of Santa Monica and the property owner of 947 -953 11 th Street; and E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuant to the Provisions of Chapter 3, of Part 2, of Division 1 of the California Revenue and Taxation Code. NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions set forth herein, do hereby agree as follows: 1. Effective Date and Term of Agreement. This Agreement shall be effective and commence on January 1, 2015 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in paragraph 2, below. 2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date "), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If either Owner or City desires in any year not to renew the Agreement, Owner or City shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions: a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached hereto as Exhibit "B ", and incorporated herein by this reference. b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City Council, attached as Exhibit "C ", and incorporated herein by this reference. C. In any restoration or rehabilitation of the property required by subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, the United States Secretary of the Interior's Standards for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the extent applicable. 2 d. Owner shall allow reasonable periodic examinations, by prior appointment, of the interior and exterior of the Historic Property by representatives of the County Assessor, State Department of Parks and Recreation, State Board of Equalization, and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement. e. Before undertaking the property maintenance required by subsection (a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness 4. Provision of Information of Compliance. Owner hereby agrees to furnish City with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis. 5. Cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement), or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286. 6. Notice to Office of Historic Preservation. Within six (6) months of execution of this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation. 7. Enforcement of Agreement. In addition to the remedy provided in the cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement. The City does not waive any claim of Owner default if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in Santa Monica Municipal Code Chapters 9.36 and 9.40 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any subsequent breach or default. 8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall run with and burden the subject property for the benefit of the surrounding landowners and the City of Santa Monica. Owner shall expressly make the conditions and covenants contained in this Agreement a part of any deed or other instrument conveying any interest in the property. 3 9. Notice. Any notice required to be given by the terms of this Agreement shall be provided at the address of the parties as specified below or at any other address as may be later specified by the parties. To City: City of Santa Monica 1685 Main Street, Room 212 Santa Monica, CA 90401 Attention: Department of Planning and Community Development To Owner: Blau Family, LLC Attn: Carl Blau P.O. Box 260710 Encino, CA 91426 10. No Joint Venture. None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise. 11. Hold Harmless. As between the City and the Owner, the Owner is deemed to assume responsibility and liability for, and the Owner shall indemnify and hold harmless the City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents, servants or employees may be put or subjected, by reason of any damage, loss or injury of any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees or subcontractors in this or their performance hereunder. 12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the prevailing party shall be entitled to recover from the losing party reasonable expenses, attorneys' fees and costs. 13. Severability. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and remain in full force and effect. 14. Applicable Law. All questions pertaining to the validity and interpretation of this Agreement shall be determined in accordance with the laws of California applicable to contracts made to and to be performed within the state. 4 15. Recordation. Within 20 days of execution, the parties shall cause this Agreement to be recorded in the official records of the County of Los Angeles. 16. Amendments. This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto. 17. Sale or Conversion of Property. In the event of sale or conversion of the Historic Property, the Conditions, Covenants and Restrictions (C. C. & R.'s) for the Historic Property, if required, shall incorporate by reference all obligations and duties of the parties created by this Agreement. 18. Prohibition Against Discrimination. Owner agrees not to discriminate or impose any restrictions on the sale, lease, or occupancy of the Subject Property on the basis of sex, race, religion, ancestry, national origin, age, sexual preference, pregnancy, marital status, family composition, or the potential or actual occupancy of minor children. Owner further agrees to take affirmative action to ensure that no such person is discriminated against for any of the aforementioned reasons. IN WITNESS WHEREOF, City and Owner have caused this Agreement to be executed as of the day and year first written above. APPROVED AS TO FORM: MARSHA JONES MOUTRIE City Attorney ATTEST: SARAH GORMAN City Clerk 5 CITY OF SANTA MONICA A Municipal Corporation, By: ROD GOULD City Manager OWNER: Carl Blau Blau Family, LLC STATE OF CALIFORNIA COUNTY OF LOS ANGELES W, personally appeared ss. before me, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 947 -953 11� Street Number of Pages: 5, plus Exhibits A. B, and C 6 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) On before me, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his/her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 947 -953 11' Street Number of Pages: 5, plus Exhibits A. B, and C 661 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) On before me, personally appeared Rod Gould, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: I Historic Property Preservation Agreement Property location: 947 -953 11` Street Number of Pages: 5, plus Exhibits A, B, and C fi EXHIBIT "A" LEGAL DESCRIPTION LOTS N AND O IN BLOCK 40 OF TOWN OF SANTA MONICA TRACT, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3, PAGES 80 AND 81, IN BOOK 39, PAGE 45 ET SEQ., OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 4281 - 022 -017 APN: 4281 - 022 -018 9 EXHIBIT "B" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPERTY MAINTENANCE CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.36.190, all designated landmarks and structures located within a historic district shall be maintained in good repair and preserved against deterioration through the prompt repair of any of the following: 1. Facades which may fall and injure members of the public or property 2. Deteriorated or inadequate foundation, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal members which age, split or buckle due to defective material or deterioration. 4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors. 5. Defective or insufficient weather protection for exterior wall covering, including lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or structurally unsafe. In addition, the following maintenance measures are also required for the subject property: 1. Maintain all electrical and plumbing systems in safe, working order; repair and replace as necessary. * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein.** 10 EXHIBIT "C" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION /REHABILITATION TASKS The following projects shall be completed by the property owner of 947 -953 11`h Street over the initial ten (10) year term of the contract. Item Year /timing Task Maintenance Tasks 1 Annual Roof maintenance; new seals at penetrations 2 Annual HVAC maintenance 3 Annual Window, door, wood trim maintenance 4 Annual Landscape maintenance. 5 Annual Inspect window glazing/screening, repair when necessary Rehabilitation /Restoration Tasks 6 2015 Electricals stem upgrade; rewire units 7 2015 -2016 Replace all exterior wood stairs 8 2015 -2016 Replace all garage doors, frames, operating mechanisms 9 2015 Repair, patch / paint roof overhangs in courtyard locations 10 2015 Patch/paint/seal exterior plaster/stucco 11 2017 -2021 Install new landscaping and low voltage lighting, rebuild freestanding lanter in central courtyard 12 2015 -2020 Restore mailboxes 13 2015 -2024 Repair/restore door and window frames as necessary 14 2015 -2024 Re i e plumbing, as necessary 15 2015 -2024 Replace HVAC units as needed * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein. ** 11 Report of Existing Apartment Complex designated as City of Santa Monica Landmark. 947 - 95311Th Street Santa Monica, California 90403 The intent of this report is to generally describe the condition of the existing buildings on site along with describing the character - defining features of the above referenced location. • • Constructed in 1937, the subject property is an example of the Streamline Moderne architectural style as applied to a multifamily dwelling and exhibits a high degree of architectural integrity that manifests multi- family residential courtyard development patterns that were prevalent in Santa Monica during the late 1930's. The property was built by E.P Fitzgerald and originally known as the Fitzgerald Apartments. The subsequent owner, T. Voss added an additional set of apartments and re -named the property as the Voss Apartments. In June, 2014, the main buildings surrounding the courtyard were designated by the Santa Monica Landmarks Commission as a City of Santa Monica Landmark. The property occupies two adjacent lots, each approximately 50'x150', and is situated between 11th Street to the west and a vehicle access alley to the east. There are no curb cuts onto the property, but the alley accesses 10 single car garage stalls. The property has a central landscape courtyard with sidewalks leading up to unit access. The property was purchased in December 2012 by Blau Family I.I.C. At the time of purchase, the property was in extreme disrepair suffering from years of deferred maintenance. Balconies and stair wells were in a state of collapse, roofs leaking, termites and dry rot damage was extensive, plumbing lines were corroded, electrical panels were shorting out, non - functional and paint /plaster was peeling. The property embodies distinguishing architectural characteristics representing Streamline Moderne style in Santa Monica. Character defining features of the property include a central landscape courtyard flanked on either side by two buildings defined by rectangular, flat roof, 2 story stepped facades with characteristic rounded corners and horizontal window groupings. The roofs have low parapets with a flat, slim profile metal cap flashing /coping as recently renovated. The exterior finishes include smooth cement plaster with horizontal wood band siding and flat bar metal railings. Access to the second story is by exterior stairs, decks and balconies both off the courtyard and on the exterior secondary elevations by attached wooden stairs. The windows are wood sash casement style with glazing divisions that further enhance the nature of the horizontal groupings. Exterior Finishes The buildings on the property have been in extremely poor condition due to decades of deferred maintenance by previous owners and coastal weather conditions. Balconies and stairwells have recently been reconstructed and refinished; some had already collapsed and others were leaking with collapse imminent. Decks will require re- surfacing at 3 -5 years intervals based on use and solar /weather conditions. All roofs on the property required tear -off, dry rot repair and new roofing. The building on the northern side of the courtyard was re- roofed in December, 2013 with the remaining roofs scheduled for re- roofing in August, 2014. Two characteristic overhangs have partially collapsed due to dry rot, termites and moisture penetration and will require re- structuring, new decking, guard rails and new plaster along with necessary asbestos abatement. The current exterior cement plaster has cracks that allow termite and moisture penetration requiring sealant, possible lead paint containment/ removal and paint. The property generally has wood casement windows that show serious deterioration due to termites and deferred maintenance. A significant number of windows have recently had broken glass panels replaced. All windows will eventually need to be rebuilt or replaced due to this deterioration. window mastic at glazing are dry and missing and will need restoration. Window screens have been replaced or rebuilt at many operable window locations. The property has not experienced foundation repair or earthquake retrofit. All exterior free - standing wood stairs need to be removed and re- structured. Currently stairs suffer from instability due to dry rot, termites and deferred maintenance. �# 4 r. �. ® Exterior apartment unit doors in general have been maintained but will require continuous upkeep. All ten garage doors require replacement due to water and termite damage. ® Continue maintenance on deck surfacing.. Re -seal in 3- 5 to year increments due to solar and weather conditions. ® Re -roof remaining areas of property and maintain roof with proper penetration sealants. Remove dry rot, termite damage and treat asbestos conditions. ® Re- structure, remove dry and termite damage, re- surface and finish balcony/ roof overhangs off of courtyard. Test and treat- asbestos conditions. ® Test and treat lead based paint conditions. Seal, patch and paint all exterior cement plaster, wood windows and sills, horizontal wood trim doors and metal guard rails. ® Re- structure, seal and paint deteriorated window and door frames. Replace glazing where broken. Remove old glass stops with pliable mastic /sealant. Routinely maintain window frames seals and window screens. ® Engage a structural engineer with historic preservation experience to evaluate foundation structure and retrofit as required for seismic stability. ® Replace all garage doors, frames and operating mechanisms. • r � The existing electrical service to the property has been undersized and serious panel outages have been reported. Currently the property is undergoing a comprehensive electrical system upgrade to include new main power lines, panels and sub panels and a new electrical vault. This work is being coordinated with Southern California Edison. There is currently no exterior lighting on the property due to lack of electrical access. Plumbing lines both to and within the property are primarily galvanized, requiring copper retrofit. Water pressure is inconsistent. Hot water heaters in some units have been replaced with tankless systems although the majority of units have aging water tanks. The existing mechanical HVAC systems are old and require systematic replacement and maintenance. Numerous units have already been replaced in 2013 -2014. • Complete new electrical conduit, sub panels, panels and electrical installation. Remove abandoned sub - panels, electrical boxes and conduit. Re -wire all unit interiors. • Replace leaking water heaters and confirm proper venting and earthquake strapping. • Replace corroded galvanized piping with new copper lines. ® Replace faucet fixtures that are leaking or non - functioning. • Replace non - functioning HVAC heaters, blowers and continue HVAC maintenance. • Install automatic irrigation system in courtyard. ® Install low voltage exterior security lighting. Landscape Landscape irrigation is not functioning and requires watering by hand. Landscape features include a central raised planter that requires restoration. Over the years, plant materials have been added without plan. Plant materials need to be itemized and evaluated for health and conformance to an overall plan. There are a number of mature trees on the property that are currently encroaching on the foundations that need to be evaluated for possible removal. • Install an automated irrigation system. • Install low voltage security lighting. • Evaluate plant materials for health and design. Replant as needed. • Remove trees that encroach on foundation. • Evaluate central planter for design conformity and re- structure and seal cracked walls. • Maintain landscape. • Evaluate concrete walks and replace where cracked or where surfaces are uneven. • Evaluate existing fencing and perimeter walls. Correct instability or replace where dry rot occurs. t^ Units typically have painted plaster or drywall interior finishes. Floors throughout are exposed hand wood. Four units have recently had the hardwood floors refinished due required to repair of subfloor collapse due to termite damage. Kitchens in general are in decent condition. Appliances are in fair condition with some having recently been replaced. Countertops and plumbing fixtures are in fair /good condition with several showing signs of recent replacement. Bathrooms are in fair condition. Showers need to be evaluated for cracked tiles and shower pan leaks. One shower is currently being rebuilt due to water damage. .. ® Evaluate appliances and replace or repair as needed. ® Maintain finishes as needed with painting walls, refinishing /sealing hardwood floors and repairing tile. ® Evaluate condition of tubs and re- surface as needed. ® Evaluate plumbing faucets and replace or maintain as needed. ® Maintain doors and cabinets in proper working order. Seal or paint to prevent water penetration damage. ® Install ceiling fans in bathrooms to prevent moisture build -up and damage. ® Install new shower pans and tile as needed. Maintain grout and sealants at all wet locations. ® Repair and treat all areas for dry rotor termite damage. ® Replace countertops in kitchens and baths substructure has deteriorated. Respectfully submitted, NO 1 Roberta R. Weiser Licensed Architect 013075 State of Californian Exp. 8/31/2015 Restoration /Rehabilitation Work Completed: 947 -953 11TH Street Santa Monica, California 90403 r Item Year Task Actual 1 2013- Repair decks, balconies and stairs. Repair /replace wood sub $63,536.26 2014 structure, structure and deck surfacing. Structured engineering required. Asbestos testing and abatement completed. 2 2013- Replace heating equipment for 4- 6 units with new equipment. $9,595.00 2014 3 2013- Repair plumbing /piping leaks by replacing piping with copper $21,580.00 2014 lines. Re- install hot water heaters / venting per Code. 4 2013- Patch /paint and repairs of deferred maintenance including $69,970.96 2014 labor and materials i.e. Cracks in drywall, repair of old roof leaks or old plumbing leaks. 5 2013- Several new kitchen appliances. $2,135.41 2014 6 2013- Repair garage door mechanisms for ease of operation. $5,585.06 2014 7 2013- Repair wood damage and from deferred maintenance. $11,080.00 2014 8 2013- Glaze/ repair broken, chipped bathtubs, sinks. $825.00 2014 9 2013- Replace/ install the flooring at broken the areas. $2989.04 2014 10 2013- Repair/ re- finish subfloor and hardwood floors. $4605.00 2014 11 2013- Repair electrical shortages. Re -wire and new subpanels. $42,573.66 2014 Re -roof 947 main building with new flashing, parapet cap. 12 2013- Asbestos testing and abatement completed. $34,714.00 2014 13 2013- Replace broken glass and rebuild numerous window frames. $12,052.19 2014 14 2013- Replace Kitchen counter $5,736.53 2014 15 2013- Feed trees. $175.00 2014 16 2013- New laundry equipment. $2,883.86 2014 17 2013- Drywall; acoustical enhancement. $2,575.00 2014 18 2014 Re -roof 953 and 2 back buildings (in process; deposit only and $5,300.00 abatement costs shown here) Asbestos testing and abatement completed 19 2014 Electrical panel and sub -panel replacement (see above #11). $3,000.00 New trench and cable from telephone pole to new vault on property and then cable to panels (in process; deposit only to date) 20 2014 Replace shower pan and new tile in 947 #6 $3,980.00 2013- Total expended to date for restoration plan. $304,891.97 2014 Restoration /Rehabilitation Plan Work For: 947-95311 TH Street Santa Monica, California 90403 919M t Item Year Task Estimate 1 2014 Electrical panel upgrade, new trenches for cable, vault on site, $48,800.00 trench to telephone pole. Re -wire to subpanels at units. To be completed in 2014 2 2015- Re -wire unit electrical. Minimize penetrations in unit walls to $45,000.00 2020 the greatest extent feasible. Where penetrations are necessary, seamlessly patch to match adjacent. 3 2015- Replace all exterior wood stairs $35,000.00 2016 4 2015- Replace all existing garage doors, frames, operating $25,000.00 2016 mechanisms for 10 garages. 5 2015 Repair, restructure, patch /paint roof overhangs off courtyard in $25,000.00 2 locations. Asbestos testing and abatement. 6 2015 Patch, paint, seal exterior plaster /stucco. $45,000.00 Lead testing & abatement required. 7 2015- Central courtyard, install new landscape and re -build $25,000.00 2016 freestanding planter. Provide exterior low voltage lighting for security. 8 2015- Restore mailboxes. $5,000.00 2020 9 2015- Repair door & window frames as necessary. $35,000.00 2020 10 2015- Replace appliances as needed. $3,600.00 2020 11 2015- Re -pipe plumbing as needed. $45,000.00 2020 12 2015- Install new water heaters as needed. $2,500.00 2020 13 2015- Replace HVAC units as needed $15,000.00 2020 14 2015- Install new shower pans and tile as needed $45,000.00 2020 15 2015- Replace, repair, and renovate counter tops in kitchens and $25,000.00 2020 baths as needed. Total Estimate Restoration Plan $424,900.00 Please also refer to "Maintenance Plan" as part and parcel to this submittal. R etfully Submitted'', 11 W Roberta Weiser Licensed Architect 033075 State of California Exp 8/31/2015 Maintenance & Restoration Plan Work for: 947 - 95311TH Street Santa Monica, California 90403 -l_1. Item Year Task Estimate 1 2014 Re -roof remaining 3 buildings on property $58,000.00 Planned completion by 8/31/14 Asbestos testing and abatement required. 2 2015- Termite prevention maintenance. $1,000 /year. $10,000.00 2025 3 2015- Annual roof maintenance. $1,000.00 2025 Clean roof from debris, new seals at penetrations. 4 2015- Annual HVAC maintenance. $1,000 /year. $10,000.00 2025 5 2015- Maintain stairs, windows, doors and other exterior wood $25,000.00 2025 trim and surfaces. 6 2015- Annual Landscape maintenance. $6,000 /year $60.000.00 2025 7 2015- Remove abandoned plumbing & electrical conduit. $15,000.00 2025 8 2015- Inspect screens and window glazing. Repair as required. 2,500.00 2025 Total Estimate Maintenance Plan __]_$1_100- 94711th Street Monthly: $15,057.53 Annual: $180,690.36 953 11th Street Monthly: $13,069.12 Annual: $156,829.44 Combined 947 - 953 11th Street Monthly: $28,126.65 Annual: $337,519.80 E �f 7 \* )\# ± /\ Q�z& 00 0 § \ Lu wW kj § ] \k } \i ; : zam »— J3 /2 ) z z) \\ )� L6 X61 CD (_K&[k_ & 0 eL) o E §E() ;%f& Ro�7 - =% §S %�{i2R (\k \ƒ {f \ 30) £EE \ \\ of } §\ƒ /\0x )5] »$) @))R))J \\\ ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT ** 947 11th Street REVENUES 1) Est. Monthly Rental Income 2) Annual Rental Income Current $15,058 (estimate only * *) $180,690 ANNUALEXPENSES Gen. Expenses: 25% SFD, Others 30% $54,207 Vacancy loss 3% $5,421 8) Total Expenses $59,628 NET OPERATING INCOME (NOI) $121,063 (Line 2 Minus 8) 9) Interest Component 4.00% 10) Historic Property Risk 2% 15) (2 %, or 4% for SFD) $10,443 11) Property Tax Component 1 % 12) Amortization Component 5.0% 13) Capitalization Rate 12.00% (Sum Line 9 - 12) $17,234 irazt 14) Mills Act Assessment $1,008,855 (NOI/ Line 13) 15) Tax Under Mills Act $10,443 (Line 14 X .01035146) 16) Current Tax $27,677 17) Tax Savings (Line 16 - Line 15) $17,234 18) Annual Costs to City (Line 17 X 16 %) $2,757 * *This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating official Mills Act property tax assessments each year. ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT ** 953 11th Street REVENUES Current 1) Est. Monthly Rental Income $13,069 (estimate only * *) 2) Annual Rental Income $156,829 ANNUALEXPENSES Gen. Expenses: 25% SFD, Others 30% $47,049 Vacancy loss 3% $4,705 8) Total Expenses $51,754 NET OPERATING INCOME (NOI) $105,076 (Line 2 Minus 8) �ya�rra�r 49reffilml -A lr 9) Interest Component 4.00% 10) Historic Property Risk 2% 15) (2 %, or 4% for SFD) $9,064 11) Property Tax Component 1 % 12) Amortization Component 5.0% 13) Capitalization Rate 12.00% (Sum Line 9 - 12) $15,157 1 WTIVN W 14) Mills Act Assessment $875,631 (NOI/ Line 13) 15) Tax Under Mills Act $9,064 (Line 14 X .01035146) 16) Current Tax $24,221 17) Tax Savings (Line 16 - Line 15) $15,157 18) Annual Costs to City (Line 17 X 16 %) $2,425 * *This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating official Mills Act property tax assessments each year. ATTACHMENT E 401 25" Street Draft Mills Act Resolution and Contract, Architect's Report and Financial Analysis Recording Requested By: City of Santa Monica When Recorded Mail To: City of Santa Monica 1685 Main Street Santa Monica, California 90401 Attention: City Attorney No Recording Fee Required Government Code Section 27383 Contract No. XXXX (CCS) THIS AGREEMENT is made and entered in to this 28th day of October, 2014 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City ") and Thomas Smuts and Meredith Stiehm (hereinafter referred to as the "Owner "). RECITALS: A. California Government Code Section 50280, et seq. authorizes cities to enter into contracts with the owners of qualified historical property, as defined in Government Code Section 90280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 401 25 h Street, Santa Monica, California, (hereinafter such property shall be referred to as the "Historic Property "). A legal description of the Historic Property is attached hereto, marked as Exhibit "A" and is incorporated herein by this reference; C. On May 12, 2014, the Landmarks Commission of the City of Santa Monica designated the Historic Property as a historic landmark pursuant to the terms and provisions of Santa Monica Municipal Code Chapter 9.36; and, D. On October 28, 2014 the City Council of the City of Santa Monica approved Resolution Number authorizing the execution of this Agreement between the City of Santa Monica and the property owner of 401 25th Street; and E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuant to the Provisions of Chapter 3, of Part 2, of Division 1 of the California Revenue and Taxation Code. NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions set forth herein, do hereby agree as follows: 1. Effective Date and Term of Agreement. This Agreement shall be effective and commence on January 1, 2015 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in paragraph 2, below. 2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date "), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If either Owner or City desires in any year not to renew the Agreement, Owner or City shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions: a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached hereto as Exhibit "B ", and incorporated herein by this reference. b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City Council, attached as Exhibit "C ", and incorporated herein by this reference. C. In any restoration or rehabilitation of the property required by subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and Recreation, the United States Secretary of the Interior's Standards for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the extent applicable. 2 d. Owner shall allow reasonable periodic examinations, by prior appointment, of the interior and exterior of the Historic Property by representatives of the County Assessor, State Department of Parks and Recreation, State Board of Equalization, and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement. e. Before undertaking the property maintenance required by subsection (a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness 4. Provision of Information of Compliance. Owner hereby agrees to furnish City with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis. 5. Cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement), or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286. 6. Notice to Office of Historic Preservation. Within six (6) months of execution of this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation. 7. Enforcement of Agreement. In addition to the remedy provided in the cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement. The City does not waive any claim of Owner default if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in Santa Monica Municipal Code Chapters 9.36 and 9.40 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any subsequent breach or default. 8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall run with and burden the subject property for the benefit of the surrounding landowners and the City of Santa Monica. Owner shall expressly make the conditions and covenants contained in this Agreement a part of any deed or other instrument conveying any interest in the property. 3 9. Notice. Any notice required to be given by the terms of this Agreement shall be provided at the address of the parties as specified below or at any other address as may be later specified by the parties. To City: City of Santa Monica 1685 Main Street, Room 212 Santa Monica, CA 90401 Attention: Department of Planning and Community Development To Owner: Thomas Smuts and Meredith Stiehm 40125 th Street Santa Monica, CA 90402 10. No Joint Venture. None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise. 11. Hold Harmless. As between the City and the Owner, the Owner is deemed to assume responsibility and liability for, and the Owner shall indemnify and hold harmless the City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents, servants or employees may be put or subjected, by reason of any damage, loss or injury of any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees or subcontractors in this or their performance hereunder. 12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the prevailing party shall be entitled to recover from the losing party reasonable expenses, attorneys' fees and costs. 13. Severability. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and remain in full force and effect. 14. Applicable Law. All questions pertaining to the validity and interpretation of this Agreement shall be determined in accordance with the laws of California applicable to contracts made to and to be performed within the state. 15. Recordation. Within 20 days of execution, the parties shall cause this 4 Agreement to be recorded in the official records of the County of Los Angeles. 16. Amendments. This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto. 17. Sale or Conversion of Property. In the event of sale or conversion of the Historic Property, the Conditions, Covenants and Restrictions (C. C. & R.'s) for the Historic Property, if required, shall incorporate by reference all obligations and duties of the parties created by this Agreement. 18. Prohibition Against Discrimination. Owner agrees not to discriminate or impose any restrictions on the sale, lease, or occupancy of the Subject Property on the basis of sex, race, religion, ancestry, national origin, age, sexual preference, pregnancy, marital status, family composition, or the potential or actual occupancy of minor children. Owner further agrees to .take affirmative action to ensure that no such person is discriminated against for any of the aforementioned reasons. IN WITNESS WHEREOF, City and Owner have caused this Agreement to be executed as of the day and year first written above. CITY OF SANTA MONICA A Municipal Corporation, ROD GOULD City Manager APPROVED AS TO FORM: OWNER: MARSHA JONES MOUTRIE Thomas Smuts City Attorney /\l SARAH GORMAN City Clerk By: Meredith Stiehm STATE OF CALIFORNIA COUNTY OF LOS ANGELES On personally appeared ss. before me, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 401401 25eet Number of Pages: 5, plus Exhibits A, B, and C 6 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) On before me, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 401 25' Street Number of Pages: 5, plus Exhibits A, B, and C 7 STATE OF CALIFORNIA ) ) ss. COUNTY OF LOS ANGELES ) On before me, personally appeared Rod Gould, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or entity upon behalf on which the person(s) acted, executed the instrument. I certify under Penalty of Perjury under the laws of the State of California that the foregoing paragraph is true and correct. SEAL Description of Instrument WITNESS my hand and official seal. Notary Public in and for said State Title: Historic Property Preservation Agreement Property location: 401401 25`�Street Number of Pages: 5, plus Exhibits A, B, and C 2 EXHIBIT "A" *07_1w17:6191VIaI[oP► LOTS 14 AND 15 IN BLOCK "C" OF TRACT NO 1676, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 21, PAGES 102 AND 103 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. M EXHIBIT "B" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPERTY MAINTENANCE CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.36.190, all designated landmarks and structures located within a historic district shall be maintained in good repair and preserved against deterioration through the prompt repair of any of the following: 1. Facades which may fall and injure members of the public or property 2. Deteriorated or inadequate foundation, defective or deteriorated flooring or floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal members which age, split or buckle due to defective material or deterioration. 4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors. 5. Defective or insufficient weather protection for exterior wall covering, including lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or structurally unsafe. In addition, the following maintenance measures are also required for the subject property: 1. Maintain all electrical and plumbing systems in safe, working order; repair and replace as necessary. * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein.** 10 EXHIBIT "C" HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION /REHABILITATION TASKS The following projects shall be completed by the property owner of 401 25th Street over the initial ten (10) year term of the contract. Item Year /timing Task Engage structural engineer to evaluate retaining wall strength; Maintenance Tasks 1 As needed Maintain painted finish of fencing and site features, repair foliage; add gravel and French drain system along building deteriorated wood elements at portico 2 As needed Maintenance of landscaping. Ensure soil slopes away from portico 13 2021 -2024 buildings; trim trees /plants overhanging roof and away from 14 2015 -2017 Rehabilitate wood sash windows building. 3 As needed Window repair /maintenance 4 As needed Wood siding /element repair /maintenance. 5 As needed Maintain elastomeric finish on deck 6 As needed Maintain exterior paint finishes 7 As needed Termite /pest control 8 As needed Maintain systems (i.e. electrical, mechanical, structural and plumbing) 9 As needed Maintain interior painted and stained finishes * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein. ** II Rehabilitation /Restoration Tasks 10 2015 Engage structural engineer to evaluate retaining wall strength; implement any recommended actions. 11 2015 -2017 Engage landscape architect to develop plan for removal of dense foliage; add gravel and French drain system along building perimeter; implement any recommending actions. 12 2015 -2017 Patch /repair /repaint deteriorated wood at perimeter fencing portico 13 2021 -2024 Replace contemporary handrails with compatible alternative 14 2015 -2017 Rehabilitate wood sash windows 15 2017 -2021 Add appropriate flashing at stoops 16 2017 -2021 Resolve wood siding contact with soil issue at chimney 17 2021 -2024 Replace roofing; consider use of wood shakes, if permitted and appropriate. 18 2021 -2024 Replace spark arrestors on chimneys 19 2015 Evaluate gutter and down spout systems expert; implement any recommended actions. 20 2017 -2021 Reactivate passive attic cooling system including new ridge vents 21 2021 -2024 Add insulation to perimeter walls * *The property owner is required to obtain all necessary building permits and planning permits such as a Certificate of Appropriateness for the work specified herein. ** II . yv� �6 Z $ 2] \ 7 { § / « _ U ¥ e « o E 0 IL ME CD \ ) \ . \ / -2 - ) j \ ƒ \\) \ \\ \\ \ - \j \m @t. 222 §° ± ( 2 2 (° * -a g R e n a , _ , 0 0r 2 \\ »)I {} < .2 . » / \ \/ 2a § ~ ) Q ) . f E ) \e p 3 � \ . r N Cl) N <O wf, 0) m r NI;r00 N N co d t W 2 O v CL U N r r C O N_ w Z � L O y r E 0 E N E O u R GOf w d C r Q r (6 w E w C 7 N ` � C C C R C Vi N d O T O V V a7 C O 0 r N C 3 Z z C W Q t W N N r N V C Z = O O N w C C O « .2 C ® N :L O .m E �. 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C I Y . Nair IF �., d 0 z JY v L-,� n 491 i LTi � i f I s 1 ,ICI (I •,- I 1 s T� � i LT Il.li} i� , II , I 11 I 1 t, �! ��J � �, 1 J A � .2� II � I� �_ � � � i n — . ,, � $ e � d i � u ��i i I rl' :��,� i � i �i � i� �� i) � � d °, � � �_ _ f � _ i � � _' I� - �I� f. `-0 �, r ' _ T I II��F� ��` �� I,;_ �� — a _i = �I .� _; �' �� ; �� >-,, ,_ � it o ju � i �- u i I fj _l`,S 1` �I� Lil E- �- r 1I u'i rErl IL - li L=Iiii U t Yl I Tl I TI ! f n Ij u dJ ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT** 401 25th Street REVENUES 1) Est. Monthly Rental Income 2) Annual Rental Income Current $25,00 0 ;(estimate only * *) $300,000 ANNUALEXPENSES Gen. Expenses: 25% SFD, Others 30% $75,000 Vacancy loss 3% $9,000 8) Total Expenses $84,000 NET OPERATING INCOME (NOI) $216,000 (Line 2 Minus 8) CAPITALIZATION RATE 9) Interest Component 4.00% 10) Historic Property Risk 4% 15) (2 %, or 4% for SFD) $15,971 11) Property Tax Component 1% 12) Amortization Component 5.0% 13) Capitalization Rate 14% (Sum Line 9 - 12) $69,341 IIfTED 14) Mills Act Assessment $1,542,857 (NOI/ Line 13) 15) Tax Under Mills Act $15,971 (Line 14 X.01035146) 16) Current Tax $85,312 17) Tax Savings (Line 16 - Line 15) $69,341 18) Annual Costs to City (Line 17 X 16 %) $11,095 "This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating official Mills Act property tax assessments each year. UILMEN N Summary Financial Analysis LL E B mEi g ƒ ƒ ) { \ § / //) Reference: Resolution Nos. 10839 —10843 (CCS) 0 Agreement Nos. 9981— 9985 (CCS)