R-10431City Council Meeting: 10/27/2009
Santa Monica, California
RESOLUTION NUMBER loasi (ccs)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT IN ACCORDANCE WITH GOVERNMENT
CODE SECTION 50280 WITH THE OWNER OF THE PROPERTY
LOCATED AT 2219 OCEAN AVENUE IN SANTA MONICA
WHEREAS, Government Code Sections 50280 et sec. authorizes a city to enter
into a historical property contract with the owner of any qualified historical property to
restrict the use of such property so that it retains its historically significant characteristics
in return for which the property owner obtains property tax relief; and
WHEREAS, Santa Monica Municipal Code Section 9.36.270(g) provides that
designated structures of merit, landmarks, and contributing structures located in historic
districts that are privately owned shall be considered qualified historical properties
eligible to enter into historical property contracts with the City upon resolution by the
City Council; and
WHEREAS, the property located at 2219 Ocean Avenue is a designated City
Landmark and the owner of the property has filed an application to enter into a historical
property contract with the City; and
WHEREAS, the Landmarks Commission reviewed the owner s application at its
September 14, 2009 meeting and directed City Staff to forward a recommendation to
the City Council in support of the application; and
WHEREAS, the City Council has determined that it is appropriate for the City to
enter into a historical property contract with the owner of the property located 2219
Ocean Avenue.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Pursuant to Santa Monica Municipal Code Section 9.36.270(g), the
City Council authorizes the City Manager to enter into a historical property contract with
the owner of the property located at 2219 Ocean Avenue, Santa Monica, California in
accordance with Government Code Sections 50280 et seer .
SECTION 2. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
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MA HA J ~ DIES MOU IE
Cit torne~
F:\CITYPLANNING\SHARE\COUNCIL\MILLS ACT\2009\2009 MA RESOLUTION (22"19 OCEAN AVENUE).DOCX
Recording Requested Bv:
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. (CCS)
HISTORIC PROPERTY PRESERVATION AGREEMENT
THIS AGREEMENT is made and entered in to this 27~h day of October, 2009 by
and between the City of Santa Monica, a municipal corporation (hereinafter referred to
as the "City") and Heidt Family Trust (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 2219 Ocean 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 February 26, 2008, 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 27, 2009 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 2219 Ocean Avenue; and
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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, 2010 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
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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.
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 otheruvise
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.
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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.
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: Heidt Family Trust
c/o John Heidt
2219 Ocean Avenue
Santa Monica, CA 90405
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. Ih 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.
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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.
APPROVED AS TO FORM:
CITY OF SANTA MONICA
A Municipal Corporation,
By:
P. LAMONT EWELL
City Manager
OWNER:
By:
MARSHA JONES MOUTRIE JOHN HEIDT
City Attorney
J
ATTEST:
MARIA STEWART
City Clerk
STATE OF CALIFORNIA ),
ss.
COUNTY OF LOS ANGELES )
On , 2009, before me,
the undersigned, a Notary Public in and for said State, personally appeared
personally known to me - OR -proven to me on the basis of
satisfactory evidence to be the person whose name is subscribed to the within
instrument and acknowledged to me that he executed the same in his authorized
capacity as property owner.
WITNESS my hand and official seal.
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Aoreement
Property location: 2219 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
6
STATE OF CALIFORNIA )
ss.
COUNTY OF LOS ANGELES )
On , 2009, before me,
the undersigned, a Notary Public in and for said State, personally appeared
personally known to me - OR -proven to me on the basis of
satisfactory evidence to be the person whose name is subscribed to the within
instrument and acknowledged to me that he executed the same in his authorized
capacity as property owner.
WITNESS my hand and official seal.
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 2219 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
7
STATE OF CALIFORNIA )
ss.
COUNTY OF LOS ANGELES )
On , 2009, before me, the undersigned, a Notary Public in and
for said State, personally appeared P. Lamont Ewell, known to me to be the CITY
MANAGER of the CITY OF SANTA MONICA, a Municipal Corporation, that executed
the within instrument on behalf of the CITY OF SANTA MONICA, and acknowledged to
me that the CITY OF SANTA MONICA executed the same.
WITNESS my hand and official seal.
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 2219 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
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EXHIBIT "A"
LEGAL DESCRIPTION
In the City of Santa Monica, County of Los Angeles, State of
California:
PARCEL 1:
LOT 4 OF IVAR A. WEID'S SUBDIVISION OF BLOCK 4, OF THE
TOWN OF SOUTH SANTA MONICA, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
AS PER MAP RECORD IN BOOK 19, PAGE 58 OF
MISCELLANEOUS RECORDS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
AN APPURTENANT EASEMENT FOR ROOF OVERHANG IN
AND TO THAT PORTION OF LOT 3 OF SAID IVAR A. WEID'S
SUBDIVISION OF BLOCK 4, DESCRIBED AS FOLLOWS:
BEGINNING A THE INTERSECTION OF THE SOUTHWESTERLY
LINE OF IVAR A. WEID'S SUBDIVISION OF BLOCK 4, TOWN OF
SOUTH SANTA MONICA AND WHICH IS THE
NORTHEASTERLY LINE OF OCEAN AVENUE WITH THE
NORTHWESTERLY LINE OF IVAR A. WEID'S SUBDIVISION OF
BLOCK 4, TOWN OF SOUTH SANTA MONICA AND IS ALSO
THE SOUTHEASTERLY LINE OF PACIFIC STREET AS SHOWN
ON MISCELLANEOUS RECORD BOOK 19 PAGE 58 OF MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF THE
COUNTY OF LOS ANGELES; THENCE ALONG THE SAID
SOUTHEASTERLY LINE OF PACIFIC STREET BEING NORTH
49° 30' EAST 130 FEET TO THE POINT INTERSECTING THE
SOUTHWESTERLY LINE OF OCEAN COURT; THENCE ALONG
THE SAID SOUTHWESTERLY LINE OF OCEAN.000RT BEING
SOUTH 40° 30' EAST 139.97 FEET MORE OR LESS TO THE
TRUE POINT OF BEGINNING; THENCE SOUTH 49° 30' WEST
65.00 FEET; THENCE NORTH 49° 30' WEST 0.167 FEET (2");
THENCE NORTH 49° 30' EAST 65.00 FEET; THENCE SOUTH
49° 30' EAST TO THE TRUE POINT OF BEGINNING.
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EXHIBIT "B"
HISTORIC PROPERTY PRESERVATION AGREEMENT
PROPERTY MAINTENANCE
CITY OF SANTA MONICA
As required by Landmarks Ordinance Section 9.36.190, all designated lahdmarks 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.**
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EXHIBIT "C'
HISTORIC PROPERTY PRESERVATION AGREEMENT.
PROPOSED HOME IMPROVEMENTS
The following projects. shall be completed by the property owner of 2219 Ocean Avenue
over the initial ten (10) year term of the contract.
Item Year Task
1 2009-2019 Foundation work including leveling the existing floor, replace the existing brick
foundation with acast-in-place reinforced concrete foundation..
2 2009-19 Repairs to exterior including exterior siding, windows, doors and prep and
repaint the entire building envelope.
3 2009-19 New Roof including minor repairs, caulk all roof penetrations and properly
ventilate the attic space.
4 2009-19 Renovation of windows, replace broken hardware, repair or replace broken
concealed counter weights and install proper weather stripping.
5 2009-19 Renovation of doors to insure they close properly and are weather stripped after
the floor is leveled.
6 2009-19 Renovation of front steps include the removal of the stone veneer and restore to
the original concrete finish.
7 2009-19 Renovation of kitchen including the replacement of all cabinets, countertops,
flooring, fixtures, and energy efficient appliances.
8 2009-19 Renovation of two bathrooms including the replacement of all cabinets, counter
tops, flooring and fixtures.
9 2009-19 Interior renovation including paint and refinish the hardwood floors.
10 2009-19 New electrical including the replacement of all electrical wiring, plugs, light
fixtures and switches.
11 2009-19 New plumbing including the replacement of the original steel water pipes with
copper.
12 2009-19 New paint, interior and exterior.
13 2009-19 Paint maintenance including repainting of all exposed pealing or checking paint
to insure a proper watertight condition.
14 2009-19 Repair site fence and gates.
15 2009-19 New HVAC system, replacing the current wall heaters with a concealed system
in the attic space or under the floor system.
16 2009-19 Renovation of structurally unsound garage.
17 2009-19 Design and build proper site drainage.
18 2009-19 Insulate floor and attic space.
19 2009-19 Landscaping and irrigation including the replacement of the current steel pipe
irrigation system with a drip system and replace plant material where necessary
with historically correct plantings.
20 2009-19 Structural Engineering Services for the foundation design.
21 2009-19 Civil Engineering Services for the design of a proper drainage system.
22 2009-19 Waterproofing Consultant Services.
23 2009-19 Landscaping/Irrigation Services.
24 2009-19 Fumigation/Extermination Services.
25 2009-19 Annual HVAC maintenance.
**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 "*
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May 22, 2009
John and Donna Heidt
2219 Ocean Avenue
Santa Monica, Ca 90405
RE: Report of Historic House
2219 Ocean Avenue
Santa Monica, CA 90405
Scope of Report:
REVISED 10.5.2009
The intent of this report is to document the existing condition of the house and character-
defining features of the single-family residence and to generally describe the conditions of the
existing residence.
General Description:
The house was constructed in 1905. It was designated a Landmark structure by the City of
Santa Monica on August 14, 2006. It sits in front of anon-contributing detached garage located
at the rear of the property. The house sits on a 40' X 130' lot in the area known legally as Ivar A
Weis Subdivision of Block 4. The single-family residence at 2219 Ocean Avenue is a good
example of aturn-of-the-Twentieth-Century, massed-plan vernacular cottage constructed in the
Ocean Park area of Santa Monica circa 1905. The cottage exhibits a high degree of integrity of
design, workmanship, and materials on its primary (west) elevation, including the retention of
form, massing, and scale associated with early,turn-of-the-century vernacular cottages. These
features include the fpllowing: its simple hip roof, narrow clapboard siding; wood sash, double-
hung windows, multi-pane sash windows and doors, a stained glass window, and conversion of
the open porch on the primary elevation. The subject residence was a "pioneering" structure in
its neighborhood along Ocean Avenue between Pacific Street and Hollister Avenue in that it was
one of the first structures built in the immediate area after the turn of the Twentieth Century.
Moreover, the residence at 2219 Ocean Avenue is the last remaining turn-of-the-Twentieth-
Century, massed-plan vernacular cottage that is visible from the beach and also has abeach-
facing (west) orientation in the immediate Ocean Park area along Ocean Avenue. As a result,
the property exemplifies the early beach resort and residential development pattern in the City's
Ocean Park area during the years immediately following the turn of the Twentieth Century and
also represents one of the earliest phases of Ocean Park's multi-layered and diverse historical
legacy in terms of the ages, styles and building types found in the area. The exterior of the
house is in fair condition while the interior is in good condition.
page two
September 29, 2009
Mills Act
2219 Ocean Avenue
General Recommendations:
Considering the property is 94 years old it appears in relatively fair condition. If the property is
maintained on a regular and annually basis including the upkeep of the exterior envelope, site
drainage, weatherproofing, roofing maintenance and landscape required to maintain a
watertight building envelope. Maintaining a water proof building is critical to ensure the historic
resource is good order for the future. In particular the foundation is in dire need to be replaced.
The current unreinforced brick foundation is sinking due to improper drainage therefore the floor
of the house is not level and the overall condition of the house continues to deteriorate. The
foundation work is essential to stabilize the structural integrity and insure long-term use.
Another area for improvement is to develop a comprehensive landscape and irrigation plan,
which should reflect the historic nature of the property. The original concrete front steps have
been covered with stone, which should be removed to reflect the original character of the home.
Exterior Finishes:
The exterior condition of the house is in fair condition. The foundation and floor joists are in
disrepair. The replacement of the foundation and joists are included in the rehabilitation plan.
The original character defining historical elements such as the 3 1/2" clapboard siding, wood
sash, rafter tails, and eve details are all in fairly good condition and will need minor restoration.
Since gutters and down spouts are not part of the original design an extensive drainage system
will need to be designed so that rain water from the roof is captured at the ground level and
directed away from the foundation.
Recommendations:
- All damaged woodwork, gables, and overhangs to be repaired and painted.
- The entire exterior should be painted after restoration.
- Repair all damaged non-functioning windows
- Repair front stairs to meet code and restore concrete finish
- Maintenance-and install weatherproof sealer of all the exterior windows and doors.
- The foundation needs to be completely replaced to insure stability, which will halt the
differential settlement, which continues to occur.
- Comprehensive drainage plan needs to be designed and implemented
Interior Finishes:
Although the interior appears to be in good condition once the floor is leveled by way of a new
foundation there will most certainly be repair work needed. Windows that are currently working
may cease to operate and will require attention. The current kitchen and bathroom casework
was replaced with cabinets out of character and unsympathetic to the original building. Heat is
being supplied by a number of wall heaters scattered about the house. These heaters should.
be removed and replaced with a central system located in either the attic space of under the
floor in a waterproof vault. The latter would be more desirable as floor registers could be placed
in locations to do the best possible and most efficient system. New electrical outlets could also
be located in the floor as to not disturb interior or exterior walls and finishes.
page three
September 29, 2009
Mills Act
2219 Ocean Avenue
Recommendations:
2
- Replace kitchen cabinets and appliances
- Replace bathroom lavatories, sinks, and fixtures
- Insulate under floor joists and attic space
- Install a proper heating system and remove wall heaters.
- Weatherproof windows and doors
- Maintenance of the stain glass window
Windows
The majority of the windows appear in good condition most are need minor to substantial
rehabilitation of the window frame and the sash. The window weights in many instances are
nonoperational, or broken and therefore do not work as originally intended. The window
mechanism may or may not be in place, all windows should be surveyed to determine the extent:
of the repair and maintenance to insure proper working order. In addition, the windows are not
weather-stripped and will require proper weather-stripping.
Recommendations:
- Replace broken and missing hardware
- Repair window weights
- Install weather-stripping
Roof:
The house has a simple hip roof that is in fair condition. The roofing material should be
checked annually to insure a proper watertight condition.
Recommendations:
- Make minor repairs around roof penetrations and flashing
- Ventilate attic space
- Maintain the waterproofing around the fireplace
- Annual check of the attic space for roof leaks
Electrical, Plumbing, and Forced Air Units:
The electrical system is antiquated and most rooms lack sufficient electrical outlets. The
opinion is that the electrical system including convenience outlets and switched should be
replaced as soon as possible as the original system would be deemed unsafe. -There is a new
service to the building, which will most certainly supply power to any additional electrical
convenience outlets as well as replaced outlets. The new mechanical system and various
kitchen appliances should be on separate circuits. While this antiquated wiring may not pose an
immediate threat to safety, further investigation should determine appropriate action to take
regarding the old wiring..The steel pipe, which is in use for the plumbing system, should be
page four
September 29, 2009
Mills Act
2219 Ocean Avenue
replaced eventually with copper. Though this does not put at risk the occupants a broken pipe
under the house could further damage the foundation.
Recommendations:
Replace substandard electrical
- Inspect and replace all remaining "knob and tube" wiring
- Replace steel water piping with copper
- Replace wall heating units with a fan coil unit in the attic space
- Install a seismic shut-off valve for the gas line
Landscape:
Many of the mature plants on the property will need to be trimmed. The preference is to alter the
current landscape as little as possible to preserve the historic character of the property. The
property's current fence and gate are in need of repair. The concrete walks and stairs show
cracks, which may be due to differential settlement. Proper water runoff control may limit
further deterioration.
Recommendations:
- The trees require yearly maintenance to keep them from overwhelming the front structure.
- Lighting should be installed.
- Irrigation system should be limited to below grade
- Implement a comprehensive landscape plan which. would reflect histdrically accurate
planting
This report is intended to provide a general assessment of the current condition of the property
and should be used as a guide to work necessary for the maintenance and stability of the house.
It will be clear, as the work progresses that other condition not mentioned in this report will be
revealed and should become part of either the annual maintenance plan or more immediate
attention will be required.
Respectfully Submitted,
Michael W. Folonis, FAIA
4
Michael W Folonis Architects
1424 Fourth Street, Third Floor, Santa Monica, CA 90401
Mill's Act Restoration/Rehabilitation/Maintenance Plan
2219 Ocean Ave., Santa Monica, CA 90401
Item Year Task Estimate
1 2009-2019 Foundation work including leveling the existing floor, $40,000.00
replace the existing brick foundation with acast-in-
place reinforced concrete foundation.
2 2009-2019 Repairs to exterior including exterior siding,. $15,500.00
windows, doors and prep and repaint the entire
building envelope.
3 2009-2019 New Roof including minor repairs, caulk all roof $6,000.00
penetrations and properly ventilate the attic space.
4 2009-2019 Renovation of windows, replace broken hardware, $5,000.00
repair or replace broken concealed counter weights
and install proper weather stripping.
5 2009-2019 Renovation of doors to insure they close properly $5,000.00
and are weather stripped after the floor is leveled.
6 2009-2019 Renovation of front steps include the removal of the $10,500.00
stone veneer and restore to the original concrete
finish.
7 2009-2019 Renovation of kitchen including the replacement of $25,000.00
all cabinets, countertops, flooring, fixtures, and
energy efficient appliances.
Michael W Folonis Architects
1424 Fourth Street, Third Floor, Santa Monica, CA 90401
8 2009-2019 Renovation of two bathrooms including the
replacement of all cabinets, counter tops, flooring
and fixtures.
$20,000.00
9 2009-2019 Interior renovation including paint and refinish the $15,000.00
hardwood floors.
10 2009-2019 New electrical including the replacement of all $30,000.00
electrivcal wiring, plugs, light fixtures and switches.
11 2009-2019 New plumbing including th ereplacement of the $25,000.00
original steel water pipes with copper.
12 2009-2019 New paint, interior and exterior. $30,300.00
13 2009-2019 Paint maintenance including repainting of all $4000/2 years
exposed pealing or checking paint to insure a proper
watertight condition.
14 2009-2019 Repair site fence and gates. $8,000.00
15 2009-2019 New HVAC system, replacing the current wall $16,000.00
heaters with a conceited system in th eattic space or
under the floor system.
Michael W Folonis Architects
1424 Fourth Street, Third Floor, Santa Monica, CA 90401
16 2009-2019 Renovation of structurally unsound garage. $5,000.00
17 2009-2019 Design and build proper site drainage. $12,000.00
18 2009-2019 Insulate floor and attic space. $4,000.00
19 2009-2019 Landscaping and irrigation including the replacement $15,000.00
20 2009-2019 Structural Engineering Services for the foundation de: $2,000.00
21 2009-2019 Civil Engineering Services for the design of a proper c
22 2009-2019 Waterproofing Consultant Services.
$2,500.00
$1,200.00
23 2009-2019 Landscaping/Irrigation Services. $3500/year
Michael W Folonis Architects
1424 Fourth Street, Third Floor, Santa Monica, CA 90401
24 2009-2019 Fumigation/Extermination Services. $3200/5 years
25 2009-2019 Annual HVAC maintenance. $300.00
ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT"`"`
2219 Ocean Avenue
REVENUES
1) Est. Monthly Rental Income
2) Annual Rental Income
Current
$5,000 (estimate only')
$60,000
ANNUAL EXPENSES
Gen. Expenses: 25%SFD, Others 30% $15,000
Vacancy loss 3% $1,800
8) Total Expenses $16,800
NET OPERATING INCOME (NOI) $43,200
(Line 2 Minus 8)
CAPITALIZATION RATE
9) Interest Component 6.75%
10) Historic Property Risk 4%
(2%, or 4% for SFD)
11) Property Tax Component 1
12) Amortization Component 0.5%
13) Capitalization Rate 12%
(Sum Line 9 - 12)
TAXES
14) Mills Act Assessment $352,653
(NOI/ Line 13)
15) Tax Under Mills Act $3,650
(Line 14 X .01035146)
16) Current Tax $13,593
17) Tax Savings
(Line 16 -Line 15) $9,943
18) Annual Costs to City
(Line 17 X 16%) $1,591
**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.
Adopted and approved this 27th day of October, 2009.
<en Genser, Mayor
I, Maria Stewart, City Clerk of the City of ~anta Monica, do hereby certify that the
foregoing Resolution No. 10431 (CCS) was duly adopted at a meeting of the Santa
Monica City Council held on the 27th day of October, 2009, by the following vote:
Ayes: Council members: Davis, McKeown , doom, Holbrook
Mayor Genser
Noes: Council members: None
Abstain: Council members: None
Absent: Council members: shriven
Mayor Pro Tem O'Connor
ATTEST:
Maria Stewart, Cit Clerk