SR-406-002 (14)~~~~ . .
~ity Councii Report
~ City of
Santa Monica
City Council Meeting: October 24, 2006
Agenda Item: 1 ~
To: Mayor and City Council
From: Eileen Fogarty, Director, Planning & Community Development
Subject: Mills Act Historical Property Agreements between the City of Santa
Monica and the Property Owners of the Designated City Landmark at 501
24th Street and the Contributing Structure to the Third Street
Neighborhood Historic District at 2614 2~d Street
Recommended Action
Staff recommends that the City Council adopt resolutions authorizing the City Manager
to negotiate and execute Mills Act Historic Property Preservation Agreements (Mills Act
Contract) between the City of Santa Monica and the property owners of one designated
City Landmark at 501 24t" Street and one Contributing Structure to the Third Street
Neighborhood Historic District at 2614 2"d 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 goals, as articulated in the City's Historic
Preservation Element, to promote the designation and long-term preservation of historic
resources through the provision of incentives and technicaf assistance.
1
The City requires Mills Act Contract applicants to provide a report prepared by a
quaiified 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. Staff conducts a site visit to verify the information contained in the report and
may identify additional restoration and maintenance items as necessary. The
recommendations in the architect's report are reflected in the proposed 10-year
restoration/maintenance plan which becomes an attachment to the Mills Act Contract
entered into between the City of Santa Monica and property owners. Execution of
these Mills Act Contracts will result in reduced property tax revenue to the City
estimated at $4,649 for the 2007-2008 fiscal year.
Discussion
Backqround
In 1991, as part of a comprehensive revision to the City's Landmarks Ordinance, the
City Counci( authorized designated structures of inerit, 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 50280-50290. 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
2
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 the 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 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.
The initial Mills Act contract term is a ten-year period. The agreement is renewed
automatically each year on the contract's anniversary, and an additional year is added
to the contract term. This effectively makes the actual term of the contract at least ten
years but possibly indefinite unless the owner or City submits a notice of non-renewal.
3
If such a notice on non-renewal were submitted, the contract would terminate at the end
of the then current ten-year term.
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 of the property, 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°/o penalty.
Santa Monica Mills Act Contracts
In addition to the certified architect's report, financial data is also required as part of the
Mills Act Contract application in order to calculate an estimate of the potential tax
reduction and provide guidance to the Landmarks Commission and Council in making a
decision on Contract requests. 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 annual basis.
Los Angefes County Assessor's Office data shows that for the 2006-2007 tax year,
property value assessments of the thirty-seven (37) Santa Monica historic properties
with executed Mills Acts Contracts have been reduced by 12% to 90%, with the average
reduction being 51 %, when compared to their "Proposition 13" values. From these Mills
Act Contract assessments, correspondingly lower taxes have been levied at these
4
properties. Each year, the County Assessor reassesses taxes due for properties with
Mills Act Contracts.
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 ten-
year restoration/maintenance plan. Furthermore, all work proposed in the ten-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 ta the City on a biennial basis to
demonstrate compliance with Contract terms. Staff may also conduct a site visit every
other year to ensure that restoration and maintenance plans are implemented in
accordance with Contract terms.
Analysis
The two Mills Act Contract applications submitted in 2006 are comprised of two single-
family properties. In addition to the speCific restoration and repair obligations
summarized below for both properties, a standard requirement for ordinary maintenance
and upkeep throughout the contract term for work such as additional roof maintenance,
and plumbing and electrical systems maintenance is specified in both Contracts.
5
2614 2"d Street
A Mills Act application was filed by property owners Andrew and Melisa Lauer for the
Craftsman Style bungalow located at 2614 2nd Street. The residence was constructed
in 1912 and is a Contributing Structure to the Third Street Neighborhood Historic District
which was established by the City in July 1990.
The property owners recently purchased the residence at 2614 2"d Street and have
initiated extensive maintenance, repair and restoration work on the interior and exterior
of the residence in the past year.
As part of the Mills Act application, a report was prepared by Robert Ridgley, ARA, to
assess the condition of the residence and its restoration and maintenance needs
(Attachment A), and identify a ten-year schedule for completion of necessary repairs,
restoration, and ongoing maintenance. Staff conducted a site visit on August 29, 2006
to verify the findings contained in the architect's report.
Because the subject residence is now in excellent condition due to the extensive
rehabilitation work already undertaken in the past year, the need for additional
restoration of character-defining features is limited at this time. The ten-year
restoration/maintenance plan includes the following work planned for the exterior of the
residence: stabilize foundation by replacing untreated redwood bottom wood plate with
pressure-treated wood; install rain gutters during the first year of the contract term;
replace existing rafter tails in 2008; paint the exterior every five years; maintain sewer
6
lines and other mechanical and electrical systems; perForm periodic termite inspection
and abatement as necessary; inspect the front porch for stability and safety and repair
as needed; and maintain the mature landscaping on site to ensure that the roof remains
free of debris. These items are included in the ten-year restoration/maintenance plan
that would be an attachment to the Mills Act Contract.
Attachment A also contains the estimate financial analysis for the property.
501 24th Street
A Mills Act application was filed by property owners Ann Payson and Rob Ulin for the
Tudor Craftsman Style single-family residence located at 501 24t" Street. This three-
story residence was constructed in 1912 and was designated as a City Landmark on
August 14, 2006.
As part of the Mills Act application, a report was prepared by Brian Murphy, of BAM
Construction & Design, to assess the condition of the residence and its restoration and
maintenance needs (Attachment B), and identify a ten-year schedule for completion of
necessary repairs, restoration, and ongoing maintenance. Staff conducted a site visit
on August 29, 2006 to verify the findings contained in the architect's report.
The subject residence is in excellent condition and has been very well restored,
rehabilitated and maintained by the current property owners over the past several years.
The ten-year restoration/maintenance plan includes a list of exterior work recommended
7
during the initial ten-year term of the Contract. These items include the following
identified for the exterior of the residence: maintain and repair exterior brick wall, fences
and gates; perform semi-annual cleaning of debris from roof, gutters and downspouts;
annual maintenance of porch, terrace, and garden areas to keep grade of slope away
from foundation; clean chimney flues every two years; inspect and maintain windows
and doors on a semi-annual basis; inspect, repair, and repoint exterior brick as needed;
and perform termite inspection and abatement as necessary. These work items are a
part of the ten-year restoration/maintenance plan that would be an attachment to the
Mills Act Contract.
Attachment B also contains the estimate financial analysis for the property.
Commission Action
The Landmarks Commission reviewed both Mills Act Contract requests at its September
11, 2006 meeting and directed staff to forward recommendations to the Council in
support of both applications.
Budqet/Financial Impact
Execution of these Mills Act Contracts will result in reduced property tax revenue to the
City estimated at $4,649 for the 2007-2008 fiscal year. Similar reductions in property tax
revenue to the City are anticipated each fiscal year for the life of the both Mills Act
Contracts. However, the amount of revenue loss is not significant in terms of total
8
property tax revenues collected from all properties in the City. A summary financial
analysis table is included as Attachment C.
Prepared by:
Roxanne Tanemori, Associate Planner
Approved:
~leen Fogarty v
Director, Planni g & Comm
Development
Forwarded to Council:
/ .
. amont Ew II
City Manager
Attachments:
A. 2614 2"d Street: Draft Mills Act Resolution, Architect's Report, Site Photographs,
and Financial Analysis
B. 501 24th Street: Draft Mills Act Resolutian, Architect's Report, Site Photographs,
and ~inanciaf Analysis
C. Summary Financiai Analysis Tabfe
9
ATTACHMENT A
2614 2"d Street:
Draft Mills Act Resolution, Architect's Report, Site Photographs, and
Financial Analysis
Partial attachments are not avaiiable in electronic format. Entire document is avaiiable
for review at the City Clerk's office and the Libraries.
10
ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT**
2614 2nd Street, Santa Monica, CA
REVENUES Current
1) Est. Monthly Rental Income 3% $3,5Q0
2) Annual Rental Income $42,000
ANNUALEXPENSES
Gen. Expenses: 25% SFD, Others 30% $10,500
Vacancy loss 3% $2,100
8) Total Expenses $12,600
(Sum Lines 8-9)
NET OPERATING INCOME (NOI) $29,400
(Line 2 Minus 8)
CAPITALIZATION RATE
9) Interest Component 5.5%
10) Historic Property Risk 4%
(2%, or 4% for SFD)
11) Property Tax Component 1%
12) Amortization Component 0.5%
13) Capitafization Rate 11%
(Sum Line 9 - 12)
TAXES
14) Mills Act Assessment $267,273
(NOI/ Line 13)
15) Tax Under Mills Act $2,767
(Line 14 X .01035146)
16) Current Tax $7,971
17) Tax Savings
(Line 16 - Line 15) $5,204
18) Annual Costs to City
(Line 17 X 16%) $833
~`*This worksheet provides only an estimate analysis.
The County of Los Angeles Office of the Assessor is responsible
for calculating official Mills Act property tax assessments each year.
12
~ ~ ji-~'T~L'T ~r Po~27~
Sco e of Report
The intent of this report will describe the condition of
the house. '
General Description
The house is at 2614 2°d Street in 'the ~rd Street Histori~al
District. It has recently (Nov. 2005 - July 2006) gone
through majar renovations in accor,dance.with the building
codes, rules and regulations of the Historical Society and
the Department of Building and Sa~et~y at City H~.11 in Santa
Monzca. Every step has been taken ~o maintain the integrity
of the historic nature and use materials consistent, under
mod~rn safe desi.gn, with those used~when the house was
built ~.n 190$. It is a single family, two-story three
bedrooms, and two bathrooms home. I;andscape is simple with
a mature Fichus tree in the front yard and mature Ava~ado
tree in the backyard. House is bu.il~'.on a 1ot size 25' x
1Q0'. There is off--st~eet parking ~or two cars in the
backyard with an entrance from Ocean Park Blvd. The house
was built under planning/building cades ~a longer in use.
Due to the rehabilitation the site, home and integrati.on
with surrounding neighborhood is aesthetically magnificent.
General slope of the proper~y is fro3m east to west and runs
across the subject property. The house.is a wood frame
structure supported on masonry foundations.
Foundation:
The ~ontinuous foundation has been fortified during remodel
and runs the perimeter of the entire base: South, East,
North and ~est. The fortificatian aligned the bea~ing walls
and safely supports the structure. Six new faoti.ngs and
posts were add~d at rear section. The original foundation
of the home is sti].l in use. A continuous un-reinforced
masonry (UR~) foundation supparts ~he perizneter (load-
bearingj walls and the interzor floors/walls are supported
on sub-framing beams/posts founded on URM piers.
Uue to antiquated stand~rds and p~actices under which the
original foundation of the home was built, it is
recommended that ALL support piers b~ replaced using
current Building and Safety code. Additianally, an
Earthquake Retrofit by a licensed professional is advised.
F1oor and Interior
Interior of the house still retains original design
features. Interior drywall has replaced Lathe and Plaster
when apgrogriate. Twenty percent af the walls remain Lathe
and Plaster. Eighty percent is newly installed drywall
(5/8" for interior walls and 1/2" for exterior wa~1s}.
Decorative door, trim and window surrounds are visible in
the entry sunroom, living roam, bedrooms and kitchen.
Bearing beams have been installed according to
specifications done ~y Dong Engineering Firm. The waad
beams reinforce the structure in the ceiling of the living
room/guest rQOm and in the kitchen. Sheer wall has been
added to the walls that were exposed during construction.
Interior windaws have been repaired or replaced to superb
status using wood in kind to original.
Future care must be given to interior walls as the home
moves with natural degradation of grade.
Interior Baths
Downstair5 bath has been completely remodeled consistent
with Craftsman construction using white tzle shower
(rectangle} with decorative stripe. ~loar is hexagon in
shape and also white tile. Pedestal sink complements
traditional shQwer and sink fixtures.
Upstairs Bath was converted from a walk-in claset to
include tub bath, toilet and built-in cabinets. A 24"x36"
skylight was added far use af natural light (as per City of
Santa Monica Certi.ficate ot Administratzve Approva].)>
Spanish tile accents the tub enclosure.
Proper maint~nance af the skylight must be an integral part
of future care. Water damage is endemic to these mechanisms
even with proper installation. .
Floorinq:
New natural wood flaor finishes the living room, dining
roam, and bedrooms and upstairs bath. Species o~ wood:
Jatoba' - South American.
Floor line is above grade a maximum af 4' on the West end
of the house and is approximately 1' above grade at the
East.
The choi~e ta use natural wovd instead of engineered wood
is an aesthetic choice but one that is more susceptible to
water damage or 'buckling' should su~h occur. Immediate
repair is recommended should above damage occur.
Entry door is new material made from DougI.as Fir and
stained natural.
Electri.cal, Plumbing, Heating
Electrical system has been completely upgraded and brought
to current code using armored cable throughout and arc
fault breakers ~or bedrooms. Hard wired smol~e detectors
installed as required by code.
A new power circuit box has been instalI.ed and runs 204
AMPS~
Origina~ el.ectrical "knob and tube" mounting posts as seen
in the rear eaves of the house have been abandoned but kept
for aesthetic purposes.
House has a centralized farced-air heatiz~g system (BTU
80,000 at 90~ efficiencyj. Wrought iron decorative grills
have been installed throughout house. Ducts beneath the
house are insulated and ceiling above the conditioned areas
has also been insulated. Ceiling insulation is present in
the att.~c .
Appropriate maintenance of the forced-air unit as per the
manufacturer~s recommendation is essent~.al. Sealant around
ducting area is susceptible to deterioration under the
house due to moist cl.imate.
Plwmbing syste~n has been complete].y redane and brvught ta
current code. The only original plumbing remaining is cast
iron uent on exterior North side of house,
Pl.astic (PVC) raaste lines are present beneath the building
as are copper water lines>
Special care must be given to the sewer 13ne
to the city pipes as the original city pipes
upgrade. Yearly video-scope and clearing is
Recommend that these systems be maintained.
Recommend rep].aci~g cast iron vent.
Interior Paint
Cansistent with the Histarical Line
presented by Sherwin WiZl.iams, the
completely re-done and adds to the
Craftsman style.
Exterior, Finishes, Detai7.s
connectivity
are in need of
recommended .
af colar schemes as
interior paint has been
integrity of California
Landscape shrubs and glant5 have only been recent~.g glanted
and have had not time to mature. Vines have been planted so
as ta avaid possihle future damage to lap siding. Recently
installed irrigation system avoids water gathering with
appropriate slope grading downward as it goes away from
house (approxi.mately 3"-4").
Plant growth into the construction fabric will need to be
monitored to avoid future damage.
Trees have been sagnificantly trimmed to avoid roof and
live electrical wiring feeding home. Proper attentivn and
trimming is integral, to the health af the tree and hame,
Decaratiee windaw (stained glass and orig~.nal) s~rrounds
are in good condition and appear to be original.
Wood siding on the house has been replaced with new wood in
kind where deterioration has occurred.
Due to the age of the home and a natural degradation Qf the
soil the home will continue to settle ~shift) under duress
of time and elements (specifzcally, ocean air -~ home is 2
biocks from the beach). Foundation and boards will need to
be monitored regularly especiall~ on the North elevation
where boards are 5'°~7" above exterior grade. Replacement
boards should be of the same dimension, grade, and species
as the original siding on the remainder of the hause.
Al1 newly installed wood under house is treated (PT).
However, original untreated Redwood bottom plate that rests
on foundation needs replacement with PT materials.
There is no garage or other form af pratection ta
automobiles par~ed in car slots. Recommend carport or other
structure installation.
Roof and Eaves
A new roof was installed Dec. 2~05 with 1/2" plp board and
30-year asphalt roof shingles. Owner chose 30-year over 40~
year material because it zs has less density and alleviates
stress on structure.
Rain gutters need to be installed. Roof debris will be
harmful to wood deck off West and irrigation system to West
and East.
The wood framed eaves are exposed and in good condition and
painted.
Rafter ends are in acceptable shape but will need to
replaced.
Proper inspection af vent pipes must be dane on a scheduled
maintenance program to check seals to avoid water damage.
Front Porch
The front porch is an original platform made of 2•'x4" wood
frame with 5/8" beveled Redwood siding. Front porch (same
width of house) is covered by roof/structure of the house.
Four wood posts mounted on the top of the porch wa27.s
suppart the roof structure above the porch. The condition
of the columns is very good and decorative design features
are intact on ea~h column. The walls enc].ose the porch and
are approximately 36" above the porch deck. Periodic
inspection is recommendecl with degradationlmovement of
house.
Forch ~as been enclosed with glass windows that permit
total closure or partial. Windows enc7.osures have been
repaired/replaaed on Narth, South and Ea~t edges of the
porch on tap of the porch walls to mitigate the negative
effects of traffic noase on bus~ Ocean Park B1vd. Original
column and decorative column features have been repaired
and are intact.
Windows are in an exposed area highly at risk to outside
elements. Regular cleaning and maintenance as per
manufacturer`s recommendation is advised including but not
li~ited to cZeaning, lubricatzon, and damage replacement.
Porch floor is new (same as interior - natural wood -
Species: Jatoba' - South American) cvnsistent with all
other sect~ons of the house excegt downstaz=s bath. Porch
level is 1' above adjacent grade.
Walkway and steps up to the porch level have been
refurbished and are of bricks recycled by owner from
original brieks used at the ti.me af construetian with
~riginal stamp from manufacturing company - Si.mons Brand
(as per City of Santa Monica Ce~tificate af Administrative
Approval). Bricks have been re-conditioned to add aesthetic
appeal and are in good condition. Entire walkway rests on
foundation of cement, washed sand and pea-gravel and uses
mortar to keep bricks in stationary position.
Due to the natural slope of the house from the street ta
the property a rigorous and effective plan must be in place
to mitigate damage to porch and foundation. Recommend
mortar/brick, cement or other permanent wal~ (at least 6"
in height) to alleviate likely harm.
Rear deck
Wood deck off back porch is not an original platfvrm. Deck
was built at a later ti.me (undetermi.ned) and was completely
replaced in remoctel (as ger City af Santa Monica
Certificate of Adm.inistrative Approval). Treated 4"x4"
studs are supparted by cem,ent 2•x2'x2` foatings using
encased stand-off base hardware to avoid rotting. All
framing members have been treated. Naturally st~ined
redwood 2"x 6" decking blends wonderfully with colors of
the mai.n house. Deck has been built with framinq of
contemporary di.mension, size, and grade.
Fence
Fence running on Nortlh and South perimeter at rear property
is completely new using Redwood panels attached to treated
4~' x 4" pasts. Posts are bolted to cement encased hardware
(see above deck hardware)~ Two-foot Zattice has been added
for addztional privacy (as per City of Santa Monica
Certificate of Administrative Appraval).
Recammend appropriate use of wood protectorate and sealer
to be part of maintenance schedule.
Exterior Paint
Consi~tent with the Szstorical Line of color schemes as
gresented by Sherwin Williams, the extezior paint has been
compl.etely re-done and ads to the integrity of ~alifornza
Craftsman style.
Concurren~t with sun and maist cli~ate, appropriate touch-
ups and re-painting should occur no Zess than every- 5
years.
Summary :
The work as recommended above will add to the already
carefully orchestrated remodel of the house. Standard
ma~.ntenance i.s an integral part to any historical property,
especially one of this age and proximity to ocean climate.
Upgrades and additions such as heating, ghone, electrical,
plumibing, cable, etc. have been properly installed and
tested. Maintenance must be enduring and constant ao as to
appropriateZy adhere to the wear and tear of a home vf this
special nature. Main-tenancelupgrade o~ the abave systems
should continue, as is characteristic with solid house
maintenance practicesm Diligent care shauld be taken in the
future to amalgamate technological advances with existing
look and design.
Inspectians shauld be on a continual basis but due to the
exhau~tive remodel are acceptable at 2 or 3--year intervals
or af~er seismic activity, heavy rains,
natural disaster. It is always recommend
be done by a licensed professionais
ROBERT M. ~IDGLEY,
ARA,ARGHITEG7
,
P O BQX 5825 BEYERLY HILLS, CA. 90209-5825
1.310.557.9079 FAX: 557.9075
arcNitectridgleyC~mac.com c.m. B1: 271872
www.beverlyhifisarchitect.cam
winds or other
that inspections
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MILLS ACT
1~esto~ranonfRehabilitation Plan
2614 Znd Street
Sar~ta 1tlonica, ~'A 9U445
ITEM YEAR TASK ESTIMATED
C4ST
l. 2Q06-16 F~UNDATION: Monitor shifling af $2500
foundation and boards regulazly. Replace
boards as needed.
2. 2007 FOIJNDATION: Replace untreated $14,504
Redwood bottom wood plate that rests on
foundation with Pressure Treated wood,
3. 2011, EXTERIOR PAINT -repaint every 5 years. $I4,000
2016
4. 2006 Install Rain Gutters $450
5. ~008 Re lace Rafter ends. $1800
6. 2006-16 Inspect vent pipes on a scheduled $100
maintenance ro am to check seals.
7. 2006-2016 Inspect plumbing and elecfirical systems $350U
regularly (all systems fully upgraded in
2006) and repair as needed. Maintain above
with technological advances as they became
available.
8. 2006-16 Yearly video-scope and clearing of sewer $2550
line.
9. 2009 Earth uake Retrofit $7500
10. 2010 Perform ternute extermination and inspect $7800
eve ear as needed.
11. 2006-2Q16 Maintain plant and tree growth consistently $7500
and keep roof and premises (on property of
o clean of debris.
12. 2011 Install carport or sirnilar structure to protect $28,000
a~utamobiles parked in car slots. (include
newl oured cement slab
13. 2006-16 Inspect front porch for $1000
de radation/movement.
14. 2006-16 Maintain fence with waod protectorate and $600
sealer.
INTERI4R RESTOF.ATION/REHABI~,ITATION PLAN
ITEM ~EAR TAS~ ESTIMATED
cosT
1. 2406-16 Maintain woud floors and repair any $150Q
buckling or water c~amage tl~at may oceur
over time.
2. 2012 Interior Paint - retouch and repaint as $9000
needed.
3. 2006-16 Maintain Int~rior Watls - movement of the $4000
home due ta natural degradation of grade
will afFect wa1ls.
4. 2Q06-16 Maintain skylight - repair effects of endemic $ I(}00
water dama e.
5. 2006-16 Mainta.in Forced-Air Heatin Unit. $3000
6. 2013 Re lace cast iran vent. $2500
Totai Estun~ted Cost: $112,800
!,~'~~
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ATTACHMENT B
501 24th Street:
Draft Mills Act Resolution, Architect's Report, Site Photographs, and
Financial Analysis
Partial attachments are not available in electronic format. Entire document is available
for review at the City Cierk's office and the Libraries.
13
ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT**
501 24th Street, Santa Monica, CA
REVENUES Current
1) Est. Monthly Renta~ Income 3% $10,000
2) Annual Rental Income $120,000
ANNUALEXPENSES
Gen. Expenses: 25% SFD, Others 30% $30,000
Vacancy loss 3% $6,000
8) Total Expenses $36,000
(Sum Lines 8-9)
NET OPERATING INCOME (NOI) $84,000
(Line 2 Minus 8)
CAPITALIZATION RATE
9) Interest Component 5.5%
10) Historic Property Risk 4%
(2%, or 4% for SFD)
11) Property Tax Component 1%
12) Amortization Component 0.5%
13) Capita~ization Rate 11 %
(Sum Line 9 - 12)
TAXES
14) Mills Act Assessment $763,636
(NOI/ Line 13)
15) Tax Under Milis Act $7,905
(Line 14 X .01035146)
16) Current Tax $31,757
17) Tax Savings
(Line 16 - Line 15) $23,852
18) Annual Costs to City
(Line 17 X 16%) $3,816
**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.
15
August 22, 2006
Report of Existing Historic House located at
501 24t" Street, Santa Monica, CA 90402
Scope of Report
The intent of this report is to generaHy describe the condition of the existing
historic house. It does not include the new detached garage and guest house on
the site.
General Description
The original single-family residence at 501 24th Street was constructed in 1912
by contractor A.W. Tyler for then owner porothy W. King. The architect is
unknown. It was constructed during part of the earliest phase of development in
the area of Santa Monica/Los Angeles originally known as Brentwood Place. The
property at 501 24th Street consists of a west-facing, three-story residence that
stradd/es two flat 60' x 145' lots (l~ots 13 & 14 in Block T of Tract 1676 in the City
of Santa Monica) at the southeast corner of the intersection of 24"' Street and
Marguerita Avenue. These Iots are subject to a lot tie agreement on file with the
City of Santa Monica. On August 14, 2006 The City of Santa Monica Landmarks
Commission unanimously agreed that the primary residence met four of the six
designation criteria contained in SMMC 9.36 and voted to designate the
residence at 501 24th Street as a City Landmark.
The Craftsman style single-family residence at 501 24th Street is a rare example
of Tudor Revival influence on a Craftsman design, and it exhibits an especially
high level of architectural and historical integrity. The superlative quality and
exemplary level of the craftsmanship evident in this home simply cannot be
replicated today. Tudor Craftsman houses (as houses of this style are often
called) are relatively rare in Santa Monica. The Tudor Revival features include
the dwelling's steeply pitched, multi-gabled roof; decorative half-timbering and
stucco finish; brick cladding of the ground floor elevations; and diamond paned,
wood frame casement windows. Characteristic elements of the Craftsman style
exhibited by the residence include the low-slung, front-gabled porch
configuration, including large squared brick piers and front entrance design;
deep overhanging eaves; notched beam ends; carved knee braces; and double-
hung wood sash windows on the upper floors with plain surrounds. Rounded
balconettes also embellish the west-facing front gable faces.
Fenestration consists primarily of wood-framed double-hung sash and casements
with plain, Craftsman-inspired surrounds. A deep, L-shaped porch wraps around
the southwest corner and is sheltered by a gabled roof that mimics the main roof
in its design and details. Stout, squared brick piers support the porch roof, which
is enclosed by a pierced brick railing. Concrete steps lead to the porch area,
which contains a large wooden door centered with a four-pointed window, and
flanked by narrow sidelights.
In 1925 then-owner Hugh Evans (an historically significant personage)
constructed a one-story billiard room addition of wood frame construction
sheathed in brick veneer. The Tudor RevivalJCraftsman design of the addition,
which features an exterior brick chimney and diamond paned leaded glass
windows, is architecturally compatible with the originaf residence.
Due to its prominent corner location and pfacement near the center of a double
corner lot, three of the house's highly visible elevations - west, north, and south
- are considered primary e{evations. The high level of physical integrity of the
residence, particularly its primary elevations, confirms the lack of other
substantial alterations occurring to the exterior of the building.
In 2005 a permitted restoration/renovation of the home was completed. The
visible modifications were primarily done to the home's secondary rear (east)
elevation, in conformance with the Standards of the Secretary of Interior'~
Standards for Rehabilitation. The first floor area was modified in the rear with a
small kitchen extension and an attached covered porch. This new rear addition
is of stucco, thus differentiating it from the brick of the original first floor, and
the half timbering details under the eaves, though compatible with the half
timber details in the original house is distinct in pattern from both the ariginal
house and the 1925 addition. Further, the massing, size and scale of the
addition is similar to the front porch, making it compatible yet architecturally
distinct from the original house. Below grade and under the new additions the
original small California basement has been expanded to provide additional living
space (a bedroom, bath and playroom, as well as mechanical systems room in
the original basement area). Near the parcel's southeast corner, a swimming
pool with concrete deck has been added to the property. Additionally, a
detached combination two-car garage/guesthouse was recently built near the
property's northeast corner. This accessory structure fulfills the function of the
two-story carriage house that was once associated with the subject property.
Following the property's subdivision in the 1930s, this structure found itself
focated on the newly created adjacent parcel with the address of 500 25th
Street. This original carriage house is now used as a guesthouse for the 500 25th
Street residence.
Founcfation
During the 2005 restoration the unreinforced brick foundation of the original
house was removed piece by piece and replaced with a new reinforced concrete
fioundation built to current code standards. In order to promote venti{ation and
prevent mildew in the crawl spaces of the house a'fan was installed. French
drains have been installed along side all the new foundations to facilitate
drainage of water away from the house. ~
The unreinforced concrete foundation of the 1925 one-storey Biltiard room
addit~on was not replaced, but it was bolted to the house during the restoration.
This foundation was in fair to good condition. ~t was not replaced in order to
avoid disturbing the roots of an old Red Flowering Eucalyptus tree planted at the
northeast corner of the room by historic personage~Hugh Evans in the 1920s.
It is possible that in the future the roots of the tree could pose a problem for the
foundation of this room, and it is recommended that this condition be monitored
closely to avoid damage fo the foundation and hopefully to protect the tree.
Floor and Interior
The Interior of the house retains many original design features. On the first
floor, the three front rooms of the house are virtually unchanged in plan. The
painted over pouglas Fir box beams in the ceiling of the living room were
painstakingly restored/replaced, as was the original curved ceiling and 5' high
panelir-g in the dining room. In the family room {the 1925 biNiard room addition)
the original tongue and groove Douglas fir ceiling was retained and cleaned, as
was the oversized brick fireplace. All of the windows in these three front rooms
are believed to be originai (though at some point some of the wavery oid glass
was replaced due to breakage), The diamond paned glass windows in the family
roam leaked and were comp{etely re-leaded as a~part of the 2005 restoration.
This type of window is prone to wear over time and should be monitared and
repaired as needed. '
During the restoration process part of the large original river rock fireplace was
discovered in the living room underneath a layer of paneling near the center of
the house. Part of this fireplace had been destroyed and covered up by previous
owners. With the guidance of a 94 year old neighbor who remembered the
original fireplace from her childhood, the current owners recreated what was
likely to have been originally in that location reusing the original stone and
adding more river rock to make up ~he deficit. For structural and safety reasons
it was impossible to preserve even part of the original firepface. As a result the
fireplace is a complete reconstruction rather than partially original, but it is an
exce{4ent facsimile of what was probably there originally.
The stair and landing from the first to the second floor retain the original
quarter-sawn oak tread flooring. Unfortunately the condition of the white oak
floors in existence prior to the restoration did not permit one more re-sanding,
and they had to be replaced. This restoration is compatible with the original
stairs. However, the wear & tear of a family with a dog is already visibie on the
finish of the first floor in the kitchen~ butler's pantry, hall and dining room. It is
recommended that this floor be refinished this year. It is likely that all the
hardwood floors in the home will need to be refinished every five to seven years.
The rear of the first floor has been modified and incorporated into a modern
kitchen, butler's pantry, ~/z bath and laundry room. The sty{e of this addition and
modification, while satisfying the requirements of modern living, blend
attractively with the original features of the house.
The footprint of the second floor was not expanded but has been modified
primarily in the rear. This invofved the loss of a small bedroom to allow direct
access from the hall to the sleeping porch and the addition of a small bathroom
to serve the sleeping porch room. Originally the sleeping porch was only
accessed through a closet and ~/z bath from the master bedroom. This access
was closed ofF and converted to a master bathroom, and the original large
shared hall bath was made into the new master closet. The two front bedrooms
with a small Jack & Jill bath between them remain essentially unchanged.
However all the bathroom fixtures and tile work is upgraded and new. Two
original bathtubs have been reused and the original pedestal sink in the upstairs
hall bath has been relocated to the downstairs powder room. The expansion of
the hall to allow direct access to the sleeping porch also permitted the existing
stairs from the second to the third floor to be straightened out (improving
headroom above the stairs from first to second}. The windows in the sleeping
porch and the main three elevations are original double hung casements (with
the exception of the new bath windows) and wilf need regular maintenance and
possibfy eventual replacement.
None of the original windows in the house are airtight despite the addition of
weather-stripping, and weather and wind continues to penetrate into the interior.
The present owners want to keep the original windows as long as possible to
preserve the integrity of the house but may be required to replace them with
newer windows down the line. The most important of these double hung
windows are those in the sleeping porch. They are ingeniously construcked in
such a way that they can completely drop into a pocket below the sash to create
a screened porch. All the original interior doors and some of the exterior doors
(notably the 4' wide front door) have been retained and the old door hardware
reused. This door hardware needs regular maintenance and care to continue to
be useable.
The third floor still has the origina{ three small dormer rooms which adjoined
what was originally one farge main playroom. The linoleum covering the original
Douglas fir floor was removed and the floors refinished. The main room has
been divided into two rooms a main fibrary and a home office - City inspectors
required the division of this room due to the large span of the new ridge beam
installed to support the roof. The original roof did not have a substantial enough
ridge beam to carry the load of the plywood sheathing the City required to
satisfy current Earthquake codes. All the windows on the 3~d floor were badly
deteriorated and had to be replaced with replicas (albeit double glazed) during
the 2005 restoration. `
The basement of the home is completely ne~r.. The floor is of polished concrete
the trim is of clear stained Douglas fir. The playroom has a kitchenet#e with
kitchen sink, and there is a bathroom as weli as~extra bedroom. There is outside
stair access from ~he backyard into the basement: ~There is a sump pump at the
bottom of the outside stair landing to the basement` which needs annual
maintenance (debris cieaned and the unit inspected to make sure at is in working
order). There is an injector pump in the mechanical room which services the
basement water system and sends waste water up and out to the City sewer
line. This system needs to be maintained as is typical with good home
ownership practices.
The restoration and renovation of this home completed in 2005 was done in
compliance with the California Historic Building Code. Nonetheless, new
earthquake standards still required the demolition of the inside of exterior walls
for plywood sheathing, as well as the addition of several large steel beams and
columns in the walls and ceiling on the first floor. At the time these walls were
opened new insulation was installed to the exterior walls and the roof of the
house. These walls were then dry-walled and cover.ed with a thick layer of
plaster skim coat to replicate and match the remaining original lath & plaster
interior walls.
Overall, the interior of this house is in excellent condition and should be
maintained as is typicat with good home ownership practice. The older windows
and doors need to be more closely monitored and adjusted on at least a semi
annual basis.
Electrical, Security, Cable, Internet Plumbing, Heat~ng, & Fire Sprinkler
systems
During the 2005 restoration while walls and floors were opened up the electrical,
plumbing and heating and AC systems were completely upgraded. A security
and alarm system was installed, a whole house stereo and entertainment system
was wired (but only installed in the first floor ~s the present owner did not see a
need for it anywhere else). Also, internet, ca61e and phones were installed in
every room. All this was done as inconspicuously as possible in order to blend in
with the existing house style. The original clay sewer lateral was lined with
Perma-liner, a cure in place epoxy (as has the City's main line) and new copper
~
water pipes and new drain lines were installed to current code, The old knob
and tube electrical wires were rep{aced with new efectrica{ wiring and switches in
accordance with current code requirements. The ofd gravity he~ting system and
asbestos-lined ducting was removed and replaced with new forced air units and
air conditioning units, also in accordance with current code. In addition a new
Fire Sprinkier System was instalfed throughout the house as required by the City
of Santa Monica. It is recommended that these systems be maintained as is
typical with good home ownership practices.
Exterior, Finishes, Details
Prior to the 2005 restoration severaf of the carved knee braces which appear to
support the large eves of the roof fell to the ground, ro~ted with water damage
(probably caused by rusted out gutters). During the restoration all rotten timber
was replaced and al{ the carved knee braces were bolted to the,house to
eliminate any danger to people below. All the rusted and missing gutters at the
house were replaced with new metal gutters and downspouts. Each new
downspout feeds into an underground PVC drain line that connects to one of
three infiftration pits on the properly (designed to keep all rainwater on site per
Santa Monica's latest guidelines).
~fhe landscaping on the site is largely new and is largely drought tolerant. There
are several mature trees on the property planted in close proximity to the house.
It is recommended that these large trees be pruned every two to three years to
keep the branches and the accumulatiori of debris on the roof to a minimum.
The bushes and shrubs adjacent to the house should be pruned annually to keep
growth alongside th~ house to a minimum and to facilitate drainage away from
the house.
At present time the exterior of the house is in excellent condition as the house
has been recently repaired and painted. It is recommended that the house be
inspected for water infi{tration damage and repainted every five years, and that
the gutters be cleaned twice annually once before and once after the rain'rng
season. The downspouts and the lines to the infiltration pit should be inspected
by a licensed plumber annually prior to th~ rainy season and snaked out if
clogged. ,.
Itoof
A new Fire Retardant Cedar Shake Roof was installed as a part of the 2005
restoration. It replaced a deteriorated asphalt shingle roof which had been
app{ied directly over the original Cedar Shake roof. The roof of the originaf
house was also reinforced with additional rafters (the original rafters were more
than 2' apart) a large ridge beam, and sheathed with plywood prior to the
instaliation of the new roof. As this roof is aiso the. ceiling to the third floor,
insulation and a Fire Sprinkler system (referenced~ previously) was installed
between the rafters and throughout the entire house.
Also in 2005 the roof of the 1925 addition was sheatl~ed with plywood, ~n top of
which a rigid insulation was added prior to instailing the new Fire Retardant
Cedar Shakes. This was done in order to preserve the original exposed Douglas
Fir Ceiling in the fiamily room below. A Fire Sprinkler system was installed in this
portion of the house as well. The life of a new Cedar Shake~roof is 30-40 years.
It is recommended that this roof and its gutter syster~ be cleaned of debris from
the 24"' Street Canary Island Pines on a semi-annua! basis.
Two of the three chimneys were newly constructed as a part of the 2005
restoration. The chimney to the living room fireplace fell in the 1994 Northridge
earthquake and had not been replaced. The new double chimney in the rear of
the house services the new master bedroom firepface and the back porch
outdoor fireplace. All these are metal chimneys with brick and/stucco veneer.
The chimney to the fireplace in the family room, was re-pointed and some fa{{en
bricks replaced. All three chimneys got new spark arresters and fire caps in
accordance with current building codes as a part of the 2005 restoration. As the
roof and the chimneys are in almost new condition, they need only be
maintained as is typical with good home ownership practices. The shaices will
need to be replaced in 30-40 years time.
Front Porch
The front porch wraps around the southwest corner of the house and is covered
by a Iow pitched new Fire Retardant Cedar Shake Roof. The original large brick
columns which supported the house have been repointed and resupported by
new fiootings. It was determined by a structural engineer that these columns in
their pre-restoration condition were incapable of carrying the load of the existing
house (and indeed the house sagged down in that corner prior to the
restoration), Rather than destroy the integrity of the existing brick columns, and
at the recommendation of architectura{ historian Robert Chattef, a structuraf
engineer designed a system of steel columns (poles) positioned to the inside of
the porch behind each brick column to carry the actual {oad of the house. To
these columns Lantern sconces have been added to give an apparent purpose to
these metal po{es, and to give light on the porch which was lacking in {ighting.
In the process of providing footings for these new supports and to replace the
original cracked concrete floor of the porch a new stamped concrete porch floor
was poured replacing the original. The new floor corrects an old drainage
problem in that the floor now slopes gently away from the house. Pieces of the
original porch floor as we11 as the original driveway were used to make up the
broken concrete pool deck. The concrete porch steps to the front and south side
ofi the porch are originai and in good condition.
The low 2' high brick porch wafis, punctuated by regular openings (perhaps to
allow drainage out if weather pushes water into the porch area) are topped by
the original concrete raif cap. The front porch floor and this low wafl continues
beyond the porch in front of a terrace that runs in front of and to the north edge
of the original house. Though the floor slopes away from the house, the wall
openings are not as low and when it rains the water can be captured and pool
against the waN for a time. It is recommended that channels be drilled in the
brick of the wall to allow for the water to move further away from the porch and
into the ground water. Otherwise the wall, columns and floor of the porch are in
excelient condition and shouid be maintained as is typical with good home
ownership practices.
Rear Porch.
The rear porch is not original to the house and is a part of the 2005 addition. It
it contains a new outdoor freplace, which along with the other fireplaces in the
house should be regularly cleaned and serviced. As it is relatively new this area
does not pose any unusual conditions and should be maintained as is typical with
good home ownership practices.
House ~olors
A typical color scheme for a Tudor Craftsman is a shade of white or tan for the
stucco and a shade of brown or black for the wood details and timbers. There is
some evidence from old paint samples that the stucco was at one point almost
yellowish in hue, and the waod timbers a reddish brown (like the color of the
brick), and at one point it was practically white and black but other houses of
this type have been painted in varying shades of earth tones including green.
Therefore colors to be used for the house should be at the discretion of the
owner, since this particular feature can be easily changed to accommodate a
wide variety of tastes and styles that will continue to develop/change throughout
the iife of the house.
Lantfscape
As stated previously in roof maintenance, the mature trees should b~ regularly
pruned to keep debris and branches ofF the house, and the shrubs and other
plants adjacent to the house should be pruned as needed to facilitate drainage.
Otherwise the present owner`s drought tolerant landscape plantings are highly
compatible with a Southern California home.
The new walls, fences and gates need regular paint and maintenance. The site
of this home is on an almost level lot, but the slope of the street is such that
there is an old low (1'-2' high and 4" thick) concrete retaining wall just inside
and adjacent to the, southern property line at the street adjoining the neighbor's
driveway. In 2005 a new 3' high brick retaining wail was constructed to hold
back most of the soil in the south side yard about 2' to the north of that lower
wall. However, the low concrete wall is already tipping toward the neighbor's
driveway, and it is likely that the soil behind that wall is mostly being held in
piace by the roots of an old hedge. At some point that iow wall will have to be
replaced and it should be constantly monitored to avoid damage to the
neighbor's driveway.
Further back and 1~l2' inside the south property line, alongside the pool this low
wall is replaced by a higher 4' rubble wali running parallel to the property line.
The pool fence was built just inside that rubble wall. This wall is also ofd, but it
is less likely to need replacement as the pool wall on that side is itself a retaining
wall, and the rubble wall is therefore oniy holding about a 1~/~' length of dirt.
Still this wall should be monitored as wefl. .
Summary
6tecommended work as described above and as is set forth in the attached
Maintenance Plan (Exhibit A) should add to the life of the house. However,
typica{ maintenance should be an integral part of any restoration/rehabilitation
program. Maintenance should be ongoing and consistent to avoid deterioration
associated with indifference,
Upgrades and additions of various house amenities, such as electrical, piumbing,
heating, phone cable etc. have been provided. Maintenance of these systems
should continue as is typical with good home maintenance practices. Care
should be taken in the future to integrate new advances in technology with
existing house design and appearance.
Exhibit A
Maintenance and Rehabilitation Plan (Exterior)
501 24th Street, Santa Monica, CA 90402
Item Year Task Estimate
(10 year)
1 2006/7 Drill channels in low brick wall of front terrace to allow for drainage $4,000
2 2006-16 Maintain & repair exterior fences & gates $2,000
3 2006-16 Maintain & service solar pool heater panels on roof of house $1,000
4 2006-16 Maintain & service fountain & fountain pump $1,000
5 2006-16 Maintain & service landscape and exterior lighting $2,000
6 2006-16 Maintain existing technology systems, plumbing, electrical, etc. $5,000
7 2006-16 Semi-annual checking adjusting & lubricating windows and doors
and repair and replacement of hardware $4,000
8 2006-16 Semi-annual cleaning debris off roof, gutters and downspouts $7,000
9 2006-16 Semi-annual HVAC and duct cleaning $3,600
10 2006-16 Annual maintenance of porch, terrace, garden and yard areas, keeping
slope of grade away from foundations $46,000
11 2006-16 Annual inspection for termites and exterminate annually $4,800
12 2006-16 Annual cleaning debris and servicing sump pump by licensed plumber
Annual inspection and if necessary cleaning of downspout drainlines
to inflitration pit by licensed plumber $10,000
13 2006-16 Annual property security system and alarm company fees $10,000
14 2005-16 Clean out chimneys and flues (approx, every two years) $1,25d
15 2006-16 Trim large trees and shrubs to keep debris off house (approx. 2-3 years) $8,000
16 Z011 &16 Check diamond paned windows for leakage and repair if necessary
(approx. every 5 years) $2,000
17 2011 &16 Inspect for rot/damage, repair and repoint brick entire exterior
(approx. every 5-10 years) $60,000
18 2011 &16 Check foundation of Family Room at Red Flowering Eucalyptus Tree for
cracking and damage (approx. every 5 years)
100
Total Ten Year owner Investment on Exterior
maintenance/restoration: $171,750
Possible additional costs that hopefuliy won't have to be incurred:
Possible Replacement of Old Exterior Windows
$50,000
2 Possible Replacement of 1ow concrete retaining wall on South Property
Line $10,000
3 Possible Replacement of foundation of Family Roof if damaged by the
Red Flowering Eucalyptus 80 000
With these additional amounts another $140,000 in costs could be $140,000
incurred if the original windows and/or the foundation of the Family Room/
1925 addition becomes cracked and requires repair or replacement
Exhibit B
Maintenance and Rehabilitation Plan (Interior)
1 2006-16 Ongoing housekeeping/maintenance of interior of house
2 2006-16 Repairs to interior cabinetry, tilework and soapstone countertops
3 2006/7 Recommend sanding and refinishing the hardwood floors
in the busiest rooms in the house (kitchen, butler's pantry,
halls and dining room
4 2011 &16 Repaint interior walls, and refinish wood trim
(approx. every 5-10 years)
5 2011/2 Recommend sanding and refinishing the hardwood floors
throughout the house
Total Ten Year owner Investment on Interior
maintenance/ restoration:
$150,000
$3,000
$4,000
$60,000
15 000
$232,000
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ATTACHMENT C
Summary Financial Analysis Table
Attachment not available in electronic format. Entire document is available for review at
the City Clerk's office and the Libraries.
16
Attachment C
2006 -- SUMMARY OF ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACTS**
Property
Address Assessed Value
(Prop. 13) Est. Assessed Value
(MILLS ACT) Current Tax
(Prop. 13) Est. Tax
(MILLS ACT) Est. Mills Act Tax as a
% of Current Tax Est. Reduction
in Property Tax City Revenue
(Prop. 13) City Revenue
(MILLS ACT) City Revenue
Reduction
26142ndStreet $729,175 $267,273 $7,971 $2,767 34.7% -$5,204 $1,275 $443 -$833
501 24th Street $2,700,806 $763,636 $31,757 $7,905 24.9% -$23,852 $5,081 $1,265 -$3,816
**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.
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