R-10434City Council Meeting: 10/27/2009
Santa Monica, California
RESOLUTION NUMBER 10434 (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 3018 THIRD STREET 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; ahd
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 3018 Third Street is a designated Structure
of Merit 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
October 12, 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 3018
Third Street.
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 3018 Third Street, Santa Monica, California in
accordance with Government Code Sections 50280 et sec .
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:
~~~~~~~
MA SHA JOf~ E MOUTRIE/
City Att rney
F:\CITYPLANNING\SHARE\COUNCIL\MILLS ACT\2009\2009 MA RESOLUTION (236 ADELAIDE DRIVE).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 27th day of October, 2009 by
and between the City of Santa Monica, a municipal corporation (hereinafter referred to
as the "City") and Andrew and Melisa Lauer (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 3018 Third Street, .Santa
Monica, California, (hereinafter such property shall be referred to as the "Historic
Property"). A legal description of the Historic Property is attached hereto, marked as
Exhibit "A" and is incorporated herein by this reference;
C. On May 11, 2009, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a Structure of Merit 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 3018 Third Street; 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 fo 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 Prooertv. 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 Aoreement. In addition to the remedy provided in the
cancellation provision of this Agreement, City may specifically enforce, or enjoin- the
breach of, the terms of this Agreement.
The City does not waive any claim of Owner default if City does not enforce or
cancel this Agreement. All other remedies at law or in equity which are not otherwise
provided for in this Agreement or in Santa Monica Municipal Code Chapters 9.36 and
9.40 are available to the City to pursue in the event that there is a breach of this
Agreement. No waiver by City of any breach or default under this Agreement shall be
deemed to be a waiver of any subsequent breach or default.
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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: Andrew and Melisa Lauer
3018 Third Street
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. In the event of any controversy, claim or
dispute between the parties hereto, arising out of or relating to this Agreement or breach
thereof, the prevailing party shall be entitled to recover from the losing party reasonable
expenses, attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or
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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 Prooerty. 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 Aaainst Discrimination. Owner agrees not to discriminate or
impose any restrictions on the sale, lease, or occupancy of the Subject Property on the
basis of sex, race, religion, ancestry, national origin, age, sexual preference, pregnancy,
marital status, family composition; or the potential or actual occupancy of minor
children. Owner further agrees to take affirmative action to ensure that no such person
is discriminated against for any of the aforementioned reasons.
IN WITNESS WHEREOF, City and Owner have caused this Agreement to be
executed as of the day and year first written above.
CITY OF SANTA MONICA
A Municipal Corporation,
By:
P. LAMONT EWELL
City Manager
APPROVED AS TO FORM:
OWNER:
MARSHA JONES MOUTRIE ANDREW LAVER
City Attorney
MELISA LAVER
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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 Agreement
Property location: 3018 Third Street
Number of Pages: 5, plus Exhibits A, B, and C
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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: 3018 Third Street
Number of Pages: 5, plus Exhibits A. B, and C
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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: 3018 Third Street
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:
Lot 11 Block B of Santa Fe Tract in the City of Santa Monica as per
Map recorded in Book 18 Page 17 of Miscellaneous Records, in the
office of the Recorder of Said County. Except the Southeasterly 7
feet thereof.
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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 landmarks and
structures located within a historic district shall be maintained in good repair and
preserved against deterioration through the prompt repair of any of the following:
1. Facades which may fall and injure members of the public or property
2. Deteriorated or inadequate foundation, defective or deteriorated flooring or
floor supports,. deteriorated walls or other vertical structural supports.
3. Members of ceilings, roofs, ceiling and roof supports or other horizontal
members which age, split or buckle due to defective material or
deterioration.
4. Deteriorated or ineffective waterproofing of exterior walls, roofs,
foundations or floors, including broken windows or doors:
5. Defective or insufficient weather protection for exterior wall covering,
including lack of paint or weathering due to lack of paint or other protective
covering.
6. Any fault or defect in the building which renders it not properly watertight
or structurally unsafe.
In addition, the following maintenance measures are also required for the subject
property:
1. Maintain all electrical and plumbing systems in safe, working order; repair
and replace as necessary.
**'rhe 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 3018 Third Street
over the initial ten (10) year term of the contract.
Item Year Task
1 2010 Maintain and repair exterior fences, gates and decking.
2 2011 Inspect and repair earthquake proofing.
3 2012 Renovation of inoperable window sashes. Add appropriate screens. Repair
damaged screens.
4 2012-2020 Maintain and service exterior lighting. Replace landscape lighting with solar
lighting.
5 2013 Update and maintain existing technology systems, plumbing, electrical.
6 2014 Semi-annual checking adjusting and lubricating windows and doors and
repair/replacement of hardware.
7 2014-2020 Semi-annual cleaning of debris of roof, gutters, downspouts.
8 2015. Renovation of shared driveway. Seek alternative green materials consistent with
historical requirements
9 2010-2020 Annual maintenance of porch, terrace, garden and yard areas, keeping slope to
a 4 percent decline away from house.
10 2010-2020 Annual inspection for termites and exterminator maintenance.
11 2016 Remove Saltillo and Malibu the from front porch. Replace with materials use by
"turn of the century' craftsman builders, with preference to green materials that
are historically suitable.
12 2017 Inspection and cleaning of rain gutters and downspout drain lines by licensed
plumber
13 2017 Renovate property security system and alarm company fees.
14 2018 Clean out chimney and flues. Repair broken bricks. Replace as needed.
15 2019 Trim trees and shrubs to keep debris off of house (approx 2-3 years).
16 2020 Repair and repaint entire house (approx every 5-10 years).
17 2020 Remove abandoned plumbing pipes/electrical components.
18 2010 Replace wood flooring. Repair buckling. Maintain.
1 2011 Repair and maintain wairiscoting as needed.
6 2012/13 Paint interior of home.
7 2013 Install ventilation fans in crawlspace.
8 2013 Inspect, reinforce original stained glass windows.
9 2014 Weatherstrip all windows/maintain.
10 2015 Semi-annual HVAC and duct cleaning/maintenance.
11 2016 Complete electrical system upgrade throughout/remove old debris.
12 2017 Refurbish lead casing of entry hall door
13 2017 Repair/replace front door handle hardware.
14 2018 Replace shower the with new the consistent with building materials used by "turn
of the century" craftsman builders.
15 2020 Refinish low apartment wood floors, Stain. Maintain.
15 2019 Remove upper bath closet cock-core. Replace with wonderwall; paint and
reshelve.
15 2018 Test and maintain water pressure.
16 2020 Remodel lower apartment using building materials used by "turn of the century'
craftsman builders. Maintain.
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**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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Original Report: August 13,2009
Revised Seat. 28, 2009
MILLS ACT APPLICATION -ARCHITECTURAL REPORT
3018 3`d Street, Santa Monica, CA 90405
Scope of Report
The intent of this report is to describe in detail the condition of the existing house
at 3018 3`d Street and recommendations for future maintenance.
General Description
The original single-family residence at 3018 3`~ Street was constructed in 1911
by contractor H. Ellery. It is comprised of a large primary residence (3-bedroom,
2-bath) at the front of the lot with a surface parking lot located to the rear. There
is a legally permitted 2 bedroom, 1 bath apartment at the rear of the bottom floor.
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 it is
today, as Ocean Park.
The home underwent significant interior and exterior cosmetic refurbishments
when the current owners (and applicants) took possession of the home in April
2000.
The property consists of an east facing, one and ahalf--story residence on a
50'x130' lot (Block B, Lot 11 of the Santa Fe Tract in the City of Santa Monica).
On May 11, 2009, the City of Santa Monica's Landmarks Commission agreed
that the residence met the necessary criteria contained in the Santa Monica
Municipal Code and voted unanimously to designate the home at 3018 3`~ Street
as a Structure of Merit.
The Craftsman style residence at 3018 3`~ Street is a fine example of a California
Craftsman design, and it exhibits an exemplary level of architectural and
historical integrity. The quality and solid level of the craftsmanship evident in this
home simply cannot be replicated today. While California Craftsman homes of
this design are not altogether rare in Santa Monica, the fact that this home still
maintains it original style and architectural design is to be noted. The quality of
the original materials used for the home, coupled with the renovations made in
accordance with the strict Building and Safety codes elevates this property to
true unique status that is rare in Santa Monica.
's ' '
Fenestration consists primarilyof wood-framed double-hung asii a'nd I'
casements with plain, Craftsman-inspired surrounds.
wide eaves, braces and exposed rafter tails. A single dormer with two gables and
a recessed balcony is supported by boxed columns. The balcony has two double
hung windows and a panel wood door. The recessed front porch on the ground
floor extends along the entire primary (east) elevation of the residence and has
square battered asbestos columns above a rusticated stonewall. Underneath the
porch overhang are double-hung windows, a fixed single-light window, a tripartite
window and a flat panel wood door with a trefoil window. The north side of the
porch is enclosed above the low porch wall with two wood frame windows
(alteration). There are two reconstructed brick chimneys on the north and south
elevations. The residence is slightly set back from the street with a small yard
enclosed by a picket fence.
The subject property is a good example of a beach cottage, and has only
moderate alterations including the 1938 replacement of some clapboard siding
with asbestos siding, replacement of porch flooring with tiles, reconstruction of
brick chimneys, enclosure of the front porch, and a rear addition.
This property has beenpreviously identified and assessed under the City's on-
going survey process on three separate occasions. It was initially evaluated in
1982-83 under Phase I of the City's historic resources inventory process. At that
time, the subject property was identified as a contributor to the potential 3000
Block of 3`d Street Historic District. The subject property was later reassessed
during the City's 1994 Historic Resources Inventory Update following the 1994
Northridge earthquake. The subject property was identified as a contributor to the
3000 Block of 3`~ Street Historic District that appears locally eligible. Although
the earthquake damage noted in the 1994 City of Santa Monica Historic
Resources Update included the loss of two brick chimneys, the NRHP status
code remained a 5DI. The subject property was assessed again as part of the
Historic Resources Inven#ory Update for the City of Santa Monica in 2004 as a
5D3. The property was determined eligible for listing as a contributor to a district,
the 3000 Block of 3rd Street Historic District, which appears eligible for local
listing or designation through survey evaluation. The 2004 survey update
described the 3000 Block of 3rd Street Historic District as:
"One and two story single family residences ... constructed between 1903 and
1925, contributing properties are situated on both sides of 3`~ Street between
Marine Street and Ashland A venue.'
Recent Re-Model History
Current owners closed escrow on the house in early 2000 and spent the next
several months doing aesthetic renovations (rehabilitating wood floors,
wainscoting, the work, etc). Thankfully, the previous owners and/or tenants over
the years had limited their improvements to `covering up' what, these days, we
refer to as beautiful, using shag carpeting, paint, linoleum, etc
Interior
The owners ripped up linoleum and shag carpet over wood floors. In some cases
the wood was in great shape, having been protected by padding and carpet. In
other cases they had to refinish and stain from scratch. The wainscoting
throughout the-house had been painted and needed only a facelift.
Floor and Interior
The Interior of the house retains many original design features. On the first floor,
the two front rooms of the house are virtually unchanged in plan. The painted
over Douglas fir box beams in the ceiling of the living room were painstakingly
restored/replaced, as was the wainscoting, which runs the distance of the living
room and dining room. The original Sand Stone fireplace is in its original
condition but needs repair.
The owners sanded and refinished the original wood floors during the 2000
refurbishment but with so little original wood left, entirely new wood is
recommended.
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
have to be replaced.
Upper flooring has been protected off and on by carpeting but does need
refurbishing.
Original upper windows have not been replaced.
Interior drywall has replaced Lathe and plaster when appropriate. Forty percent
of the walls remain Lathe and Plaster. Sixty percent is newly installed drywall
(5/8" for interior walls and 7/2" for exterior walls). Decorative door, trim and
window surrounds are visible in the entry sunroom, living room, bedrooms and
kitchen. Sheer wall has been added to the walls that were exposed during
construction.
Interior windows have been repaired or replaced to superb status using wood in
kind to original.
Recommendations:
Future care must be given to interior walls as the home moves with natural
degradation of grade.
Complete replacement of lower flooring should be completed with wood in
kind to original.
Regular maintenance of wainscoting and all wood features is strongly
urged. Nicks and dings need repair.
Paint walls as necessary due to sun damage.
Upper windows are eroding from years of natural elements and need
repairlreplacement.
Foundation sinking has dramatically affected the flooring levels causing
visible buckling. Arresting the problem must be done in conjunction with
foundation repair
Weather stripping should be replaced on all windows.
Electrical. Plumbing, Heating
Partial electrical system upgrades have been conducted to current code using
armored cable and arc fault breakers for bedrooms. Hard wired smoke detectors
installed as required by code.
Remaining knob and tube exists in the attic and most likely inside walls.
A new double-circuit power box was installed in 2000 refurbish and runs 200
AMPS.
Original electrical "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 forced-air heating system (BTU 80,000 at 90%
efficiency). 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 attic.
Appropriate maintenance of the forced-air unit as per the manufacturer's
recommendation is essential. Sealant around ducting area is susceptible to
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deterioration under the house due to moist climate.
Plumbing system has been completely redone and brought to current code.
In order to promote ventilation 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.
Recommendations:
Complete electrical system upgrade throughout.
Continue system maintenance on HVAC.
Remove unused electrical boxes, low voltage wiring, conduits, sub-panels
where appropriate.
Entry Hall:
Original circular leaded glass adorns original 2-inch thick Douglas fir wood door.
Lead encasing needs refurbishing.
Recommendations:
Lead encasing in entry door needs refurbishing.
Wood floor needs refurbishing.
Front door handle hardware needs to be replaced or refurbished.
Interior Baths:
Downstairs bath has been completely remodeled consistent with Craftsman
construction using white the shower (rectangle) with decorative stripe. Floor the is
unique to an earlier era in California construction modeling itself in a pre-1900's
era.
Upstairs Bath was converted to include tub bath, toilet and built-in cabinets and
walk-in closet.
Recommendations:
Upper Bath:
Test and maintain water lines for pressure.
Replace loose shower tile.
Replace cork-core wall with `wonder wall' drywall where needed in walk-in
closet.
Lower Apt:
Overall lower apt is good condition.
Recommendations:
Original 1938 wood flooring in desperate need of repair.
Bathroom needs complete remodel.
Exterior. Finishes. Details
Recent re-model history (2000)
Exterior
Sand blasted off the old paint coats and repainted using the Benjamin Moore
Historical Color Collection:
Coventry Gray HC-169
Providence Olive HC-98
Montgomery White HC-33
Repaired/replaced decaying eaves and wood rot
Replaced roof down to the framing
Replaced cracked cement walkway and porch with Malibu the motif
In 2006, the owners completed a comprehensive Grey Water system (recycling
house water to irrigate the rear garden) under the strict guidelines of the
Department of Bldg and Safety. The program is administered by Santa Monica
Environmental Programs Division (Phone: 310-458-2213). Owners applied for
and received a partial financial grant for the improvement. The integrity of the
structure was not compromised in any way. It is the first legally permitted Grey
Water system in the City of Santa Monica.
Since the 2000 remodel, the ocean environment, (sun, sea air) has degraded
various sections of exterior paint and wood. 85% of the exterior structure
decorative (and in some cases retaining) wood is in fine condition, free of termite
and dry rot damage.
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FrontPorch/Yard
Non-original the on front porch is cracking as is the grouting. See below.
Front yard is-well maintained; continued use of appropriate horticulture
techniques has given yard good symmetry. The wood fence has dry rot at 5 of
the 12 posts.
The shared driveway has normal wear and tear cracks in the poured concrete
and should be addressed in the future.
Back Yard/Fencing
Rear Greywater System Garden is a wonderful feature, especially considering it
is irrigated completely by recycled `grey water' from the house. The 60.foot Ash
tree in the yard is estimated to be over 100 years old and serves as both a
testament to the property's admirable age as well as foundation protectorate,
aesthetic beauty and shade cover.
The fencing in the backyard, although recently constructed will suffer from the
same ocean environment effects and will need proper maintenance.
Recommendations:
Further abatement and maintenance of termites/vermin
Maintain, repair and replace wood eaves, facade, etc as needed.
Replace 5 wood posts in front yard using Simpson ties imbedded in
cement; paint. Inspect remaining 7 posts.
Remove abandoned plumbing/electrical components from crawl space
Repair cracks in concrete driveway. Option: replace driveway with
'permeable pavers' for aesthetic purposes and foundation enhancement.
Trim and maintain Ash tree in rear yard. Maintain. fencing. Replace solar
lights in garden as needed
Sand and re-stain back deck as needed.
Maintain xeriscape landscaping
Maintain and service fountain
Remove front porch materials (tile, grout, etc) and replace with finish
materials consistent with Calrfornia Craftsman circa 1900's. Concrete and
wood are the most prevalent decisions but owner should research modern
materials that are more eco-friendly without compromising the aesthetic
historic value.
Foundation:
The continuous foundation was not fortified during remodel and runs the
perimeter of the entire base: South, East, North and West. The fortification is
aligned with the bearing walls and safely supports the structure. Eight new
footings and posts (2x2x2) were added at rear section. The original foundation of
the home is still in use. A continuous un-reinforced masonry (URM) foundation
supports the perimeter (load bearing) walls and the interior floors/walls are
supported on sub-framing beams/posts founded on URM piers.
A permitted Earthquake Retrofit was completed by a licensed specialist on the
home in Spring 2006.
Recommendations:
Due to antiquated standards and practices under which the original
foundation of the. home was built, it is recommended that ALL support
piers be replaced using current Building and Safety Code. Additionally a
licensed professional is advised current Building and Safety code.
Crawl space entrances are decayed and need to be re-built and re-lined
with wire screening to keep vermin and rodents from penetrating the crawl
space.
Roof:
Redone to the framing in 2000 by current owners. 30-year shingles were opted
by the owner so as to not produce the heavier and more stressful 40-year
shingles.
Rain gutters are in good condition except for a front panel on North side, which is
loose.
Recommendations:
General maintenance of the downspouts, scuppers and gutters is needed
to assure seasonal reliability.
Seasonal check for cracks in tar
Sweep chimney once every two years
Install solar heating panels
Recommended 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,
typical 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, plumbing,
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.
9
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f 318 $`a S~s°ee$, 5ar?#a can®t'a, CA 39~1i5
i~a'tn$m43a~d ~t3d I$e93ab1tS#3~l~3FT ts1~72 {EX'P$YI47f~ - {
i
$~i33 Y~$Y `8515 ?S~37S4E
10 year)
1
2010
~riaintain ~ rape}r ex#enor fences, gates and decking
i
~5,b44
2 2019 tnsp and rape}r Eaf*u~quaka f'r~xsfiRg ~~
Renovat}on of inoperab}e window sashes. xdd appropriate screens. Reps}r ~
3 2£}92 damaged screens.
~ 2092-20 N}ainta}R ~ service sxiarior fighting. Replace landscape fighting with solar ~,~~
fights.
5 2093 Update and ~taintau't exkst~ng tachna}r~gy systems, ptum}~ng. eiectncal,e#c, 7,0<3fl
Sam}-anima} dredtirtg adjusting & }ubrica#irn~ +uindows ar;d doors and 2000
~ 209 re air and re Iacemen# of hardware
8 2~~ Sam}-annual ctean}ng debris aff root, gutters and dawmspfluts 3,000
Re€?flvatifln of shared driveway; Seek s}terrtativs `green' matsrlais
9 2015 cons}steniwith historieat re51u}tements per Landmarks Commiss}on and 99,600 J
Ptannm dee~t, I
X Armuai maintenaru:e of por.;h; terrace, garden and yard arses; kr-,eRinc3 800
90 010-20 s}ope to a 4~ dad}ne away from house. ,
4
,~.~
~2l}$~i-;7~}
Aitl7lfat lnBpeGtt4R,ft3r termlt~S and eXtefmtnatOr matnteRanfle
,$t7(3
Remove Sati}tfl ti}e and ,~Iatlbu tits from Franf porch. Rep}ate wi#h but}dtng
1 < 2016 ma#erials used by turn--of th? ......#ury craitsmaR buttders. Seek `green' 9,500
mafef}atS P eRI}SS}OR ~fOR7 }~andRYdfkS WR7irttSS1IIR}~}aRRiR de ~
Inspection and dean}ng af, rain gutters and downspflu# drain ljnes by 25og
93 21217 }}ceased }urtiber
9d 2097 Renovate property security system arnf a}arm company fees 375
9§ ~ 2098 C#ean out dt}coneys and flues {approx. every two years), Repa}r broken ,250
ricks, Re }ace as needed
16 201° Trim trues and shrubs #c troop debr'ss off hcusg {apprflx. 2-3 yearn} 6400
97 2020 Repa}r and r~p~irt# eRt}rg house ex#erior (approx. every x-10 years) 3$,OOl7
1S 20212 Remove abandflned plumbing pipesletsctricat flflmpflnenis $7,500
flTAL fcsr 1=XT~R3912 ' °t2~,?3~,fls3
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al~~enars~ ast~3 Rehabift~~t~z:# r lan {1n~°l} ! ~
4
i 2040 ~ Repiece wood ftaarirrg. Repair iaucklirsg. mairoiain ~ ~7 t100
-
~ 2 1
2t3~;1
Repair and maintain }Nance coaftng as Headed ~
~8~~
3 so s~=13 Part intetioP ~f home, $92,94 j
4 2043 lnst~il v2nitlaiion fans in crawlsparx X4504
! ~ 241v -1n5peCi; reinforce ~t2tn-{~' aSSed QrttJ`in8! wlndC,§VS v~s'~~~+~.r'
$` 2494 ~9$#~lSr-Stns Sil w1ndO9YS1S9l8Sf1#31P.. ~ L'~
7 2495 Sem's-annual ;iV~C and duct cieaningtmainterrance X3200
8 ~ 2498 Complete eieeirieal Sysiertt upgrade #hrc~ughas.~iRerrto+ra Q3d debris ~ I
~ X97 Refurbi^at} lead Casing 4t $nt%~ hail dTiCr ~
~~~
94 201? Rapairlraplaca front doer handle hardware ~w6~t1 1
44 2048 Test and nalntain wafer pressure x;240 j
42 2018 Rec~iace shaver file with file consisfenf with building rrcaferiafs used by Earn-
i-the-ran craftsman builders. ~~2300
13 ~ 2Q19 Remove u ar bath ctasef crock-aors. Replace with ~tYartderwatt; paint, re-
Pp
hews ~ .
'984
!
44 202G Refurnish t4vl°r 8pt W06d f100rS, ev$ain, Rlainta(r# ~S74t7
1S 2M20 Remcdei €ower using building ^rateriais used b'! iz~rn-c# Lha-csnfury
aftsman builders, ~AHainfain X11,700
t}'3`~L fr3r• tNT~l~tZ3R O.Ofl
a
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larepared by
ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT**
3018 Third Street
REVENUES
1) Est. Monthly Rental Income
2) Annual Rental Income
Current
$4,250 (estimate only ")
$51,000
ANNUAL EXPENSES
Gen. Expenses: 25%SFD, Others 30% $12,750
Vacancy loss 3% $1,530
8) Total Expenses $14,280
NET OPERATING INCOME (NOI) $36,720
(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 $299,755
(NOI/ Line 13)
15) Tax Under Mills Act $3,103
(Line 14 X .01035146)
16) Current Tax $8,366
17) Tax Savings
(Line 16 -Line 15) $5,263
18) Annual Costs to City
(Line 17 X 16%) $842
**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.
Ken Genser, Mayor
I, Maria Stewart, City Clerk of the City of Santa Monica, do hereby certify that the
foregoing Resolution No. 10434 (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, sloom, Holbrook
Mayor Genser
Noes: Council members: None
Abstain: Council members: None
Absent: Council members: sbriver
Mayor Pro Tem O'Connor
ATTEST:
r
Maria Stewart, Cit -Clerk