SR 10-24-2017 3B
City Council Report
City Council Meeting: October 24, 2017
Agenda Item: 3.B
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To: Mayor and City Council
From: David Martin, Director, City Planning
Subject: Historic Property Preservation Agreements (Mills Act Contracts) between the
City of Santa Monica and the property owners of designated City Landmarks
located at 401 Ocean Avenue, 927 Ocean Avenue, 909-911 Montana
Avenue, and 2433 28th Street.
Recommended Action
Staff recommends that the City Council adopt the attached resolutions authorizing the
City Manager to negotiate and execute Historic Property Preservation Agreements
(Mills Act Contracts) between the City of Santa Monica and the property owners of
designated City Landmarks located at 401 Ocean Avenue, 927 Ocean Avenue, 909-911
Montana Avenue, and 2433 28th Street.
Executive Summary
The City’s longstanding commitment to historic preservation includes educating and
offering property owners about the benefits of the Landmarks program. One of those
benefits is the Mills Act, which is a state law that enables local governments to enter
into contracts with owners of qualified historic properties to authorize a property tax
reduction. The Mills Act is one of the few financial incentives available to owners of
historic properties, and is an important tool for implementing the City’s Historic
Preservation Element goals promoting the designation and long-term preservation of
historic resources. Currently, 71 properties are protected with Mills Act contracts.
The City requires Mills Act Contract applicants to provide a report prepared by a
qualified architect describing the condition of the structure and its rehabilitation,
restoration, and maintenance needs in order to ensure the resource’s historic integrity
and structural stability. These recommendations in the architect’s report are reflected in
the proposed ten-year rehabilitation, restoration, and maintenance plan, which becomes
an attachment to the Mills Act Contract entered into between the City of Santa Monica
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and a property owner. Staff then verifies the information contained in the report and may
identify additional restoration and maintenance items as necessary.
Execution of the pending Mills Act Contracts (Attachments I through L) will result in
reduced property tax revenue to the City estimated at $43,497 for FY 2018-2019 and a
similar amount annually thereafter. On average, the four contract applicants are
estimated to experience an initial property tax savings equal to approximately 53.7% of
their total tax obligation; the highest being 86% and the lowest being 4%. The
Landmarks Ordinance requires that Mills Act Contracts be adopted by Resolution of the
City Council (Attachments E through H).
Background
In 1991, as part of a comprehensive revision to the City’s Landmarks Ordinance, the
City Council authorized designated Structures of Merit, Landmarks, and contributing
structures located in designated Historic Districts to be considered qualified historic
properties eligible for historic property contracts submitted pursuant to the provisions of
California Government Code Sections 50280-50290. As a result, property owners of
such designated historic properties could file a Mills Act Contract application. In 2014,
the Council passed an Ordinance that revised the City’s Mills Act Program, narrowing
contract eligibility requirements, and expanding applicant submittal requirements.
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. In most cases, the
result is a reduction in property tax. For residential or commercial structures that are
rented, the net operating income is determined based on actual rents received. For
residential and commercial structures that are owner-occupied, the net operating
income is determined by the income the property would produce if rented. In exchange
for a property tax reduction, the owner agrees to protect, maintain and, if necessary,
restore the historic property.
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Under the traditional method of determining property taxes, properties are reassessed
when sold. However, since Mills Act contracts run with the property, subsequent owners
may realize greater tax benefits, as the assessed property value typically increases
when the property is sold, resulting in an even greater difference between the property
taxes under the assessed valuation method versus the property tax calculation
permitted by the Mills Act contract. This can be a significant marketing feature for the
property in terms of future sales and is considered an important historic preservation
incentive because the property will be maintained. Similarly, the obligations and
property tax reduction benefits associated with the Mills Act contract are also binding
upon successive property owners during the contract term.
The initial Mills Act contract term is a minimum 10-year period. Each year on the
anniversary of the effective date of the agreement, also known as the renewal date, a
year is automatically added to the initial 10-year term of the agreement. This effectively
makes the term of the contract at least 10 years, but possibly indefinite unless the
owner or City submits a notice of non-renewal. A notice of non-renewal could be
initiated by the City if the property owner is not fulfilling the obligations (i.e. scheduled
improvements or maintenance) specified within their contract with the City. If such a
notice of non-renewal were submitted, the contract would remain in effect for the
balance of the term remaining, either from its original date of execution if within the
initial 10-year term, or from the date of the last one-year renewal of the agreement.
Alternatively, the owner may petition the City to initiate an immediate cancellation,
which would result in payment of a penalty equal to 12.5% of the property’s assessed
current fair market value, as determined by the County Assessor as though the
property were free of the contractual restriction. The City may also cancel the contract
in the event of a breach of contract conditions, whereby the property owner would be
subject to pay the same 12.5% penalty.
The terms of the contract also state that the agreement may be amended, in whole or in
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part, if both the owner and the City agree to execute a recorded document to
memorialize the contract amendment.
Mills Act contracts are time-sensitive and must be recorded by the end of the 2017
calendar year in order to take effect the following year. The County Assessor will make
a final determination of the taxes due when the approved Contract is submitted and
recorded, and will continue to conduct property tax assessments on an annual basis.
Property owners are required to obtain all applicable entitlements such as a Certificate
of Appropriateness, and all associated building permits, for work proposed in the 10-
year restoration/maintenance plan. Furthermore, all work proposed in the 10-year
restoration/maintenance plan must comply with “The Secretary of the Interior’s
Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring & Reconstructing Historic Buildings” (Weeks & Grimmer,
1995).
Property owners are also required to submit a report to the City on a biennial basis to
demonstrate compliance with contract terms. Staff reviews the reports received and
may conduct site inspections to confirm the completion of work tasks as part of its
assessment.
Discussion
There are four applications for consideration in 2017; a multi-unit residence located at
401 Ocean Avenue and at 927 Ocean Avenue; one mixed-use courtyard apartment
located at 909-911 Montana Avenue; and an 18-unit residential building (condominium
ownership) located at 2433 28th Street. In accordance with SMMC 9.56.270(G), all
applications are eligible for consideration as there are no confirmed or outstanding code
violations; the properties are current in property tax payments; and, all work that had
been previously conducted was done in a manner that is consistent with the Secretary
of the Interior’s Standards. The specific details of each property are discussed below.
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401 Ocean Avenue
The two-story, Henry Weyse/Charles Morris House was designated a City Landmark on
September 13, 1990 as an example of the residential work of notable and renowned
architect Robert D. Farquhar that embodies distinguishing Craftsman and Colonial
Revival architectural characteristics.
Henry Weyse/Charles Morris House (1910)
An architectural report was prepared by Kaplan Chen Kaplan. The report assesses the
condition of the primary residence and identifies repair, restoration/rehabilitation and
maintenance needs (Attachment A) along with a general schedule for completion of the
rehabilitation work that will be completed by 2022. The building’s exterior wood shingle
siding, fascia, and trim is in poor condition and will be replaced. The asphalt shingle roof
will be replaced and the deteriorated wood rails on the upper front porch and rear deck
areas will be replaced and slightly modified to comply with current Building Code
requirements. The existing wood doors and windows are described as in good
condition, and will be refurbished. Internal damage within the existing chimneys will
require reconstruction to provide seismic stability. Plumbing will be replaced and new
electrical wiring and heating/cooling system is included in the work plan. The work plan
is robust and comprehensive.
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A 10-year Restoration and Rehabilitation Plan and Maintenance Plan describing tasks
will be undertaken to address the identified concerns and ensure continued
maintenance. The identified maintenance tasks are estimated to have an annual cost of
approximately $7,500 with all identified rehabilitation tasks projected to cost $935,000
over the initial 10-year contract period.
Staff estimates that the new contract will result in a property tax reduction equating to
approximately 86% of the total tax requirement.
927 Ocean Avenue
The three-story apartment building and subject parcel was designated a City Landmark
on June 12, 2017 as an embodiment of the early development in the City and is a
representative example of a 1920s apartment hotel.
927 Ocean Avenue (1922)
An architectural report was prepared by Chattel, Inc. The report assesses the condition
of the building and identifies repair, restoration/rehabilitation, and maintenance needs
(Attachment B) along with a general schedule for completion of work. As noted, the
building is in fair condition. The existing roof and drainage system is in poor condition
and will be replaced. The roof terrace, described as in severe condition, will be
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completely replaced with attention to the overhanging rafters and cross braces during
the initial phase of the work plan. Original wood windows will be repaired while existing
jalousie and aluminum sliding windows will be replaced with wood windows to match the
original. The balconette on the front elevation will be structurally evaluated and repaired
or replaced as needed. These items have been included in the early phases of the
work plan in response to a request by the Landmarks Commission. Building systems
are described as being in poor condition and improvements to mechanical and heating,
electrical, and plumbing are included in the work plan.
The applicant has prepared a 10-year Restoration and Rehabilitation Plan and
Maintenance Plan describing tasks that will be undertaken to address the identified
concerns and ensure continued maintenance. The identified maintenance tasks are
estimated to have an annual cost of approximately $22,200 with all identified
rehabilitation tasks projected to cost $661,100 over the initial 10-year contract period.
Staff estimates that the new contract will result in a property tax reduction equating to
approximately 55% of the total tax requirement.
909-911 Montana Avenue
The two-story residential and commercial courtyard apartment building and subject
parcel was designated a City Landmark on June 12, 2017 as an embodiment of the
early multi‐family residential and commercial development in the Wilshire Montana and
North of Montana neighborhoods and as a unique example of a low‐scale 1940s
courtyard apartment with a commercial building.
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Hybrid Streamline Modern/Spanish Colonial Revival-style courtyard apartment (1941).
An architectural report was prepared by Chattel, Inc. The report assesses the condition
of the buildings and identifies repair, restoration/rehabilitation, and maintenance needs
(Attachment C) along with a general schedule for completion of work. As noted, the
building is generally in good condition. An area of concern involves significant settling of
the foundation in one of the residential units in Building A. The plan includes evaluation
of the foundation/settling and implementation of seismic upgrades as needed. Building
drainage is in poor condition and the gutter system will be improved to properly drain
water to the street. The overall hardscape in the courtyard is in good condition however
the site walls and concrete stairs at the sidewalk entries are in need of considerable
repair and replacement. This work has been moved to the early phase of the contract
to respond to a request by the Landmarks Commission. Exterior doors, windows, and
finishes of all buildings are in good shape with only minor repair work identified. Building
systems are described as being in poor condition and improvements to mechanical and
heating, electrical, and plumbing are included in the work plan.
In addition to the 10-year Restoration and Rehabilitation plan described above, a
Maintenance Plan has been provided. The identified maintenance tasks are estimated
to have an annual cost of approximately $22,200 with all identified
restoration/rehabilitation tasks projected to cost $557,500 over the initial 10-year
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contract period.
Staff estimates that the new contract will result in a property tax reduction equating to
approximately 71% of the total tax requirement.
2433 28th Street
The subject property known as Sun Tech Townhomes contains four three-story, multi-
unit residential buildings and a subterranean garage. The 18-unit condominium
townhome complex and subject parcel was designated a City Landmark on January 9,
2017 as one of the first and a rare example of Postmodern high-tech design in Santa
Monica.
Sun Tech Townhomes (1981)
As part of the Mills Act application, an architectural report was prepared by Chattel,
Incorporated. The report assesses the condition of the buildings and identifies repair,
restoration/rehabilitation and maintenance needs (Attachment D) along with a general
schedule for completion of work.
As discussed in the architectural report, the building is described as being in fair
condition with concerns regarding the site’s poor drainage that is causing material
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deterioration. Landscape planter waterproofing and repair will be performed to address
poor site drainage, and perimeter landscaping will be reevaluated with changes
implemented in coordination with drainage and waterproofing plans. The exterior stucco
will be repaired and the entire building repainted. Windows and skylights will be
rehabilitated and restored to address waterproofing issues. Building systems are in
good condition and will require regular annual maintenance.
As described above, the applicant has developed a 15-year Restoration and
Rehabilitation Plan that includes tasks that will be undertaken to address the identified
concerns at a projected cost $707,600 over a 15-year period. In addition, all
maintenance related activities are estimated to have a projected cost of $405,000 over
a 15-year period. As mentioned, although the initial Mills Act contract term is a minimum
10-year period, a year is automatically added to the initial 10-year term of the
agreement each year on the anniversary of the effective date of the agreement. This
effectively makes the term of the contract at least 10 years, and may continue
indefinitely. Thus the proposed Restoration and Rehabilitation Plan and Maintenance
Plan to be implemented maybe implemented over a 15-year period provided the
contract is not terminated sooner.
Staff estimates that the new contract will result in an average property tax reduction for
the 18 residential units equating to approximately 51% of the total tax requirement.
Sun-Tech Townhomes is a condominium-type property in which each residential unit is
under separate ownership. Therefore, the contract is different than that of a rental
property with single ownership, which the Council has seen previously. In efforts to
simplify the Mills Act contract for this property, a single contract is proposed between
the City of Santa Monica and the Sun-Tech Townhomes Owners Association
(homeowners’ association). Accordingly, each individual owner(s) of the 18-unit
townhome property has provided the City with a signed consent form for the Sun-Tech
Townhomes Owners Association to enter into a Mills Act Contract with the City, and will
consent to its recordation. The proposed contract with the Sun-Tech Townhomes
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Owners Association will ensure proper implementation of the rehabilitation and
maintenance plan, simplifying the City’s future monitoring efforts of a single contract
with the Homeowner’s Association.
Commission Action
The Landmarks Commission reviewed the proposed Mills Act Contract requests at the
Commission meeting held on September 11, 2017. The Commission noted the high
quality of the application submittals and appreciated the thorough documentation and
analysis presented in each request. The Commission provided recommendations on the
proposals, including that rehabilitation items related to improvements visible from the
street and improvements related to the building’s life-safety systems be prioritized and
incorporated during the earlier phase of the contracts for 927 Ocean Avenue and 909-
911 Montana Avenue. Accordingly, the rehabilitation plans for these properties have
been revised and address the Commission’s recommendations as reflected in each of
the proposed rehabilitation plans. The Commission endorsed the four requests and
directed staff to forward a recommendation to the Council in support of all applications.
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Financial Impacts and Budget Actions
There is no immediate financial impact or budget action necessary as a result of the
recommended action. Staff will return to Council if specific budget actions are required
in the future. Execution of these Mills Act Contracts would result in a reduction in annual
property tax revenue to the City in the estimated amount of $43,497 for FY 2018-19 and
subsequent years thereafter. A summary financial analysis table is included as
Attachment M.
Prepared By: Steve Mizokami, Senior Planner
Approved
Forwarded to Council
Attachments:
A. 401 Ocean Avenue - Architectural Report
B. 927 Ocean Avenue - Architectural Report
C. 909-911 Montana Avenue - Architectural Report
D. 2433 28th Street - Architectural Report
E. 401 Ocean Ave. Resolution
F. 927 Ocean Ave. Resolution
G. 909-911 Montana Resolution
H. 2433 28th Street Resolution
I. 401 Ocean Ave (Mills Act Contract)
J. 927 Ocean Ave (Mills Act Contract)
K. 909-911 Montana Ave (Mills Act Contract)
L. 2433 28th Street-(Mills Act Contract)
M. 2017 Mills Act Financial Analysis
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MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
927 Ocean Avenue Santa Monica, California 90402
Prepared for: City of Santa Monica City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
Jeff Appel, United Property Management Services For property owner: United El Segundo Inc. August 4, 2017 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: ____________________________________
Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Qualifications 2 III. Secretary of the Interior’s Standards for the Treatment of Historic Properties 3
IV. Statement of Significance 5 V. Physical Description 6
Setting and Overall Description 6 Exterior – Building A 6 Exterior – Building B 8 Alterations 8 VI. Rehabilitation, Restoration, and Maintenance Recommendations 9
Site 10
Building A - Exterior 12 Building B – Exterior 18 Systems 19 VII. Conclusion 24
ATTACHMENTS
A. Images
927 OCEAN AVENUE, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This Architectural Report documents existing conditions of the multi-family residence and at
927 Ocean Avenue in Santa Monica, California (Assessor’s Parcel Number 4292-026-018, subject property) and provides recommendations for future rehabilitation, restoration, and maintenance work for the purpose of entering into a Mills Act contract with the City of Santa Monica (City). The subject property contains a two- to three-story, 16-unit multi-family residential building constructed in 1922—Building A—and a one-story detached garage at the rear of the parcel—Building B (Figure 1). This apartment building was built by Peter J. Maguire and originally operated as an
apartment hotel named the Maguire Apartment-Hotel. The Mediterranean Revival style
building is located on the east side of Ocean Avenue, between Washington Avenue and
Idaho Avenue, and was designated on June 12, 2017 as a local Santa Monica Landmark
under Criterion 1 for “exemplifying major patterns in Santa Monica’s developmental and
architectural history.”
Proposed work on local Landmarks are subject to review by City Planning Division staff and the Landmarks Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards). Findings of this report are informed by observations made by Chattel, Inc. (Chattel) during multiple site visits to the subject property (March 14, 2017; March 27, 2017; and June 12, 2017), and considers observations by Commercial Real Estate Inspections, LLC during a December 29, 2016 site visit to the subject property.
927 Ocean Avenue is remarkable example of a Mediterranean Revival style apartment hotel
that is relatively unaltered. However, deferred maintenance, substantial drainage issues, and
deterioration of historic materials has the potential to cause substantial damage to the
building, and compromise the integrity of the architectural significance. The extent of the
rehabilitation necessary to return the property to a state of utility—such as seismic retrofitting and electrical upgrades throughout—demonstrates the need for incentive through the Mills Act to help preserve this unique architectural resource. Without this incentive, the scope of work would be prohibitively expensive considering the annual rental income for the complex.
Figure 1: Subject property
Key
Subject property parcel
Subject buildings
Aerial photograph of subject property with property line denoted in red
(Google Earth 2016)
True North
Assumed
North
927 OCEAN AVENUE, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 2
II. QUALIFICATIONS
Chattel is a full service historic preservation consulting firm with practice throughout the
western United States. Based in Los Angeles, the firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprising professionals meeting the Secretary of the Interior’s Professional Qualifications Standards in history, architecture, architectural history, and historic architecture, the firm offers professional services including historical resources evaluation and project effects analysis, in addition to consultation on federal, state, and local historic preservation statutes and regulations.
Staff engage in a collaborative process and work together as a team on individual projects.
This architectural report was prepared by firm President Robert Chattel, historic preservation
architect, and Associate II Brian Matuk, architectural historian.
927 OCEAN AVENUE, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 3
III. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES
The Secretary’s Standards are the standard of review for properties with Mills Act contracts
employed by the City of Santa Monica and include four treatment approaches: rehabilitation, restoration, maintenance, and preservation. The specific standard of review for properties with Mills Act contracts is rehabilitation, which is defined as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.”1 Rehabilitation involves returning a property to a state of utility and does not require the more invasive approach of restoration, which means to return a property to its appearance during a specific period in time.
The rehabilitation standards include the following:
1. A property will be used as it was historically or be given a new use that
requires minimal change to its distinctive materials, features, spaces, and
spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own
right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
1 Kay D. Weeks, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring & Reconstructing Historic Buildings” (Washington D.C.: National Park Service, 1995).
927 OCEAN AVENUE, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 4
7. Chemical or physical treatments, if appropriate, will be undertaken using the
gentlest means possible. Treatments that cause damage to historic materials
will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity
of the historic property and its environment would be unimpaired.
The Secretary’s Standards are not intended to be prescriptive, but instead to provide general
guidance. They are intended to be flexible and adaptable to specific project conditions in
order to balance continuity and change while also retaining historic building fabric to the greatest extent feasible. Their interpretation requires exercise of professional judgment and balance of the various opportunities and constraints of any given project based on use, materials retention and treatment, and compatibility of new construction. Not every standard necessarily applies to every aspect of a project, nor is it necessary to comply with every standard to achieve conformance.
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IV. STATEMENT OF SIGNIFICANCE
The subject property was designated as local Santa Monica Landmark on June 12, 2017
under Criteria 1. Eligibility under Criterion 1 is detailed in the City’s consultant’s report: “The subject property appears to satisfy this criterion for exemplifying major patterns in Santa Monica’s developmental and architectural history. It is a representative, intact, and rare remaining example of a 1920s apartment hotel, reflecting the shift
from single‐family to multifamily residential development in the Wilshire Montana
neighborhood, in the city as a whole, and along the Ocean Avenue corridor. During
the population boom of the 1920s, Santa Monica saw the construction of many new
multi‐family residential buildings throughout the city. A common type was the apartment hotel, which housed long‐term residents as well as short‐term visitors and came in a variety of scales and architectural styles. The property at 927 Ocean
Avenue exemplifies the smaller‐scale apartment hotels which provided housing to
tenants and tourists who could not afford to stay in the grander destination apartment
hotels of the period. It manifests elements of the demographic and socioeconomic
changes that characterized Santa Monica during this period of rapid growth, particularly the very beginnings of the city’s shift into a community of renters. The property’s Mediterranean Revival style is typical of small‐scale apartment hotels and apartment houses during this time period, and of the Period Revival styles popular
for other types of multi‐family residential properties. As a result, 927 Ocean Avenue
is associated with important patterns of multi‐family residential development in Santa Monica during the 1920s. It continues to communicate the associative and aesthetic principles, values, and ideas of the period during which it was constructed.”
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V. PHYSICAL DESCRIPTION
The following is a description of the subject property, including its setting, exterior, and
interior. Alterations are also summarized. SETTING AND OVERALL DESCRIPTION The multi-family residential building is located on a rectangular parcel on the east side of Ocean Avenue between Washington Avenue and Idaho Avenue, and is an example of a Mediterranean Revival style Apartment Hotel in Santa Monica. The two- to three-story building (Building A) is rectangular in plan, and is the primary resource to a detached garage (Building B), situated at the parcel boundary to the east, fronting 1st Court.
The front setback is approximately eight feet in depth, and consists of low vegetation, and a
single palm tree at the northwest corner of the parcel. The northern parcel boundary is
flanked by two palm trees, while the southern parcel boundary consists of low vegetation at
the perimeter of Building A. There is a courtyard between Building A and Building B, which
consists of metal tube fencing lining a poured concrete pedestrian pathway, ivy crawling up the fencing, a grassy lawn, three trees along the west elevation of Building B, and various low vegetation. EXTERIOR – BUILDING A Building A has a generally flat roof, with sections of hipped roof on the third story tower and the second story of the west elevation. The hipped portions display wide overhanging eaves supported by wood brackets, and are clad in pressed metal roofing that simulates the color
and shape of a traditional ceramic barrel tile. It appears that the roofing is original to the
building.
The exterior is mainly clad in medium sand float stucco throughout. There is a cantilevered
balcony centered on the second floor at the west elevation, which is surrounded by an
approximately 30-inch high tube metal railing. Directly below the balcony is a shed roof entry overhang that shelters the primary entry. This overhang is clad in the same pressed metal roofing, and is supported by wood brackets on the underside, as well as two metal chains that connect to the building exterior. There are four wood planters attached to the exterior at the third floor tower, directly underneath the windows on the west and south elevations. Two of the planters are at the west elevation and two are at the south elevation—all supported by wood brackets that exhibit an identical pattern as those at the eaves.
Subject property, looking east. (Chattel 2017)
North elevation (left), and west elevation (right), view east. (Chattel 2017)
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To the north of the third floor tower is a roof terrace covered by a wood frame terrace
structure with a wood guardrail in a crossbuck design. This guardrail appears to be in poor
condition, as several wood pieces are missing, creating a safety hazard. There are windows installed into the wood frame at the north elevation of the wood frame terrace structure; however, it has not been determined when these windows were installed. There are currently wood boards attached to the rafters of the wood frame terrace structure, however, a survey performed in 1983 includes photographs that show it without any additional roof covering above the rafters. The north and south elevations of Building A have several metal ductwork attached to the exterior, which appear to function as plumbing ventilation. On the east elevation, there are
metal gutter ducts that drain rainwater from the roof through openings in the parapet that
drain to scuppers and attached downspouts. At the south elevation, there is a full-height
canted bay that is capped by a hipped roof clad in composition shingles.
Most fenestration at Building A appears to be original, but the types of doors and windows differ by elevation and level. On the first and second floors of the west elevation, there are tripartite wood windows that consist of a fixed window at the center and multilight transom, which is flanked on both sides by multilight casement windows. The main entry is marked by a wood door with multilight glazing that comes to an arch near the top. The arch is further defined by a protruding wood element that resembles an upside-down horseshoe. Leading to the balcony on the second floor of the west elevation are a pair of multilight wood French doors that open outward. The doors appear to be original to the building, but shows areas of glazing that have been replaced.
The third-floor tower has a pair of tripartite wood windows at the north, west, and south
elevations. Each tripartite window has a segmental arched top, and is defined by a fixed
multilight window in the center, flanked on both sides by multilight casement windows.
The windows at the north and south elevations mainly consist of wood one-over-one double-hung windows that are likely original to the building. The rear, east elevation has a variety of window sizes and types, including wood single-hung windows and wood double casement windows. There is a multilight wood door directly to the north of the attached one-story addition, which appears to be original to the building but has been altered. It appears that
Detail of roof terrace and wood frame terrace structure, view east. (Chattel 2017)
South elevation (left and center), and one-
story addition (far right), view west. (Chattel 2017)
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this door, now a single hinged door, was a double-door where both leaves have been
attached at the central jamb.
The one-story addition at the east elevation of Building A is clad in the same textured stucco as the remainder of the building. The fenestration at the addition includes a jalousie window and five-paneled wood door with the upper panel missing at the east elevation. The south elevation that faces the primary building includes a panel door of unknown material, covered in a protective sheet material. Fenestration at the east elevation consists of a wood awning window. EXTERIOR – BUILDING B Building B is a one-story garage that is rectangular in plan. The exterior is mainly clad in a
medium sand float stucco, with six garage bays at the east elevation that are fitted with wood
paneled doors. Fenestration on the west elevation consists of four wood fixed windows, with
the southernmost window boarded up.
ALTERATIONS Building A and Building B are relatively unaltered, and have experienced only minor alterations since the 1922 construction. According to available historic building permits, an addition was constructed to Building A, which appears to be the one-story addition at the east elevation. In 1965, the stucco was removed from the soffits under the eaves of the hipped portions of the roof, and replaced with ¼'' asbestos board.
One-story addition (left) and east elevation (center and right) from inner courtyard.
(Chattel 2017)
East elevation of garage, view northwest from 1st Court. (Chattel 2017)
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VI. REHABILITATION, RESTORATION, AND MAINTENANCE RECOMMENDATIONS
This section includes an assessment of existing conditions and recommendations for future
work. The subject property generally appears to be in fair condition. However, physical inspection reveals areas of deterioration and, in particular, the lack of seismic reinforcement at the foundation as an item of serious concern. While all recommended work is important, tasks addressing maintenance of building systems (including structural and electrical) and prevention of deterioration linked to water penetration (such as site drainage and roof repairs) should be prioritized over more cosmetic tasks (e.g., replacing non-contributing contemporary features with new elements more compatible with
historic character). The tables in this section outline recommendations for future work.
Further discussion on prioritizing implementation of recommended tasks is included in the
Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract
application.
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SITE
Feature Description Condition Recommendation(s) Photos
Hardscape The walkways consist of poured concrete. There is a metal tube fence at the courtyard
that encloses the
lawn between
Buildings A and B.
Fair: There are cracks and uneven levels at areas of the concrete pedestrian walkways,
which presents
tripping hazards.
Grind down or replace uneven concrete pedestrian walkway with in-kind material and finish. Maintain the smooth concrete
finish of the existing pathway.
Landscape There are trees and
shrubs growing close
to the perimeter of
Buildings A and B.
Fair:
Most landscaping
appears to be small
enough and require
low maintenance. However, several small shrubs are growing at perimeter of Building A and touching exterior walls, allowing moisture from
Engage a landscape architect to
create a landscape plan that
considers irrigation, drainage,
and incorporates a 12-inch no-planting zone around the perimeter of building.
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irrigation to saturate stucco. The three trees at the west elevation of the
garage (Building B)
are growing too close
to the building
perimeter. The mature
roots have potential to
affect foundation of Building B, and branches are touching the exterior walls, risking damage to the stucco.
Remove trees at west elevation of Building B.
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BUILDING A - EXTERIOR
Feature Description Condition Recommendation(s) Photos
Roof The roofing has a low slope, with no more than 2'' of rise for every 12'' of horizontal
measurement. The
roofing material is
multi-layered roofing
materials. There are
no secondary drains,
which is recommended in case primary drain becomes blocked.
Poor: There are areas of excessive wear and deterioration to the roofing material.
Wrinkles were noted
on the roofing
material, which is
usually an indication
that the roof was not
properly installed. There are signs of standing water, which can accelerate deterioration of roofing areas affected.
Engage a qualified roofing specialist to evaluate the roof. Improve the slope of the roof or reinforce affected areas where
slope improvement is
impractical. Replace roof.
Drainage Scuppers, gutters,
and downspouts
(gutter system) are attached to the
exterior elevations and drain water from the roof through openings in the parapet.
Poor:
Gutter system is
defective, and does not route water away
from the building, and instead deposits it next to the structure, which can cause foundation problems. There are areas where water ponds near the building
perimeter.
Replace gutter system to route
water away from building.
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Windows Most of the windows are wood single-hung windows, with tripartite wood multilight casement
windows in
segmental arch
openings and
rectangular openings.
There are several
aluminum sliding sash windows that are not original, and likely replaced original wood windows.
Poor: Several windows are unable to close and latch due to excessive painting and damaged
hardware (latching
mechanisms, sash
cords, etc.). There are
several areas where
paint has chipped or is
cracking. There are wood single-hung windows that have been replaced with jalousie and metal sliding-sash windows. Jalousie
windows pose a safety
hazard, as glass
panes have potential
to slip out when metal
frames begin to wear.
Glass skylights are cracked and broken in several areas. There are areas where the wood molding is separating
from the surrounding
window frames.
Repair original wood windows where necessitated by damage. Utilize treatment recommendations presented in
Preservation Brief 9: The
Repair of Historic Wood
Windows.
Replace jalousie windows and metal sliding sash windows with wood single-hung windows to match original.
Replace all cracked and broken skylight panes in-kind and paint metal frame. Replace broken wood molding in-kind to ensure chamfering matches existing molding.
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Doors The main entry is marked by a wood door with multilight glazing that comes to an arch near the top.
The arch is further
defined by a
protruding wood
element that
resembles an upside-
down horseshoe. Other exterior doors include original and altered wood doors with multilight glazing that appear as both single-leaf and
double-doors.
The door that leads
from the third floor
tower to the roof
terrace consists of a wood door with three panels on the lower two-thirds and glazing on the upper third.
Poor: Most doors exhibit severe damage in terms of paint deterioration,
excessive painting of
hardware, and inability
to properly shut.
A wood screen door at
the south elevation appears to be deteriorated beyond repair, as there are several areas of wood rot and bowing. The multilight double
doors at the
balconette have had
areas of glazing and
muntins replaced with
larger glazing. This
door may be a contemporary replacement.
Refinish doors, as necessary. Hardware that is overpainted or deteriorated beyond repair should be replaced in-kind to
closely match the historic
hardware.
Remove deteriorated wood
screen door and, if necessary, replace in-kind or with wood-frame screen door of similar design. Replace doors at balconette
with a contemporary wood door
with multilight glazing that is
compatible with the historic
materials and design of the
building.
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Finishes The building is clad in medium sand float stucco.
Fair: There are several areas where the stucco is exhibiting cracking and some
spalling. Due to
drainage issues
related to the
defective gutter
system and the
location near ground level, the spalling is likely a result of water damage. There are areas on the exterior stucco that show rust stains
from both the replaced
metal sliding-sash
windows and other
areas near window
frames.
There are areas of biogrowth around detached and broken downspouts.
Repair and seal affected areas of stucco after drainage issues have been remediated. Repair stucco with means and methods
recommended in Preservation
Brief 22: The Preservation and
Repair of Historic Stucco.
Clean and repair affected areas of stucco that exhibit rust stains after metal sliding-sash windows
have been replaced with wood
single-hung windows to match
original.
Remove biogrowth from building and patch stucco after source of water drainage and accumulation has been remediated.
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Roof Terrace The roof terrace is accessed by the third-floor tower, and appears to have experienced several
alterations. The
flooring consists of
built-up roof with
rolled asphalt roofing.
The wood frame
terrace structure consists of wood supports, wood rafters, plate glass, and appears to have been supplemented with additional posts for support. Other
alterations include
the addition of, whole
and portions of,
glazed doors and
windows at the east
elevation attached to—and above—the existing crossbuck wood railings. The roof of the wood frame terrace structure was altered
to include several
plates of hammered
glass resting on the
rafters.
Severe: The wood frame terrace structure and crossbuck wood railings show severe
deterioration, including
wood rot, peeling
paint, and missing
railing pieces. The
presence of glass
above the rafters, and presence of several exposed rusting nails poses a safety hazard to occupants on the roof terrace.
The floor of the roof
terrace poses several
tripping hazards,
which include a wood post that rests on the roofing as part of structural support, two roof vents that rise approximately eight inches, and exposed wires that extend
across parts of the
roof terrace.
Engage a structural engineer to evaluate whether the roof was designed for occupancy. Fully document existing wood frame
terrace structure to use as
template for reconstruction.
Reconstruct wood frame terrace
structure with attention to
overhanging rafters, design of
rafter tails, design of cross braces at posts, size, and orientation, and with caution to avoid damage to building exterior. Do not reinstall portions of doors and windows as exists on the north elevation, nor the hammered glass panes resting
above the rafters.
Reroof roof terrace to utilize a
roof that can withstand foot
traffic.
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Balconette The wood-frame balconette is on the west elevation, and cantilevers over the main entry overhang.
The floor is clad in
wood boards, and the
railing consists of
wrought-iron in a
pattern of two
twisted-iron balusters alternating with simple square balusters.
Severe: The balconette appears to have several condition issues. The structural
integrity of the
balconette is poor, as
it is listing over the
entry overhang.
Paint is peeling on the wood board flooring. The wrought-iron railing is exhibiting
rusting, and is not tall
enough to meet code.
Engage a structural engineer to investigate the structural integrity of the cantilevered balconette, and implement
recommendations. If materials
are too damaged for repair,
remove balconette and
reconstruct in-kind, reusing
materials to the extent feasible.
Repaint wood board flooring and provide waterproofing, as needed, if not replacing balconette. Remove existing paint from railing. Remove and replace all
parts that have oxidized beyond
repair. Repaint entire railing.
Engage historic architect or
qualified historic preservation
consultant to design additional
height to be added to railing to meet code requirements.
Addition There is a one-story
non-contributing
addition at the east
elevation.
Fair:
The fenestration at the
addition is in poor
condition, and there is
evidence of moisture infiltration below the
fascia.
Demolish non-contributing rear
addition.
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SYSTEMS
Feature Description Condition Recommendation(s) Photos
Structural Building is supported by a raised foundation with a crawl space underneath. There
are cripple walls
between the
foundation and under
side of the framing.
Fair: The cripple walls have not been strengthened with seismic reinforcement. The
building is not bolted
to the foundation.
There are damaged air vent screens, which may allow animals and insects to enter crawl space.
Engage a structural engineer to examine foundation and make recommendations for seismic reinforcement. Reinforce cripple
walls for seismic stability. Install
foundation anchor bolts to
attach the wood frame of the
building to the foundation.
Replace air vent screens.
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Mechanical - HVAC The units do not have a permanent functional source of heating.
Poor: No functional heating. There are openings in the wall where gas wall heaters had been
removed.
Engage a qualified HVAC specialist to perform an evaluation. Implement recommendations to provide
adequate heating to all units,
with venting through roof.
Electrical The electricity is supplied by an
overhead line to the
building. Wiring is a
combination of the
original cloth- and
plastic-coated wiring.
Outlets are a combination of 2-
prong and 3-prong type outlets.
Poor: The amount of
amperage in the main
electrical panel may
be insufficient for a
building this size.
Cloth-covered wiring
is obsolete.
The breaker is missing required labels. Knock-outs are missing at the panel, exposing live electrical
items.
There is more than
one wire connected to
a single fuse, where
only one wire should
Engage a qualified electrician to
evaluate the electrical system,
and determine what
repairs/replacements are
needed to help ensure health
and safety. Replace entire
electrical system, if recommended.
Label each panel and breaker with labels that inform of the size and area it serves. Repair panel knock-outs for full coverage, for health and safety.
Update electrical panel to
ensure only one wire is
connected to a single fuse.
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be connected to each fuse. Lack of GFCI outlets poses safety hazard.
Could not determine
operations of all
switches.
Install Ground Fault Circuit Interrupter (GFCI) safety outlets at the exterior, restrooms, and
any kitchen outlets.
Ensure operations of all
switches are determined.
Plumbing Supply lines consist of soft copper pipes. The interior piping
that supplies the
water throughout the
building appears to
be a combination of
copper and
galvanized steel
piping. The waste lines are a combination of different materials. Some of the waste lines have been replaced.
Poor: All original parts of the plumbing system
including the original
waste lines and the
original supply lines
are at or past the end
of their expected
useful life.
There are leaks in several units, and need to be addressed. There is rust on the main supply line. No
pressure regulator
was observed at the
main line where it
enters the structure.
Engage a qualified plumber to conduct evaluation to
determine condition of the
supply system and waste lines.
Replace soft copper supply
lines. Replace waste lines, if
qualified plumber determines
replacement is advised.
Engage a qualified plumber to investigate to determine source of leaks, and perform necessary repairs. Replace main supply line, and install pressure regulator where
main line enters structure.
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There are abandoned pipes under the building, and it cannot be easily determined which pipes are in
use.
At the water heater,
there are no flexible
connections at the
inlet and outlet piping.
Engage a qualified plumber to investigate abandoned pipes to determine which are in use. Remove pipes not in use.
Install flexible connections at
the inlet and outlet piping.
Site
drainage
Existing gutter
system consists of
squared metal
downspouts that are
surface mounted onto the exterior walls of the buildings and collect runoff from roof via gutters and scuppers. The existing system
drains roof runoff to
the building
perimeter.
Poor:
Not all downspouts
route the water away
from the building, and
instead deposit it next to the perimeter. Some downspouts are broken. There are areas where water ponds
near the building
perimeter.
Route downspouts to drain
water away from building.
Replace in-kind broken metal
downspouts. See “Exterior” section for site drainage recommendations relating to the roof. Add splash blocks at base of all downspouts. Engage a civil engineer to develop a drainage plan to
reroute water away from
building perimeter.
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VII. CONCLUSION
This Architectural Report documents existing conditions of the multi-family residence at 927
Ocean Avenue in Santa Monica, California and provides recommendations for future rehabilitation, restoration, and maintenance work in conformance with the Secretary’s Standards. More detailed information on prioritizing future work and associated costs are outlined in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application.
IMAGE ATTACHMENT
927 OCEAN AVENUE
SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
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Photo 2: Northwest elevation (left), and southwest elevation (right),
view east from Ocean Avenue (Chattel, 2017).
Photo 3: Southwest elevation (left) and southeast elevation
(right), view north (Chattel, 2017).
Photo 4: Northwest elevation (left), and southwest elevation (right),
view east (Chattel, 2017).
Photo 1: Southwest elevation, view northeast from Ocean Avenue
(Chattel, 2017).
IMAGE ATTACHMENT
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Photo 5: Detail of third floor terrace, view east (Chattel, 2017). Photo 6: Detail of third floor terrace, view north (Chattel, 2017).
Photo 7: Detail of third floor tower, view north (Chattel, 2017). Photo 8: Southeast elevation, view southwest toward Ocean
Avenue and Palisades Park (Chattel, 2017).
IMAGE ATTACHMENT
927 OCEAN AVENUE, SANTA MONICA, CALIFORNIA
4 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 9: Southwest elevation, view west (Chattel, 2017). Photo 10: Southeast elevation (left and center), and attached
maintenance shed (far right), view west (Chattel, 2017).
Photo 11: Southeast elevation of attached maintenance shed, with
neighboring building to the southeast (far right) view north
(Chattel, 2017).
Photo 12: Attached maintenance shed (left) and northeast
elevation (center and right) from inner courtyard, west
(Chattel, 2017).
IMAGE ATTACHMENT
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Photo 13: Inner courtyard and rear of garage beyond, view east
(Chattel, 2017).
Photo 14: Rear of garage, view east (Chattel, 2017).
Photo 15: Accessory building at rear yard, view west
(Chattel, 2017).
Photo 16: Northeast elevation of garage, view north from 1st
Court (Chattel, 2017).
IMAGE ATTACHMENT
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Photo 17: Northeast elevation of garage, view south from 1st
Court (Chattel, 2017).
THIS SPACE INTENTIONALLY LEFT BLANK THIS SPACE INTENTIONALLY LEFT BLANK
THIS SPACE INTENTIONALLY LEFT BLANK
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
927 Ocean Avenue
Santa Monica, California 90402
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles Prepared on behalf of: Jeff Appel, United Property Management Services For property owner: United El Segundo Inc.
September 22, 2017
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS By: _________________________________ Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Restoration/Rehabilitation Plan 2
Site 2 Building A 2 Systems 4 III. Maintenance Plan 5
Site 5 Exterior 5 Systems 6 Interior 6
927 OCEAN AVENUE, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This document includes Restoration/Rehabilitation and Maintenance Plans for the multi-family
residential building located at 927 Ocean Avenue in Santa Monica, California (Assessor’s Parcel Number 4292-026-018, subject property) based on recommendations outlined in the Architectural Report prepared by Chattel, Inc. (Chattel) as part of the Mills Act contract application. The subject property contains a two- to three-story multi-family residential building constructed in 1922—Building A—and a one-story detached garage at the rear of the parcel—Building B (Figure 1). This apartment building was built by Peter J. Maguire and originally operated as an apartment hotel named the Maguire Apartment-Hotel. The Mediterranean Revival style building is located on the
northeast side of Ocean Avenue, between Washington Avenue and Idaho Avenue, and was
designated on June 12, 2017 as a local Santa Monica Landmark under Criterion 1 for “exemplifying
major patterns in Santa Monica’s developmental and architectural history.”
Proposed work on local Landmarks are subject to review by City Planning Division staff and the
Landmarks Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards). In this document, rehabilitation, restoration, and maintenance tasks are organized in 10-year work plans. While all recommended work is important, tasks addressing maintenance of building systems (including structural and electrical) and prevention of deterioration linked to water penetration (such as site drainage and roof repairs) should be prioritized over more cosmetic tasks (like replacing non-contributing contemporary features with new elements more compatible with historic character) in
order to most effectively protect the subject property. Cost estimates were prepared by
representatives of Commercial Real Estate Inspectors, LLC, who inspected the property on
December 29, 2016, and by Chattel, who inspected the property on numerous occasions, utilizing
known and estimated costs calculated for previous projects.
927 Ocean Avenue is remarkable example of a Mediterranean Revival style apartment hotel that is relatively unaltered. However, deferred maintenance, substantial drainage issues, and deterioration of historic materials has the potential to cause substantial damage to the building, and compromise the integrity of the architectural significance. The extent of the rehabilitation necessary to return the property to a state of utility—such as seismic retrofitting and electrical upgrades throughout—demonstrates the need for incentive through the Mills Act to help preserve this unique architectural resource. Without this incentive, the scope of work would be prohibitively expensive considering the annual rental income for the complex.
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II. RESTORATION/REHABILITATION PLAN
This Restoration/Rehabilitation Plan outlines proposed tasks addressing restoration and
rehabilitation of the subject property. Tasks are organized in tables that thematically relate to the site as well as exterior and systems of the residence. Tasks addressing the structure, landscape, electrical, and gutter and downspout systems may be refined and re-prioritized, based on further consultation with professionals specializing in these systems during the first year of the contract period. SITE
BUILDING A - EXTERIOR
Contract Year of Completion
Feature Task Estimated Cost
2019 Landscape Engage a landscape architect to create a landscape plan that considers irrigation, drainage, and incorporates a 12-inch no-planting zone around the perimeter of building.
$15,000
2020 Landscape Remove trees at west elevation of Building B. $10,000
2021 Hardscape Grind down or replace uneven concrete pedestrian walkway with in-kind material and finish. Maintain the
smooth concrete finish of the existing pathway.
$20,000
Total site cost $45,000
Contract Year of Completion
Feature Task Estimated Cost
2018 Roof Terrace Engage a structural engineer to evaluate whether the roof was designed for occupancy. Fully document existing wood frame terrace structure to use as template for reconstruction. Reconstruct wood frame terrace structure with attention to overhanging rafters, design of rafter tails, design of cross braces at posts, size, and orientation, and with caution to avoid
damage to building exterior. Do not reinstall portions
of doors and windows as exists on the north elevation,
nor the hammered glass panes resting above the
rafters.
$25,000
2018 Roof Terrace Reroof roof terrace to utilize a roof that can withstand foot traffic. $25,000
2019 Drainage Replace gutter system to route water away from building. $7,500
2019 Windows Replace all cracked and broken skylight panes in-kind
and paint metal frame.
$2,500
2019 Doors Remove deteriorated wood screen door and, if necessary, replace in-kind or with wood-frame screen door of similar design.
$500
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2019 Doors Replace doors at balconette with a contemporary wood door with multilight glazing that is compatible with the historic materials and design of the building.
$1,000
2019 Balconette Engage a structural engineer to investigate the structural integrity of the cantilevered balconette, and implement recommendations. If materials are too damaged for repair, remove balconette and reconstruct in-kind, reusing materials to the extent feasible.
$27,500
2019 Balconette Repaint wood board flooring and provide waterproofing, as needed, if not replacing balconette. $1,250
2019 Balconette Remove existing paint from railing. Remove and
replace all parts that have oxidized beyond repair.
Repaint entire railing. Engage historic architect or
qualified historic preservation consultant to design
additional height to be added to railing to meet code requirements.
$5,000
2019 Windows Repair original wood windows where necessitated by
damage. Utilize treatment recommendations
presented in Preservation Brief 9: The Repair of
Historic Wood Windows.
$45,000
2019 Windows Replace broken wood molding in-kind to ensure chamfering matches existing molding. $750
2019 Balconette Repaint wood board flooring and provide waterproofing, as needed, if not replacing balconette. $1,250
2020 Finishes Repair and seal affected areas of stucco after
drainage issues have been remediated. Repair stucco
with means and methods recommended in
Preservation Brief 22: The Preservation and Repair of
Historic Stucco.
$5,500
2020 Finishes Clean and repair affected areas of stucco that exhibit rust stains after metal sliding-sash windows have been
replaced with wood single-hung windows to match
original.
$750
2020 Finishes Remove biogrowth from building and patch stucco after source of water drainage and accumulation has been remediated.
$750
2022 Roof Engage a qualified roofing specialist to evaluate the roof. Improve the slope of the roof or reinforce affected areas where slope improvement is impractical. Replace roof.
$50,000
2022 Doors Refinish doors, as necessary. Hardware that is
overpainted or deteriorated beyond repair should be
replaced in-kind to closely match the historic
hardware.
$7,500
2024 Addition Demolish non-contributing rear addition. $50,000
2025 Windows Replace jalousie windows and metal sliding sash windows with wood single-hung windows to match original.
$10,000
Total exterior cost for Building A $266,750
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SYSTEMS
Contract
Year of
Completion
Feature Task Estimated
Cost
2018 Structural Engage a structural engineer to examine foundation and make recommendations for seismic reinforcement. Reinforce cripple walls for seismic
stability. Install foundation anchor bolts to attach the
wood frame of the building to the foundation.
$50,000
2019 Site drainage Engage a civil engineer to develop a drainage plan to reroute water away from building perimeter. $15,000
2019 Site drainage Route downspouts to drain water away from building.
Replace in-kind broken metal downspouts. See
“Exterior” section for site drainage recommendations relating to the roof. Add splash blocks at base of all downspouts.
$1,000
2019 Electrical Engage a qualified electrician to evaluate the electrical
system, and determine what repairs/replacements are
needed to help ensure health and safety. Replace
entire electrical system, if recommended. Label each panel and breaker with labels that inform of the size and area it serves. Repair panel knock-outs for full coverage, for health and safety. Update electrical panel to ensure only one wire is connected to a single fuse. Ensure operations of all switches are determined.
$90,350
2020 Mechanical/
HVAC
Engage a qualified HVAC specialist to perform an
evaluation. Implement recommendations to provide adequate heating to all units, with venting through roof.
$75,000
2024 Plumbing Engage a qualified plumber to investigate abandoned
pipes to determine which are in use, and to conduct
evaluation to determine condition of the supply system
and waste lines. Replace soft copper supply lines.
Replace waste lines, if qualified plumber determines replacement is advised. Remove pipes not in use. Investigate to determine source of leaks, and perform necessary repairs.
$27,500
2024 Electrical Install Ground Fault Circuit Interrupter (GFCI) safety
outlets at the exterior, restrooms, and any kitchen
outlets.
$70,000
2025 Structural Replace air vent screens. $5,000
2025 Plumbing Install flexible connections at the inlet and outlet piping. Replace main supply line, and install pressure regulator where main line enters structure.
$15,500
Total systems cost $349,350
Total proposed restoration/rehabilitation cost $661,100
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III. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property, with most tasks
implemented on an annual basis. Estimated costs are calculated on estimated annual expenses over a 10-year period. Tasks are organized in tables that thematically relate to the site as well as to the exterior, systems, and interior of the multi-family building complex. SITE
EXTERIOR
Contract Year of Completion
Feature Task Estimated Cost
As needed Hardscape Regular maintenance. Ensure pedestrian walkways
retain a flat surface to avoid tripping hazards.
$1,000
As needed Landscape Regular maintenance. Ensure adjacent soil slopes
away from buildings. Ensure water from irrigation
systems is not hitting buildings. Trim dense trees and
monitor growth to ensure that trees do not touch
building.
$1,500
Total site maintenance cost $2,500
Contract Year of Completion
Feature Task Estimated Cost
As needed Windows Window repairs and maintenance. Where necessitated
by deterioration, replace wood sash and hardware in-
kind. Maintain glazing.
$2,000
As needed Roof Roofing repairs and maintenance. Clear any debris
from roof and gutter system, and ensure sealant is in
good condition.
$1,500
As needed Doors Maintain and repair existing wood elements and hardware to the greatest extent feasible. Where
necessitated by deterioration, replace wood and metal
elements in-kind.
$1,200
As needed Paint Maintain exterior painted finish. $5,000
As needed Termite and pest control Termite prevention maintenance and pest control. $1,000
Total exterior maintenance cost $10,700
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SYSTEMS
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Structural Annual maintenance $5,000
As needed Mechanical Annual maintenance $1,000
As needed Electrical Annual maintenance $1,000
As needed Plumbing Annual maintenance $1,000
As needed Gutter and
downspout
system
Annual maintenance $1,000
Total systems maintenance cost $9,000
Total proposed annual maintenance cost $22,200
MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
909-911 Montana Avenue Santa Monica, California 90403
Prepared for: City of Santa Monica City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
Jeff Appel, United Property Management Services For property owner: Granville Park, LLC August 4, 2017 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: ____________________________________
Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Qualifications 3 III. Secretary of the Interior’s Standards for the Treatment of Historic Properties 4
IV. Statement of Significance 6 V. Physical Description 8
Setting and Overall Description 8 Exterior – Buildings A & B 8 Exterior – Building C 9 Alterations 10 VI. Rehabilitation, Restoration, and Maintenance Recommendations 11
Site 12
Buildings A & B 15 Building C 19 Systems 22 VII. Conclusion 25
ATTACHMENTS
A. Images
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I. INTRODUCTION
This Architectural Report documents existing conditions of the mixed use building at 909-911
Montana Avenue in Santa Monica, California (Assessor’s Parcel Number 4280-023-031, subject property) and provides recommendations for future rehabilitation, restoration, and maintenance work for the purpose of entering into a Mills Act contract with the City of Santa Monica (City). The subject property contains two, one- to two-story, multi-family residential buildings constructed in 1941—Buildings A and B—and a 1-story commercial building—Building C (Figure 1). This courtyard apartment complex was built by Henry “Harry” John O’Donnell, and
represents a remarkably intact example of a rare courtyard apartment property type that
incorporates a commercial storefront in its plan. All three buildings were designed in an
eclectic mix of Spanish Revival and Art Moderne styles—seen in fluted pilasters, horizontal
banded metal tube railings, speedline sash windows, streamline awnings, curved glass block
window corners, stucco exterior, and ceramic barrel tile coping.
The subject property was designated on June 12, 2017 as a local Santa Monica Landmark under local Criteria 1 and 4. As written in the City’s consultant report by Architectural Resources Group, the subject property is eligible under Criterion 1 for “exemplifying major
patterns in Santa Monica’s developmental and architectural history.”1 The same consultant
report describes the subject property as eligible under Criterion 4 as it is “an unusual and rare example of low-scale 1940s mixed-use courtyard apartment and commercial building.”2
Proposed work on Landmarks are subject to review by City Planning Division staff and the
Landmarks Commission for conformance with the Secretary of the Interior’s Standards for
the Treatment of Historic Properties (Secretary’s Standards). Findings of this report are
informed by observations made by Chattel, Inc. (Chattel) during multiple site visits to the
subject property (October 10, 2016; March 14, 2017; June 8, 2017; and June 12, 2017), and considers observations by Commercial Real Estate Inspections, LLC during a November 3, 2016 site visit to the subject property.
1 Architectural Resources Group, 909-911 Montana Avenue, Santa Monica, Landmark Assessment Report, 30 May 2017, 18.
2 Ibid, 19.
Figure 1: Subject property
Key
Subject property parcel
Subject buildings
Aerial photograph of subject property with
property line denoted in red (Google Maps 2014)
N
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909-911 Montana Avenue is remarkable example of a courtyard apartment building, and is
relatively unaltered. However, deferred maintenance and substantial drainage issues has the
potential to cause substantial damage to historic materials, and compromise the integrity of
the architectural significance. The extent of the rehabilitation necessary to return the property to a state of utility—such as electrical upgrades throughout—demonstrates the need for incentive through the Mills Act to help preserve this unique architectural resource. Without this incentive, the scope of work would be prohibitively expensive considering the annual rental income for the complex.
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II. QUALIFICATIONS
Chattel is a full service historic preservation consulting firm with practice throughout the
western United States. Based in Los Angeles, the firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprising professionals meeting the Secretary of the Interior’s Professional Qualifications Standards in history, architecture, architectural history, and historic architecture, the firm offers professional services including historical resources evaluation and project effects analysis, in addition to consultation on federal, state, and local historic preservation statutes and regulations.
Staff engage in a collaborative process and work together as a team on individual projects.
This architectural report was prepared by firm President Robert Chattel, historic architect,
and Associate II Brian Matuk, architectural historian.
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III. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES
The Secretary’s Standards are the standard of review for properties with Mills Act contracts
employed by the City of Santa Monica and include four treatment approaches: rehabilitation, restoration, maintenance, and preservation. The specific standard of review for properties with Mills Act contracts is rehabilitation, which is defined as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.”3 Rehabilitation involves returning a property to a state of utility and does not require the more invasive approach of restoration, which means to return a property to its appearance during a specific period in time.
The rehabilitation standards include the following:
1. A property will be used as it was historically or be given a new use that
requires minimal change to its distinctive materials, features, spaces, and
spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own
right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
3 Kay D. Weeks, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring & Reconstructing Historic Buildings” (Washington D.C.: National Park Service, 1995).
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7. Chemical or physical treatments, if appropriate, will be undertaken using the
gentlest means possible. Treatments that cause damage to historic materials
will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity
of the historic property and its environment would be unimpaired.
The Secretary’s Standards are not intended to be prescriptive, but instead to provide general
guidance. They are intended to be flexible and adaptable to specific project conditions in
order to balance continuity and change while also retaining historic building fabric to the greatest extent feasible. Their interpretation requires exercise of professional judgment and balance of the various opportunities and constraints of any given project based on use, materials retention and treatment, and compatibility of new construction. Not every standard necessarily applies to every aspect of a project, nor is it necessary to comply with every standard to achieve conformance.
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IV. STATEMENT OF SIGNIFICANCE
The subject property was designated as local Santa Monica Landmark on June 12, 2017
under Criteria 1 and 4. Eligibility under Criterion 1 is detailed in the City’s consultant’s report: “The subject property appears to satisfy this criterion for exemplifying major patterns in Santa Monica’s developmental and architectural history. It is a representative, intact, and rare remaining example of a 1940s mixed‐use property, reflecting both multi‐family residential and
commercial development in the Wilshire Montana and North of Montana neighborhoods. In
particular, it embodies the intense period of development in the commercial area of Montana
Avenue during the buildup to World War II. This was a time of great change to the built
environment in Santa Monica as a whole, and many properties constructed during this period
have been altered or demolished. The property’s Streamline Moderne/Spanish Colonial Revival style exemplifies the modest, minimal architecture of the 1940s, reflecting the citywide need for rapid construction of multi‐family properties to house an influx of defense workers. Its unusual incorporation of a small commercial building at the front of a courtyard apartment reflects the
need for expedient and economical mixed‐use development in the Montana Avenue business
district during its period of rapid 1940s growth. As a result, 909‐911 Montana Avenue is associated with patterns of commercial and residential development in Santa Monica during the 1940s. It continues to communicate the associative and aesthetic principles, values, and ideas of the period during which it was constructed.” Eligibility under Criterion 4 is detailed in the City’s consultant’s report:
“The subject property is an unusual and rare example of a low‐scale 1940s mixed‐use courtyard
apartment and commercial building, with all three buildings in the complex designed in a unified
concept and constructed within a year of each other. Courtyard housing types are important to
any study of Santa Monica vernacular architecture of the first half of the 20th century, and this is a particularly notable example for its integration of both residential and commercial uses. The property at 909‐911 Montana Avenue reflects a unique adaptation to the intense development demands of Santa Monica during the 1940s buildup to World War II, providing both rental units and an efficient space for commercial enterprise in a united site plan. The property’s
architectural style, while minimal and modest, is also an unusual and rare example of a hybrid
Streamline Moderne/Spanish Colonial Revival idiom. All three of the property’s buildings are
intact, with only minimal alterations to the commercial building (side window replacement and
addition of an awning and window security bars). The courtyard apartment/commercial building
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complex at 909‐911 Montana Avenue appears to be the only property of its type in Santa Monica. Given the period during which it was constructed, its high level of physical integrity, and its rarity in terms of both type and style, the subject property embodies distinguishing architectural characteristics valuable to a study of 1940s mixed‐use development. For these reasons, the property appears to satisfy this criterion.”
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V. PHYSICAL DESCRIPTION
The following is a description of the subject property, including its setting, exterior, and
interior. Alterations are also summarized. SETTING AND OVERALL DESCRIPTION The multi-family residence and storefront is located on the northwest side of Montana Avenue between 9th Street and 10th Street, among mostly one- and two-story commercial buildings. The parcel is bordered to the northeast by 9th Court, which is a paved vehicular alley that provides access to private garages and surface parking lots. The majority of Montana Avenue is lined with mature ficus street trees—one of which is located in front of
the parcel.
The subject property is a courtyard apartment complex fronted by a detached storefront—all
buildings representing an eclectic mix of Spanish Revival and Art Moderne styles. Buildings
A and B mirror each other in form and design, reflected and separated by an inner courtyard
that has undergone contemporary landscape and hardscape alterations. While the storefront is aligned with the level of the adjacent sidewalk, the rest of the parcel, including the inner courtyard, is raised approximately 18''-24'' above the sidewalk and accessible by two sets of stairs that leads to an opening in a decorative perforated concrete masonry unit wall. The inner courtyard principally consists of lawn, a brick stemwall-enclosed concrete patio, and concrete walkways, and includes small bushes, shrubs, and trees near the perimeter of the three buildings.
The form of Buildings A and B step inward towards the rear of the inner courtyard, and are
one-story at the front two-thirds near Montana Avenue, and two-story at the rear one-third.
Individual units can be accessed via the inner courtyard, or by the rear staircases on the two
buildings. Building C is centered on the parcel, located adjacent to the sidewalk on Montana
Avenue. The one-story commercial building has a prominent storefront
EXTERIOR – BUILDINGS A and B Buildings A and B have a multi-gabled, built-up roof situated behind parapets that are topped by ceramic barrel tile coping. Where the one-story section meets the two-story section, the parapets curve upward to meet the walls of the second story. Both buildings have several roof vents, satellite dishes, and each have a rusted metal conduit spanning the one-story section, resting on each gable ridge.
Building C (left) and Building A (center) and
Building B (right), view west from Montana Avenue. (Chattel 2017)
Building A (left) and Building B (right) with the northern corner of Building C barely visible (far left), view west. (Chattel 2017)
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The exterior of both buildings is clad in a Glacier-textured4 stucco, with brick water tables lining the perimeters of the front and courtyard-facing elevations. The corners of the front elevation are rounded, with stucco patterns in a vertical fluted Art Moderne style. Entries on
the first floor of the one-story sections, and those on the second floor of the two-story
sections are sheltered by Hollywood Regency style metal awnings that are lined by
Streamline Moderne eaves—some of which are supported by decorative wrought-iron piers.
The second story sections are accessed via exterior stairs that are flanked by tube metal
railings of a distinctive Streamline Moderne design. These stairs create an overhang for the rear unit entries at the first floor, which are marked by arch-like designs, and supported by tube metal piers. Each entry appears to retain original wood slab doors behind metal screen doors. The metal screen doors are not uniform in style and most—if not all—are replacements. Each unit entry is flanked on one side by a sconce light.
The windows are almost entirely two-over-two double-hung wood windows with speedline
sashes that are original to the building. Some of these double-hung wood windows are
singular, and others are grouped in pairs. There appears to be original wood casement
windows at the area below the stairs, and at least one, one-over-one double hung wood
window that is a likely a replacement, as it lacks speedline sashes. Some of the second story
windows are shaded by original metal standing seam canopies, while those that are in pairs are not. EXTERIOR – BUILDING C Building C is a commercial building detached from Buildings A and B. This storefront is square in plan, one-story in height, and has a low-slope roof that is relatively flat situated behind parapets topped by ceramic barrel tile coping. The storefront is marked by a full-length Streamline Moderne metal eyebrow, and a recessed entry with front elevation walls angled
inward to the door.
The southeast, storefront elevation is very prominent on Montana Avenue, with a glazed red
tile-clad water table that wraps inward to the door, directly below large wood and metal-frame
4 The “Glacier” texture is defined by the Portland Cement Association in the publication Portland Cement Plaster/Stucco Manual.
Northeast elevation of Building A, view
west. (Chattel 2017)
Southwest elevation of Building B, view north. (Chattel 2017)
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picture windows. The building exhibits stucco above the picture windows. The southwest and
northeast corners of the storefront have rounded glass blocks, and the entire front elevation
has a stucco-clad awning in a Streamline Moderne style. The wood entry door appears to be
original to the building, with nearly full-length glazing above a metal mail slot, situated within a canted entry. The remaining three elevations are simple and unadorned, with stucco-clad exterior and metal sliding sash windows and a single wood casement window. The metal sliding sash windows likely replaced wood casement windows similar to the single which exists on the north elevation. ALTERATIONS
Alterations are compiled from visual observations during a site visit and available building
permit records. All three buildings remain largely intact.
Buildings A and B
The courtyard between Buildings A and B has been altered to include a concrete patio space that is partially enclosed by a contemporary brick stem wall. Building C The sliding sash windows on the secondary elevations of the commercial building likely replaced original wood casement windows.
Northeast elevation of Building C, view west. (Chattel 2017)
Southern corner of Building B, view west
from the intersection of Montana Avenue and 9th Court. (Chattel 2017)
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VI. REHABILITATION, RESTORATION, AND MAINTENANCE RECOMMENDATIONS
This section includes an assessment of existing conditions and recommendations for future
work. The subject property generally appears to be in fair condition. However, physical inspection reveals areas of deterioration, and, in particular, the settling of the foundation as an item of serious concern. While all recommended work is important, tasks addressing maintenance of building systems (including structural and electrical) and prevention of deterioration linked to water penetration (such as site drainage and roof repairs) should be prioritized over more cosmetic tasks (e.g., replacing non-contributing contemporary features with new elements more compatible with
historic character). The tables in this section outline recommendations for future work.
Further discussion on prioritizing implementation of recommended tasks is included in the
Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract
application.
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SITE
Feature Description Condition Recommendation(s) Photos
Hardscape – Courtyard Patio
The courtyard patio consists of poured concrete and is encircled by a contemporary
brick stem wall.
Good: The patio appears to have been poured in the last few years, but is
exhibiting some
cracking.
Patch or seal cracks in courtyard patio to prevent moisture infiltration.
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Hardscape – Perforated CMU wall
The perforated CMU walls exhibit an intricate pattern of circles tangent to one another,
and may be
original to the
building or an
early alteration.
Poor: There are areas where the walls are listing and separating.
Reconstruct the perforated CMU walls with contemporary, but compatible, CMUs to retain the design intent.
Hardscape – Concrete
walkways
Concrete pedestrian
walkways lead
from sidewalk
through inner
courtyard to unit
entries.
Poor: There is evidence
of cracking and
poor repairs in the
concrete
walkways.
Grind down, patch, or replace uneven
concrete pedestrian walkway with in-
kind material and finish.
Hardscape – Retaining walls
Concrete retaining walls enclosing planters at sidewalk on Montana Avenue.
Fair: There is evidence of cracking and separating of the concrete retaining walls.
Patch or seal cracks in concrete retaining walls to prevent moisture infiltration and further damage. Reconstruct concrete retaining walls to match existing if cracking is determined too severe to be repaired.
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Landscape Landscaping of the inner courtyard consists mainly of lawn with mature shrubs and plants
at the building
perimeters.
Good/Fair: Some shrubs are growing against the exterior walls of the residential
buildings, which
has potential to
cause damage to
exterior stucco.
Engage a landscape architect to develop a comprehensive landscape plan to include a 12-inch no-landscape zone along the building perimeter.
Site Drainage Scuppers, gutters, and downspouts
(gutter system)
deliver drainage to
the base of the
building, near the
perimeter. There is
a subsurface drainage system that appears to be currently nonoperational.
Poor: The gutters do not
appear to flow
water far enough
away from the
building, which
can cause
moisture infiltration at the building perimeter.
Service the gutter system and clean
existing subsurface drains, and attach
to gutter system to properly drain water
to street.
Stairs The exterior stairs
at the sidewalk are poured concrete, and have hand rails that consist of PVC piping.
Poor:
The stairs at the sidewalk have variations in riser height, posing a tripping hazard. The hand rails are not to code, and present a safety
hazard.
Replace stairs at the sidewalk in-kind with risers of uniform height for safety. Construct new handrails at stairs adjacent to sidewalk to comply with building code, ensuring design and
materials are simple.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 15
BUILDINGS A & B (RESIDENTIAL)
Exterior
Feature Description Condition Recommendation(s) Photos
Roof Low-slope roof with multi-layered roofing.
Fair: Roofing system has approximately 5-7 years of expected useful life if diligently and properly maintained. Wrinkles were observed on the roofing
materials, which is usually
an indication that the roof
was not properly installed.
Mastic is cracked in areas and is not ensuring a watertight seal.
Engage a qualified roofing specialist to evaluate the roof, and provide recommendations to maintain roof longevity and correct drainage and other issues. Implement
recommendations. Consider
roof replacement, if
necessary.
Repair mastic and seal all flashings.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 16
Windows The windows mainly consist of original wood two-over-two double-hung speedline
sash windows,
wood casement
windows,
replacement one-
over-one double-
hung wood windows.
Good: In general, the windows appear to be in good condition. There are areas where windows could be
repaired to improve
operation.
Repair and/or rehang windows, as necessary. Consider replacement of one-
over-one double-hung wood
window with two-over-two
wood window to match
majority of windows.
Doors The unit entries consist of wood slab doors that appear to be original, and are currently situated behind metal
screen doors.
Doors to utility
and maintenance
areas consist of
three-panel or
Good: In general, the doors appear to be in good condition. There are areas where doors could be repaired to improve operation.
Repair and/or rehang doors, as necessary.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 17
five-panel wood doors—some of which have been altered to accommodate
vents.
Finishes Exterior walls are clad in stucco.
There are areas
of the building
exterior that have
a brick water
table.
Good/Fair: There are areas where
stucco and mortar shows
cracking, and poor repairs.
Patch or seal cracks in stucco
and mortar to prevent moisture
infiltration, and paint repairs.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 18
Stairs The exterior stairs adjacent to the residential buildings area appear to be
poured concrete,
and have metal
tube hand rails.
Good: The stairs adjacent to the residential buildings are in good condition.
No recommendation.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 19
BUILDING C (COMMERCIAL)
Tilework There is
decorative tilework at the water table level of the southeast elevation.
Fair:
There are some cracks and missing tile caps.
Replace broken, cracked, and missing tiles and tile caps in-kind, patch and seal grout to prevent moisture infiltration.
Exterior
Walls and
Finishes
Exterior walls are
clad in stucco with
decorative
Streamline design
eyebrow.
Good:
The exterior
stucco walls and
finishes appear to
be in good
condition.
No recommendation.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 20
Windows Windows at the front (south) elevation consist of fixed picture windows in wood
and metal frames,
and curved glass
blocks.
Windows at the
secondary elevations consist of metal sliding-sash windows that are not original, with metal security window bars.
Good: All original windows appear to be in good condition.
Replacement
windows appear to
be in good
condition.
No recommendations.
Consider replacing metal sliding-sash
windows with compatible windows that
provide security without window bars.
Doors The door consists
of a wood door
with full-length
glazing, topped by
a screened transom window.
Good:
The door and
transom appears
to be in good
condition.
No recommendation.
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ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 21
Interior Due to the age of the building, there is risk of hazardous materials.
Poor: Areas of vinyl tile have lifted, exposing floor that could contain
asbestos.
Engage hazardous material specialist to inspect building and implement recommendations.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 22
SYSTEMS
Feature Description Condition Recommendation(s) Photos
Structural The building is supported by a slab foundation system consisting of a monolithic slab of
concrete.
Good: The foundation is expected to last another 30-50 years if properly maintained. However,
there was significant
settling observed in a
unit at the western
residential building.
Engage a structural engineer to evaluate foundation and settling, and provide recommendations for any
seismic upgrades or
improvements to improve
resistance to seismic
disturbance. Implement
recommendations.
Mechanical and Heating Heating units are gas wall furnaces, and are located in
unit bathrooms.
Poor: The heating system is at or near the ends of its
expected useful life.
Heating units should be
located in living areas,
and not unit bathrooms.
Remove heaters from unit bathrooms, and install new
heaters in living areas that
vent through roof.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 23
Electrical Main services are undersized and the electrical system uses cloth-covered wires. Some outlets
are two-pronged
ungrounded outlets.
Poor: Per industry standards, the electrical system is past its expected useful life. Cloth-covered wires
are well past the
expected useful life.
There is potential for
overheating due to
modern demands of a
system that was not designed to do the work that is often required by today’s lifestyles. The mains are undersized by today’s standards. The amount
of amperage in the main
electrical panels are
insufficient.
Ungrounded two-prong
outlets have potential to be affected by ground faults.
Engage a qualified electrician to perform detailed evaluation of entire system to determine what repairs/replacements are
needed to ensure health and
safety. Replace electrical
system, if recommended.
Upgrade all main panels to meet current usage demands.
Install ground fault circuit
interrupter (GFCI) outlets at the exterior, restrooms, and kitchens.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 24
Plumbing and Gas Water supply piping from meter to building is copper. Interior water supply piping is
combination of
copper and
galvanized steel.
Waste lines are
combination of
different materials. Water heater at residential buildings are 75-gallon gas water heaters.
Poor: All original supply and waste lines are at or past expected useful life. Volume of water is
inadequate at several
locations. Volume at
fixtures drops
excessively when
multiple fixtures are
operating simultaneously. Water heaters are aged, and past expected useful life. There is no pressure
regulator at the main
supply line.
There is no visible
automatic seismic gas
shut-off valves on the main gas lines.
Engage qualified plumber to determine repairs/ replacements needed, and to perform a detailed
investigation with camera.
Replace all original galvanized
piping.
Replace water heaters that have aged with like 75-gallon units. Install pressure regulator at
main supply line.
Install earthquake shut-off
valve on gas system for
safety.
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 25
VII. CONCLUSION
This Architectural Report documents existing conditions of the multi-family residence and
commercial storefront building at 909-911 Montana Avenue in Santa Monica, California and provides recommendations for future rehabilitation, restoration, and maintenance work in conformance with the Secretary’s Standards. More detailed information on prioritizing future work and associated costs are outlined in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application.
IMAGE ATTACHMENT
909-911 MONTANA AVENUE
SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA
2 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 2: East elevation of commercial storefront at far left. Building
B visible at center and right, view north (Chattel, 2017).
Photo 3: Building A (left) and Building B (right) with central
courtyard, view northwest (Chattel, 2017).
Photo 4: Northeast elevation of Building A, view west
(Chattel, 2017).
Photo 1: Commercial storefront (left) and Buildings A and B (right),
view west from Montana Avenue (Chattel, 2017).
IMAGE ATTACHMENT
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3 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 5: Southwest elevation of Building B, view north
(Chattel, 2017).
Photo 6: Southwest elevation of Building B, view north
(Chattel, 2017).
Photo 7: Detail of stair and railing at southwest elevation of
Building B, view north (Chattel, 2017). Photo 8: Recessed first floor entry at Building B, view northwest
(Chattel, 2017).
IMAGE ATTACHMENT
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA
4 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 9: Southwest elevation of Building B, view north
(Chattel, 2017).
Photo 10: Southwest elevation of Building B, view northeast
(Chattel, 2017).
Photo 11: Detail of entries at the southern corner of Building B,
view northeast (Chattel, 2017).
Photo 12: Southwest elevation of Building B (left) and the central
courtyard, view east from stairs of Building A (Chattel, 2017).
IMAGE ATTACHMENT
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA
5 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 13: Central courtyard, view east (Chattel, 2017). Photo 14: Central courtyard with rear of storefront beyond, view
southeast (Chattel, 2017).
Photo 15: Southwest elevation of storefront, view north from
Montana Avenue sidewalk (Chattel, 2017).
Photo 16: Southeast and northeast elevations of storefront, view
west from Montana Avenue sidewalk (Chattel, 2017).
IMAGE ATTACHMENT
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA
6 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 17: Southeast elevation of storefront, view west from
Montana Avenue sidewalk (Chattel, 2017).
Photo 18: Southeast elevation of storefront, view southwest from
Montana Avenue sidewalk (Chattel, 2017).
Photo 19: Rear, northwest elevation of storefront, view south
from central courtyard (Chattel, 2017).
Photo 20: Rear, northwest elevation of storefront, view east from
central courtyard (Chattel, 2017).
IMAGE ATTACHMENT
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA
7 CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Photo 21: Southeast and northeast elevations of Building B view
east from Montana Avenue with 1st Court seen at right (Chattel,
Photo 22: Detail of fluted plasterwork at the southern corner of
Building A, view north from Montana Avenue sidewalk
(Chattel, 2017).
Photo 23: Northeast elevation of Building B, view south from 1st
Court (Chattel, 2017).
Photo 24: Northeast elevation of Building B, view west from 1st
Court (Chattel, 2017).
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
909-911 Montana Avenue
Santa Monica, California 90403
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles Prepared on behalf of: Jeff Appel, United Property Management Services For property owner: United El Segundo Inc.
September 22, 2017
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS By: _________________________________ Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Restoration/Rehabilitation Plan 2
Site 2 Buildings A and B 2 Building C 3 Systems 3 III. Maintenance Plan 5
Site 5 Exterior – All Buildings 5 Systems 6
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This document includes Restoration/Rehabilitation and Maintenance Plans for the multifamily building complex located at 909-911 Montana Avenue in Santa Monica, California (Assessor’s Parcel Number 4280-023-031, subject property) based on recommendations outlined in the
Architectural Report prepared by Chattel, Inc. (Chattel) as part of the Mills Act contract application.
The subject property contains two, one- to two- story, multi-family residential buildings constructed in
1941—Buildings A and B—and a 1-story commercial building—Building C.
This courtyard apartment complex was designed and built by Henry “Harry” John O’Donnell, and
represents a remarkably intact example of a rare courtyard apartment property type that incorporates a commercial storefront in its plan. The subject property was locally designated as a Santa Monica Landmark on June 12, 2017. Proposed work on Landmarks is subject to review by City Planning Division staff and the Landmarks Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards). In this document, rehabilitation, restoration, and maintenance tasks are organized in 10-year work
plans. While all recommended work is important, tasks addressing maintenance of building systems
(including structural and electrical) and prevention of deterioration linked to water penetration (such
as site drainage and roof repairs) should be prioritized over more cosmetic tasks (like replacing non-
contributing contemporary features with new elements more compatible with historic character) in
order to most effectively protect the subject property. Cost estimates were prepared by Commercial
Real Estate Inspections, LLC, that inspected the property on November 3, 2016, and by Chattel, who inspected the property on numerous occasions, utilizing known and estimated costs calculated for previous projects. 909-911 Montana Avenue is remarkable example of a courtyard apartment building, and is relatively unaltered. However, deferred maintenance, including drainage issues, has the potential to cause substantial damage to historic materials, and compromise the integrity of the architectural significance. The extent of the rehabilitation necessary to return the property to a state of utility—
such as electrical upgrades throughout—demonstrates the need for incentive through the Mills Act to
help preserve this unique architectural resource. Without this incentive, the scope of work would be
prohibitively expensive considering the annual rental income for the complex.
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 2
II. RESTORATION/REHABILITATION PLAN
This Restoration/Rehabilitation Plan outlines proposed tasks addressing restoration and rehabilitation of the subject property. Tasks are organized in tables that thematically relate to the site as well as exterior and systems of the residence. Tasks addressing the structure, landscape,
electrical, and gutter and downspout systems may be refined and re-prioritized, based on further
consultation with professionals specializing in these systems during the first year of the contract
period.
SITE
BUILDINGS A and B - EXTERIOR
Contract Year of Completion
Feature Task Estimated Cost
2018 Landscape Engage a landscape architect to develop a
comprehensive landscape plan to include a 12-inch
no-landscape zone along the building perimeter.
$15,000
2018 Stairs Replace stairs at the sidewalk in-kind with risers of uniform height for safety. $7,500
2018 Stairs Construct new handrails at stairs adjacent to sidewalk to comply with building code, ensuring design and materials are simple.
$5,000
2020 Site drainage Service the gutter system and clean existing
subsurface drains, and attach to gutter system to
properly drain water to street.
$70,000
2021 Hardscape Patch or seal cracks in courtyard patio to prevent
moisture infiltration.
$5,000
2022 Hardscape Grind down, patch, or replace uneven concrete pedestrian walkway with in-kind material and finish. $8,000
2022 Hardscape Patch or seal cracks in concrete retaining walls to
prevent moisture infiltration and further damage.
Reconstruct concrete retaining walls to match existing
if cracking is determined too severe to be repaired.
$2,500
2023 Hardscape Reconstruct the perforated CMU walls with
contemporary, but compatible, CMUs to retain the
design intent.
$7,500
Total site cost $120,500
Contract Year of
Completion
Feature Task Estimated Cost
2019 Finishes Patch or seal cracks in stucco and mortar to prevent moisture infiltration. $10,000
2022 Roof Engage a qualified roofing specialist to evaluate the
roof, and provide recommendations to maintain roof longevity and correct drainage and other issues. Implement recommendations. Consider roof
$78,000
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 3
BUILDING C (COMMERCIAL STOREFRONT) - EXTERIOR
BUILDING C (COMMERCIAL STOREFRONT) - INTERIOR
SYSTEMS
replacement, if necessary. Repair mastic and seal all
flashings.
2025 Windows Repair and/or rehang windows, as necessary. Consider replacement of one-over-one double-hung wood window with two-over-two wood window to
match majority of windows.
$30,000
2025 Doors Repair and/or rehang doors, as necessary. $10,000
Total exterior cost for Buildings A and B $128,000
Contract
Year of Completion
Feature Task Estimated
Cost
2019 Tilework Replace broken, cracked, and missing tiles and tile
caps in-kind, patch and seal grout to prevent moisture
infiltration.
$5,000
2023 Windows Consider replacing metal sliding-sash windows with compatible windows that provide security without
window bars.
$10,000
Total exterior cost for Building C $15,000
Contract
Year of
Completion
Feature
Task Estimated
Cost
2018 Flooring Engage hazardous material specialist to inspect building and implement recommendations. $7,500
Total interior cost for Building C $7,500
Contract
Year of
Completion
Feature
Task
Estimated
Cost
2018 Structural Engage a structural engineer to evaluate foundation
and settling, and provide recommendations for any
seismic upgrades or improvements to improve
resistance to seismic disturbance. Implement
recommendations.
$75,000
2018 Gas Install earthquake shut-off valve on gas system for
safety.
$1,500
2021 Electrical Engage a qualified electrician to perform detailed evaluation of entire system to determine what repairs/replacements are needed to ensure health and safety. Replace electrical system, if recommended.
$80,000
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 4
Upgrade all main panels to meet current usage
demands. Install ground fault circuit interrupter (GFCI)
outlets at the exterior, restrooms, and kitchens.
2024 Plumbing Engage qualified plumber to determine repairs/ replacements needed, and to perform a detailed
investigation with an internal camera. Replace all
original galvanized piping. Install proper drain
termination for temperature pressure relief valve.
Replace water heaters that have aged with like 75-
gallon units.
$85,000
2022 Mechanical/ HVAC Remove heaters from unit bathrooms, and install new heaters in living areas that vent through roof. $45,000
Total systems cost $286,500
Total proposed restoration/rehabilitation cost $557,500
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III. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property, with most tasks implemented on an annual basis. Estimated costs are calculated on estimated annual expenses over a 10-year period. Tasks are organized in tables that thematically relate to the site as well as to
the exterior, systems, and interior of the multi-family building complex.
SITE
EXTERIOR – ALL BUILDINGS
Contract
Year of
Completion
Feature Task Cost
As needed Hardscape Regular maintenance. Ensure pedestrian walkways
retain a flat surface to avoid tripping hazards.
$1,000
As needed Landscape Regular maintenance. Ensure adjacent soil slopes away from buildings. Ensure water from irrigation systems is not hitting buildings. Trim dense trees and monitor growth to ensure that trees do not touch building.
$1,500
Total site maintenance cost $2,500
Contract
Year of Completion
Feature Task Cost
As needed Windows Window repairs and maintenance. Where necessitated
by deterioration, replace wood sash and hardware in-
kind. Maintain glazing and screens.
$2,000
As needed Roof Roofing repairs and maintenance. Clear any debris
from roof and gutter system, and ensure sealant is in
good condition.
$1,500
As needed Doors Maintain and repair existing wood elements and hardware to the greatest extent feasible. Where
necessitated by deterioration, replace wood and metal
elements in-kind.
$1,200
As needed Paint Maintain exterior painted finish. $5,000
As needed Termite and
pest control
Termite prevention maintenance and pest control.
$1,000
Total exterior maintenance cost $10,700
909-911 MONTANA AVENUE, SANTA MONICA, CALIFORNIA RESTORATION/REHABILITATION AND MAINTENANCE PLANS
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SYSTEMS
Contract
Year of
Completion
Feature Task Cost
As needed Structural Annual maintenance $5,000
As needed Mechanical Annual maintenance $1,000
As needed Electrical Annual maintenance $1,000
As needed Plumbing Annual maintenance $1,000
As needed Gutter and
downspout
system
Annual maintenance $1,000
Total systems maintenance cost $9,000
Total proposed annual maintenance cost $22,200
MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
Sun Tech Townhomes
2433 28th Street Santa Monica, California 90405
Prepared for:
City of Santa Monica
City Planning Division
Prepared by: Chattel, Inc. | Historic Preservation Consultants
Prepared on behalf of: Sun-Tech Townhomes Owners Association
August 15, 2017
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: ____________________________________ Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Qualifications 3 III. Secretary of the Interior’s Standards for the Treatment of Historic Properties 4
IV. Statement of Significance 6 V. Physical Description 8
Setting and Overall Description 8 Exterior 9 Alterations 15 VI. Rehabilitation, Restoration, and Maintenance Recommendations 16
Site 17
Exterior 21
Systems 24 VII. Conclusion 26
ATTACHMENTS
A. Images
B. Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This Architectural Report documents existing conditions of the eighteen-unit condominium complex at 2433 28th Street in Santa Monica, California (Assessor’s Parcel Number 4270-015-094 through 4270-015-111; complex, or subject property) and provides recommendations for future rehabilitation, restoration, and maintenance work for the purpose of entering into a Mills Act contract with the City of Santa Monica (City). The subject property, known as Sun Tech Townhomes, contains four three-story, multi-family residential buildings
and a subterranean garage constructed in 1981. For reference in this report, the buildings
are identified as Buildings A, B, C, and D. Building A contains six units (units A-F), and
Buildings B (units G-J), C (units K-N), and D (units O-R) each contain four units.
Designed by Urban Forms Organization (UFO), an architecture firm of recent Southern
California Institute of Architecture (SCI-Arc) graduates, the subject property exhibits fifty-four multi-pastel colors and is a unique example of a Santa Monica townhome design. This complex was designated on January 9, 2017 as a local Santa Monica Landmark for its significance as a noteworthy example of Postmodern High-Tech design, and as an example of a contained urban residential complex that supports communal interaction. Proposed work on a Landmark is subject to review by City Planning Division staff and the Landmarks Commission for conformance with the Secretary of the Interior’s Standards for
the Treatment of Historic Properties (Secretary’s Standards).
Findings of this report are informed by observations made by Chattel, Inc. (Chattel) during
site visits to the subject property on March 20, 2017 and June 21, 2017, and the “Update
‘With-Site-Visit’ Reserve Study” prepared by Association Reserves, Inc. on December 12,
2016, and consultation with Sun-Tech Townhomes Owners Association President Alison Perchuk and Vice President Robin Ginsburg. The subject property is a remarkable example of Postmodern High-Tech design that is relatively unaltered. However, drainage issues and deferred maintenance have the potential to cause damage to historic materials, and compromise architectural integrity. The extent of rehabilitation necessary to return the property to a state of utility—such as drainage issues and other site, exterior, and systems upgrades throughout—demonstrates the need for the Mills Act to help
preserve this unique architectural resource. Without this incentive, the scope of work would be
Subject property parcel
(Google Maps, 2017)
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 2
prohibitively expensive considering the annual Sun-Tech Townhomes Owners Association (HOA) budget, which is based on available reserves and annual homeowner dues.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 3
II. QUALIFICATIONS
Chattel is a full-service historic preservation consulting firm with practice throughout the western United States. Based in Los Angeles, the firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprising
professionals meeting the Secretary of the Interior’s Professional Qualifications Standards in history, architecture, architectural history, and historic architecture, the firm offers
professional services including historical resources evaluation and project effects analysis, in
addition to consultation on federal, state, and local historic preservation statutes and
regulations.
Staff engage in a collaborative process and work together as a team on individual projects.
This architectural report was prepared by firm President Robert Chattel, historic architect, Associate II Caroline Raftery, architectural historian, and Associate II Brian Matuk, architectural historian.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 4
III. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES
The Secretary’s Standards are the standard of review for properties with Mills Act contracts employed by the City of Santa Monica and include four treatment approaches: rehabilitation, restoration, maintenance, and preservation. The specific standard of review for properties with Mills Act contracts is rehabilitation, which is defined as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural
values.”1 Rehabilitation involves returning a property to a state of utility and does not require
the more invasive approach of restoration, which means to return a property to its
appearance during a specific period in time.
The rehabilitation standards include the following:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and
use. Changes that create a false sense of historical development, such as
adding conjectural features or elements from other historic properties, will not
be undertaken.
4. Changes to a property that have acquired historic significance in their own
right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible,
1 Kay D. Weeks, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring & Reconstructing Historic Buildings” (Washington D.C.: National Park Service, 1995).
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materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not
destroy historic materials, features, and spatial relationships that characterize
the property. The new work will be differentiated from the old and will be
compatible with the historic materials, features, size, scale and proportion,
and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. The Secretary’s Standards are not intended to be prescriptive, but instead to provide general guidance. They are intended to be flexible and adaptable to specific project conditions in order to balance continuity and change while also retaining historic building fabric to the greatest extent feasible. Their interpretation requires exercise of professional judgment and
balance of the various opportunities and constraints of any given project based on use,
materials retention and treatment, and compatibility of new construction. Not every standard
necessarily applies to every aspect of a project, nor is it necessary to comply with every
standard to achieve conformance.
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IV. STATEMENT OF SIGNIFICANCE
On October 25, 2016, Owner consultant Anna Marie Brooks and Roberta O’Donnell, drafted the
“City Landmark Assessment and Evaluation Report” (Owner Consultant Report), which served as a
local Landmark nomination for the subject property.2 In December 2016, City consultant, ESA PCR,
drafted, “City Landmark Assessment and Evaluation Report” (City Consultant Report) which served
as an independent analysis for the Landmarks Commission.3 On January 9, 2017, the Santa Monica
Landmarks Commission designated the Sun Tech Townhomes as a local Santa Monica Landmark
under local criteria 1, 2, 4, and 6.
Local criterion 1: “It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City.”
Local criterion 2: “It has aesthetic or artistic interest or value, or other noteworthy interest or
value.”
Local criterion 4: “It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or
craftsmanship, or is a unique or rare example of an architectural design, detail or
historical type valuable to such a study.”
Local criterion 6: “It has a unique location, a singular physical characteristic, or is an
established and familiar visual feature of a neighborhood, community or the City.”
In 1983, the American Institute of Architects (AIA) granted the subject property the National Honor Award in the Multiple Family Category for utilizing the City of Santa Monica’s condominium zoning ordinance. The award commended the design as follows: “This high-tech version of the condominium model was cited by the jury for its systematic and rather assertive development. Its images and character are clear and it includes well organized and livable rooms both inside and
outside.” According to the Statement of Official Action (STOA) on the Landmark designation, the subject property represents “a bold stylistic statement that received international and national
2 Anna Marie Brooks and Roberta O’Donnell, Owner Consultant Report, City Landmark Assessment and
Evaluation Report, Sun Tech Townhomes. October 25, 2016.
3 Margarita Jerabek, Amanda Kainer, and Stephanie Hodal, City Consultant Report City Landmark Assessment and Evaluation Report. December 2016.
Building D, distinct unit color palette and lampposts with industrial shades and entry stairways at north elevation, view east (Chattel, 2017)
Aerial of subject property (Owner Consultant
Report, 2017; Timothy Street-Porter, David Von Hoy Archive, c. 1985)
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acclaim for solving the problems of community, privacy, and is notable for its design excellence,
innovatively melding both an architectural and urban aesthetic.”4
According to the STOA, the subject property possesses the following character-defining
features:
• Irregular overall massing with a blocky, dense volume at the base, positioned on a
lushly landscaped podium including a low-hedge wall and pipe railing fence;
• Paired vertical metal chimney stacks;
• Square metal-framed awning windows and exterior fenestration;
• Tubular metal-pipe railings;
• Shepherd’s crook metal-pipe lamp posts with industrial shades, and caged industrial
exterior lighting [lampposts];
• Flat, grid-incised, or curvilinear shaped stucco walls;
• Shared walkways or communal “streets”;
• An exterior system of connecting bridges between buildings; and
• A carefully orchestrated and distinct color palette applied to exterior surfaces.
4 City of Santa Monica, “Designation of the 18-unit Sun Tech Townhomes Condominium Complex Located at 2433 28th Street as a City Landmark, 16ENT-0185,” Findings and Determination of the Landmarks Commission of the City of Santa Monica in the Matter of the Designation of a Landmark, 19 April
2017.
Building C at left and Building B at right, showing roofs and bridges between buildings, view south (Chattel, 2017)
Building A typical unit entry at west elevation, curvilinear shaped stucco walls and enclosed patios with metal-pipe railing visible, view east (Chattel, 2017)
Building B roof with shared walkways, metal-
pipe railings, and paired metal chimney stacks and loft doors visible, view south (Chattel, 2017)
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V. PHYSICAL DESCRIPTION
The following is a description of the subject property, including its setting, exterior, and alterations. Refer to Attachment A. Images as referenced below. SETTING AND OVERALL DESCRIPTION The eighteen-unit multi-family condominium complex at 2433 28th Street is located at the
southeast corner of the intersection of Pearl Street (Pearl) and 28th Street (28th), among a
mixture of mostly one- and two-story single-family and multi-family residential buildings in the
Sunset Park neighborhood. Sunset Park encompasses the area south of Pico Boulevard,
bordered by Lincoln Boulevard at the west, Centinela Avenue at the east, and Dewey
Street/Santa Monica Airport at the south.
The complex is approximately 41,233 square-feet located on a single parcel measuring 150 by 160 feet, and contains four, three-story rectangular buildings—Buildings A, B, C, and D. An example of Postmodern High-Tech design, the complex sits on a subterranean garage (garage), which appears as a podium with a landscaped berm (berm) from the exterior. Each unit consists of one of three floor plans (Image 1), and each building has one- to two-story
volumes with a habitable roof.5 Building A contains six units (units A-F; 1770 sq ft. each) and Buildings B (units G-J; 1677 sq ft. each), C (units K-N; 1655 sq ft each), and D (units O-R; 1675 sq ft. each) each contain four units. The complex can be accessed through three open stairways: one along Pearl and two along 28th. The stairways have four-tier tubular metal-pipe railings (metal-pipe railings) and are located next to curvilinear shaped stucco walls that conceal open stairwells to the
garage (Images 20, 21, 37, 38, 54).
Landscaping is located within the berm along the perimeter in exterior planters parallel to
north and west property lines (Images 4, 79), in courtyard planters within the complex
(Images 39, 104), and in rear planters parallel to east and south property lines (Images 28,
5As described in the City Consultant Report during the nomination process, the complex, “with its irregular massing, is meant to evoke a European hill town with a blocky, dense volume at the first and second floor base, closer to the street, supporting a lighter third floor assemblage of private terraces and cubic
towers.”
Northwest corner of Pearl and 28th with north elevation of Building A at far left and west elevation of Building B at center, view southeast (Chattel, 2017)
Open stairwell to garage at west elevation of Building A, view from roof (Chattel, 2017)
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30). The exterior planters are made of concrete, are not waterproofed, and consist of grasses, hedges, and trees. The courtyard planters are set into podium deck, were recently waterproofed, and are filled with a variety of moderate sized vegetation and gravel. The rear planters are not waterproofed, and consist of trees and a variety of moderate sized vegetation. Potted plants are located near unit entries and throughout the patios and roof. Other recurring elements present throughout the complex include a distinct color palette applied to exterior surfaces, lampposts, caged industrial exterior lighting, courtyard planters, paired vertical metal chimney stacks, metal-pipe railings, and exterior stairways, low and
high roof decks, and private bridges between buildings.
The roof is not a traditional surface, but rather is composed of walking surfaces, patios and
utility closets, and is connected by a system of shared walkways and bridges between
buildings (Images 60-71). The roof membrane consists of applied fabric mat over rooftop deck with a surface of applied textured anti-skid coat over cured resin glue with an acrylic roof grey top coat. EXTERIOR Upon entering the complex through one of three entry stairways, shared concrete sidewalks provide access to each individual unit, as well as to roof membrane-covered wood and steel-
framed exterior stairways to the roof. Each unit is accessed by entry stairways that lead to a
landing and flat slab natural finish wood entry door. At Buildings A, B, and D the stairways
lead directly to entry doors. At Building C a single stairway leads to a landing, and the entries
to each unit are located east and west.
The buildings are wood frame with stucco exteriors integrated with a mixture of dark tinted
glass fixed and awning windows set in anodized aluminum frames, and smooth, grid-incised,
and curvilinear shaped stucco walls. The majority of windows are square, while some are rectangular. BUILDING A Building A runs north-south parallel to 28th, and contains six identical units (units A-F) that each have a west-facing entry (Images 19-34). The exterior is a mixture of smooth and
North elevation street entry between Building A at left and Building B at right, view south (Chattel, 2017)
Building A at west elevation with second-story
patio visible, view northeast from roof of Building D (Chattel, 2017)
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medium sand-finish stucco, and consists of six three-story volumes where the third-story is set back to accommodate a private patio space enclosed by metal-pipe railings. The north elevation faces Pearl and is comprised of two stories of smooth stucco and a setback third story composed of a mixture of dark tinted glass fixed and awning windows set in anodized aluminum frames. A door with fixed windows at the third story provides access to a patio above the second story. The entry stairways into the complex and the curvilinear shaped stucco walls that conceal stairwells to garage are located at this elevation (Images 19-21).
The east elevation is defined by six symmetrical two-story volumes consisting of a group of
dark tinted glass fixed and awning windows, a setback third-story comprised of stepped
concrete walls that project beyond the windows, and a patio where exposed mechanical
equipment is located (Image 26). At the top of each stepped concrete wall are paired vertical metal chimney stacks that extend beyond the roof (Image 27). Original and decked-over rear planters run between the building and east property line (Images 28-31). The south elevation faces the south property line, is smooth stucco, and lacks fenestration (Image 32). The west elevation is defined by six symmetrical main volumes, where each volume defines
an individual unit. Each volume consists of a projecting first- and second-story, with a
recessed third story that leads to a private patio space. The roof of the recessed third-story
consists of individual unit exterior patio spaces, as well as a shared catwalk. The exterior of
the projecting two-story volume contains one square awning window per story, with the
exterior grid-incised in a pattern that mimics the dimensions of the windows at the east and
north elevations (Images 22-25). The remaining recessed volume has an exterior of smooth
stucco with two fixed windows (one rectangular, one square) and includes a setback wood
entry door at the second story, accessible via private entry stairways. Each unit has private access to the roof via curvilinear shaped stucco walls that conceal stairwells to a third-story patio via a wood patio door. This stairwell also provides access to a setback metal door to a utility closet at the roof (Images 24, 25). The roof is composed of a catwalk and other unit patios. Each unit has a single courtyard planter and each volume is painted a unique color.
Building A at west elevation with third-story patio visible, view northeast from roof of Building D (Chattel, 2017)
Building A unit entry stairways at west elevation, view south (Chattel, 2017)
Rear planter with deck along east elevation of Building A, view from roof (Chattel, 2017)
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At the roof, the sloped bases that once supported solar panels face west on this elevation (Image 108).6
BUILDINGS B, C, and D
Perpendicular to Building A, Buildings B, C, and D run east-west parallel to Pearl. The
shared sidewalks that lead to the entry doors of these buildings’ units are entered via west facing stairways. Building B abuts the north property line, Building C is at center, and Building D abuts the south property line. Building B Building B runs east-west—mirroring Building D, with Building C acting as the line of symmetry—and contains four identical units (G-J) that each have a south facing entry. The
exterior is a mixture of smooth and medium sand-finish stucco and consists of four three-
story volumes (Images 35-41).
The north elevation is defined by four main symmetrical three-story volumes, where each
volume defines an individual unit (Image 35). Each three-story volume consists of two
smaller volumes: a two-story volume, and a third-story recessed volume. The exterior of the two-story volumes consists of dark tinted glass fixed and awning windows set in anodized aluminum frames, set along stepped concrete walls that project beyond the windows. At the top of the two uppermost steps of the stepped concrete walls are paired metal chimney stacks that extend beyond the roof. The third-story recessed volume is set back from the two-story volume, and includes a wood door that provides access from the interior of the shared catwalk. At the roof, there is a fourth-story utility closet and patio space at each unit, along with stairways that lead down to a shared catwalk located above the second story
along this elevation.7 Also visible along the north elevation of the roof are sloped bases that
once supported west-facing solar panels (Image 108).8
6 The solar panels were removed in 2012. 7 While access to the roof is provided by a curvilinear shaped stucco walls that conceal stairwells to in Building A, access to the roof is provided by interior stairways in Building B.
8 The solar panels were removed in 2012.
Building B at north elevation, view south (Chattel, 2017)
Building B unit entry stairways at right at south elevation, view west (Chattel, 2017)
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The west elevation faces 28th, and is comprised of two stories of smooth stucco and a setback third story composed of dark tinted glass fixed and awning windows set in anodized aluminum frames (Image 36). The curvilinear shaped stucco walls that conceal open stairwells to garage are located at the southern corner of this elevation (Images 37, 38). Each unit has a single courtyard planter, and each volume is painted a unique color. The east elevation is smooth stucco and lacks fenestration.
The south elevation is defined by four main symmetrical three-story volumes, where each
volume defines an individual unit (Images 39-41). The east portion of each volume is
composed of grid-incised stucco pattern that mimics the dimensions of the windows located
on the north and west elevations, as well as one square awning window at the first-story, one
square awning and one fixed rectangular window at the second-story, and one larger fixed rectangular and one square awning window at the third-story. The remaining area of each volume includes a recessed wood entry door located at the top of a stairway, serving as the main entry to each unit. Each unit has a single courtyard planter, and each volume is painted a unique color. Building C
Building C runs east-west and contains four units (K-N) and is composed of smooth stucco
(Images 42-52). The entries to units K and L face north, and the entries to units M and N
face south. Units K and L are symmetrical and mirror units M and N, with the east-west
center of the building as the line of symmetry. Each volume is painted a unique color, and
unlike Buildings A, B, and D, Building C lacks courtyard planters.
The north elevation mirrors the south elevation, and mainly consists of smooth stucco walls
that are unadorned and without fenestration. All fenestration is limited to the central recessed volume that contains two unit entries, as well as the area below the unit entry landing. Each unit entry is accessed via a shared stairway that leads from the ground floor walkway to a second-story landing. Directly below the landing, on either side of the central stair, are dark tinted glass fixed and awning windows set in anodized aluminum frames (Image 46). Each unit entry door is set back in a projecting two-story volume that has an exterior of smooth stucco (Images 46, 47). Between each entry is a recessed single-story volume that has a grid-incised stucco pattern that mimics the dimensions of the windows located on the west
Building C unit entry stairways at right at south elevation, view west (Chattel, 2017)
Building C at north elevation with mechanical equipment visible, view south (Chattel, 2017)
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and east elevations, as well as two awning windows. Exposed mechanical equipment sits above this recessed volume, atop the second story of the building. A set back metal door to a utility closet is accessed on the roof (Image 45). Also visible along the north elevation of
the roof are sloped bases that once supported west- facing solar panels (Image 108).9
The east elevation mirrors the west elevation, and is defined by two symmetrical three-story
volumes consisting of a group of dark tinted glass fixed and awning windows set in anodized aluminum frames comprised of stepped concrete walls that project beyond the windows, and a central two-story volume that consists of dark tinted glass fixed and awning windows set in anodized aluminum frames (Image 48). There is a shared patio above the central two-story volume. At the top of each stepped concrete wall are paired metal chimney stacks that extend beyond the roof. The south elevation mirrors the north elevation, and mainly consists of smooth stucco walls
that are unadorned and without fenestration (Image 52). All fenestration is limited to the
central recessed volume that contains two unit entries, as well as the area below the unit
entry landing. Each unit entry is accessed via a shared stairway that leads from the ground
floor walkway to a second-story landing. Directly below the landing, on either side of the
central stair, are dark tinted glass fixed and awning windows set in anodized aluminum
frames (Image 50). Each unit entry door is set back in a projecting two-story volume that has an exterior of smooth stucco (Images 49, 50). Between each entry is a recessed single-story volume that has a grid-incised stucco pattern that mimics the dimensions of the windows located on the west and east elevations, as well as two awning windows. Exposed mechanical equipment sits above this recessed volume, atop the second-story of the building. The west elevation mirrors the east elevation, and is defined by two symmetrical three-story
volumes consisting of a group of dark tinted glass fixed and awning windows set in anodized
aluminum frames comprised of stepped concrete walls that project beyond the windows, and
a central two-story volume with the same windows (Image 42). At the top of each stepped
concrete wall are paired metal chimney stacks that extend beyond the roof.
9 The solar panels were removed in 2012. Building C at west elevation, view east (Chattel, 2017)
Entries into units K and L at north elevation of Building C at right, view from roof (Chattel, 2017)
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Building D Building D runs east-west—mirroring Building B, with Building C acting as the line of symmetry—and contains four symmetrical units (O-R) that each have a north-facing entry. The exterior is a mixture of smooth and medium sand-finish stucco and consists of four three-story volumes (Images 53-59). The north elevation is defined by four main symmetrical three-story volumes, where each
volume defines an individual unit (Images 55, 56). The west portion of each volume is
composed of grid-incised stucco pattern that mimics the dimensions of the windows located
on the south and west elevations, as well as one square awning window at the first-story,
one square awning and one fixed rectangular window at the second-story, and one larger
fixed rectangular and one square awning window at the third-story. The remaining area of each volume includes a recessed wood entry door located at the top of a stair, serving as the main entry to each unit. Each unit has a single courtyard planter (Image 57), and each volume is painted a unique color. The east elevation is smooth stucco and lacks fenestration (Image 59). The south elevation is defined by four three-story volumes, where each volume defines an
single individual unit (Image 58). Each three-story volume consists of two smaller volumes: a
two-story volume, and a third-story recessed volume. The exterior of the two-story volumes
consists of dark tinted glass fixed and awning windows shaped by stepped concrete walls
that project beyond the windows. At the top of the two uppermost steps of the stepped
concrete walls are pairs of metal chimney stacks that extend beyond the roof. The third-story
recessed volume is setback from the two-story volume, and includes a door that provides
access from the interior of the shared catwalk. A setback metal door to a utility closet is
accessed on the roof (Image 59). Also visible along the north elevation of the roof are sloped
bases that once supported west-facing solar panels (Image 108).10
The west elevation faces 28th, and is comprised of two stories of smooth stucco and a setback third-story composed of dark tinted glass fixed and awning windows set in anodized
10 The solar panels were removed in 2012. Building D unit entry stairways at north elevation, view east (Chattel, 2017)
Building D at west elevation, entry to garage visible at center, view east (Chattel, 2017)
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aluminum frames. The entry stair into the complex and the curvilinear shaped stucco walls that conceal stairwells to garage are located at the northern corner of this elevation (Image 54). ALTERATIONS Limited building permits are available to document alterations. According to permits, alterations have been done primarily to the interior of individual units, and this work has
included kitchen and bathroom remodels. Exterior alterations include removal of solar
panels, installation of tankless water heaters in some roof utility closets, installation of some
new HVAC units and exposed ductwork, waterproofing and replanting of interior planters,
and installation of new metal-pipe lampposts with industrial shades with concrete base.
Refer to Attachment A. Images for a comparison between historic and contemporary images (Images 121-136).
Side yard and rear planters of Building D at south elevation, view west (Chattel, 2017)
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VI. REHABILITATION, RESTORATION, AND MAINTENANCE
RECOMMENDATIONS
This section includes an assessment of existing conditions and recommendations for future work. The subject property generally appears to be in fair condition. However, physical inspection reveals areas of deterioration, in particular, poor site drainage is causing material deterioration.
While all recommended work is important, tasks addressing deterioration linked to water
penetration (such as site drainage and planter repairs) and maintenance of building systems
and prevention should be prioritized over more cosmetic tasks (e.g., painting fences or
gates). The tables in this section outline recommendations for future work. Further
discussion on prioritizing implementation of recommended tasks is included in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application.
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SITE
Feature Description Condition Recommendation(s) Photos
Site
Drainage
Concrete exterior
planters set into podium deck without waterproofing, courtyard planters set into podium deck with waterproofing, and
rear planters set
into podium deck
without
waterproofing. The
complex also
contains French drains. Potted plants are located near unit entries and throughout the patios and roof.
Poor.
Drainage issues throughout complex primarily caused by moisture at exterior and rear planters that lack
waterproofing.
Lack of, and/or
inadequate
waterproofing has
led to
oversaturation of planters and building exteriors, which has resulted in efflorescence, bio growth, and paint deterioration on stucco and
concrete. Some
potted plants are
not elevated.
Engage envelope engineer to assess drainage and prepare surface and subsurface drainage and waterproofing plan. Implement
engineer’s plan. Install adequate planter
waterproofing. Install drip system, if
recommended, and replace irrigation
controller, as needed. Since
courtyard planters were recently
waterproofed, prioritize waterproofing
of exterior and rear planters. The garage exhibits the greatest impacts of poor drainage. Therefore, drainage affecting the garage, most likely the result of poor drainage in exterior and rear planters, should be prioritized. After drainage issues have been addressed, remove
efflorescence and biogrowth, and
repair spalling and cracked stucco
using gentlest means possible. All
potted plants should be elevated for
proper water flow.
Grass overgrowth and stucco deterioration along exterior planter.
Oversaturation causing stucco deterioration in garage due to poor drainage.
Efflorescence in garage due to poor drainage.
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Feature Description Condition Recommendation(s) Photos
Debris, including leaves, gathers near French drains contributing to poor drainage.
Remove debris from drain covers and subsurface drains.
Debris at drain cover, typical condition.
Landscape
Landscape features are generally a mix of trees, hedges, and
grass, and are
contained within
exterior, courtyard,
and rear planters.
Sprinklers provide water to landscaping.
Fair. Some grass is growing over
exterior planters,
and some trees
are overgrown.
This overgrowth is
contributing to water saturation, and stucco and concrete deterioration.
Engage a landscape architect to develop comprehensive landscape
plan; this plan should be developed
in response to engineering plan, and
therefore should address drainage.
Once landscape plan has been
developed, implement plan in coordination with engineer's drainage and waterproofing plan. Consider installing new drip system.
Mature trees along perimeter, west elevation.
Overgrown tree, interior southwest corner.
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Feature Description Condition Recommendation(s) Photos
Hardscape Concrete pedestrian walkways lead from sidewalk to unit entries by way of inner courtyard.
There are roof
membrane-
covered wood and
steel-framed
exterior stairways
to leading to units, patios, roof, and garage. Landings are of same material.
Fair. There is evidence of cracking in the concrete walkways and roof-membrane
covered wood and
steel-framed
exterior stairways.
Grind down or resurface uneven or cracked concrete pedestrian walkways, stairways, and landings in-kind.
Concrete walkway cracking.
Concrete and paint deterioration along stair.
Hardscape Metal gates and fences throughout. The stairways to the roof and patios are enclosed by tubular four-tier metal-pipe railings.
Fair. The majority of metal gates, fences, and railings are in good condition, however some
show evidence of
rust and paint
deterioration.
Repair, replace, and clean metal gates and fences, as necessary. Apply rust inhibitor prior to repainting.
Rusted gate.
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Feature Description Condition Recommendation(s) Photos
Rusted guardrail.
Hardscape Chimney stacks
and chimney caps located at each unit.
Fair.
There is evidence of paint deterioration.
Repaint, repair, replace, and clean chimney stacks and caps, as necessary. Apply rust inhibitor prior to repainting.
Chimney stack paint deterioration.
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EXTERIOR
Feature Description Condition Recommendation(s) Photos
Finishes Buildings, including the roof, are clad in
smooth and in
medium sand-finish
stucco.
Fair.
There is evidence
of stucco
deterioration and
poor repairs.
Recent work
included repainting isolated surfaces with a semi-gloss acrylic paint when the original was high-gloss oil paint. The
differences in
paint are
noticeable and
exhibit different
properties, and
therefore deteriorate differently.
Repair exterior building stucco
and drywall in-kind. Engage
conservation researcher to
develop history of color palette,
including evidence of original
intent or application, and history of modifications. Repaint entire complex in light of color palette research. Locations where cracked stucco is prone to oversaturation and poor drainage should be prioritized.
The building exterior should be
cleaned using the gentlest means
possible. If pressure washed,
pressure should not exceed 400
psi, per Preservation Brief 6:
Dangers of Abrasive Cleaning to
Historic Buildings (refer to Attachment B)..
Cracked stucco in area prone to oversaturation.
Stucco deterioration within stairwell to garage.
Poor stucco repair.
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Doors Flat slab natural finish wood entry
door to each unit.
Fair.
Some doors have
recently been
replaced; majority
are in fair
condition.
Repair, rehang, replace, and
clean wood entry doors, as
necessary. Ideally, all doors would
be replaced at same time.
Wood entry door.
Doors Wood loft and patio doors, and metal utility doors throughout.
Fair. Doors appear to be in fair
condition,
evidenced by
rusting hardware
and poor
waterproofing.
Repair, rehang, replace, and clean loft, patio, and utility doors,
as necessary. Apply rust inhibitor
prior to repainting.
Wood loft door.
Hardware rust.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 23
Poor waterproofing at base of wood loft door.
Windows Fixed and awning,
square and
rectangular windows set in anodized aluminum frames throughout complex.
Fair.
Windows are poorly waterproofed and there are tinting inconsistencies.
Engage window restoration specialist to create window survey and rehabilitation and restoration plan. Survey and plan should include skylights, rear patio door windows, and should address waterproofing and tinting consistency.
All window types visible.
Poorly applied waterproofing sealant.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 24
SYSTEMS
Feature Description Condition Recommendation(s) Photos
Electrical Industrial style bulb lights throughout. Fair.
Many of the fixtures are
missing metal cages,
and some fixtures have
oversized metal cases.
Replace bulb lights, and
install appropriately sized
metal cages, as needed.
Bulb light, typical.
Bulb light in good condition. Electrical Lampposts
throughout
Good.
Lampposts have
recently been replaced.
Repair and replace
lampposts in-kind, as needed.
Lampposts.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 25
Mechanical Exposed mechanical
equipment.
Fair.
There is evidence of
paint chipping. Some
units have installed new
mechanical equipment
that have not been
painted.
Repair and repaint
exposed mechanical
equipment, as necessary.
Paint new exposed
mechanical equipment to
match. Paint deterioration on exposed mechanical equipment.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 26
VII. CONCLUSION
This Architectural Report documents existing conditions of the eighteen-unit condominium
complex at 2433 28th Street in Santa Monica, California and provides recommendations for
future rehabilitation, restoration, and maintenance work in conformance with the Secretary’s
Standards. More detailed information on prioritizing future work and associated costs are
outlined in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the
Mills Act contract application.
ATTACHMENT A: IMAGES
SUN TECH TOWNHOMES
2433 28TH STREET
SANTA MONICA, CA 90405
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
True
North
Assumed
North
Image 1: Subject property outlined in red, and Buildings A, B, C, and D denoted (Google Maps, 2017)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
True
North
Assumed
North Image 2: Aerial of subject property with Buildings A, B, C, and D denoted (Owner Consultant Report, 2017; Timothy Street-Porter,
David Von Hoy Archive, c. 1985)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 3: Aerial of subject property (Owner Consultant Report, 2017; Timothy Street-Porter, David Von Hoy Archive, c. 1985)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 4: Original landscape plan of subject property prepared by Emmet L. Wemple & Associates, Landscape Architects, with Buildings A to
D, Units A to R, and exterior, courtyard, and rear planter types denoted (Owner Consultant Report, 2017)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 5: Original section drawings of subject property prepared by UFO (Urban Forms Organization), Architects
(Owner Consultant Report, 2017)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 6: Original window schedule of subject property prepared by UFO (Urban Forms Organization), Architects
(Owner Consultant Report, 2017)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 8: North elevations of Building A at left and Building B at right,
view southwest (Chattel, 2017)
Image 9: Building A at right and neighboring building to east at left at
north elevation, view south (Chattel, 2017)
Image 10: Building A at center and Building B at right at north
elevations, view south (Chattel, 2017)
Image 7: Northwest corner of Pearl and 28th with north elevation of
Building A at far left and west elevation of Building B at center, view
southeast (Chattel, 2017)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 11: Building A at left and Building B at right at north elevations,
view south (Chattel, 2017)
Image 12: Building A at far left and Building B at center at north
elevation, view south (Chattel, 2017)
Image 13: Building B at north elevation, view south (Chattel, 2017) Image 14: Building C at center and Building D at right at west
elevations, view northeast (Chattel, 2017)
SUN TECH TOWNHOMES—OVERALL
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 15: Building B at west elevation, view east (Chattel, 2017) Image 16: Building B at left and Building C at right at west elevations,
view east (Chattel, 2017)
Image 17: Portion of Building B at far left, Building C at center, and
portion of Building D at right at west elevations, view east (Chattel, 2017)
Image 18: Building C at left and Building D at center at west elevations,
entry to garage visible at center, view east (Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING A
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 19: Building A at north elevation, view south (Chattel, 2017) Image 20: North elevation street entry between Building A at left and
Building B at right, view south (Chattel, 2017)
Image 21: Open stairwell to garage at west elevation of Building A,
view from roof (Chattel, 2017)
Image 22: Building A unit entry stairways at west elevation, view south
(Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING A
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 23: Building A and lampposts at right at west elevation, view north
(Chattel, 2017)
Image 24: Building A typical unit entry at west elevation, view east
(Chattel, 2017)
Image 25: Building A at west elevation with third-story patio visible,
view northeast from roof of Building D (Chattel, 2017)
Image 26: Northeast corner of Building A, view southwest
(Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING A
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 27: Building A at east elevation, view north (Chattel, 2017) Image 28: Side yard of Building A at east elevation, view south
(Chattel, 2017)
Image 29: Building A at east elevation, view north (Chattel, 2017) Image 30: Rear planter with deck along east elevation of Building A,
view from roof (Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING A
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 31: Typical rear planter along east elevation of Building A, view from
roof (Chattel, 2017)
Image 32: Vent to garage beyond rail at right corner at south elevation
of Building A, view west (Chattel, 2017)
Image 33: Vent to garage at south elevation of Building A, view east
(Chattel, 2017)
Image 34: Open stairwell to garage between Buildings A at left and B at
right, view from roof (Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING B
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 35: Building B at north elevation, view south (Chattel, 2017) Image 36: Building B at west elevation, view east (Chattel, 2017)
Image 37: West elevation street entry between Building B at left and
Building C at right, view east (Chattel, 2017) Image 38: Open stairwell to garage, adjacent to Building B, view from
roof (Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING B
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
THIS SPACE INTENTIONALLY LEFT BLANK
Image 39: Building B unit entry stairways at right at south elevation, view
west (Chattel, 2017)
Image 40: Building B unit entry stairways at left south elevation, view
east (Chattel, 2017)
Image 41: Building B at south elevation, view northwest from roof of
Building C (Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING C
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 42: Building C at west elevation, view east (Chattel, 2017) Image 43: Concrete pedestrian walkway along west elevation of
Building C, view north (Chattel, 2017)
Image 44: Building C at right at north elevation, view east
(Chattel, 2017) Image 45: Building C at left at north elevation, view west
(Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING C
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 46: Building C at north elevation with mechanical equipment visible,
view south (Chattel, 2017)
Image 47: Entries into units K and L at north elevation of Building C at
right, view from roof (Chattel, 2017)
Image 48: Building C at east elevation, view west from roof of Building A
(Chattel, 2017) Image 49: Building C at left at south elevation, view northeast
(Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING C
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 50: Building C at south elevation with mechanical equipment visible,
view north (Chattel, 2017)
Image 51: Southeast corner of Building C, view northwest
(Chattel, 2017)
Image 52: Building C at right at south elevation, view northwest
(Chattel, 2017)
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SUN TECH TOWNHOMES—BUILDING D
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 53: Building D at west elevation, entry to garage visible at center,
view east (Chattel, 2017)
Image 54: West elevation street entry between Building C at left and
Building D at right, view east (Chattel, 2017)
Image 55: Building D unit entry stairways at north elevation, view east
(Chattel, 2017) Image 56: Building D unit entry stairways at north elevation, view west
(Chattel, 2017)
SUN TECH TOWNHOMES—BUILDING D
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 57: Side yard and rear planters of Building D at south elevation,
view west (Chattel, 2017)
Image 58: Side yard and rear planters of Building D at south elevation,
view east (Chattel, 2017)
Image 59: Building D at south elevation, view north (Chattel, 2017)
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SUN TECH TOWNHOMES—ROOF
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 60: Building A roof with shared walkways and metal-pipe railings,
view south (Chattel, 2017)
Image 61: Building A roof with patios, metal-pipe railings, paired
metal chimney stacks, and utility doors visible, view south (Chattel, 2017)
Image 62: Building B roof with shared walkways, tubular metal railings,
and paired metal chimney stacks and loft doors visible, view south
(Chattel, 2017)
Image 63: Building C at left and Building B roofs at right with bridges
between buildings, view south (Chattel, 2017)
SUN TECH TOWNHOMES—ROOF
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 64: Building B roof patio and metal-pipe railings, view northwest
(Chattel, 2017)
Image 65: Building B roof patio and metal-pipe railings, view northwest
(Chattel, 2017)
Image 66: Building C patio with metal-pipe railings and stairways, view
east (Chattel, 2017) Image 67: Exposed mechanical equipment at Building C, view south
(Chattel, 2017)
SUN TECH TOWNHOMES—ROOF
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 68: Building B shared walkway, metal-pipe railings, and paired metal
chimney stacks equipment (Chattel, 2017)
Image 69: Exposed mechanical equipment at Building C (Chattel, 2017)
Image 70: Building A open stairwell with curvilinear shaped stucco wall
at roof (Chattel, 2017) Image 71: Building D roof with shared walkways and metal-pipe railings,
view east (Chattel, 2017)
SUN TECH TOWNHOMES—GARAGE
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 73: Garage interior, view southwest (Chattel, 2017)
Image 74: Garage interior, view northwest (Chattel, 2017) Image 75: Garage mailboxes, view southwest (Chattel, 2017)
Image 72: Garage gate at west elevation, view northeast (Chattel, 2017)
SUN TECH TOWNHOMES—GARAGE
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 76: Fire alarm system at garage (Chattel, 2017)
THIS SPACE INTENTIONALLY LEFT BLANK THIS SPACE INTENTIONALLY LEFT BLANK
THIS SPACE INTENTIONALLY LEFT BLANK
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 77: Typical grass overgrowth and stucco deterioration
(Chattel, 2017)
Image 78: Typical grass overgrowth and stucco deterioration
(Chattel, 2017)
Image 79: Typical grass overgrowth and stucco deterioration
(Chattel, 2017)
Image 80: Concrete deterioration due to metal expansion
(Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 81: Typical cracked stucco deterioration in area prone to
oversaturation (Chattel, 2017)
Image 82: Stucco deterioration within open stairwell to garage
(Chattel, 2017)
Image 83: Stucco deterioration within open stairwell to garage
(Chattel, 2017)
Image 84: Typical poor paint condition at south elevation of Building B
(Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 85: Typical poor paint condition (Chattel, 2017) Image 86: Stucco cracking at Building B (Chattel, 2017)
Image 87: Poor paint condition marked by red arrows at Building B,
view north (Chattel, 2017)
Image 88: Typical efflorescence at stucco wall (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 89: Typical cracking at concrete walkway (Chattel, 2017) Image 90: Recently waterproofed interior planters (Chattel, 2017)
Image 91: Typical wood entry door (Chattel, 2017) Image 92: Typical rusted gate (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 93: Biogrowth at east property line wall (Chattel, 2017) Image 94: Typical bulb light with metal cage (Chattel, 2017)
Image 95: Typical bulb light with missing metal cage (Chattel, 2017)
Image 96: Typical bulb light with oversized metal cage (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 98: Temporary window waterproofing adhesive sealant
(Chattel, 2017)
Image 99: Door waterproofing in poor condition (Chattel, 2017) Image 100: Roof guardrail with rust visible (Chattel, 2017)
Image 97: Typical roof utility closet vents (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 101: Typical roof outlet with non-historic case (Chattel, 2017) Image 102: Hose bibb and outlets with missing case (Chattel, 2017)
Image 103: Typical courtyard planter (Chattel, 2017) Image 104: Stucco near interior planter and sprinkler marked by red
arrow, more prone to further deterioration (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 105: Dented exposed mechanical equipment (Chattel, 2017) Image 106: Typical exposed mechanical equipment paint deterioration
(Chattel, 2017)
Image 107: Typical unpainted rooftop HVAC (Chattel, 2017) Image 108: Base for solar panels which were removed in 2012, typical
poor stucco repair marked by red arrow (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 110: Typical metal fence with rust visible (Chattel, 2017)
Image 111: Fence and gate at stairway to upper levels and roof
(Chattel, 2017) Image 112: Typical French drain with debris at drain cover
(Chattel, 2017)
Image 109: Typical rust at door hinge (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 113: Skylight at Building C (Chattel, 2017) Image 114: Skylight at Building C with evidence of water damage and
poor repairs (Chattel, 2017)
Image 115: Mature tree overgrowth (Chattel, 2017) Image 116: Typical ceiling deterioration at garage (Chattel, 2017)
SUN TECH TOWNHOMES—CONDITIONS
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 117: Typical efflorescence at garage (Chattel, 2017) Image 118: Stucco deterioration and efflorescence at garage
(Chattel, 2017)
Image 119: Efflorescence at garage (Chattel, 2017) Image 120: Paint deterioration and cracking at garage due to older
garage bins scraping wall (Chattel, 2017)
SUN TECH TOWNHOMES—HISTORIC VS. CONTEMPORARY
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 122: Building C at center and part of Building D at right at west
elevations, view northwest (Chattel, 2017)
Image 123: Building C at west elevation, view southeast (City's
Consultant Report p. 27, 2016; AMC Revue d'Architecture, 1986)
Image 124: Building C at west elevation, view southeast (Chattel, 2017)
Image 121: Building C at center and part of Building D at right at west
elevations, view northwest (Owner Consultant Report p. 98, 2017;
friendsofarch, 1989)
SUN TECH TOWNHOMES—HISTORIC VS. CONTEMPORARY
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 126: Street entry between Buildings C and D at west elevations,
view east (Chattel, 2017)
Image 127: View from above, open stairwell, Townhome N and street
entries at west elevation, view west (Owner Consultant Report p. 83, 2017;
David Van Hoy Archive, 1981)
Image 128: View from above, open stairwell, Townhome N and street
entries at west elevation, view west (Chattel, 2017)
Image 125: Street entry between Buildings C and D at west elevations,
view east (Owner Consultant Report p. 97, 2017; GA Houses, 1982)
SUN TECH TOWNHOMES—HISTORIC VS. CONTEMPORARY
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 130: Building D unit entry stairways at north elevation, view east
(Chattel, 2017)
Image 131: Building D unit entry stairways at north elevation, view east
(Owner Consultant Report p. 100, 2017; friendsofarch, 1989)
Image 132: Building D unit entry stairways at north elevation, view east
(Chattel, 2017)
Image 129: Building D unit entry stairways at north elevation, view east
(Owner Consultant Report p. 84, 2017; David Van Hoy Archive, 1981)
SUN TECH TOWNHOMES—HISTORIC VS. CONTEMPORARY
2433 28TH STREET, SANTA MONICA, CALIFORNIA
IMAGE ATTACHMENT
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
Image 134: Building A typical unit entry at west elevation, view east
(Chattel, 2017)
Image 135: Building A and lampposts at right at west elevation, view
north (Owner Consultant Report p. 93, 2017; GA Houses 12)
Image 136: Building A and lampposts at right at west elevation, view
north (Chattel, 2017)
Image 133: Building A typical unit entry at west elevation, view east
(Owner Consultant Report p. 101, 2017; friendsofarch, 1989)
ATTACHMENT B:
PRESERVATION BRIEF 6:
DANGERS OF ABRASIVE CLEANING TO HISTORIC BUILDINGS
SUN TECH TOWNHOMES
2433 28TH STREET
SANTA MONICA, CA 90405
6 PRESERV ATION
BRIEFS
Dangers of Abrasive Cleaning
to Historic Buildings
Anne E. Grimmer
U.S. Department of the Interior
National Park Service
Cultural Resources
Heritage Preservation Services
"The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other
cleaning methods that will damage the historic building materials shall not be undertaken."-The Secretary of the
Interior's "Standards for Historic Preservation Projects."
Abrasive cleaning methods are responsible for causing a great
deal of damage to historic building materials. To prevent
indiscriminate use of these potentially harmful techniques.
this brief has been prepared to explain abrasive cleaning
methods, how they can be physically and aesthetically de-
structive to historic building materials, and why they generally
are not acceptable preservation treatments for historic st ruc-
tures. There are alternative, less harsh means of cleaning and
removing paint and stains from historic buildings. However.
careful testing should preceed general cleaning to assure that
the method selected will not have an adverse effect on the
building materials. A historic building is irreplaceable. and
should be cleaned using only the "gentlest means possible"
to best preserve it.
What is Abrasive Cleaning?
Abrasive cleaning methods include all techniques that phys-
ically abrade the building surface to remove soils, discolor-
ations or coatings. Such techniques involve the use of certain
materials which impact or abrade the surface under pressure,
or abrasive tools and equipment. Sand, because it is readily
available, is probably the most commonly used type of grit
material. However, any of the following materials may be
substituted for sand, and all can be classified as abrasive
substances: ground slag or volcanic ash, crushed (pulverized)
walnut or almond shells. rice husks, gwund corncobs, ground
coconut shells, crushed eggshells, silica flour, synthetic par-
ticles, glass beads and micro-balloons. Even water under pres-
sure can be an abrasive substance. Tools and equipment that
are abrasive to historic building materials include wire
brushes, rotary wheels, power sanding disks and belt sanders.
The use of water in combination with grit may also be
classified as an abrasive cleaning method. Depending on the
manner in which it is applied, water may soften the impact
of the grit, but water that is too highly pressurized can be
very abrasive. There are basically two different methods
which can be referred to as "wet grit," and it is important to
differentiate between the two. One technique involves the
addition of a stream of water to a regular sandblasting nozzle.
This is done primarily to cut down dust. and has very little,
if any, effect on reducing the aggressiveness, or cutting action
of the grit particles. With the second technique, a very small
amount of grit is added to a pressurized water stream. This
method may be controlled by regulating the amount of grit
fed into the water stream, as well as the pressure of the water.
Why Are Abrasive Cleaning Methods Used?
Usually, an abrasive cleaning method is selected as an ex-
peditious means of quickly removing years of dirt accumu-
lation, unsightly stains, or deteriorating building fabric or
finishes, such as stucco or paint. The fact that sandblasting
is one of the best known and most readily available building
cleaning treatments is probably the major reason for its fre-
quent use.
Many mid-19th century brick buildings were painted im-
mediately or soon after completion to protect poor quality
brick or to imitate another material. such as stone. Sometimes
brick buildings were painted in an effort to produce what was
considered a more harmonious relationship between a build-
ing and its natural surroundings. By the 1870s, brick buildings
For sale by the Superintendent of Documents, U.S. Government Printing Office
Washington, D.C. 20402
Abrasively Cleaned vs. Untouched Brick. Two brick rowhouses with
a common far;ade provide an excellent point of comparison when only
one of the houses has been sandblasted. It is clear that abrasive blasting.
by removing the outer surface. has left the brickwork on the left rough
and pitted. while that on the right still exhibits an undamaged and
relatively smooth surface. Note that the abrasive cleaning has also
removed a considerable portion of the mortar from the joints of the
brick on the left side. which will require repointing.
were often left unpainted as mechanization in the brick in-
dustry brought a cheaper pressed brick and fashion decreed
a sudden preference for dark colors. However. it was still
customary to paint brick of poorer quality for the additional
protection the paint afforded.
It is a common 20th-century misconception that all historic
masonry buildings were initially unpainted. If the intent of
a modern restoration is to return a building to its original
appearance. removal of the paint not only may be historically
inaccurate, but also harmful. Many older buildings were
painted or stuccoed at some point to correct recurring main-
tenance problems caused by faulty construction techniques.
to hide alterations, or in an attempt to solve moisture prob-
lems. If this is the case. removal of paint or stucco may cause
these problems to reoccur.
Another reason for paint removal. particularly in rehabil-
itation projects. is to give the building a "new image" in
response to contemporary design trends and to attract inves-
tors or tenants. Thus. it is necessary to consider the purpose
of the intended cleaning. While it is clearly important to
remove unsightly stains. heavy encrustations of dirt. peeling
paint or other surface coatings. it may not be equally desirable
to remove paint from a building which originally was painted.
Many historic buildings which show only a slight amount of
soil or discoloration are much better left as they are. A thin
layer of soil is more often protective of the building fabric
than it is harmful. and seldom detracts from the building's
2
Abrading the Surface without Removing the Paint. Even though the
entire outer surface layer of the brick has been sandblasted off. spots
of paint still cling to the masonry. Sandblasting or other similarly
abrasive methods are not always a successful means of removing paint.
architectural and/or historic character. Too thorough cleaning
of a historic building may not only sacrifice some of the build-
ing's character, but also. misguided cleaning efforts can cause
a great deal of damage to historic building fabric. Unless
there are stains, graffiti or dirt and pollution deposits which
are destroying the building fabric. it is generally preferable
to do as little cleaning as possible. or to repaint where nec-
essary. It is important to remember that a historic building
does not have to look as if it were newly constructed to be
an attractive or successful restoration or rehabilitation proj-
ect. For a more thorough explanation of the philosophy of
cleaning historic buildings see Preservation Briefs: No. I
"The Cleaning and Waterproof Coating of Masonry Build-
ings," by Robert C. Mack. AlA.
Problems of Abrasive Cleaning
The crux of the problem is that abrasive cleaning is just that-
abrasive. An abrasively cleaned historic structure may be
physically as well as aesthetically damaged. Abrasive methods
"clean" by eroding dirt or paint, but at the same time they
also tend to erode the surface of the building material. In this
way, abrasive cleaning is destructive and causes irreversible
harm to the historic building fabric. If the fabric is brick,
abrasive methods remove the hard, outer protective surface,
and therefore make the brick more susceptible to rapid weath-
ering and deterioration. Grit blasting may also increase the
water permeability of a brick wall. The impact of the grit
particles tends to erode the bond beiween the mortar and the
brick, leaving cracks or enlarging existing cracks where water
can enter. Some types of stone develop a protective patina
or "quarry crust" parallel to the worked surface (created by
the movement of moisture towards the outer edge). which
also may be damaged by abrasive cleaning. The rate at which
the material subsequently weathers depends on the quality
of the inner surface that is exposed.
Abrasive cleaning can destroy. or substantially diminish.
decorative detailing on buildings such as a molded brickwork
or architectural terra-cotta. ornamental carving on wood or
stone. and evidence of historic craft techniques. such as tool
marks and other surface textures. In addition. perfectly sound
and/or "tooled" mortar joints can be worn away by abrasive
techniques. This not only results in the loss of historic craft
detailing but also requires repointing. a step involving con-
slderable time, skill and expense, and which might not have
been necessary had a gentler method been chosen. Erosion
and pitting of the building material by abrasive cleaning cre-
ates a greater surface area on which dirt and pollutants col-
lect. In this sense, the building fabric "attracts" more dirt,
and will require more frequent cleaning in the future.
In addition to causing physical and aesthetic harm to the
historic fabric, there are several adverse environmental ef-
fects of dry abrasive cleaning methods. Because of the friction
caused by the abrasive medium hitting the building fabric,
these techniques usually create a considerable amount of
dust, which is unhealthy, particularly to the operators of the
abrasive equipment. It further pollutes the environment
around the job site, and deposits dust on neighboring build-
ings, parked vehicles and nearby trees and shrubbery. Some
adjacent materials not intended for abrasive treatment such
as wood or glass, may also be damaged because the equipment
may be difficult to regulate.
Wet grit methods, while eliminating dust, deposit a messy
slurry on the ground or other objects surrounding the base
of the building. In colder climates where there is the threat
of frost , any wet cleaning process applied to historic masonry
structures must be done in warm weather, allowing ample
time for the wall to dry out thoroughly before cold weather
sets in. Water which remains and freezes in cracks and open-
ings of the masonry surface eventually may lead to spalling.
High-pressure wet cleaning may force an inordinate amount
of water into the walls, affecting interior materials such as
plaster or joist ends, as well as metal building components
within the walls.
Variable Factors
The greatest problem in developing practical guidelines for
cleaning any historic building is the large number of variable
and unpredictable factors involved. Because these variables
make each cleaning project unique, it is difficult to establish
specific standards at this time. This is particularly true of
abrasive cleaning methods because their inherent potential
for causing damage is multiplied by the following factors:
-the type and condition of the material being cleaned;
-the size and sharpness of the grit particles or the mechan-
ical equipment;
-the pressure with which the abrasive grit or equipment is
applied to the building surface;
-the skill and care of the operator; and
-the constancy of the pressure on all surfaces during the
cleaning process.
Micro-Abrasive Cleaning. This small. pencil-sized micro-abrasive unit
is used by some museum conservators to clean small objects. This
particular micro-abrasive unit is operated within the confines of a box
(approximately 2 cubic feet of space). but a similar and slightly larger
unit may be used for cleaning larger pieces of sculpture. or areas of
architectural detailing on a building. Even a pressure cleaning unit this
small is capable of eroding a surface. and must be carefully controlled.
"Line Drop." Even though the operator afthe sandblasting equipment
is standing on a ladder to reach the higher sections of the wall. it is still
almost impossible to have total control over the pressure. The pressure
of the sand hitting the lower portion of the wall will still be greater
than that above. because of the "lin e drop" in the distance from the
pressure source to the nozzle. (Hugh Miller)
Pressure: The damaging effects of most of the variable factors
involved in abrasive cleaning are self evident. However, the
matter of pressure requires further explanation. In cleaning
specifications, pressure is generally abbreviated as "psi"
(pounds per square inch), which technically refers to the "tip"
pressure, or the amount of pressure at the nozzle of the blast-
ing apparatus. Sometimes "psig," or pressure at the gauge
(which may be many feet away, at the other end of the hose),
is used in place of "psi." These terms are often incorrectly
used interchangeably.
Despite the apparent care taken by most architects and
building cleaning contractors to prepare specifications for
pressure cleaning which will not cause harm to the delicate
fabric of a historic building, it is very difficult to ensure that
the same amount of pressure is applied to all parts of the
building. For example, if the operator of the pressure equip-
ment stands on the ground while cleaning a two-story struc-
ture, the amount of force reaching the first story will be
greater than that hitting the second story, even if the operator
stands on scaffolding or in a cherry picker, because of the
"line drop" in the distance from the pressure source to the
nozzle. Although technically it may be possible to prepare
cleaning specifications with tight controls that would elimi-
nate all but a small margin of error, it may not be easy to
find professional cleaning firms willing to work under such
restrictive conditions. The fact is that many professional
building cleaning firms do not really understand the extreme
delicacy of historic building fabric, and how it differs from
modern construction materials. Consequently, they mily ac-
3
cept building cleaning projects for which they have no ex-
perience.
The amount of pressure used in any kind of cleaning treat-
ment which involves pressure, whether it is dry or wet grit,
chemicals or just plain water, is crucial to the outcome of the
cleaning project. Unfortunately, no standards have been es-
tablished for determining the correct pressure for cleaning
each of the many historic building materials which would not
cause harm. The considerable discrepancy between the way
the building cleaning industry and architectural conservators
define "high" and "low" pressure cleaning plays a significant
role in the difficulty of creating standards.
Nonhistoricllndustria/: A representative of the building clean-
ing industry might consider "high" pressure water cleaning
to he anything over 5,000 psi, or even as high as 10,000 to
15,000 psi' Water under this much pressure may be necessary
to clean industrial structures or machinery, but would destroy
most historic building materials. Industrial chemical cleaning
commonly utilizes pressures between I ,000 and 2,500 psi.
Spalling Brick, This soft. earlv 19th-cell/llry hrick was sandblasted ill
the 1960s; consequentlv. ~el'ere spallillg has resulted. Some hricks hal'l'
almo.1'I towlly disintegrated. and will el'enll/allv hUl'e to he replaced.
(Rohert S. Gamhle)
Historic: By contrast. conscientious dry or wet abrasive clean-
ing of a historic structure would be conducted within the
range of 20 to 100 psi at a range of 3 to 12 inches. Cleaning
al this low pressure requires the use of a very fine 00 or 0
mesh grit forced through a nozzle with a Y4 inch opening. A
similar. even more delicate method being adopted by archi-
tectural conservators uses a micro-abrasive grit on small,
hard-to-clean areas of carved, cut or molded ornament on a
building fac;ade. Originally developed by museum conserva-
tors for cleaning sculpture, this technique may employ glass
beads, micro-balloons, or another type of micro-abrasive
gently powered at approximately 40 psi by a very small, al-
most pencil-like pressure instrument. Although a slightly
larger pressure instrument may be used on historic buildings,
this technique still has limited practical applicability on a large
scale building cleaning project because of the cost and the
relatively few technicians competent to handle the task. In
general. architectural conservators have determined that only
through very com rolled conditions can most historic building
material be abrasivl:ly cleaned of soil or paint without meas-
urable damage to the surface or profile of the substrate.
Yet some professional cleaning companies which sepcialize
in cleaning historic masonry buildings use chemicals and water
at a pressure of approximately 1,500 psi, while other cleaning
firms recommend lower pressures ranging from 200 to 800 psi
for a similar project. An architectural conservator might de-
cide, after testing. that some historic structures could be
cleaned properly using a moderate pressure (200-600 psi), or
even a high pressure (600-1800 psi) water rinse. However,
4
cleaning historic buildings under such high pressure should
be considered an exception rather than the rule, and would
require very careful testing and supervision to assure that the
historic surface materials could withstand the pressure with-
out gouging, pitting or loosening.
These differences in the amount of pressure used by com-
mercial or industrial building cleaners and architectural con-
servators point to one of the main problems in using abrasive
means to clean historic buildings: misunderstanding of the
potentially fragile nature of historic building materials. There
is no one cleaning formula or pressure suitable for all situa-
tions. Decisions regarding the proper cleaning process for
historic structures can be made only after careful analysis of
the building fabric, and testing.
How Building Materials React to Abrasive Cleaning
Methods
Brick and Architectural Terra-Cotta: Abrasive blasting does
not affect all building materials to the same degrec. Such
techniques quite logically cause greater damage to softer and
more porous materials, such as brick or architectural terra-
cotta. When these materials are cleaned abrasively, the hard,
outer layer (closest to the heat of the kiln) is eroded, leaving
the soft. inner core exposed and susceptible to accelerated
weathering. Glazed architectural terra-cotta and ceramic ve-
neer have a baked-on glaze which is also easily damaged by
abrasive cleaning. Glazed architectual terra-cotta was de-
signed for easy maintenance, and generally can be cleaned
using detergent and water; but chemicals or steam may be
needed to remove more persistent stains. Large areas of brick
or architectural terra-cotta which have been painted are best
left painted. or repainted if necessary.
Plaster and Stucco: Plaster and stucco are types of masonry
finish materials that are softer than brick or terra-cotta: if
treated abrasively these materials will simply disintegrate.
Indeed. when plaster or stucco is treated abrasively it is usu-
ally with the intention of removing the plaster or stucco from
whatever base material or substrate it is covering. Obviously.
such abrasive techniques should not be applied to clean sound
plaster or stuccoed walls, or decorative plaster wall surfaces.
Building Stones: Building stones are cut from the three main
categories of natural rock: dense, igneous rock such as gran-
ite; sandy. sedimentary rock such as limestone or sandstone:
and crystalline, metamorphic rock such as marble. As op-
Abrasive Cleaning of Tooled Granite, Even this carefully colllrolled
"wet grit" blasting has erased verticallOoling marks in the CIII granite
blocks on the left. Not only has the lOoling been destroyed, bill the
damaged stone surface is now more susceptible 10 accelerated weath-
ering.
posed to kiln-dried masonry materials such as brick and ar-
chitectural terra-cotta, building stones are generally
homogeneous in character at the time of a building's con-
struction. However, as the stone is exposed to weathering
and environmental pollutants, the surface may become fria-
ble, or may develop a protective skin or patina. These outer
surfaces are very susceptible to damage by abrasive or im-
proper chemical cleaning.
Building stones are frequently cut into ashlar blocks or
"dressed" with tool marks that give the building surface a
specific texture and contribute to its historic character as
much as ornately carved decorative stonework. Such detailing
is easily damaged by abrasive cleaning techniques: the pattern
of tooling or cutting is erased, and the crisp lines of moldings
or carving are worn or pitted.
Occasionally, it may be possible to clean small areas of
rough-cut granite, limestone or sandstone having a heavy dirt
encrustation by using the "wet grit" method. whereby a small
amount of abrasive material is injected into a controlled.
pressurized water stream. However, this technique requires
very careful supervision in order to prevent damage to the
stone. Polished or honed marble or granite should never be
treated abrasively, as the abrasion would remove the fin ish
in much the way glass would be etched or "frosted" by such
a process. It is generally preferable to underclean . as too
strong a cleaning procedure will erode the stone, exposing
a new and increased surface area to collect atmospheric mois-
ture and dirt. Removing paint, stains or graffiti from most
types of stone may be accomplished by a chemical treatment
carefully selected to best handle the removal of the particular
type of paint or stain without damaging the stone. (See section
on the "Gentlest Means Possible")
Abrasive Cleaning of Wood. This wooden windowsill. molding and
paneling have been sandblasted to remove layers oj paint in the re-
habilitation oj this commercial building. Not only is some paint still
embedded in cracks and crevices oj the woodwork. but more impor-
tantly. grit blasting has actually eroded the summer wood. in eJJect
raising the grain. and resulting in a rough surJace.
Wood: Most types of wood used for buildings are soft. fibrous
and porous, and are particularly susceptible to damage by
abrasive cleaning. Because the summer wood between the
lines of the grain is softer than the grain itself, it will be worn
away by abrasive blasting or power tools, leaving an uneven
surface with the grain raised and often frayed or "fuzzy,"
Once this has occurred, it is almost impossible to achieve a
smooth surface again except by extensive hand sanding, which
is expensive and will quickly negate any costs saved earlier
by sandblasting. Such harsh cleaning treatment also obliter-
ates historic tool marks, fine carving and detailing, which
precludes its use on any interior or exterior woodwork which
has been hand planed, milled or carved.
Metals: Like stone, metals are another group of building
materials which vary considerably in hardness and durability.
Softer metals which are used architecturally. such as tin, zinc,
lead, copper or aluminum, generally should not be cleaned
abrasively as the process deforms and destroys the original
surface texture and appearance, as well as the acquired pa-
tina. Much applied architectural metal work used on historic
buildings-tin, zinc , lead and copper-is often quite thin and
soft, and therefore susceptible to denting and pitting. Gal-
vanized sheet metal is especially vulnerable, as abrasive treat-
ment would wear away the protective galvanized layer.
In the late 19th and early 20th centuries, these metals were
often cut, pressed or otherwise shaped from sheets of metal
into a wide variety of practical uses such as roofs, gutters and
flashing, and fac;ade ornamentation such as cornices. friezes.
dormers, panels, cupolas. oriel windows. etc. The architec-
ture of the 1920s and 1930s made use of metals such as
chrome, nickel alloys, aluminum and stainless steel in dec-
orative exterior panels, window frames. and doorways. Harsh
abrasive blasting would destroy the original surface finish of
most of these metals, and would increase the possiblity of
corrosion.
However, conservation specialists are now employing a
sensitive technique of glass bead peening to clean some of
the harder metals, in particular large bronze outdoor sculp-
ture. Very fine (75-125 micron) glass beads are used at a low
pressure of 60 to 80 psi. Because these glass beads are com-
pletely spherical, ther are no sharp edges to cut the surface
of the metal. After cleaning, these statues undergo a lengthy
process of polishing. Coatings are applied which protect the
surface from corrosion. but they must be renewed every 3 to
5 years. A similarly delicate cleaning technique employing
glass beads has been used in Europe to clean historic masonry
structures without causing damage. But at this time the proc-
ess has not been tested sufficiently in the United States to
recommend it as a building conservation measure.
Sometimes a very fine smooth sand is used at a low pressure
to clean or remove paint and corrosion from copper flashing
and other metal building components. Restoration architects
recently found that a mixture of crushed walnut shells and
copper slag at a pressure of approximately 200 psi was the
only way to remove corrosion successfully from a mid-19th
century terne-coated iron roof. Metal cleaned in this manner
must be painted immediately to prevent rapid recurrence of
corrosion. It is thought that these methods "work harden"
the surface by compressing the outer layer. and actually may
be good for the surface of the metal. But the extremely com-
plex nature and the time required by such processes make it
very expensive and impractical for large-scale use at this time.
Cast and wrought iron architectural elements may be gently
sandblasted or abrasively cleaned using a wire brush to re-
move layers of paint, rust and corrosion. Sandblasting was.
in fact, developed originally as an efficient maintenance pro-
cedure for engineering and industrial structures and heavy
machinery-iron and steel bridges, machine tool frames. en-
gine frames, and railroad rolling stock-in order to clean and
prepare them for repainting. Because iron is hard, its surface.
5
which is naturally somewhat uneven, will not be noticeably
damaged by controlled abrasion. Such treatment will. how'-
ever, re~ult in a small amount of pitting. But this slight abra-
sion creates a good surface for paint, since the iron must bc
repainted immediately to prevent corrosion. Any abrasive
cleaning of metal building components will also remove the
caulking from joints and around other openings. Such areas
must be recaulked quickly to prevent moisture from entering
and rusting the metal, or causing deterioration of other build-
ing fabric inside the structure.
When is Abrasive Cleaning Permissible?
For the most part, abrasive cleaning is destructive to historic
building materials. A limited number of special cases have
been explained when it may be appropriate, if supervised by
a skilled conservator, to use a delicate abrasive technique on
some historic building materials. The type of "wet grit" clean-
ing which involves a small amount of grit injected into a
stream of low pressure water may be used on small areas of
stone masonry (i.e., rough cut limestone, sandstone or un-
polished granite), where milder cleaning methods have not
been totally successful in removing harmful deposits of dirt
and pollutants. Such areas may include stone window sills,
the wps of cornices or column capitals, or other detailed areas
of the fa<;ade.
This is still an abrasive technique, and without proper cau-
tion in handling, it can be jus I as harmful 10 Ihe building
surface as any olher abrasive cleaning method. Thus, the de-
cision to use this type of "wet grit" process should be made
only after consultation with an experienced building con-
servator. Remember that il is very lime consuming and ex-
pensive to use any abrasive technique on a historic building
in such a manner that it does not cause harm to the often fragile
and friable building materials.
At this time , and only under certain circumstances, abrasive
cleaning methods may be used in the rehabilitation of interior
spaces of warehouse or industrial buildings for contemporary
uses.
Interior spaces of factories or warehouse structures in which
the masonry or plaster surfaces do not have significant design,
detailing, tooling or finish, and in which wooden architectural
features are not finished, molded, beaded or worked by hand,
may be cleaned abrasively in order to remove layers of paint
and industrial discolorations such as smoke, soot, etc. It is
expected after such treatment that brick surfaces will be rough
and pitted, and wood will be somewhat frayed or "fuzzy"
Permissible Abrasive Cleaning, In accordance with the Secretary of
the Interior's Guidelines for Rehabilitation Projects, it may be ac-
ceptable to use abrasive techniques to clean an industrial interior space
such as that il/ustraled here, because the masonry surfaces do not have
significant design, detailing, tooling or finish, and the wooden archi-
tectural features are not finished, molded, beaded or worked by hand.
6
with raised wood grain. These nonsignificant surfaces will be
damaged and have a roughened texture, but because they are
interior elements, they will not be subject to further deteri-
oration caused by weathering.
Historic Interiors that Should Not Be Cleaned Abrasively
Those instances (generally industrial and some commercial prop-
erties), when it may be acceptable to use an abrasive treatment
on the interior of historic structures have been described. But for
the majority of historic buildings, the Secretary of the Interior's
Guidelines for Rehabilitation do not recommend "changing the
texture of exposed wooden architectural features (induding struc-
tural members) and masonry surfaces through sandblasting or use
of other abrasive techniques to remove paint, discolorations and
plaster. ... "
Thus, it is not acceptable to clean abrasively interiors of
historic residential and commercial properties which have fin-
ished interior spaces featuring milled woodwork such as
doors, window and door moldings, wainscoting, stair balus-
trades and mantelpieces. Even the most modest historic house
interior, although it may not feature elaborate detailing, con-
tains plaster and woodwork that is architecturally significant
to the original design and function of the house. Abrasive
cleaning of such an interior would be destructive to the his-
toric integrity of the building.
Abrasive cleaning is also impractical. Rough surfaces of
abrasively cleaned wooden elements are hard to keep clean.
It is also difficult to seaL paint or maintain these surfaces
which can be splintery and a problem to the building's oc-
cupants. The force of abrasive blasting may cause grit par-
ticles to lodge in cracks of wooden elements, which will be
a nuisance as the grit is loosened by vibrations and gradually
sifts out. Removal of plaster will reduce the thermal and
insulating value of the walls. Interior brick is usually softer
than exterior brick, and generally of a poorer quality. Re-
moving surface plaster from such brick by abrasive means
often exposes gaping mortar joints and mismatched or re-
paired brickwork which was never intended to show. The
resulting bare brick wall may require repointing, often dif-
ficult to match. It also may be necessary to apply a transparent
surface coating (or sealer) in order to prevent the mortar and
brick from "dusting." However, a sealer may not only change
the color of the brick, but may also compound any existing
moisture problems by restricting the normal evaporation of
water vapor from the masonry surface.
"Gentlest Means Possible"
There are alternative means of removing dirt, stains and paint
from historic building surfaces that can be recommended as
more efficient and less destructive than abrasive techniques.
The "gentlest means possible" of removing dirt from a build-
ing surface can be achieved by using a low-pressure water
wash, scrubbing areas of more persistent grime with a natural
bristle (never metal) brush. Steam cleaning can also be used
effectively to clean some historic building fabric. Low-pres-
sure water or steam will soften the dirt and cause the deposits
to rise to the surface, where they can be washed away.
A third cleaning technique which may be recommended to
remove dirt, as well as stains, graffiti or paint, involves the
use of commerically available chemical cleaners or paint re-
movers, which, when applied to masonry, loosen or dissolve
the dirt or stains. These cleaning agents may be used in com-
bination with water or steam, followed by a clear water wash
to remove the residue of dirt and the chemical cleaners from
the masonry. A natural bristle brush may also facilitate this
type of chemically assisted cleaning, particularly in areas of
heavy dirt deposits or stains, and a wooden scraper can be
Do not Abrasively Clean these Interiors. Most historic residential and
some commercial interior spaces contain finished plaster and wooden
elements such as this stair balustrade and paneling which cOlltribwe
to the historic and architectural character of the structure. Such interiors
should not be subjected to abrasive techniques for the purpose of
removing paint, dirt, discoloration or plaster.
useful in removing thick encrustations of soot. A limewash
or absorbent talc, whiting or clay poultice with a solvent can
be used effectively to draw out salts or stains from the surface
of the selected areas of a building fa<;ade. It is almost im-
possible to remove paint from masonry surfaces without caus-
ing some damage to the masonry, and it is best to leave the
surfaces as they are or repaint them if necessary.
Some physicists are experimenting with the use of pulsed
laser beams and xenon flash lamps for cleaning historic ma-
sonry surfaces. At this time it is a slow, expensive cleaning
method, but its initial success indicates that it may have an
increasingly important role in the future.
There are many chemical paint removers which. when ap-
plied to painted wood, soften and dissolve the paint so that
it can be scraped off by hand. Peeling paint can be removed
from wood by hand scraping and sanding. Particularly thick
layers of paint may be softened with a heat gun or heat plate.
providing appropriate precautions are taken. and the paint
film scraped off by hand. Too much heat applied to the same
spot can burn the wood, and the fumes caused by burning
paint are dangerous to inhale, and can be explosive. Fur-
thermore. the hot air from heat guns can start fires in the
building cavity. Thus. adequate ventilation is important when
using a heat gun or heat plate. as well as when using a chem-
ical stripper. A torch or open flame should never be used.
Preparations for Cleaning: It cannot be overemphasized that
all of these cleaning methods must be approached with cau-
tion. When using any of these procedures which involve water
or other liquid cleaning agents on masonry, it is imperative
that all openings be tightly covered. and all cracks or joints
be well pointed in order to avoid the danger of water pen-
etrating the building's facade, a circumstance which might
result in serious moisture related problems such as efflores-
cence and/or subflorescence. Any time water is used on ma-
sonry as a cleaning agent, either in its pure state or in
combination with chemical cleaners. it is very important that
the work be done in warm weather when there is no danger
of frost for several months. Otherwise water which has pen-
etrated the masonry may freeze, eventually causing the sur-
face of the building to crack and spall, which may create
another conservation problem more serious to the health of
the building than dirt.
Each kind of masonry has a unique composition and reacts
differently with various chemical cleaning substances. Water
and/or chemicals may interact with minerals in stone and
cause new types of stains to leach out to the surface imme-
diately, or more gradually in a delayed reaction. What may
be a safe and effective cleaner for certain stain on one type
of stone, may leave unattractive discolorations on another
stone, or totally dissolve a third type.
Testing: Cleaning historic building materials. particularly
masonry, is a technically complex subject. and thus. should
never be done without expert consultation and testing. No
cleaning project should be undertaken without first applying
the intended cleaning agent to a representative test patch
area in an inconspicuous location on the building surface.
The test patch or patches should be allowed to weather for
a period of time, preferably through a complete seasonal
cycle, in order to determine that the cleaned area will not be
adversely affected by wet or freezing weather or any by-prod-
ucts of the cleaning process.
Mitigating the Effects of Abrasive Cleaning
There are certain restoration measures which can be adopted
to help preserve a historic building exterior which has been
damaged by abrasive methods. Wood that has been sand-
blasted will exhibit a frayed or "fuzzed" surface, or a harder
wood will have an exaggerated raised grain. The only way to
remove this rough surface or to smooth the grain is by la-
borious sanding. Sandblasted wood, unless it has been ex-
tensively sanded, serves as a dustcatcher, will weather faster,
and will present a continuing and ever worsening maintenance
problem. Such wood, after sanding. should be painted or
given a clear surface coating to protect the wood, and allow
for somewhat easier maintenance.
There are few successful preservative treatments that may
be applied to grit-blasted exterior masonry. Harder, denser
stone may have suffered only a loss of crisp edges or tool
marks, or other indications of craft technique. If the stone
has a compact and uniform composition, it should continue
to weather with little additional deterioration. But some types
of sandstone, marble and limestone will weather at an ac-
celerated rate once their protective "quarry crust" or patina
has been removed.
Softer types of masonry, particularly brick and architectural
terra-cotta, are the most likely to require some remedial treat-
ment if they have been abrasively cleaned. Old brick. being
essentially a soft, baked clay product. is greatly susceptible
to Increased deterioration when its hard. outer skin is re-
moved through abrasive techniques. This problem can be
minimized by painting the brick. An alternative is to treat it
with a clear sealer or surface coating but this will give the
masonry a glossy or shiny look. It is usuafly preferable to
paint the brick rather than to apply a transparent sealer since
7
Hazards of Sandblasting and Surface Coating. In order to "protect"
this heavily sandblasted brick, a clear surface coating or sealer was
applied. Because the air temperature was too cold at the time of ap·
plication, the sealer failed to dry properly, dripping in places. and
giving the brick surface a cloudy appearance.
sealers reduce the transpiration of moisture, allowing salts to
crystallize as subflorescence that eventually spalls the brick.
If a brick surface has been so extensively damaged by abrasive
cleaning and weathering that spalling has already begun. it
may be necessary to cover the walls with stucco. if it will
adhere.
Of course. the application of paint. a clear surface coating
(sealer). or stucco to deteriorating masonry means that the
historical appearance will be sacrificed in an attempt to con-
serve the historic building materials. However, the original
color and texture will have been changed already by the ab-
rasive treatment. At this point it is more important to try to
preserve the brick. and there is little choice but to protect it
from "dusting" or spalling too rapidly. As a last resort. in
the case of severely spalling brick. there may be no option
but to replace the brick-a difficult. expensive (particularly
if custom-made reproduction brick is used), and lengthy proc-
ess. As described earlier. sandblasted interior brick work.
while not subject to change of weather. may require the ap-
plication of a transparent surface coating or painting as a
maintenance procedure to contain loose mortar and brick
dust. (See Preservation Briefs: No. 1 for a more thorough
discussion of coatings.)
Metals, other than cast or wrought iron, that have been
pitted and dented by harsh abrasive blasting usually cannot
be smoothed out. Although fillers may be satisfactory for
smoothing a painted surface, exposed metal that has been
damaged usually will have to be replaced.
Selected Reading List
Ashurst. John. Cleaning Stone and Brick. Technical Pamphlet 4.
London: Society for the Protection of Ancient Buildings. IY77.
Asmus. John F. "Light Cleaning: Laser Technology for Surface Prep-
aration in the Arts." Technology and Conservation. 3: 3 (Fall
1978). pp. 14-18.
"The Bare-Brick Mistake." The Old House Journal. I: 2 (November
1973). p. 2
Brick Institute of America. Colorless Coatings for Brick Masonrl'.
Technical Notes on Brick Construction. Number 7E (September/
October 1976).
Gilder. Cornelia Brooke. Property OWller's Guide to the Maintenance
and Repair of Stone Buildings. Technical Series/ Nn. 5. Albany.
New York: The Preservation League of New York State. 1977.
Prudon. Theodore H.M. "The Case Against Removing Paint from
Brick Masonry." The Old HouseJournal. III : 2 (February 1975).
pp. fr-7
---"Removing Stains from Masonry." The Old House Journal.
V: 5 (May 1977). pp. 58-59.
Stambolov. T.. and J.R.J. Van Asperen de Boer. The Deterioration
and Conservation of Porous Building Materials in Monumellts:
A Review of the Literature. Second enlarged edition. Rome:
International Centre for Conservation. 1976.
8
Summary
Sandblasting or other abrasive methods of cleaning or paint
removal are by their nature destructive to historic building
materials and should not be used on historic buildings except
in a few well-monitored instances. There are exceptions when
certain types of abrasive cleaning may be permissible. but
only if conducted by a trained conservator, and if cleaning
is necessary for the preservation of the historic structure.
There is no one formula that will be suitable for cleaning
all historic building surfaces. Although there are many com-
merical cleaning products and methods available. it is im-
possible to state definitively which of these will be the most
effective without causing harm to the building fabric. It is
often difficult to identify ingredients or their proportions con-
tained in cleaning products; consequently it is hard to predict
how a product will react to the building materials to be
cleaned. Similar uncertanities affect the outcome of other
cleaning methods as they are applied to historic building
materials. Further advances in understanding the complex
nature of the many variables of the cleaning techniques may
someday provide a better and simpler solution to the prob-
lems. But until that time. the process of cleaning historic
buildings must be approached with caution through trial and
error.
It is important to remember that historic building materials
are neither indestructible. nor are they renewable. They must
be treated in a responsible manner. which may mean little
or no cleaning at all if they are to be preserved for future
generations to enjoy. If it is in the best interest of the building
to clean it, then it should be done "using the gentlest means
possible."
Weiss. Norman R. "Cleaning of Building Exteriors: Problems anu
Procedures of Dirt Removal." Technolo?.\' and COllSen'atioll.
2176 (Fall 1976). pp. 8-13.
---Exterior Cleaning of Historic Masollr.\' Buildings. Draft. Wash-
ington. D.C.: Office of Archeology and Historic Preservation.
Heritage Conservation and Recreation Service. U.S. Depart·
ment of the Interior. 1976.
This Preservation Brief was writlen hy Anne E. Grimmer. Architectural Hi,·
torian. Technical Preservation Services Division. Valuahle suggestions and
comments were made hy Hugh C. Miller. AlA. Washington. D.C.: Marlin E.
Weaver. Otlawa. Ontario. Canada: Terry Bryant. Downers Grove. IIlinoi"
Daniel C. Cammer. McLean. Virginia: and the professional staff of Technical
Preservation Services Division. Dehorah Cooney edited the final manuscript.
The illustrations for this brief not sRf'cifically credited are from the fi les of the
Technical Preservation Services Division.
This publication was prepared pursuant to Executive Order 11593. "Protection
and Enhancement of the Cultural Environment." which directs the Secretary
of the Interior to "develop and make available to Federal agencies and State
and local governments information concerning professional methods and tech-
niques for preserving, improving, restoring and maintaining historic proper-
ties." The Brief has been developed under the technical editorship of Lee H.
Nelson, AlA, Chief, Preservation Assistance Division, National Park Service,
U.S. Department of the Interior, Washington, D.C. 20240. Comments on the
usefulness of this information are welcome and can be sent to Mr. Nelson at
the above address. This publication is not copyrighted and can be reproduced
without penalty. Normal procedures for credit to the author and the National
Park Service are appreciated. June 1979.
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
Sun Tech Townhomes
2433 28th Street
Santa Monica, California 90405
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants Los Angeles
Prepared on behalf of: Sun-Tech Townhomes Owners Association August 15, 2017
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: _________________________________ Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Recently Completed Work 2
III. Restoration/Rehabilitation Plan 6
Site 6
Exterior 7
IV. Maintenance Plan 9
Site 9 Exterior 9 Systems 10
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This document includes Restoration/Rehabilitation and Maintenance Plans for the eighteen-unit condominium complex at 2433 28th Street in Santa Monica, California (Assessor’s Parcel Number 4270-015-094 through 4270-015-111; complex or subject property), based on recommendations outlined in the Architectural Report prepared by Chattel, Inc. (Chattel) as part of the Mills Act contract application. The subject property, known as Sun Tech Townhomes, contains four, three-story multi-family residential buildings constructed in 1981—Buildings A, B, C, and D (Image 1).
Building A contains six units (units A-F), and Buildings B (units G-J), C (units K-N), and D (units O-R)
each contain four units.
Designed by Urban Forms Organization, an architecture firm of recent Southern California Institute
of Architecture (SCI-Arc) graduates, the subject property exhibits multi-pastel hues and is a unique
example of a Santa Monica townhome design. This condominium complex was designated on January 9, 2017 as a local Santa Monica Landmark for its significance as a noteworthy example of Postmodern High-Tech design, and as an example of a contained urban residential complex that supports communal interaction. Proposed work on Landmarks is subject to review by City Planning Division staff and the Landmarks
Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties (Secretary’s Standards).
In this document, rehabilitation, restoration, and maintenance tasks are organized in fifteen-year
work plans. While all recommended work is important, tasks addressing deterioration linked to water
penetration (such as site drainage and planter repair) and maintenance of building systems should
be prioritized over more cosmetic tasks (e.g., painting fences or gates). The tables in this section
summarize recently completed work and outline recommendations for future work. An “Update ‘With-Site-Visit’ Reserve Study” (Reserve Study) was prepared by Association Reserves, Inc. on December 12, 2016, and the subject property was inspected by Chattel on March 20, 2017 and June 21, 2017. Cost estimates were prepared utilizing the Reserve Study, and Chattel’s on-site observations and knowledge based on previous projects. The subject property is a remarkable example of Postmodern High-Tech design that is relatively unaltered. However, drainage issues and deferred maintenance have the potential to cause damage
to historic materials, and compromise architectural integrity. The extent of rehabilitation necessary to
return the property to a state of utility—such as drainage issues and other site, exterior, and systems
upgrades throughout—demonstrates the need for the Mills Act contract to help preserve this unique
architectural resource. Without this incentive, the scope of work would be prohibitively expensive
considering the annual Sun-Tech Townhomes Owners Association (HOA) budget, which is based on
available reserves and annual homeowner dues.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 2
II. RECENTLY COMPLETED WORK
The HOA has recently completed over $280,964 worth of work to rehabilitate and maintain the subject property, including reroofing the entire complex (2012-13; $107,151), waterproofing courtyard planters (2015-16; $90,460), replacing and painting lamp posts (2016-17; $26,197), and implementing a variety of maintenance efforts (i.e. painting, landscaping, plumbing, electrical). The
table below summarizes this work1:
Year Completed Work Completed Completed by Cost
9/5/2012-
4/11/2013
Construction consulting (roof) Jerry Ackerman Construction $4,931
9/5/2012-4/6/2015 Plumbing maintenance, including unclogging storm drains, replacing drains, and fixing sump pumps
Reliance Home Services, Schuelke Plumbers, Reliance Home Services, Home
Improvement Services,
Transformed Construction,
Rick Campos Plumbing
Heating Inc, Vasquez Design
$6.540
11/13/2012-5/13/2013 Roofing – reroofing -engaged roofing advisor -repaired all deck floor cracks and bubbles
-applied fiberglass fabric mat over roof
top deck
-applied textured anti-skid coat over
cured resin glue
-applied acrylic roof grey top coat (2
coats) (10 year warranty) -painted stucco walls on roof -solar panels were removed (stucco patched and painted) -redecked and patched
Titan Roofing $107,151
2/13/2013-4/11/2014 General repairs Freddy Gonsalez, Lobos Handyman, Greg Rokita, Vasquez Design, Transformed Construction
$1,980
9/5/2012-
5/9/2014
Electrical maintenance Lezar Saunders Electricians $7,845
4/11/2013 Doors – Unit I repairs Lobos Handyman $120
3/17/2014-3/9/2015 Doors – Revarnish/replace front doors Meir Yakobi $7,700
5/22/2013 Painting – restriping and relettering
garage spaces
Ferris Painting $2,487
6/25/2013 Painting AM Maintenance $530
1 Recently completed work from HOA cash basis records.
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 3
Year Completed Work Completed Completed by Cost
4/7/2014 Roofing – leaks Titan Roofing $395
8/18/2014 Painting Ferris Painting $268
5/4/2015 Replaced window glass – Units A and D Malibu Glass & Mirror Inc. $450
5/4/2015 Roofing – seal water heater closet Titan Roofing & Decking Co. $295
6/19/2015 Replaced window glass – Units A and D Malibu Glass & Mirror Inc. $417
7/30/2015 Landscaping – consult on tree health Jan C. Scow Consulting Arborists $260
8/3/2015 Landscaping – remove bamboo Maidstone Garden Services $630
8/30/2015 1/3 Payment 1st Planter Southern California Decking,
Inc.
$1,971
8/30/2015
2/3 Payment 1st Planter Southern California Decking,
Inc.
$3,943
9/30/2015-3/6/2017 Plumbing maintenance, including various garage leaks and burst water pipe in planter repair
Wise Choice Plumbing and Rooter, Rick Campos Plumbing & Heating, Inc., and Reckon & Reckon Plumbing Inc.
$1,660
11/5/2015 Garage door – troubleshoot BRP Properties $442
11/5/2015 O.B. Neumann, Inc. Welder rmvd rusted handrail/ install new/primered $8,800
11/5/2015 Paint metal handrails/guardrails, patch,
primer
Shannon Mottes $4,007
12/18/2015 One Front Staircase Landing and 1 Staircase Repair Southern California Decking, Inc.
$3,000
12/15/2015 Repair rails to change finish to high
gloss
Shannon Mottes $1,414
12/15/2015 Landscaping – install cable, remove
and grind stump, crown reduction,
hauling
Mellinger Tree and
Landscape Service LLC
$2,914
12/15/2015 Custom paint for walls and rails Shannon Mottes $651
12/15/2015 Roofing – water rest Unit ) & R, annual roof Titan Roofing $4,715
12/15/2015
Reimbursement - storm drain gate, 9V
battery for sprinkler control, water hose
Patrick Garcia $106
1/26/2016 Progress Payment #1 Southern California Decking, Inc. $7,499
1/27/2016 Progress Payment #2 Southern California Decking, Inc. $3,360
2/15/2016 Painting handrails, guardrails on 1st
level, perimeter & courtyard
Shannon Mottes $4,007
3/1/2016 Water heaters (5) and waterproofing
system
Titan Roofing $1,475
3/1/2016 Sealing of water heaters Titan Roofing $1,180
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 4
Year Completed Work Completed Completed by Cost
3/8/2016 Landscaping – shaped and trimmed 3 Eucalyptus and 1 Eugenia Mellinger Tree and Landscape Service LLC $224
3/8/2016
Waterproofing planters Progress
Payment #3
Southern California Decking,
Inc.
$10,859
3/16/2016 Removed 10 rusted light posts, fabricated/installed concrete bases
($1,100 per post)
O.B. Neumann, Inc. $11,000
3/28/2016 Applied industrial enamel to 10 light posts, removed enamel from handrails at Unit Q and applied industrial enamel
Gary Giamio $1,510
3/28/2016 Sand and painted railing at unit A Gary Giamio $200
3/30/2016 Supplied and installed 1 light post,
repaired handrail top of stairs outside
unit G
O.B. Neumann, Inc. $1,550
3/31/2016 Final Payment on Waterproofing #4 Southern California Decking, Inc. $11,436
4/20/2016 Planter Waterproofing & Drain removal and reinstallation Southern California Decking, Inc.
$17,064
4/28/2016
Planter Waterproofing & Drain removal
and reinstallation
Southern California Decking,
Inc.
$17,048
5/22/2016 Install new circuits/wiring to feed four newly installed post light fixtures.
Reinstall new wiring to feed one
existing light fixture which needed to be
repaired/reworked
Southbay Electric $359
6/8/2016 Installed new circuits/wiring to feed all newly installed post light fixtures. Removed 3 corroded junction boxes &
related conduit feeding post lights along
sidewalks.
Southbay Electric $1,978
6/10/2016 Landscaping – shaped and trimmed 3 Eucalyptus and 1 Eugenia Mellinger Tree and Landscape Service LLC $2,016
6/22/2016 Install remaining 7 light posts O.B. Neumann, Inc. $7,700
7/18/2016 Electrical maintenance – Installed new
circuits to feed 4 post light fixtures
O.B. Neumann, Inc. and BRP
Properties
$359
8/11/2016 Polished brass sign near 28th St. stairwall M.E.P. Construction $75
8/28/2016 2 custom fabricate and install side yard pedestrian gates Westcoast Gate & Entry Systems $3,750
10/20/2016 Service Call – Lock Repair A-1 Bonded Lock & Key, Inc. $323
10/31/2016 Painted new gates in back of units of
units A-F
Gary Giamio $300
11/21/2016 Tree services downpayment Mellinger Tree and Landscape Service LLC $311
12/1/2016 Landscaping – replaced sprinkler Maidstone Garden Services $260
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 5
Year Completed Work Completed Completed by Cost
12/6/2016 Door replacement to Units D, I, L, and R Center Line Carpentry $4,240
1/9/2017 Paint new light posts Gary Giamio $2,100
4/14/2017 Remove and reset glass from window in
Unit A to raise so it is in the slot
properly
BRP Properties $900
4/28/2017 Repair leaks in Unit O, M, R, and L Titan Roofing $1,280
Cost Incurred $280,964
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 6
III. RESTORATION/REHABILITATION PLAN
This Restoration/Rehabilitation Plan outlines proposed tasks addressing restoration and rehabilitation of the subject property to be completed by HOA. Tasks are organized in tables that thematically relate to the site as well as exterior and systems of the residence. Tasks addressing the site (i.e. drainage, landscape, hardscape), exterior (i.e. roof, windows, finishes, doors, solar panels), and systems may be refined and re-prioritized, based on further consultation with professionals specializing in these systems during the first year of the contract period.
SITE
Contract Year of Completion
Feature Task Estimated Cost
2018 Site Drainage Engage envelope engineer to assess drainage and prepare surface and subsurface drainage and waterproofing plan.
$15,000
2018 Landscape Engage landscape architect to develop
comprehensive landscape plan; this plan should be
developed in response to engineering plan, and address drainage as a priority.
$25,000
2018 Hardscape Repair and replace metal gates and custom fences
in-kind, as necessary.
$7,500
2019 Site Drainage Implement engineer’s drainage and waterproofing recommendations (Phase 1 of 3). $25,000
2019 Landscape Implement landscape plan in coordination with
engineer's drainage and waterproofing plan (Phase 1 of 4).
$25,000
2019 Site
Drainage
Waterproof and repair exterior planters in
coordination with landscape plan.
$20,000
2019 Site Drainage Waterproof and repair rear planters (Phase 1 of 4). $10,000
2020 Site
Drainage
Implement engineer’s recommendations (Phase 2 of
3).
$25,000
2020 Landscape Implement landscape plan in coordination with
engineer's drainage and waterproofing plan (Phase 2
of 4).
$25,000
2020 Site Drainage Waterproof and repair rear planters (Phase 2 of 4). $10,000
2021 Site Drainage Implement engineer’s drainage and waterproofing recommendations (Phase 3 of 3). $25,000
2021 Landscape Implement landscape plan in coordination with
engineer's drainage and waterproofing plan (Phase 3
of 4).
$25,000
2021 Site Drainage Waterproof and repair rear planters (Phase 3 of 4). $10,000
2022 Landscape Implement landscape plan in coordination with engineer's drainage and waterproofing plan (Phase 4 of 4).
$25,000
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 7
Contract Year of Completion
Feature Task Estimated Cost
2022 Site Drainage Waterproof and repair rear planters (Phase 4 of 4). $10,000
2023 Site
Drainage
Engage moisture specialist to assess moisture
content throughout complex.
$10,000
2024 Hardscape Grind down or resurface uneven or cracked concrete
pedestrian walkways, stairs and landings in-kind
(Phase 1 of 2)
$15,000
2025 Hardscape Grind down or resurface uneven or cracked concrete pedestrian walkways, stairs and landings in-kind (Phase 2 of 2).
$15,000
2026 Hardscape Replace chimney caps (Phase 1 of 2). $4,500 2028 Site
Drainage
Engage moisture specialist to assess moisture
content throughout complex.
$10,000
2029 Hardscape Replace mailboxes. $1,100
2030 Hardscape Replace chimney caps (Phase 2 of 2). $4,500
Total estimated site cost $342,600
EXTERIOR
Contract Year of
Completion
Feature Task Estimated Cost
2018 Finishes Engage conservation researcher to develop history of color palette, including evidence of original intent or application, and history of modifications.
$10,000
2019 Finishes Repair exterior building stucco and drywall in-kind. Repaint entire complex in light of color palette research, including low walls, exposed mechanical equipment, fences, and gates (Phase 1 of 2).
$60,000
2020 Finishes Repair exterior building stucco and drywall in-kind.
Repaint entire complex in light of color palette research including low walls, exposed mechanical equipment, fences, and gates (Phase 2 of 2).
$60,000
2023 Solar Panels Install photovoltaic solar panels at roof of each unit. $60,000
2026 Doors Replace wood entry doors. $20,000
2027 Windows Engage window restoration specialist to prepare
window survey, and rehabilitation and restoration
plan. Survey and plans should include skylights, and
address waterproofing and tinting consistency.
$25,000
2028 Windows Implement window rehabilitation and restoration plan
(Phase 1 of 4).
$25,000
2029 Windows Implement window rehabilitation and restoration plan (Phase 2 of 4). $25,000
2030 Roof Engage roofing specialist to evaluate and reseal roof. $30,000 2031 Windows Implement window rehabilitation and restoration plan (Phase 3 of 4). $25,000
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 8
Contract Year of Completion
Feature Task Estimated Cost
2032 Windows Implement window rehabilitation and restoration plan (Phase 4 of 4). $25,000
Total estimated exterior cost $365,000
Total estimated restoration/rehabilitation cost $707,600
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 9
IV. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property, with most tasks implemented on an annual basis. Estimated costs are calculated on estimated annual expenses over a 15-year period. Tasks are organized in tables that thematically relate to the site as well as to the exterior, systems, and interior of the multi-family building complex. SITE
Contract Year of Completion
Feature Task Estimated Cost
As needed Landscape Regular maintenance. Ensure waterproofing is maintained. Ensure water from irrigation systems is not hitting buildings. Trim trees and plants, and monitor growth to ensure that they do not touch building.
$60,000
As needed Hardscape Regular maintenance. Ensure pedestrian walkways
retain a relatively flat surface to avoid tripping hazards.
$15,000
As needed Site Drainage Regular maintenance. Replace spigots (hose bibs), drain caps serving French drains, and sprinklers, and annual jetting of drains.
$75,000
As needed Hardscape Regular maintenance. Repaint and repair fencing, gates, handrails, light fixtures, and chimney stacks. $60,000
Total estimated site maintenance cost $210,000
EXTERIOR
Contract Year of Completion
Feature Task Estimated Cost
As needed Finishes Regular maintenance. Maintain exterior stucco and
painted finish, including removal of efflorescence and
biogrowth and power washing.
$60,000
As needed Windows Regular maintenance. Where necessitated by deterioration, replace metal elements in-kind. Remove
adhesive sealant on window frame exterior. Maintain
glazing. Rehang windows to ensure ease of use and
proper function.
$15,000
As needed Roof Regular maintenance. Clear any debris from roof and drain system, and ensure waterproofing is in good condition.
$22,500
As needed Doors Regular maintenance. Maintain, repair, and rehang doors (i.e. entry, patio, utility, loft). $30,000
Total estimated exterior maintenance cost $127,500
SUN TECH TOWNHOMES 2433 28TH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS 10
SYSTEMS Contract Year of
Completion
Feature Task Estimated Cost
As needed Mechanical Annual maintenance. $15,000
As needed Electrical Annual maintenance, including replacement of light bulbs (approx. 130 total), outlet hoods, gate operator and modernization (upgrade) of fire alarm system.
$30,000
As needed Plumbing Annual maintenance, including replacement of shut
off valves.
$22,500
Total estimated systems maintenance cost $67,500
Total estimated maintenance cost over 15 years $405,000
Total estimated restoration/rehabilitation and maintenance cost over 15
years
$1,112,600
PLACEHOLDER
2433 28th Street - Resolution of Approval
1
Recording Requested By: Contract No. _______(CCS)
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
HISTORIC PROPERTY PRESERVATION AGREEMENT
THIS AGREEMENT is made and entered in to this 24th day of October, 2017 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City") and Tabit Ventures/401 Ocean, LLC (hereinafter referred to as the "Owner").
R E C I T A L S:
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 50280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; and
B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 401 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; and
C. On September 13, 1990, the Landmarks Commission of the City of Santa
Monica designated the primary residence as a Landmark and on July 6, 2017 the Landmarks
Commission of the City of Santa Monica designated the parcel as a Landmark Parcel
pursuant to the terms and provisions of Santa Monica Municipal Code Chapter 9.56; and
D. On October 24, 2017 the City Council of the City of Santa Monica
approved Resolution Number _______ authorizing the execution of this Agreement between
the City of Santa Monica and the property owner of 401 Ocean Avenue; and
E. City and Owner, for their mutual benefit, now desire to enter into this
Agreement both to protect and preserve the characteristics of historical significance of the
2
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, 2018 and shall remain in effect for a term of ten (10) years
thereafter. Each year upon the anniversary of the effective date, such initial term will
automatically be extended as provided in paragraph 2, below.
2. Renewal. Each year on the anniversary of the effective date of this Agreement
(hereinafter referred to as the "renewal date"), a year shall automatically be added to the
initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If
either Owner or City desires in any year not to renew the Agreement, Owner or City shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at
least ninety (90) days prior to the annual renewal date, or served by City to Owner at least
sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date,
the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice
to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance
of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply.
3. Standards for Historical Property. During the term of this Agreement, the
Historic Property shall be subject to the following conditions, requirements and restrictions: a. Owner shall preserve and maintain the Historic Property in accordance
with the minimum standards and conditions for maintenance, use and preservation attached
hereto as Exhibit "B", and incorporated herein by this reference.
b. Owner shall make improvements to the Historic Property in accordance
with the schedule of home improvements, drafted by the applicant and approved by the City
Council, attached as Exhibit "C", and incorporated herein by this reference.
c. In any restoration or rehabilitation of the property required by subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property
according to the rules and regulations of the Office of Historic Preservation of the State
Department of Parks and Recreation, the United States Secretary of the Interior's Standards
for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the extent applicable.
3
d. Owner shall allow reasonable periodic examinations, by prior
appointment, of the interior and exterior of the Historic Property by representatives of the
County Assessor, State Department of Parks and Recreation, State Board of Equalization, and City, as may be necessary to determine owner's compliance with the terms and
provisions of this Agreement.
e. Before undertaking the property maintenance required by subsection (a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local
law, including but not limited to, a Certificate of Appropriateness.
4. Provision of Information of Compliance. Owner hereby agrees to furnish City with any and all information requested by the City which may be necessary or advisable to
determine compliance with the terms and provisions of this Agreement on an annual basis.
5. Cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore
or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement),
or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California
Government Code Section 50286.
6. Notice to Office of Historic Preservation. Within six (6) months of execution of this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation.
7. Enforcement of Agreement. In addition to the remedy provided in the cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement.
The City does not waive any claim of Owner default if City does not enforce or cancel
this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in Santa Monica Municipal Code Chapters 9.56 and 9.58 are available
to the City to pursue in the event that there is a breach of this Agreement. No waiver by City
of any breach or default under this Agreement shall be deemed to be a waiver of any
subsequent breach or default.
8. Burden to Run With Property. The covenants and conditions herein contained
shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall
run with and burden the subject property for the benefit of the surrounding landowners and
the City of Santa Monica. Owner shall expressly make the conditions and covenants contained in this Agreement a part of any deed or other instrument conveying any interest in
the property.
4
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: Tabit Ventures/401 Ocean, LLC
c/o Mark Tabit
1152 Charm Acres
Pacific Palisades, CA 90272
10. No Joint Venture. None of the terms, provisions or conditions of this
Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise.
11. Hold Harmless. As between the City and the Owner, the Owner is deemed to
assume responsibility and liability for, and the Owner shall indemnify and hold harmless the City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or
indirect, to which the City or its City Council, boards and commissions, officers, agents,
servants or employees may be put or subjected, by reason of any damage, loss or injury of any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when
under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees
or subcontractors in this or their performance hereunder.
12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute
between the parties hereto, arising out of or relating to this Agreement or breach thereof, the
prevailing party shall be entitled to recover from the losing party reasonable expenses,
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or
provision contained in this Agreement is held to be invalid, void or unenforceable by any court
or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and
remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this
5
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.
CITY OF SANTA MONICA A Municipal Corporation OWNER:
BY:_______________________________ ________________________________
RICK COLE City Manager MARK TABIT Tabit Ventures/401 Ocean, LLC
APPROVED AS TO FORM:
__________________________________
LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN
City Clerk
6
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________ SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 401 Ocean Avenue Number of Pages: 5, plus Exhibits A, B, and C
7
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 401 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
8
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared Rick Cole, who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 401 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT "A"
LEGAL DESCRIPTION
Lot 23 in Block I of the “Palisades”, in the City of Santa Monica, County of Los Angeles, State of California, as per Map recorded in Book 8 Page
32 of Maps, in the Office of the County Recorder of said County.
APN(s): 4293-007-022
10
EXHIBIT "B"
HISTORIC PROPERTY PRESERVATION AGREEMENT
PROPERTY MAINTENANCE
CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.56.190, all designated landmarks and
structures located within a historic district shall be maintained in good repair and preserved
against deterioration through the prompt repair of any of the following:
1. Facades which may fall and injure members of the public or property.
2. Deteriorated or inadequate foundation, defective or deteriorated flooring or
floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal
members which age, split or buckle due to defective material or deterioration.
4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors.
5. Defective or insufficient weather protection for exterior wall covering, including
lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or
structurally unsafe.
In addition, the following maintenance measures are also required for the subject property:
1. Maintain all electrical and plumbing systems in safe, working order; repair and
replace as necessary.
**The property owner is required to obtain all necessary building permits and
planning permits such as a Certificate of Appropriateness for the work specified herein.**
11
EXHIBIT "C"
HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION/REHABILITATION TASKS
The following projects shall be completed by the property owner of 401 Ocean Avenue over
the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Walkway paving maintenance and repair
2 Annual Landscape maintenance
3 Annual Window maintenance and repair
4 Bi-Annual Exterior stair and porch maintenance/paint
5 Annual Wood shingles, fascia, trim maintenance/paint
6 Annual Wood guardrail (front porch/rear deck) maintenance/paint
7 Bi-Annual Window and door maintenance/paint
8 Annual Maintain exterior painted finish
9 Annual Termite maintenance and prevention
10 Bi-Annual Systems maintenance including plumbing, electrical, heating,
gutter and downspouts
Rehabilitation/Restoration Tasks
11 2022 Repair/replace concrete at pedestrian walkway
12 2022 Reconstruct trellis
13 2022 Remove landscaping adjacent to building, arborist tree review
14 2022 Repair stairs/porches, new rails at east and south entries
15 2022 Repair/replace wood shingle siding, fascia, and trim
16 2022 Replace asphalt shingle roof
17 2022 Reconstruct wood rails on front porch and rear deck
18 2022 Refurbish wood windows/doors
19 2022 Reconstruct all chimneys
20 2022 Replace downspouts/drainage improvements
21 2022 Replace plumbing piping, new fixtures
22 2022 Repair/replace electrical system
23 2022 Replace heating, new AC system
**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.**
1
Recording Requested By: Contract No. ______ (CCS)
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
HISTORIC PROPERTY PRESERVATION AGREEMENT
THIS AGREEMENT is made and entered in to this 24th day of October, 2017 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City") and United El Segundo Inc., c/o Jeff Appel (hereinafter referred to as the "Owner").
R E C I T A L S:
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 50280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; and
B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 927 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; and
C. On June 12, 2017, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a Landmark pursuant to the terms and provisions of Santa
Monica Municipal Code Chapter 9.56; and
D. On October 24, 2017 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 927 Ocean Avenue; and
E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the
Historic Property and to qualify the Historic Property for an assessment of valuation pursuant
2
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, 2018 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will
automatically be extended as provided in paragraph 2, below.
2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date"), a year shall automatically be added to the
initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If
either Owner or City desires in any year not to renew the Agreement, Owner or City shall
serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least
sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to
the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice
to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance
of the term then remaining, either from its original execution or from the last renewal of the
Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the
Historic Property shall be subject to the following conditions, requirements and restrictions:
a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached
hereto as Exhibit "B", and incorporated herein by this reference.
b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City
Council, attached as Exhibit "C", and incorporated herein by this reference.
c. In any restoration or rehabilitation of the property required by
subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State
Department of Parks and Recreation, the United States Secretary of the Interior's Standards
for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the
extent applicable.
d. Owner shall allow reasonable periodic examinations, by prior
3
appointment, of the interior and exterior of the Historic Property by representatives of the
County Assessor, State Department of Parks and Recreation, State Board of Equalization,
and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement.
e. Before undertaking the property maintenance required by subsection
(a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness.
4. Provision of Information of Compliance. Owner hereby agrees to furnish City
with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis.
5. Cancellation. City, following a duly noticed public hearing as set forth in
California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement),
or has allowed the property to deteriorate to the point that it no longer meets the standards
for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286.
6. Notice to Office of Historic Preservation. Within six (6) months of execution of
this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation.
7. Enforcement of Agreement. In addition to the remedy provided in the
cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement.
The City does not waive any claim of Owner default if City does not enforce or cancel
this Agreement. All other remedies at law or in equity which are not otherwise provided for
in this Agreement or in Santa Monica Municipal Code Chapters 9.56 and 9.58 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City
of any breach or default under this Agreement shall be deemed to be a waiver of any
subsequent breach or default.
8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall
run with and burden the subject property for the benefit of the surrounding landowners and
the City of Santa Monica. Owner shall expressly make the conditions and covenants
contained in this Agreement a part of any deed or other instrument conveying any interest in the property.
4
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: United El Segundo Inc. c/o Jeff Appel
1418 Amherst Ave, #1
Los Angeles, CA 90025
10. No Joint Venture. None of the terms, provisions or conditions of this
Agreement shall be deemed to create a partnership between the parties hereto and any of
their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise.
11. Hold Harmless. As between the City and the Owner, the Owner is deemed to
assume responsibility and liability for, and the Owner shall indemnify and hold harmless the
City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents,
servants or employees may be put or subjected, by reason of any damage, loss or injury of
any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees
or subcontractors in this or their performance hereunder.
12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the
prevailing party shall be entitled to recover from the losing party reasonable expenses,
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court
or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and
remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this
Agreement shall be determined in accordance with the laws of California applicable to
5
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.
CITY OF SANTA MONICA
A Municipal Corporation
OWNER:
BY:_______________________________ ________________________________
RICK COLE
City Manager
JEFF APPEL
United El Segundo Inc.
APPROVED AS TO FORM:
__________________________________ LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN
City Clerk
6
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 927 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
7
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 927 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
8
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared Rick Cole, who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 927 Ocean Avenue
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT "A"
LEGAL DESCRIPTION
Lot “S” in Block 50 of Santa Monica, in the City of Santa Monica, County of Los Angeles, State of California, as per Map recorded in Book 39
Page 45 ET SEQ. and in Book 3 Pages 80 and 81, Miscellaneous
records of said County.
APN(s): 4292-026-018
10
EXHIBIT "B"
HISTORIC PROPERTY PRESERVATION AGREEMENT
PROPERTY MAINTENANCE
CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.56.190, all designated landmarks and
structures located within a historic district shall be maintained in good repair and preserved
against deterioration through the prompt repair of any of the following:
1. Facades which may fall and injure members of the public or property.
2. Deteriorated or inadequate foundation, defective or deteriorated flooring or
floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal
members which age, split or buckle due to defective material or deterioration.
4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors.
5. Defective or insufficient weather protection for exterior wall covering, including
lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or
structurally unsafe.
In addition, the following maintenance measures are also required for the subject property:
1. Maintain all electrical and plumbing systems in safe, working order; repair and
replace as necessary.
**The property owner is required to obtain all necessary building permits and
planning permits such as a Certificate of Appropriateness for the work specified herein.**
11
EXHIBIT "C"
HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION/REHABILITATION TASKS
The following projects shall be completed by the property owner of 927 Ocean Avenue over
the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Walkway paving maintenance and repair
2 Annual Landscape maintenance
3 Annual Window maintenance and repair
4 Annual Roof maintenance and repair
5 Annual Door maintenance and repair
6 Annual Maintain exterior painted finish
7 Annual Termite maintenance and prevention
8 Annual Systems maintenance including structural, mechanical, electrical, plumbing, gutter and downspouts
Rehabilitation/Restoration Tasks
9 2018 Reconstruct wood frame roof terrace structure at front elevation
10 2018 Reroof roof terrace
11 2018 Seismic improvements, foundation upgrades
12 2019 Replace gutter system
13 2019 Develop and implement landscape, irrigation, drainage plans
14 2019 Replace skylight panes in-kind, paint metal frames
15 2019 Replace wood-frame screen door, and balconette door
16 2019 Inspect balconette, repair/reconstruct materials
17 2019 Repaint balconette floor and waterproof (if not replaced)
18 2019 Repair/repaint balconette railing
19 2019 Repair original wood windows, replace wood molding
20 2019 Repair/replace electrical system
21 2020 Replace trees at west elevation of garage
22 2020 Repair, clean exterior stucco surface on building
23 2020 Provide adequate heating to all residential units
24 2021 Repair/replace uneven concrete at pedestrian walkway
25 2022 Replace roof as needed
26 2024 Replace plumbing lines, waste lines, repair leaks as needed
27 2024 Install electrical safety outlets
28 2024 Demolish rear building addition (non-contributing)
29 2025 Replace jalousie and metal windows with wood windows
30 2025 Replace air vent screens
31 2025 Replace plumbing main supply line
12
**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.**
1
Recording Requested By: Contract No. _______(CCS)
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
HISTORIC PROPERTY PRESERVATION AGREEMENT
THIS AGREEMENT is made and entered in to this 24th day of October, 2017 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City") and Granville Park, LLC c/o Jeff Appel (hereinafter referred to as the "Owner").
R E C I T A L S:
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 50280.1, to provide for the use, maintenance and restoration of such historical property so to retain its characteristics as property of historical significance; and
B. Owner possesses fee title to certain real property, together with associated structures and improvements thereon, located at 909-911 Montana 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; and
C. On June 12, 2017, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a Landmark pursuant to the terms and provisions of Santa
Monica Municipal Code Chapter 9.56; and
D. On October 24, 2017 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 909-911 Montana Avenue; and
E. City and Owner, for their mutual benefit, now desire to enter into this Agreement both to protect and preserve the characteristics of historical significance of the
Historic Property and to qualify the Historic Property for an assessment of valuation pursuant
2
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, 2018 and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will
automatically be extended as provided in paragraph 2, below.
2. Renewal. Each year on the anniversary of the effective date of this Agreement (hereinafter referred to as the "renewal date"), a year shall automatically be added to the
initial term of this Agreement unless notice of nonrenewal is mailed as provided herein. If
either Owner or City desires in any year not to renew the Agreement, Owner or City shall
serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date of the Agreement. Unless such notice is served by Owner to City at least ninety (90) days prior to the annual renewal date, or served by City to Owner at least
sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to
the term of the Agreement. Upon receipt by the Owner of a notice of nonrenewal, Owner may make a written protest of the notice of nonrenewal. At any time prior to the renewal date, the City may withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice
to the other of nonrenewal in any year, the Agreement shall remain in effect for the balance
of the term then remaining, either from its original execution or from the last renewal of the
Agreement, whichever may apply. 3. Standards for Historical Property. During the term of this Agreement, the
Historic Property shall be subject to the following conditions, requirements and restrictions:
a. Owner shall preserve and maintain the Historic Property in accordance with the minimum standards and conditions for maintenance, use and preservation attached
hereto as Exhibit "B", and incorporated herein by this reference.
b. Owner shall make improvements to the Historic Property in accordance with the schedule of home improvements, drafted by the applicant and approved by the City
Council, attached as Exhibit "C", and incorporated herein by this reference.
c. In any restoration or rehabilitation of the property required by
subsections (a) and (b) of this Section 3, the Owner shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State
Department of Parks and Recreation, the United States Secretary of the Interior's Standards
for Rehabilitation, the State Historical Building Code, and the City of Santa Monica to the
extent applicable.
d. Owner shall allow reasonable periodic examinations, by prior
3
appointment, of the interior and exterior of the Historic Property by representatives of the
County Assessor, State Department of Parks and Recreation, State Board of Equalization,
and City, as may be necessary to determine owner's compliance with the terms and provisions of this Agreement.
e. Before undertaking the property maintenance required by subsection
(a) of this Section 3 and the home improvements required by subsection (b) of this Section 3, Owner shall obtain all necessary building and planning permits to the extent required by local law, including but not limited to, a Certificate of Appropriateness.
4. Provision of Information of Compliance. Owner hereby agrees to furnish City
with any and all information requested by the City which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement on an annual basis.
5. Cancellation. City, following a duly noticed public hearing as set forth in
California Government Code Section 50285, may cancel this Agreement if it determines that Owner breached any of the conditions of this Agreement (including the obligation to restore or rehabilitate the property in the manner specified in subparagraph 3 (c) of this Agreement),
or has allowed the property to deteriorate to the point that it no longer meets the standards
for a qualified historic property set forth in Government Code Section 50280.1. In the event of cancellation, Owner may be subject to payment of cancellation fees set forth in California Government Code Section 50286.
6. Notice to Office of Historic Preservation. Within six (6) months of execution of
this Agreement, the City shall send written notice of this Agreement, including a copy hereof, to the State Office of Historic Preservation.
7. Enforcement of Agreement. In addition to the remedy provided in the
cancellation provision of this Agreement, City may specifically enforce, or enjoin the breach of, the terms of this Agreement.
The City does not waive any claim of Owner default if City does not enforce or cancel
this Agreement. All other remedies at law or in equity which are not otherwise provided for
in this Agreement or in Santa Monica Municipal Code Chapters 9.56 and 9.58 are available to the City to pursue in the event that there is a breach of this Agreement. No waiver by City
of any breach or default under this Agreement shall be deemed to be a waiver of any
subsequent breach or default.
8. Burden to Run With Property. The covenants and conditions herein contained shall apply to and bind the heirs, successors and assigns of all the parties hereto and shall
run with and burden the subject property for the benefit of the surrounding landowners and
the City of Santa Monica. Owner shall expressly make the conditions and covenants
contained in this Agreement a part of any deed or other instrument conveying any interest in the property.
4
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: Granville Park, LLC c/o Jeff Appel
1418 Amherst Ave, #1
Los Angeles, CA 90025
10. No Joint Venture. None of the terms, provisions or conditions of this
Agreement shall be deemed to create a partnership between the parties hereto and any of
their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint venturers or members of any joint enterprise.
11. Hold Harmless. As between the City and the Owner, the Owner is deemed to
assume responsibility and liability for, and the Owner shall indemnify and hold harmless the
City and its City Council, boards and commissions, officers, agents, servants or employees from and against any and all claims, loss, damage, charge or expense, whether direct or indirect, to which the City or its City Council, boards and commissions, officers, agents,
servants or employees may be put or subjected, by reason of any damage, loss or injury of
any kind or nature whatever to persons or property caused by or resulting from or in connection with any negligent act or action, or any neglect, omission or failure to act when under a duty to act, on the part of the Owner or any of its officers, agents, servants, employees
or subcontractors in this or their performance hereunder.
12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute between the parties hereto, arising out of or relating to this Agreement or breach thereof, the
prevailing party shall be entitled to recover from the losing party reasonable expenses,
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or provision contained in this Agreement is held to be invalid, void or unenforceable by any court
or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and
remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this
Agreement shall be determined in accordance with the laws of California applicable to
5
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.
CITY OF SANTA MONICA
A Municipal Corporation
OWNER:
BY:_______________________________ ________________________________
RICK COLE
City Manager
JEFF APPEL
Granville Park, LLC
APPROVED AS TO FORM:
__________________________________ LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN
City Clerk
6
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 909-911 Montana Avenue
Number of Pages: 5, plus Exhibits A, B, and C
7
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 909-911 Montana Avenue
Number of Pages: 5, plus Exhibits A, B, and C
8
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared Rick Cole, who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 909-911 Montana Avenue
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT "A"
LEGAL DESCRIPTION
Lot 33 and 34 in Block C of Tract No. 2743, in the City of Santa Monica, County of Los Angeles, State of California, as per Map recorded in Book
28 Page 7 of Maps, in the Office of the County Recorder of said County.
APN(s): 4280-023-031
10
EXHIBIT "B"
HISTORIC PROPERTY PRESERVATION AGREEMENT
PROPERTY MAINTENANCE
CITY OF SANTA MONICA As required by Landmarks Ordinance Section 9.56.190, all designated landmarks and
structures located within a historic district shall be maintained in good repair and preserved
against deterioration through the prompt repair of any of the following:
1. Facades which may fall and injure members of the public or property.
2. Deteriorated or inadequate foundation, defective or deteriorated flooring or
floor supports, deteriorated walls or other vertical structural supports. 3. Members of ceilings, roofs, ceiling and roof supports or other horizontal
members which age, split or buckle due to defective material or deterioration.
4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors.
5. Defective or insufficient weather protection for exterior wall covering, including
lack of paint or weathering due to lack of paint or other protective covering. 6. Any fault or defect in the building which renders it not properly watertight or
structurally unsafe.
In addition, the following maintenance measures are also required for the subject property:
1. Maintain all electrical and plumbing systems in safe, working order; repair and
replace as necessary.
**The property owner is required to obtain all necessary building permits and
planning permits such as a Certificate of Appropriateness for the work specified herein.**
11
EXHIBIT "C"
HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION/REHABILITATION TASKS
The following projects shall be completed by the property owner of 909-911 Montana Avenue
over the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Walkway paving maintenance and repair
2 Annual Landscape maintenance
3 Annual Window maintenance and repair
4 Annual Roof maintenance and repair
5 Annual Door maintenance and repair
6 Annual Maintain exterior painted finish
7 Annual Termite maintenance and prevention
8 Annual Systems maintenance including structural, mechanical, electrical, plumbing, gutter and downspouts
Rehabilitation/Restoration Tasks
9 2018 Develop and implement a landscape plan
10 2018 Replace stairs at sidewalk in-kind with risers of uniform height for safety
11 2018 Construct handrails at sidewalk stairs for safety
12 2018 Inspect commercial bldg. flooring for hazardous materials
13 2018 Evaluate foundation, implement seismic upgrades as needed
14 2018 Install earthquake shut-off valve on gas system
15 2019 Repair stucco and mortar finishes on residential buildings
16 2019 Replace tilework on commercial building
17 2020 Service gutter system and revise for proper drainage
18 2021 Repair courtyard patio surface paving
19 2021 Repair/replace electrical system as needed
20 2022 Repair/replace uneven concrete at pedestrian walkway
21 2022 Repair/reconstruct retaining wall at front entry
22 2022 Evaluate roof at residential buildings, replace if necessary
23 2022 Remove heaters from res. bathrooms, install new heaters
24 2023 Reconstruct perforated CMU walls at front entry
25 2023 Evaluate replacing metal sliding-sash windows on commercial building
26 2024 Replace plumbing piping and water heaters
27 2025 Repair/replace windows as necessary on residential buildings
28 2025 Repair doors on residential buildings
12
**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.**
1
Recording Requested By: Contract No. ______(CCS)
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
HISTORIC PROPERTY PRESERVATION AGREEMENT
THIS AGREEMENT is made and entered in to this 24th day of October, 2017 by and between the City of Santa Monica, a municipal corporation (hereinafter referred to as the "City") and the owners of the property located at 2433 28th Street, Santa Monica, California
90405 (hereinafter collectively “Owners”) by and through its homeowners association, Sun-
Tech Townhomes Owners Association (hereinafter referred to as the "HOA").
R E C I T A L S:
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 50280.1, to provide for the use, maintenance and restoration of such
historical property so to retain its characteristics as property of historical significance; and B. Owners possess fee title to certain real property, together with associated
structures and improvements thereon, located at 2433 28th Street, Santa Monica, California,
(hereinafter such property shall be referred to as the "Historic Property"). Legal descriptions
of the Historic Property consisting of 18 individual condominium residential units are attached hereto, marked as Exhibits "A.1 through A.18" and are incorporated herein by this
reference; and
C. HOA is responsible for maintenance of all common areas on the Historic
Property and has authority to enter into this Agreement on behalf of Owners.
D. On January 9, 2017, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a Landmark pursuant to the terms and provisions of
Santa Monica Municipal Code Chapter 9.56; and
E. On October 24, 2017 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 HOA; and
2
F. City and HOA, 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 HOA, 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, 2018 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 HOA or City desires in any year not to renew the Agreement, HOA
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 HOA to City at least ninety (90) days prior to the annual renewal date, or served by City to
HOA 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 HOA of a notice of
nonrenewal, HOA 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 HOA of nonrenewal. If either City or HOA 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. HOA 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. HOA 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, HOA shall restore and rehabilitate the property according to the rules and regulations of the Office of Historic Preservation of the State
Department of Parks and Recreation, the United States Secretary of the Interior's
Standards for Rehabilitation, the State Historical Building Code, and the City of Santa
Monica to the extent applicable.
3
d. Owners and HOA 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, HOA 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. HOA 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
HOA 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, HOA 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 HOA 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 9.56 and 9.58 are available
to the City to pursue in the event that there is a breach of this Agreement. No waiver by
City of any breach or default under this Agreement shall be deemed to be a waiver of any
subsequent breach or default.
8. Burden to Run With Property. The covenants and conditions herein
contained shall apply to and bind the heirs, successors and assigns of all the parties hereto
and shall run with and burden the subject property for the benefit of the surrounding landowners and the City of Santa Monica. Owners 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.
4
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: Sun-Tech Townhomes Owners Association 2433 28th 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 HOA, HOA is deemed to assume
responsibility and liability for, and HOA 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 HOA or any of its officers, agents, servants, employees or subcontractors in this or their performance hereunder.
12. Attorneys' Fees and Costs. In the event of any controversy, claim or dispute
between the parties hereto, arising out of or relating to this Agreement or breach thereof, the prevailing party shall be entitled to recover from the losing party reasonable expenses,
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or
provision contained in this Agreement is held to be invalid, void or unenforceable by any court or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless
be and remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this Agreement shall be determined in accordance with the laws of California applicable to
contracts made to and to be performed within the state.
15. Recordation. Within 20 days of execution, the parties shall cause this
5
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. HOA 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. HOA 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 HOA have caused this Agreement to be
executed as of the day and year first written above.
CITY OF SANTA MONICA A Municipal Corporation HOA:
BY:_______________________________ ________________________________
RICK COLE City Manager Sun-Tech Townhomes Owners Association
________________________________ Sun-Tech Townhomes Owners
Association
APPROVED AS TO FORM:
__________________________________
LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN City Clerk
6
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 2433 28th Street
Number of Pages: 5, plus Exhibits A, B, and C
7
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement Property location: 2433 28th Street
Number of Pages: 5, plus Exhibits A, B, and C
8
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared Rick Cole, who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 2433 28th Street
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT "A"
LEGAL DESCRIPTION
Exhibit A.1
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit A on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-094
10
Exhibit A.2
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit B on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-095
11
Exhibit A.3
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit C on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-096
12
Exhibit A.4
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit D on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-097
13
Exhibit A.5
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit E on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-098
14
Exhibit A.6
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit F on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-099
15
Exhibit A.7
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit G on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-100
16
Exhibit A.8
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit H on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-101
17
Exhibit A.9
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit I on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-102
18
Exhibit A.10
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit J on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-103
19
Exhibit A.11
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit K on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-104
20
Exhibit A.12
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit L on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-105
21
Exhibit A.13
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit M on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-106
22
Exhibit A.14
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit N on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-107
23
Exhibit A.15
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit O on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-108
24
Exhibit A.16
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit P on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-109
25
Exhibit A.17
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit Q on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-110
26
Exhibit A.18
A Condominium Composed of: Parcel 1: That portion of Lot 1 of Tract No. 38224, in the City of Santa Monica, County of Los Angeles, State
of California, as per map recorded in Book 942 Page(s) 22 to 24
inclusive of Maps, in the Office of the County Recorder of said County,
shown and defined as Unit R on the Condominium Plan recorded March 27, 1980 as Instrument No. 80-309717, of Official Records.
Parcel 2: An undivided 1/18th interest in Lot 1, of Tract 38224. Except
therefrom units A to R, as shown on said Condominium Plan. Also
except one-half of all oil, gases and minerals as to the Southerly 55 feet of the Southwesterly 78 feet of said land, and except all oil, gas
and minerals as to the remainder of said land.
APN(s): 4270-015-111
27
EXHIBIT "B"
HISTORIC PROPERTY PRESERVATION AGREEMENT PROPERTY MAINTENANCE
CITY OF SANTA MONICA
As required by Landmarks Ordinance Section 9.56.190, all designated landmarks and structures located within a historic district shall be maintained in good repair and preserved
against deterioration through the prompt repair of any of the following:
1. Facades which may fall and injure members of the public or property.
2. Deteriorated or inadequate foundation, defective or deteriorated flooring or
floor supports, deteriorated walls or other vertical structural supports.
3. Members of ceilings, roofs, ceiling and roof supports or other horizontal members which age, split or buckle due to defective material or deterioration.
4. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations or floors, including broken windows or doors.
5. Defective or insufficient weather protection for exterior wall covering,
including lack of paint or weathering due to lack of paint or other protective
covering. 6. Any fault or defect in the building which renders it not properly watertight or
structurally unsafe.
In addition, the following maintenance measures are also required for the subject property:
1. Maintain all electrical and plumbing systems in safe, working order; repair and
replace as necessary.
**The property owner is required to obtain all necessary building permits and
planning permits such as a Certificate of Appropriateness for the work specified herein.**
28
EXHIBIT "C"
HISTORIC PROPERTY PRESERVATION AGREEMENT PROPOSED RESTORATION/REHABILITATION TASKS
The following projects shall be completed by the Sun-Tech Townhomes Owners
Association of 2433 28th Street over a fifteen (15) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Walkway paving maintenance and repair
2 Annual Landscape maintenance
3 Annual Site drainage maintenance
4 Annual Window maintenance and repair
5 Annual Roof maintenance, repair, waterproofing
6 Annual Door maintenance and repair
7 Annual Maintain exterior finishes and painted finish
8 Annual Termite maintenance and prevention
9 Annual Systems maintenance including mechanical, electrical, plumbing.
Rehabilitation/Restoration Tasks
10 2018 Develop site drainage and waterproofing plan
11 2018 Develop landscape and drainage plan
12 2018 Repair/replace metal gates and custom fences
13 2018 Research history of building’s color palette
14 2019 Implement site drainage and waterproofing plan (phase 1)
15 2019 Implement landscape and drainage plan (phase 1)
16 2019 Waterproof and repair exterior planters, rear planters (phase 1)
17 2019 Repair exterior stucco finishes and repaint complex (phase 1)
18 2020 Implement site drainage and waterproofing plan (phase 2)
19 2020 Implement landscape and drainage plan (phase 2)
20 2020 Waterproof and repair rear planters (phase 2)
21 2020 Repair exterior stucco finishes and repaint complex (phase 2)
22 2021 Implement site drainage and waterproofing plan (phase 3)
23 2021 Implement landscape and drainage plan (phase 3)
24 2021 Waterproof and repair rear planters (phase 3)
25 2022 Implement landscape and drainage plan (phase 4)
26 2022 Waterproof and repair rear planters (phase 4)
27 2023 Engage moisture specialist/assess moisture throughout complex
28 2023 Install photovoltaic solar panels at roof of each unit
29 2024 Resurface damaged concrete on walkways/stairs (phase 1)
30 2025 Resurface damaged concrete on walkways/stairs (phase 2)
31 2026 Replace chimney caps (phase 1)
32 2026 Replace wood entry doors
33 2027 Develop window rehabilitation/restoration plan, including skylights
29
and address waterproofing and tinting consistency
34 2028 Engage moisture specialist/assess moisture throughout complex
35 2028 Implement window rehabilitation/restoration plan (phase 1)
36 2029 Replace mailboxes
37 2029 Implement window rehabilitation/restoration plan (phase 2)
38 2030 Replace chimney caps (phase 2)
39 2030 Roofing specialist to evaluate and reseal roof
40 2031 Implement window rehabilitation/restoration plan (phase 3)
41 2032 Implement window rehabilitation/restoration plan (phase 4)
**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.**
2017 -- SUMMARY OF ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACTS**
Property
Address
Est. Assessed
Value (MILLS
ACT)
Current Tax
(Prop. 13)
Est. Tax
(MILLS ACT)
Est. Reduction in
Property Tax
City Revenue
(Prop. 13)
City Revenue
(MILLS ACT)
City Revenue
Reduction
Est.
Reduction in
Property Tax
as a %
401 Ocean Avenue
$1,492,707
$112,500
$15,452
$97,048
$18,000
$2,472
($15,528)
13.7%
927 Ocean Avenue $3,602,140 $82,812 $37,287 $45,525 $13,250 $5,966 ($7,284) 45.0%
909-911 Montana Ave $1,733,943 $62,109 $17,949 $44,160 $9,937 $2,872 ($7,066) 28.9%
2433 28th Street
Unit A $380,130 $8,935 $3,935 $5,000 $1,430 $630 ($800) 44.0%
Unit B $380,130 $10,511 $3,935 $6,576 $1,682 $630 ($1,052) 37.4%
Unit C $380,130 $4,655 $3,935 $720 $745 $630 ($115) 84.5%
Unit D $380,130 $10,579 $3,935 $6,644 $1,693 $630 ($1,063) 37.2%
Unit E $380,130 $12,713 $3,935 $8,778 $2,034 $630 ($1,404) 31.0%
Unit F $380,130 $12,893 $3,935 $8,958 $2,063 $630 ($1,433) 30.5%
Unit G $360,127 $11,447 $3,728 $7,719 $1,832 $596 ($1,235) 32.6%
Unit H $360,127 $7,749 $3,728 $4,021 $1,240 $596 ($643) 48.1%
Unit I $360,127 $6,592 $3,728 $2,864 $1,055 $596 ($458) 56.6%
Unit J $360,127 $8,958 $3,728 $5,230 $1,433 $596 ($837) 41.6%
Unit K $355,365 $3,844 $3,679 $165 $615 $589 ($26) 95.7%
Unit L $355,365 $9,075 $3,679 $5,396 $1,452 $589 ($863) 40.5%
Unit M $355,365 $8,218 $3,679 $4,539 $1,315 $589 ($726) 44.8%
Unit N $355,365 $6,005 $3,679 $2,326 $961 $589 ($372) 61.3%
Unit O $359,695 $8,207 $3,723 $4,484 $1,313 $596 ($717) 45.4%
Unit P $359,695 $6,636 $3,723 $2,913 $1,062 $596 ($466) 56.1%
Unit Q $359,695 $9,595 $3,723 $5,872 $1,535 $596 ($940) 38.8%
Unit R $359,695 $6,656 $3,723 $2,933 $1,065 $596 ($469) 55.9%
($43,497)
REFERENCE:
RESOLUTION NOS. 11081
THROUGH 11084
(CCS)