SR 10-09-2018 3K
City Council
Report
City Council Meeting: October 9, 2018
Agenda Item: 3.K
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To: Mayor and City Council
From: David Martin, Director, City Planning
Subject: Historic Property Preservation Agreements (Mills Act Contract) between the
City of Santa Monica and the property owners of designated City Landmarks
located at 1659 Ocean Front Walk, 133 Wadsworth Avenue, 1305 Second
Street, and 1314 Seventh Street
Recommended Action
Staff recommends that the City Council adopt the attached Resolutions authorizing the
City Manager to execute Historic Property Preservation Agreements (Mills Act
Contracts) between the City of Santa Monica and the property owners of designated
City Landmarks located at 1659 Ocean Front Walk, 133 Wadsworth Avenue, 1305
Second Street, and 1314 Seventh Street.
Summary
The City’s longstanding commitment to historic preservation includes educating
property owners about and offering 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, 75 properties in Santa Monica 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
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maintenance plan which becomes an attachment to the Mills Act Contract entered into
between the City of Santa Monica and a property owner. Staff verifies the information
contained in the report and may identify additional restoration and maintenance items
as necessary.
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 may file a Mills Act Contract application. In 2014,
the Council passed an Ordinance that revised the City’s Mills Act Program by
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. In exchange for a property tax reduction, the
owner agrees to protect, maintain and, if necessary, restore the historic property.
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. 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
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of contract conditions, whereby the property owner would be subject to pay the same
12.5% penalty.
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”, as subsequently
amended from time to time (Weeks & Grimmer, 1995; revised 2017).
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 2018; a multi-unit residential apartment
complex located at 1659 Ocean Front Walk; a single-unit residence located at 133
Wadsworth Avenue; a commercial office building located at 1305 Second Street; and a
commercial office/restaurant building located at 1314 Seventh Street. In accordance
with SMMC 9.56.270(G), all applications are eligible for approval 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.
1659 Ocean Front Walk: Purser Apartments
Constructed in 1913, the subject multi-unit residential building and parcel was designated
a City Landmark on January 9, 2017 as one of the last remaining vestiges of historic
development in the South Beach area and one of the last remaining apartment buildings
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that exemplified residential development along the Santa Monica beachfront from the
early 20th century.
The Purser Apartments was one of the most photographed buildings in the City and an
established visual feature of the beachfront landscape, south of the Santa Monica Pier
and the sole physical reminder of Santa Monica’s historic Muscle Beach.
An architect’s report was prepared by Chattel, Inc. The report assesses the existing
condition of the apartment building and identifies repair, restoration/rehabilitation and
maintenance needs (Attachment A) along with a general schedule for completion of
work. The subject property generally appears to be in fair condition, however features
that have been inappropriately altered will be restored to their earlier appearance. For
example, the existing non-original aluminum windows are in poor condition and need to
be replaced. Non-original features including lintels, sills, flower boxes, awnings,
shutters, and exterior quoining finishes that are incompatible with the historic character
of the building will be removed. Covered transom windows on the ground level will be
rehabilitated and the rear entry door replaced. Building systems are described as being
in poor condition. The work plan also includes structural and drainage improvements to
address water intrusion, repairs to the elevator to ensure operability, and improvements
to mechanical, heating, and electrical.
The applicant has developed a 10-year rehabilitation/maintenance plan describing tasks
that will be undertaken to address the identified concerns and ensure on -going
maintenance that is expected to be realized through the projected tax savings. The
identified maintenance tasks are estimated to have a total cost of approximately
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$80,000 with all identified rehabilitation tasks projected to cost $604,000 over the initial
10-year contract period.
Staff estimates that the new contract will result in a property tax reduction equating to
approximately 8%.
133 Wadsworth Avenue
Constructed in 1903, the subject single-unit Dutch Colonial Revival style residence and
parcel was designated a City Landmark on April 9, 2018 as a representative example
of an early 20th century residence in the Ocean Park neighborhood exemplifying the
early development in the area, and for its rare architectural characteristics of the Dutch
Colonial Revival style.
An architect’s 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 B) along with a general schedule for completion of
work. The building is in good/fair condition. Rehabilitation improvements were
completed in 2016 by the current owner including structural, electrical, and plumbing
improvements. The applicant has identified a total cost of $264,500 for these
completed rehabilitation improvements. Future work associated with the Mills Act
contract include rehabilitation work, and will primarily address issues related to building
maintenance as described in the proposed Maintenance Plan. The Rehabilitation Plan
includes improvements to the existing roof and drainage systems, and repairs to the
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existing wood windows. Building systems are now in good condition and will require
regular annual maintenance.
The applicant has developed a 10-year rehabilitation/maintenance plan describing
tasks that will be undertaken to address the identified concerns and ensure on -going
maintenance that is expected to be realized through the projected tax savings. The
proposed maintenance tasks over 10 years are estimated to have an annual cost of
approximately $7,050 with all identified rehabilitation tasks projected to cost $77,000
over the initial 10-year contract period.
Staff estimates that the new contract will result in a property tax reduction equating to
approximately 57%.
1305 Second Street: Mar Vista Apartments
Constructed in 1914, the subject building and parcel was designated as a City Landmark
on December 14, 2009 as an embodiment of the early residential history of the Central
Business District and as an excellent example of an apartment building designed in the
Renaissance Revival architectural style.
An architect’s report was prepared by Chattel, Inc. The report assesses the condition
of the building and identifies repair, restoration/rehabilitation and maintenance needs
(Attachment C) along with a general schedule for completion of work. The building is
generally in fair condition. Proposed site improvements include new paving,
landscaping, and installation of accessible ramps and lifts. The roof is in poor condition
and will be replaced. Damaged portions of the metal cornice and decorative lionheads
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at the roofline will be reconstructed. The existing wood windows are in fair condition
and will be rehabilitated and painted. The exterior brick finish is in fair condition and
will be cleaned and repointed as needed. Building systems are described as good/fair
condition and improvements to structural (seismic retrofit), mechanical, electrical,
plumbing, and drainage are included in the work plan.
The applicant has developed a 3-year rehabilitation/restoration plan describing tasks
that will be undertaken to address the identified concerns, in addition to a maintenance
plan that is expected to be realized through the projected tax savings. The identified
maintenance tasks over 10 years are estimated to have an annual cost of
approximately $54,000 with all identified rehabilitation tasks projected to cost
$4,672,000 over the initial 10-year contract period, anticipated to be completed within
the first 3 years.
The County Tax Assessor’s office will reassess land and improvement values of the
property upon the completion of building improvements that are currently underway at the
site. Because the current property tax does not appear to accurately reflect the future
commercial use of the building, an approximate property tax reduction cannot be
estimated at this time.
1314 Seventh Street: Associated Telephone Company Building
Constructed in 1937, the subject building and parcel was designated a City Landmark on
May 14, 2018 exemplifying elements of the City’s economic development and history
related to the telephone industry and as a rare and prominent example of PWA Moderne
architecture in Santa Monica.
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An architect’s report was prepared by Architectural Resources Group. The report
assesses the condition of the commercial building and identifies repair,
restoration/rehabilitation and maintenance needs (Attachment D) along with a general
schedule for completion of work. The building underwent an extensive rehabilitation
between 2013 and 2015. The scope of work included seismic retrofit and rehabilitation of
the building’s architectural features. The applicant has identified a total cost of
$4,345,000 for these completed rehabilitation improvements. Because of these
improvements, the building is currently in good condition. Future work associated with the
Mills Act contract includes rehabilitation work, and will primarily address issues related to
building maintenance as described in the proposed Maintenance Plan. The proposed
Rehabilitation Plan includes repairing the existing steel casement windows, repairing the
finish of the existing travertine cladding within the designated entry lobby, repairing water
leaks in the basement, and replacing the roof material. Building systems are now in good
condition and will require regular annual maintenance.
In addition to a Maintenance Plan, the applicant has developed a 10-year rehabilitation
plan describing tasks that will be undertaken to address the identified concerns that are
expected to be realized through the projected tax savings. The identified maintenance
tasks over 10 years are estimated to have an annual cost of approximately $32,865 with
all identified restoration/rehabilitation tasks projected to cost $304,184 over the initial 10 -
year contract period.
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Of the Mills Act applications included in this report, the Associated Telephone Company
Building is unique in that the property is subdivided into a commercial condominium-type
ownership model consisting of a total 15 commercial condominiums with two owners;
Divco West (9) and Frontier California Inc. (6). Jointly, these owners operate as the 1314
7th Street Owners Association, Inc that that oversees the property’s common areas and
decisions related to the property. Therefore, the contract forwarded to City Council will be
with the Association to ensure proper implementation of the rehabilitation and
maintenance plan, simplifying the City’s future monitoring efforts of a single contract.
However, because Frontier California Inc. is a tax-exempt public utility, those properties
owned by Frontier California Inc. (6) do not qualify for Mills Act incentives purs uant to the
Landmarks Ordinance and therefore are not included in the contract. Should any of those
six (6) units become subject to taxation in the future, the contract may be amended to
include those units.
Staff estimates that the new contract will result in a property tax reduction of
approximately 64% for the nine (9) Divco West owned commercial units.
Landmarks Commission Review
The Landmarks Commission reviewed the proposed Mills Act Contract requests at the
Commission meeting held on August 13, 2018. The Commission noted the quality of the
application submittals and appreciated the thorough documentation and analysis
presented in each request. The Commission endorsed the four requests and directed
staff to forward a recommendation to the Council in support of all applications.
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, not including 1305 Second Street
would result in a reduction in annual property tax revenue to the City in the estimated
amount of $58,913 for FY 2019-20 and subsequent years thereafter. A summary financial
analysis table is included as Attachment M.
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Prepared By: Steve Mizokami, Senior Planner
Approved
Forwarded to Council
Attachments:
A. 1659 Ocean Front Walk (Architectural Report)
B. 133 Wadsworth Ave (Architectural Report)
C. 1305 Second Street (Architectural Report)
D. 1314 Seventh Street (Architectural Report)
E. 1659 Ocean Front Walk (Resolution of Approval)
F. 133 Wadsworth Ave (Resolution of Approval)
G. 1305 Second Street (Resolution of Approval)
H. 1314 Seventh Street (Resolution of Approval)
I. 1659 Ocean Front Walk (Mills Act Contract)
J. 133 Wadsworth Ave (Mills Act Contract)
K. 1305 Second Street (Mills Act Contract)
L. 1314 Seventh Street (Mills Act Contract)
M. 2018 Mills Act Financial Analysis
MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
1659 Ocean Front Walk
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:
Alan Nissel,
Wilshire Skyline Inc.
July 24, 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 10
VI. Rehabilitation, Restoration, and Maintenance Recommendations 11
Site 12
Building 19
Systems 22
VII. Conclusion 25
ATTACHMENTS
A. Images
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I. INTRODUCTION
This Architectural Report documents existing conditions of 1659 Ocean Front Walk in Santa
Monica, California (Assessor’s Parcel Number 4290-022-005, Purser Apartments 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 consists of one multi-family residential building
constructed in 1913 by contractor Marcus Campbell.
The subject property was designated on January 9, 2017 as a City of Santa Monica
Landmark, significant as a surviving vestige of beachfront development from the first half of
the twentieth century, as well as a familiar visual backdrop of Muscle Beach between 1934-
1958.1 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 a site visit to the
subject property on June 30, 2017.
The original design of the subject property was influenced by the Mission Revival style.
Subsequent modifications have added elements of the Italian Renaissance Revival style.
Extensive restoration and rehabilitation are necessary to return the property to its original
appearance. In addition, deferred maintenance has the potential to cause substantial
damage to historic materials. The extent of the restoration and rehabilitation necessary
demonstrates the need for incentive through the Mills Act to help preserve this historic
resource. Without this incentive, the scope of work would be prohibitively expensive
considering the annual rental income for the complex.
1 City of Santa Monica Landmarks Commission, “Statement of Official Action, Designation of A Commercial Building Located at 165 9 Ocean Front Walk,”
Section I, April 11, 2016.
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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 Suki Gershenhorn, 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.”2 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.
2 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 locally designated as a Santa Monica Landmark on January 9,
2017 when the Santa Monica Landmarks Commission and City Council concurred with the
following findings:3
(1) It exemplified, symbolizes, or manifests elements of the cultural, social,
economic, political or architectural history of the City.
The Purser Apartments are significant as a vestige of historic development in South Beach
and as one of the last remaining apartment buildings that exemplifies residential construction
along the beach from early twentieth century. Completed in 1913, the Purser Apartments is
one of the earliest apartment buildings in the Seaside Terrace Tract and one of the only
buildings left from its inception. Despite its alterations, the Purser Apartments is arguable
one of the more intact buildings from the period. Historically, this area was characterized by
a mix of residential, commercial, and recreation development that had, particularly in the
vicinity of the various historic pleasure piers and Santa Monica’s Muscle Beach, a mostly
populist appeal.
(6) It has a unique location, a singular physical characteristic, or is an established
and familiar visual feature of neighborhood, community or the City.
One of the most photographed buildings in Santa Monica, the Purser Apartments is the sole
physical reminder of Santa Monica’s historic Muscle Beach. As a marker for this bygone
moment in Santa Monica history, as well as a rare remnant of beachfront development from
the first half of the twentieth century, the Purser Apartments is a well-established and familiar
visual feature of the beachfront, immediately south of the Santa Monica Pier.
The Purser Apartments is an established and familiar visual feature of the seafront
landscape, which was once the “Atlantic City of the West” with its burgeoning recreational
activities on Santa Monica beach from the beginning of the twentieth century.
3 City of Santa Monica Landmarks Commission, “Statement of Official Action, Designation of A Commercial Building Located at 1659 Ocean Front Walk,”
Section I, April 11, 2016.
Gymnasts on Muscle Beach, subject
property in background (USC Digital
Archive, 1957)
Cyclists along Ocean Front Walk, subject
property (left) the year it was completed
(California Historical Society, 1913)
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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 Purser Apartments is located at 1659 Ocean Front Walk in Santa Monica, California.
The building is located between Ocean Front Walk promenade to the west and Appian Way
to the east, on the northeast corner of Ocean Front Walk and Arcadia Terrace, south of the
Santa Monica pier. Surface parking lots are adjacent to the building along the north and
south elevations. The building’s east elevation, along Appian Way, is at the sidewalk line
without a setback. Appian Way is a narrow, two-lane street with few street trees south of the
Purser Apartments, and is improved with multi-family apartment buildings of varying height
and ages. Ocean Front Walk promenade is a paved walking path that runs along the east
(inland) edge of the beach from the Santa Monica Pier south to Bay Street. A chess park
with a human-sized chess board and tables with chess boards is located along the
promenade in front of the building.
EXTERIOR
The Purser Apartments is three stories in height facing Appian Way and four stories in height
facing Ocean Front Walk and the Pacific Ocean. The building has a rectangular plan and a
flat roof with a parapet that steps up at the corners. Historic photographs indicate that its
original design was influenced by the Mission Revival style; subsequent modifications have
added elements of the Italian Renaissance Revival style. The upper floors are characterized
by smooth stucco-clad wall surfaces, while the first floor is characterized by non-original
incising along the arched piers. A non-original belt course separates the first floor from the
upper levels, and non-original quoining accentuates corner piers. Original features include
the parapet silhouette, the pattern and dimensions of window and door openings, and a
ground floor arcade on the west, beach-facing, elevation. Fenestration generally consists of
non-original aluminum horizontal sliding sash windows, some with shutters, others without.
The east elevation, facing Appian Way, is three bays wide and symmetrical. An entry from
the sidewalk leading to the second floor is located in the middle bay. Shutters flank windows
on outer bays and awnings protect windows in the center bay on the third and fourth floors.
West elevation of subject property, view
southeast. (Chattel, 2016)
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The south elevation is distinguished by two bays with canted sides at upper floors that are
crowned by Mission-shaped parapets (espadañas). A third bay is inset with a balcony
supported by brackets. A metal railing lines the balcony.
Facing the Pacific Ocean, the west elevation appears as the primary façade of the building.
Three bays wide, the west elevation is symmetrically composed with outer windows wider
than center ones. Upper floor windows have metal window boxes and shutters. Double
entry doors are set within a recessed arcade defined by three bays of segmental-arched
openings supported by stout piers. Single arched openings face the side elevations. Arcade
ceiling beams articulate the three-bay division.
An elevator tower is evident on the north elevation. The north elevation also has three bays
with canted sides at two upper floors.
The flat roof is accessed by a stair adjacent to the elevator tower. A roof patio enclosed by
aluminum railing is located at the west side.
INTERIOR
At each level, the interior is bisected by a central, double loaded corridor. While most
finishes, including carpet, suspended ceiling, and fluorescent lights, are contemporary, the
corridor retains its historic smooth plaster walls with a wood chair rail. Two half-turn stairs
give access to upper floors. One staircase is located toward the west side of the building and
is oriented perpendicular to the corridor and one staircase is located toward the east side of
the building and is orientated parallel with the corridor. Both stairs have a simple, metal
handrail. A now non-operational elevator is located adjacent to the west stair and the cab is
currently used as a storage closet. Interiors of the residential units have been significantly
altered over the years and no longer retain any historic finishes.
ALTERATIONS
Outside of plumbing and electrical permits, very few alterations appear to have been made to
the building prior to the 1970s. In 1972, a permit was issued to “enclose open stairwells and
install fire detection and alarm system per city requirements.”4 These required upgrades
were made in time for a fire that occurred a year later in which “firemen…rescue[d] 12
persons trapped on the top floor…The fire began in a first-floor storage closet…and sent
4 Building Department, City of Santa Monica, “Application for Building Permit,” Permit #B44888, July 14, 1972.
West elevation of subject property,
alterations include replaced windows,
altered stringcourse and quoining. (Chattel
2017)
Roof patio enclosed by aluminum railing at
west elevation (Chattel, 2017)
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smoke and flames throughout the structure…Damage was estimated at about $5,000.
Cause of the fire was under investigation.”5 Fire repairs were undertaken almost
immediately.6
In 1975, a permit was issued to “replace sash, sandblast exterior, paint and clean up.”7 This
work likely included replacement of double-hung wood window sash, evident in historic
photos, with existing aluminum horizontal sliding sash and the addition of the rusticated and
quoined exterior finishes. It is also likely that decorative elements at the corner parapets
were removed at this time, and an arched stringcourse above the arcade was replaced with
the current belt course. Given the vague description of proposed work, other decorative
features, such as the balcony railings on the south elevation, may have also been modified
at this time. It is unknown when fire-escapes on the north and east elevations were
removed. It is also unknown when the elevator was installed or when it ceased operation.
5 “The Southland,” Los Angeles Times, July 30, 1973, OC2.
6 Building Department, City of Santa Monica, “Application for Building Permit,” Permit # B46077, August 7, 1973.
7 Building Department, City of Santa Monica, “Application for Building Permit,” Permit #B48260, December 5, 1975.
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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, earlier
features that have been altered inappropriately will be restored to their earlier appearance.
General investigation and maintenance will be addressed as well.
While all recommended work is important, we have prioritized tasks addressing window
rehabilitation should be prioritized. The tables in this section outline recommendations for
future work, and any treatment detail shall be submitted in a Certificate of Appropriateness
(COA) to the City of Santa Monica. COAs are required for all work that requires a building
permit from the City. 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.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 10
SITE
Feature Description Condition Recommendation(s) Photos
Side yard A portion of the
side yard on the
north elevation is
fenced in, with
some plantings.
Fair:
The condition of
the wood
appears good.
However, the
condition of the
exterior of the
building enclosed
by the side yard
is obscured and
unknown. The
connection of the
fence to the
building is also
unknown.
Determine whose property the fence
is built on. Once the property line is
determined, investigate the fence’s
condition and attachment.
Adjacent
Sidewalk
The sidewalk
along Appian
Way (east) and
Arcadia Terrace
(south) abuts the
property at the
second floor and
slopes to the
ground floor on
the south
elevation.
Fair:
The sidewalk
appears to be in
fair condition
overall despite
some biological
growth.
Determine when the sidewalk was
last replaced. Engage a civil
engineer to investigate potential
water infiltration at the second floor
and ground floor walls on the east
and south elevations.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 11
EXTERIOR
Feature Description Condition Recommendation(s) Photos
Windows The windows
consist of
replacement
aluminum fixed
and slider
windows. On the
west and east
elevations,
flowerboxes,
shutters, and
awnings have
been added, as
well as sills and
lintels.
Poor:
Windows are
deteriorated and need
to be replaced.
Windows are not
original, nor are they
compatible with the
historic character of the
building.
Remove lintels, sills, flower
boxes, awnings, and shutters
and current windows. New
windows should be fiberglass
or wood single-hung
windows, with single lights in
upper and lower sash. Use
historic photographs when
verifying final window
replacement. Patch holes to
match surrounding area.
Any treatment detail shall be
submitted in a Certificate of
Appropriateness application
to the City.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 12
Exterior
Finishes
Non-original
exterior finishes
include quoining
at each corner,
straightened belt
course on the
west elevation,
addition of
incised
rustication
(joints) at the
ground floor,
removal of finials
at the roof, and
current “Peru
Brown" paint
color.
Poor:
The exterior finishes
have been altered and
are incompatible with
the historic character or
the building. Some
stucco is spalling and
paint chipping.
Investigate feasibility of
restoring belt course to
original configuration,
arched above the central
bay between the ground
floor and second floor.
Remove quoining on each
of the corners and patch as
necessary. Patch spalling
stucco as needed. Repaint
exterior a light beige, off-
white or white.
Any treatment detail shall
be submitted in a
Certificate of
Appropriateness application
to the City.
Doors Double multi-
light doors exist
in the central bay
on the west
elevation. A
covered transom
exists directly
above.
A single multi-
light wood door
exists located on
the east
Poor:
The transom above the
double doors on the
west elevation has been
covered. The double
doors are in fair
condition.
The single door at the
east elevation has been
broken several times
and is not secure.
Open up the covered
transom on the west
elevation and remove drop
ceiling.
Replace the door on the
east elevation. Door will be
compatible but will provide
security to the building.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 13
elevation, which
is used as the
primary entrance
to the building.
Any treatment detail shall be
submitted in a Certificate of
Appropriateness application
to the City.
Fence A contemporary
wrought-iron
fence is located
between the
piers on the
ground floor at
the west
elevation,
securing the
arcade.
Fair:
The gate is not original
and does not read as
compatible with the
historic building.
Replace contemporary metal
fence with a compatible
fence.
Any treatment detail shall be
submitted in a Certificate of
Appropriateness application
to the City.
Roof The built-up roof
membrane is
flat, with
habitable space
on the western
portion. A low
parapet lines the
perimeter of the
roof. The
southern portion
is drainage area.
Fair:
Roof membrane in
generally fair condition,
aside from areas of
pooling water.
Periodically inspect roof and
parapet.
Service all gutters and
downspouts regularly to
ensure water flows away
from the building and
foundation, and repair or
replace all gutters and
downspouts in-kind.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 14
Sign Historically, a
blade sign with
raised letters
spelling out
“PURSER”
vertically and
“APTS”
horizontally
below. The
letters were a
light color with
dark backround.
The sign was
located on the
west elevation at
the second floor
on the center
bay. The sign
was likely
attached using
metal ties.
Poor:
The historic blade sign
has been removed.
Reproduction and installation
of the sign in based on
historic photographs shall be
investigated and proposed
for approval by the City. Only
if the sign is approved by the
City shall the sign be
installed.
Any treatment detail shall be
submitted in a Certificate of
Appropriateness application
to the City.
Interior
lobby and
corridor
The lobby has
been altered to
read more as
corridor than a
lobby, with drop
celings,
contemporary
light fixtures,
mailboxes and
flooring.
Fair:
The alterations to the
lobby have covered the
transom and windows
on either side of the
double-door entry on
the west elevation.
Contemporary
alterations are not
compatible with the
historic fabric.
Remove drop ceilings from
the lobby, exposing the
transom, and restore historic
ceiling. Rehabilitate floors,
and investigate alternative,
more compatible paint.
Replace contemporary
fixtures including mailboxes,
lighting and hardware with
more compatible features.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 15
SYSTEMS
Feature Description Condition Recommendation(s) Photos
Structural The building is a
reinforced concrete
building.
Poor:
Some water damage is
visible in the crawl
space. No evaluation of
the condition of the
structure has been
made.
Engage a civil enginner to
evaluate how water flows into
the building and to
recommend solutions.
Engage structural engineer
with expertise in historic
buildings to evaluate
structural system. Implement
recommended scope of work,
as necessary.
Elevator The original
elevator cab and
metal grille are still
located in the
original location.
The cab is currently
being used for
storage.
Poor:
The elevator is no
longer operational and
it is unknown if the
elevator machinery is
still functional. Original
finishes have been
stripped.
Study renewed operation or
reinstallation of new elevator
cab in existing shaft.
Implement recommended
scope of work, as necessary.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 16
Mechanical One 45 gallon water
heater located in
mechanical room
on ground floor
services 30 units.
Brick water heater
vent located on the
east portion of roof.
Fair:
Brick water heater vent
has lost substantial
amount of mortar.
Other unknown vent on
roof has been sealed.
Engage a structural engineer
to evaluate water heater vent
on roof as well as air shaft on
roof. Implement
recommended scope of work,
as necessary. Ensure
existing systems are not
overburdened.
Electrical Flood lightscurrently
exists on the west
elevation above the
outer bays of the
colonnade.
Entrances at the
east and west
elevation are
illuminated by
contemporary
sconces.
Fair:
Existing flood lights are
not compatible with the
historic building.
Exterior lighting is
relatively limited.
Interior electrical has
been updated at
various times.
Remove existing flood lights
and install simple,
contemporary lighting and
conceal conduits.
Maintain as needed.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 17
Plumbing Plumbing is vertigal
galvanized pipes.
Good:
No indication of any
plumbing issues.
Maintain as needed.
Drainage Three downspout
gutters exist on the
south elevation.
Poor:
The gutters do not
appear to flow water far
enough away from the
building, which can
cause moisture
damage to the building
perimeter. Some
pooling and debris are
visible at the roof
drainage.
Attach drains to downspouts
to properly drain water to
street, and avoid pooling at
building perimeter.
Maintain the roof drainage
area on a regular basis,
cleaning debris and monitor
water pooling and infiltration.
1659 OCEAN FRONT WALK, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 18
VII. CONCLUSION
This Architectural Report documents existing conditions of the multi-family residental building
at 1659 Ocean Front Walk 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.
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
1659 Ocean Front Walk
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:
Alan Nissel,
Wilshire Skyline Inc.
July 24, 2017
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: ____________________________________
Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction 1
II. Restoration/Rehabilitation Plan 2
III. Maintenance Plan 4
1
I. INTRODUCTION
This document includes Restoration/Rehabilitation and Maintenance Plans for the property at 1659
Ocean Front Walk in Santa Monica, California (Assessor’s Parcel Number 4290-022-005; Purser
Apartments or subject property) based on recommendations outlined in the Architectural Report prepared
by Chattel, Inc. (Chattel) as part of the Mills Act contract application. Recommendations are also
informed by previous evaluations made during a site visit on June 30, 2017. Cost estimates for each task
were informed by the budget produced by Wilshire Skyline, dated July 19, 2017.
The subject property was locally designated as a Santa Monica Landmark on January 9, 2017. Proposed
work to Landmark properties is subject to review of 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 proposed work is important, tasks addressing the restoration of windows are prioritized earlier in
the work period over more cosmetic tasks such as restoring and repainting the exterior elevations.
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 site, exteriors, and systems.
Tasks addressing the roof, structure, electrical, and plumbing 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 Cost
2021 Hardscape Engage a civil engineer or historic building specialist to inspect
water tightness at the perimeter of the building at the ground
floor level.
$15,000
2023 Side fence Determine whose property the fence is built on and its
condition. Once the property line is determined, investigate the
fence’s condition and attachment.
$2,000
SITE TOTAL
$17,000
EXTERIOR
Contract
Year of
Completion
Feature Task Cost
2019-
2020
Windows –
West (primary) elevation and south elevation
Remove lintels, sills, flower boxes, shutters, and
existing windows. Owner should explore compatible
fiberglass windows due to location in marine
environment. Use historic photographs when verifying
final window replacement. Patch holes to match
surround area.
Any treatment detail shall be submitted in a Certificate
of Appropriateness application to the City.
$300,000
2020 Sign Reproduction and installation of the sign in based on
historic photographs shall be investigated and
proposed for approval by the City. Only if the sign is
approved by the City shall the sign be installed.
Any treatment detail shall be submitted in a Certificate
of Appropriateness application to the City.
$15,000
2022 Exterior
finishes
Investigate feasibility of restoring belt course to original
configuration, arched above the central bay between
the ground floor and second floor. Remove quoining on
each of the corners and patch as necessary. Patch
spalling stucco needed.
$60,000
3
Any treatment detail shall be submitted in a Certificate
of Appropriateness application to the City.
2023 Entry doors Rehabilitate the covered transom on the west elevation.
Replace the door on the east elevation. Door will be
compatible but will provide security to the building.
$15,000
2025 Fence Replace contemporary metal fence with a compatible
fence.
Any treatment detail shall be submitted in a Certificate
of Appropriateness to the City.
$20,000
2026 Interior
Corridor/Lobby
Remove drop ceilings from the lobby, exposing the
transom and restore historic ceiling. Rehabilitate
original floors, and investigate alternative, more
compatible paint. Replace contemporary fixtures
including mailboxes, lighting and hardware with more
compatible features.
$15,000
EXTERIOR TOTAL
$425,000
SYSTEMS
Contract
Year of
Completion
Feature Task Cost
2022 Structural Engage a civil engineer to evaluate how water flows into the
building and to recommend solutions.
Engage structural engineer with expertise in historic buildings
to evaluate structural system. Implement recommended
scope of work, as necessary.
$80,000
2023
Elevator Study renewed operation or reinstallation of new elevator cab
in existing shaft. Implement recommended scope of work, as
necessary.
$50,000
2028 Mechanical Engage a structural engineer to evaluate water heater vent
on roof as well as air shaft on roof. Implement recommended
scope of work, as necessary. Ensure existing systems are
not overburdened.
$15,000
2028 Electrical Remove existing flood lights and install simple, contemporary
lighting and conceal conduits.
Update electrical work in individual building units as needed.
$17,000
SYSTEMS TOTAL
$162,000
4
III. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property. Most tasks should
be implemented on an as needed basis, while certain tasks should be implemented on an annual basis.
Tasks are organized in tables that thematically relate to site, exterior, and systems.
SITE
Contract
Year of
Completion
Feature Task Cost
As needed Hardscape Maintain water tightness at the ground floor sidewalk $5,000
SITE TOTAL
$5,000
EXTERIOR
Contract
Year of
Completion
Feature Task Cost
As needed Roof Monitor and maintain roof drains, water pooling, and
condition of railings. Inspect roof cladding and repair or
replace membrane as needed. Monitor and maintain
waterproofing.
$15,000
Every 5 years Exterior Repaint exterior a light beige, off-white or white.
$50,000
SITE TOTAL
$65,000
SYSTEMS
Contract
Year of
Completion
Feature Task Cost
Annual Drainage Clear any debris from roof or drainage system. $1,000
Annual Structural Maintain as needed. $2,000
Annual Mechanical Maintain as needed. $1,000
As needed Electrical Upgrade electrical as needed. $2,000
As needed Plumbing Upgrade plumbing as needed. $2,000
SITE TOTAL
$10,000
.MILLS ACT MAINTENANCE PLAN 133
Wadsworth Avenue, Santa Monica
Completed rehabiliation work for move-in
Feature Location Condition Recommended Treatment Maintenance Move in work
Rehabiliation per Secr of Ints Stds.Schedule Cost
N.A.
EXTERIOR
Sitework Site Poor Remove water features, overgrown 30,000.00$
Frontyard wall, walk & drive landscape, restore open lawn
Landscape Front, rear and east yards Poor Trim landscape on and adjacent to house 24,000.00$
Fencing Front and side yards Poor New fence at east, remove inappropriate 8,000.00$
frontyard fence
Foundations/Structural Underfloor, roof framing Fair Added underfloor support and roof beams,75,000.00$
misc framing upgrades
Front Entry Porch Front façade Fair Prep and paint 10,000.00$
Ext wood cladding: siding,All facades Poor Clean, prep and paint 26,000.00$
shingles, fascia & trim
Wood doors and windows All buildings Fair Clean, prep and paint 15,000.00$
Wood Rails House Satisfactory Paint 1,000.00$
Cottage stair rail
Roofs/Decks House Fair Misc repairs at roof and 2nd floor deck 5,250.00$
Skylights Rear of house (2)Fair
2018 Page 1 of 2 133 Wadsworth Avenue, Santa Monica
.
Feature Location Condition Recommended Treatment Maintenance Move in work
Rehabiliation per Secr of Ints Stds.Schedule Cost
N.A.
EXTERIOR
Downspouts & drains House gutter & downspout Fair Gutter attachments at house 500.00$
Garage drain & downspout Fair Improve roof drain at garage
Exterior metalwork Roof edge trim Poor Painted 6,000.00$
Hardware House/garage Satisfactory Misc repairs/compatible replacement 500.00$
Exterior lights Front porch ceiling Satisfactory Replace/repair lexterior lights 3,000.00$
Rear door wall
SYSTEMS
N.A.
System Location Condition Recommended Treatment Maintenance Move in work
Schedule Cost
Plumbing House Fair Plumbing improvements 25,000.00$
Electrical House Fair Electrical improvements 20,000.00$
Heating House Fair HVAC climate improvements 17,000.00$
ADMISNISTRATIVE
Permits City of Santa Monica 1,250.00$
TOTAL 264,500.00
2018 Page 2 of 2 133 Wadsworth Avenue, Santa Monica
MILLS ACT MAINTENANCE PLAN 133
Wadsworth Avenue, Santa Monica
Completed rehabiliation work for move-in
MILLS ACT MAINTENANCE PLAN
133 Wadsworth Avenue, Santa Monica
Rehabilitation Plan
Feature Location Condition Recommended Treatment Maintenance Estimated Total
Rehabiliation per Secr of Ints Stds.Schedule Budget 10 years
EXTERIOR
Sitework Site Fair Review front wall, repair minor damages 5 years*2,000.00$ 2,000.00$
Frontyard wall, walk & drive possible re-finish
Repair driveway
Landscape Front, rear and east yards Satisfactory Trim landscape adjacent to house annual 500.00$ 5,000.00$
Check for irrigation near structures
Fencing Rear and side yards Poor Rebuild fence on west. Repair other 2 years* 10,000.00$ 10,000.00$
Maintain finishes, paint 7 years*3,000.00$ 3,000.00$
Foundations/Structural Raised floor house & cottage Satisfactory Possible additional tie down and bracing 3-5 years*1,000.00$
Garage on slab Engineer to review
All wood frame
Front Entry Porch Front (west), north, Satisfactory Maintain wood floor finiah 4 years 3,000.00$ 6,000.00$
rear and south Maintain all finishes incl. rail cap
Ext wood cladding: siding,All facades Satisfactory Regular cycle of prep and paint 8 years*18,000.00$ 18,000.00$
shingles, fascia & trim Termite treatment all structures - 1 time
Wood doors and windows All buildings Satisfactory Window openings to be reviewed for 5 years*10,000.00$ 10,000.00$
moisture protection
Review front leaded glass sash
Wood Rails Front upper porch level Satisfactory 5 years 1,000.00$ 2,000.00$
and rear upper deck
Cottage stair rail
Roofs House & cottage wood shake Fair Wood shake shingles to be re-attached &7 years*8,000.00$ 8,000.00$
Garage & rear porch comp.Poor repaired, also ridge shingles attach
sheet roof Composition roof repair / replacement
Skylights Rear of house (2)Fair Possible addition of cricket/diverter at 3-5 years*2,000.00$ 2,000.00$
top side of wide skylights
Monitor flashiing/leaks at roof.
* one time expense
2018 Page 1 of 2 133 Wadsworth Avenue, Santa Monica
Feature Location Condition Recommended Treatment Maintenance Estimated Total
Rehabiliation per Secr of Ints Stds.Schedule Budget 10 years
EXTERIOR
Downspouts & drains House gutter & downspout Fair Repair gutters/attachments at house 3 years*1,000.00$ 1,000.00$
Garage drain & downspout Fair Review missing downspouts
Exterior metalwork Drain/vent at front roof Poor Review front vent, provide possible alt.5 years*1,500.00$ 1,500.00$
Roof edge trim Treat all edge metals, paint and replace
as needed
Hardware Entire house Satisfactory Mostly new hardware to be maintained
Exterior lights Front porch ceiling Satisfactory Maintain, possible light source upgrade 3 years*1,000.00$ 1,000.00$
Rear door wall Review exterior lighting for security &
safety
SYSTEMS
System Location Condition Recommended Treatment Maintenance Estimated
Schedule Cost
Plumbing House Satisfactory Cottage plmg review and repair -1 time 3 years*5,000.00$ 5,000.00$
Cottage Poor
Electrical Overhead to rear of house Satisfactory Review underfloor electrical 3 years 300.00$ 1,000.00$
Wiring throughout Review attachments at rear of house
Heating House Satisfactory/Fair Maintain for building climate 3 years 500.00$ 1,500.00$
Cottage Review furnace
Garage
* one time expense
TOTAL 77,000.00$
2018 Page 2 of 2 133 Wadsworth Avenue, Santa Monica
MILLS ACT MAINTENANCE PLAN
133 Wadsworth Avenue, Santa Monica
Rehabilitation Plan
MILLS ACT MAINTENANCE PLAN
133 Wadsworth Avenue, Santa Monica
Maintenance Plan
Feature Location Condition Recommended Treatment Maintenance Estimated Total
Rehabiliation per Secr of Ints Stds.Schedule Budget 10 years
EXTERIOR
Sitework Site Fair Maintain and repair annual 500.00$ 5,000.00$
Frontyard wall, walk & drive
Landscape Front, rear and east yards Satisfactory Trim landscape adjacent to house annual 1,000.00$ 12,000.00$
Check for irrigation near structures
Fencing Rear and side yards Poor Maintain finishes, paint 7 years 5,000.00$ 5,000.00$
Foundations/Structural Raised floor house & cottage Satisfactory Possible additional tie down and bracing NA
Garage on slab
All wood frame
Front Entry Porch Front (west), north, Satisfactory Maintain wood floor finiah 5 years 3,000.00$ 5,000.00$
rear and south Maintain all finishes incl. rail cap
Ext wood cladding: siding,All facades Satisfactory Regular cycle of prep and paint 7 years 18,000.00$ 18,000.00$
shingles, fascia & trim
Wood doors and windows All buildings Satisfactory Regular cycle of prep and paint 7 years 5,000.00$ 5,000.00$
Maintain finish, review leaded glass sash
Wood Rails Front upper porch level Satisfactory Maintain 5 years 1,000.00$ 2,000.00$
and rear upper deck
Cottage stair rail
Roofs House & cottage wood shake Fair Wood shake shingles to be re-attached &5 years 3,000.00$ 6,000.00$
Garage & rear porch comp.Poor repaired, also ridge shingles attach
sheet roof Composition roof repair / replacement
Skylights Rear of house (2)Fair Monitor flashiing/leaks at roof.5 years 500.00$ 1,000.00$
* one time expense
2018 Page 1 of 2 133 Wadsworth Avenue, Santa Monica
Feature Location Condition Recommended Treatment Maintenance Estimated Total
Rehabiliation per Secr of Ints Stds.Schedule Budget 10 years
EXTERIOR
Downspouts & drains House gutter & downspout Fair Monitor and clean drains 3-5 years*500.00$ 1,000.00$
Garage drain & downspout Fair
Exterior metalwork Drain/vent at front roof Poor Treat all edge metals, paint and replace 5 years 1,500.00$ 3,000.00$
Roof edge trim as needed
Hardware Entire house Satisfactory Mostly new hardware to be maintained 5 years 500.00$ 1,000.00$
Replacements to be compatible, esp. at
main entry and garage doors
Exterior lights Front porch ceiling Satisfactory Maintain, possible light source upgrade 3 years 300.00$ 1,000.00$
Rear door wall
SYSTEMS
System Location Condition Recommended Treatment Maintenance Estimated
Schedule Cost
Plumbing House Satisfactory Maintain house, monitor exterior piping 5 years 1,500.00$ 3,000.00$
Cottage Poor
Electrical Overhead to rear of house Satisfactory Review underfloor electrical and 5 years 500.00$ 1,000.00$
Wiring throughout attachments at rear of house
Heating House Satisfactory/Fair Maintain for building climate 3 years 500.00$ 1,500.00$
Cottage Review and maintain furnace
Garage
* one time expense TOTAL 70,500.00$
2018 Page 2 of 2 133 Wadsworth Avenue, Santa Monica
MILLS ACT MAINTENANCE PLAN
133 Wadsworth Avenue, Santa Monica
Maintenance Plan
MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
1305 2nd Street
Santa Monica, California 90401
Prepared for:
City of Santa Monica
Planning & Community Development
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
Alan Nissel, Wilshire Skyline, Inc.
May 29, 2018
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 ........................................................................................................................................................................ 7
SETTING AND OVERALL DESCRIPTION ....................................................................................................................................... 7
EXTERIOR ....................................................................................................................................................................................... 7
INTERIOR ........................................................................................................................................................................................ 8
ALTERATIONS ................................................................................................................................................................................ 8
VI. Rehabilitation, Restoration, and Maintenance Recommendations .................................................................................................. 9
SITE ............................................................................................................................................................................................... 10
EXTERIOR ..................................................................................................................................................................................... 14
SYSTEMS ...................................................................................................................................................................................... 20
INTERIOR ...................................................................................................................................................................................... 24
VII. Conclusion ................................................................................................................................................................................... 26
1305 2ND STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This Architectural Report documents existing conditions of the multi-family residence at 1305
2nd Street in Santa Monica, California (Assessor’s Parcel Number 4291-013-022, 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 three-story, U-shaped multi-family residential
building with a basement constructed in 1914 (Figure 1).
The subject property was constructed by Broadway Construction Company of Los Angeles
(the not architect is not known) and represents an excellent example of Renaissance Revival
style apartment building constructed in early twentieth century in Santa Monica.
The subject property was designated as a City Landmark on December 14, 2009 based on
Criteria 1 for symbolizing the early history of the Central Business District when it was
primarily residential; Criteria 2 as an important early example of the Renaissance Revival
architectural style; and Criteria 4 as an excellent example of multi-story apartment building
designed in the Renaissance Revival architectural style.
Proposed work on City 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 (August
6, 2014, October 14, 2014, April 14, 2016, February 28, 2017 and April 11, 2018), and considers observations by Partner Engineering and
Science, Inc. documented in their January 6, 2016 report.
All work will be completed in accordance with the Certificate of Appropriateness (Case Number 16ENT-0197, COA) that was approved on
January 20, 2017. The COA proposes a comprehensive rehabilitation and adaptive reuse of the subject property as retail and office space.
The proposed project will be completed in a sensitive and compatible manner in accordance with the Secretary’s Standards. The
Landmarks Commission approved of the COA with the following conditions1:
1 City of Santa Monica, “Request for approval of a Certificate of Appropriateness for proposed rehabilitation ,
16ENT-0197,” Landmarks Commission of the City of Santa Monica Statement of Official Action , January 20, 2017.
Figure 1: Subject property
Key
Subject property parcel
Subject building
Aerial photograph of subject property with
property line denoted in red
(Google Earth 2018)
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1. This approval is for the plans dated November 21, 2016, which are on file in the City Planning Division, with the exception of the
following project components, which are not approved:
a. Proposed roof plan and any improvements and rehabilitation tasks that are associated with and/or located on the rooftop of
the building; and
b. Proposed paint color palette.
Significant changes to the project design that are within the Commission's purview shall require review and approval by the
Landmarks Commission. Minor changes may be approved administratively pursuant to all applicable guidelines and shall be subject
to staffs approval and consistent with the findings of fact contained herein.
2. Prior to the issuance of any building permit, the applicant shall work with staff to revise the placement of lighting fixtures on the
exterior elevations of the building so as to avoid impacting any decorative features. All revisions to the lighting plans shall be
reviewed and approved by staff.
3. Prior to the issuance of any building permit, the applicant shall work with staff to revise the design of the proposed blade sign to
comply with the size restrictions established in the Bayside District Guidelines, not to exceed 4.5 square feet in area on one face of
the sign. All revisions shall be reviewed and approved by staff.
4. This Certificate of Appropriateness shall be in full force and effect from and after the date of the rendering of the decision by the
Commission. Pursuant to Landmarks Ordinance Section 9.56.170(h), this approval shall expire within 18 months if the authorized
work is not commenced.
Should the applicant be unable to comply with this restriction, an extension may be granted pursuant to Section 9.56.250 for an
additional 180 days maximum. The applicant must request such an extension prior to expiration of this permit. After that time, the
applicant will be required to return to the Commission for approval. In addition, this Certificate of Appropriateness shall expire if the
authorized work is suspended for a 180-day period after being commenced.
5. This decision may be appealed by properly filing with the Director of Planning and Community Development a Notice of Appeal on a
form furnished by the Planning and Community Department. Such notice shall be filed within a ten (1 0) day time period
commencing from the date of the determination.
All required Planning and Building Permit approvals shall be obtained.
The subject property is a remarkable example of the Renaissance Revival style that has retained integrity. However, deferred maintenance
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 seismic retrofitting and electrical upgrades throughout—
demonstrates the need for incentive through the Mills Act to help preserve this unique architectural resource.
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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 preservation architect and Senior Associates Laura Carias and Nels Youngborg, architectural historians.
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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.”2
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.
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.
2 Kay D. Weeks, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserv ing, Rehabilitating,
Restoring & Reconstructing Historic Buildings” (Washington D.C.: National Park Service, 2017).
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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 a City Landmark on December 14, 2009 by the Santa Monica Landmarks Commission. The
Commission concurred with the findings of significance as follows:
• It exemplifies, symbolizes, and manifests elements of the cultural, economic, and architectural history of the City as it symbolizes
the early history of the Central Business District when it was primarily residential, constituting a rare surviving example of an early
multi-family residence that stands in stark contrast to the commercial nature of the area today.
• It has aesthetic or artistic interest or value, or other noteworthy interest or value as it is an important early example of Renaissance
Revival style with aesthetic details and form.
• 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 in that it is an excellent example of a multi-story apartment building designed in the Renaissance Revival style from
1914.3
According to the nomination, the building possesses the character-defining features as follows:
• Speckled brick masonry construction with concrete (belt courses, lintels, and sills) used as a complimentary material.
• Symmetrical façade that is segmented into bays.
• Vertical tiering of building, emphasized through the use of prominent belt courses.
• Ornamental cornice.
• Wood-frame double-hung sash windows.
• Classical architectural elements employed prominently at the entrance area.4
3 PCR Services Corporation, Landmark Assessment Report, December 2009 .
4 Ibid.
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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 subject property is situated at the southwest corner of 2nd Street and Arizona Avenue
and contains one building, a former apartment, with its primary (west) façade fronting 2nd
Street.5 The main entry to the building is accessed by a courtyard at the primary (west)
façade which contains two concrete planters. There is one established street tree just to the
north of the entry to the courtyard, and a very small street tree to the south. Surface parking
is located behind the building off the rear (east) elevation.
EXTERIOR
The subject property is U-shaped in plan, and is three stories in height, resting on a sizeable base containing a partial basement. The
building is of brick masonry construction and is topped by a flat roof with an elaborate sheet metal cornice featuring dentil molding, scrolled
brackets, and decorative lion heads. The primary west and north elevations are clad in decorative variegated buff face brick, while the
southeast portion of the building is utilitarian common brick that has been painted. The façade (west elevation) contains two wings of three
bays each, the south wing is slightly wider than the north. Main entry to the building is located at the far inner end of the U, at the end of a
courtyard. Flanking each bay are contrasting brick pilasters. One-over-one double-hung wood sash windows arranged singly or paired with
concrete sills are located within the pilasters. Between each floor there are decorative brick panels which each contain a central concrete
diamond, serving as spandrels. East and north elevations have the same arrangement of fenestration, pilasters, and spandrels; the
southeastern portion of the building contains the same one-over-one double-hung wood sash windows but is devoid of decorative
elements. Surmounting the base is a concrete belt course which also serves as a sill course. Likewise, a belt course beginning directly
above the windows of the third floor serves as a continuous lintel. Original metal fire escapes are located in the central bay of the south side
of the façade and on the east end of the north elevation.
At the main entrance on the façade (west elevation) is a neoclassical portico of the Doric order with round columns, squared pilasters, and
balustraded balconies on the second and third floors. Entry to the building is accessed by four concrete steps which lead to a centrally
located door that is currently a contemporary glazed aluminum frame door with sidelight and transom. The courtyard is paved in scored
concrete, which is in poor condition. Some areas of the historic concrete paving have been replaced in the recent past and do not match
5 The building has a skewed orientation relative to true north; it is not orthogonally aligned with the compass directions. For clarity, an orthogonal
alignment will be assumed for the purposes of this report, described as follows: the front of the building, which aligns with 2nd Street, faces west; the rear, which
fronts on to the surface parking lot and Mall Court Way, faces east; the side of the building that faces Arizona Avenue is as sumed north; and the side of the
building that currently abuts the multi-story parking structure faces south.
Photograph of subject property, north and west
elevations, view southeast. (Chattel 2016)
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the original. There are two concrete planters topped with stacked stone curbs, which appear to have been added outside the period of
significance. There are ghost outlines of two other original planters to the east of the existing, which had been previously removed.
The east (rear) elevation is split into two portions: a north section with brick surfaces matching primary elevations and a recessed portion to
the south that is painted, common brick and is devoid of decorative embellishments seen on the rest of the building. Additionally, the south
elevation that faces the multi-story parking structure is similarly utilitarian and it is not readily visible. There is a faded painted “ghost sign”
along the partially removed parapet of the east elevation publicizing “Mar Vista Apartments. Steam Heat. Modern.”
There is earthquake damage to exterior brickwork and the metal cornice, especially near the corners. Moreover, there are numerous metal
bolts with square plates that were installed between the floors on all elevations.
INTERIOR
The building is a 78-unit apartment building; units are typically located off the U-shaped corridors along the first, second, and third floors.
Not all units have a bathroom in which case there are communal bathrooms on all floors.
ALTERATIONS
There have been several exterior alterations to the building since its original construction.
Site alterations include the following:
• Removal of light fixtures at front entry pillars
• Removal of two planters at the courtyard and addition of stacked stone curb to the two extant planters
• Replacement of historic scored concrete paving in areas of the courtyard
• Addition of a chain-link fence to the Arizona Avenue and 2nd Court sides of the property
Exterior alterations include the following:
• Removal of original decorative roof parapet
• Removal of original main entry door and transom with a replacement aluminum door, transom, and sidelight
• Addition of through wall seismic anchors with exposed metal bolts with square plates
• Removal of decorative elements, including decorative cornice (lions heads/corbels)
• Sandblasting of the brick and improper repointing in limited areas in 1998
• Removal of one window on the first floor of the east elevation due to recent fire (Unit 107)
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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 insensitive contemporary grout at primary elevations). 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 Hardscape
includes concrete
paving with 12
inch square
scored pattern
located at
courtyard
Concrete.
Poor:
Sections of
concrete have
been replaced
over time with
concrete whose
color and
composition do
not match
original.
Replace in-kind all concrete
paving including original
approximately 12 inch square
scored concrete pattern.
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Hardscape Historically there
were four
concrete curb
planters; only two
remain and have
been altered with
the addition of
stone stacked
over the curb to
increase curb
height.
Poor:
Deterioration of
brick at the
building wall is
likely a result of
improper
drainage and
waterproofing
from planters.
Remove existing planters and
replace in-kind with
waterproofing and irrigation. The
contemporary stacked stone
atop the curb will not be
reconstructed. Two additional
planters will be created in their
historic locations, according to
evidence onsite and historic
documentation.
Each planter will have a
drainage pipes that feed into the
street.
Entry gate Not extant N/A Install new galvanized, painted
steel entry gate to secure
courtyard from the hours of
12:00 to 6:00 a.m. The proposed
gate will be detailed with small
gauge steel members
incorporating simplified,
traditional motifs including a
cross pattern at the base. The
gate will pivot on 3 inch diameter
posts and do not attach to the
existing entry pillars.
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Fencing,
Vehicular,
and
Pedestrian
Gates
A chain link fence
surrounds the
parking lot
located east of
the building.
Poor:
Chain link fence
was recently
added and in
poor condition.
Replace existing 6 foot chain
link fence. The fence will be a
series of 2 inch diameter
galvanized steel pickets
supported at the bottom and
open at the top. A pedestrian
gate will be located along
Arizona Avenue, proximate to
the east elevation and two
sliding driveway gates will be
located along the alley.
Landscaping Plantings consist
of bushes and
trees.
Fair:
Landscaping is
unattended.
Landscape new planters in
courtyard.
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Accessibility N/A N/A Construct ramp and lift at east
elevation entrance to provide
handicap accessibility to the
building, and necessary signage
to delineate the accessible path
of travel.
Security
lighting
Flood lights are
located at near
building
entrances
Good Install new surface mounted
LED lighting for safety at west,
north, and east elevations.
Install globe lanterns on entry
pillars where they existed
historically.
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EXTERIOR
Feature Description Condition Recommendation(s) Photos
Roof The flat roof is clad
in rolled asphalt.
Poor:
Signs of water
damage are
visible in some
residential units.
Install new rolled asphalt roof
material.
Install new 749 square foot roof
deck directly west of existing
penthouse. New roof deck will
be a wood pedestal paver
system on risers atop the
waterproof roof surface. New
roof deck will be surrounded by
a guardrail 3 feet 6 inches
above the deck. Guardrail will
have a 2 inch square top rail
with wire cable strung vertically
at 3 ½ inches on center and will
continue beyond the roof deck
enclosing the path of travel
from the proposed new elevator
penthouse and stair extension
Install new mechanical screen
to enclose new mechanical
equipment at north end of roof.
Mechanical screen will be five
feet tall and consist of
perforated painted metal
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Roof Sheet metal
cornice surrounds
the roof ridgeline.
Cornice features
lionheads at
regular intervals
across the roofline.
Poor:
Decorative
bracketed
cornice with lions
heads has been
damaged in
some areas and
is missing
elements.
Repair damaged portions of
the sheet metal cornice and
reconstruct missing elements
in-kind to match the existing.
Rooftop
Penthouse
A rooftop
penthouse is
located on the
north wing of the
building. It has a
low pitched roof
and wood siding.
Fair:
Although from
the inside of
penthouse
window frames
are visible, they
are concealed
from the exterior.
Rehabilitate windows in
penthouse.
Remove two window bays on
the west elevation to
accommodate new glazed
doors in lieu of replacement
window sash.
Clad the penthouse with
painted plaster and reroof in
asphalt shingles that match the
color of the rolled asphalt.
The existing penthouse is
proposed to be seismically
strengthened through plywood
re-sheathing of walls.
Construct new elevator
penthouse structure on
southwest side of the rooftop.
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Construct new stair extension
enclosure adjacent to the east
of the proposed new elevator
penthouse.
Elevator penthouse and stair
extension enclosure will be
painted plaster.
Windows Windows are wood
sash double hung
and casement
Fair:
Window putty is
deteriorated.
Window sills are
concrete and
spalling/cracking
Several are
overpainted.
Windows will be rehabilitated
and painted.
Replace elements of the
windows in-kind where
necessitated by deterioration.
Test window putty for asbestos.
Replace window putty, as
necessary.
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Doors Main entry door is
glazed with
aluminum frame.
Good Replace existing glazed
aluminum entry door with a
glazed wood door.
Existing transom space will be
retained and replaced with
wood frame. The numbers
“1305” will be applied in gold
leaf on the transom.
At the east end of the courtyard
under the balcony, a new door
will be added to serve the
restaurant space. The new door
will be placed in the location of
an existing window and entail
careful removal of the brick sill
beneath the window to create
the door opening. Salvaged
bricks will be reinstalled by
“toothing” with existing. The
new door will be similar to the
new wood and glass door
specified at the entry.
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Balconies Two balconies are
located on the
west facing façade
at the second and
third floors.
Balconies have
balustrades with
turned wood posts.
Fair:
Balcony hand
rails have been
replaced with
incompatible
pressure-treated
wood.
Replace incompatible
replacement pressure-treated
handrails with 2 inch square
painted steel guardrail at 42
inches in height.
Paint existing balustrades and
added guardrails.
Apply clear waterproof coating
to balconies.
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Finishes The primary west
and north
elevations are clad
in decorative
variegated buff
face brick, while
the southeast
portion of the
building is
utilitarian common
brick that has been
painted.
Good/Fair:
Sandblasting of
the brick and
improper
repointing in
limited areas in
1998.
Clean brick walls using gentlest
means possible and replace
mortar in areas where it has
deteriorated, or was previously
repointed in an inappropriate
manner.
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SYSTEMS
Feature Description Condition Recommendation(s) Photos
Structural Subject property
is a steel frame
building with
masonry and
wood in-fill.
Interior and
perimeter
columns and
beams support
roof and
elevated floor
structures that
consists of
wooden
sheathing across
wooden joists.
Brick building
was previously
reinforced with
seismic through-
bolt anchors.
Good:
Framing appears to be
in functional condition.
Evidence of structural
distress was not
observed.
Seismically retrofit
structure.
Retrofit will consist of new
concrete shear walls
(shotcrete) applied to the
interior side of existing
masonry perimeter walls.
Some new steel beams to
strengthen reentrant
corners of floor
diaphragms are proposed
for seismic strengthening.
New steel beams would
be added to frame new
openings (elevator and
mechanical openings).
Brace parapet.
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Mechanical
- HVAC
Building is
heated with
central boiler and
individual
radiators. No
cooling systems
are provided.
Poor:
Each unit is past its
expected serviceable
life.
Install new HVAC system
and ducts throughout.
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Electrical Electrical service
is delivered via
in-ground
transformer
located on the
northeast side of
building. Main
electrical service
through a main
distribution panel
that is rated for
200amp, 120
/240 volt, three-
phase service.
Breaker panels
for lighting and
power controls
are located along
corridors on
every floor.
Electrical solar
panels are
located on the
roof.
Fair:
Electrical service is
adequate for current
demands, but will
require upgrades for
proposed rehabilitation.
Install new electrical
throughout building to
provide adequate service
for new use.
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Plumbing Water supply
piping is copper
and galvanized
steel.
Good:
Plumbing system
appeared to be in good
working order.
Install all new copper
plumbing to provide
adequate service for new
use.
Drainage Storm water
runoff for the roof
is directed to roof
drains connected
to internal
leaders that exit
through the
exterior walls
and discharge
directly into
storm drain
collection system
or external
leaders that
discharge at
grade.
Fair:
Evidence of water
infiltration is evident is
some units.
Inspect roof drains and
repair or replace as
needed.
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INTERIOR
Feature Description Condition Recommendation(s) Photos
Finishes,
fixtures, and
doors
Interiors feature
carpeting and
original kitchen
and bathroom
fixtures.
Poor Interior features will be removed to
provide space for new use as
restaurant and office space.
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Interior stairs Two sets of stairs
provide access to
upper floors
Good:
Remove stairs to accommodate
new proposed office space
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VII. CONCLUSION
This Architectural Report documents existing conditions of the multi-family residence at 1305
2nd 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.
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
1305 2nd Street
Santa Monica, California 90401
Prepared for:
City of Santa Monica
Planning & Community Development
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
Alan Nissel, Wilshire Skyline, Inc.
May 29, 2018
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: _________________________________
Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction ............................................................................................................................. 1
II. Restoration/Rehabilitation Plan .............................................................................................. 3
SITE ....................................................................................................................................... 3
EXTERIOR ............................................................................................................................. 3
INTERIOR .............................................................................................................................. 4
III. Maintenance Plan ................................................................................................................. 5
SITE ....................................................................................................................................... 5
EXTERIOR ............................................................................................................................. 5
SYSTEMS .............................................................................................................................. 6
INTERIOR .............................................................................................................................. 6
1305 2ND 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 multifamily
building complex located at 1305 2nd Street in Santa Monica, California (Assessor’s Parcel Number
4291-013-022, 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 three-story, U-shaped multi-family residential building with a basement constructed in
1914.
The subject property was constructed by Broadway Construction Company of Los Angeles (the
architect is not known) and represents an excellent example of a Renaissance Revival style
apartment building constructed in early twentieth century in Santa Monica.
The subject property was designated as a City Landmark on December 14, 2009 based on Criteria 1
for symbolizing the early history of the Central Business District when it was primarily residential;
Criteria 2 as an important early example of Renaissance Revival architectural style; and Criteria 4 as
an excellent example of multi-story apartment building designed in the Renaissance Revival
architectural style.
Proposed work on City 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, restoration, rehabilitation, 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 MDM
Builders Group, that inspected the property in September 2017, and by Chattel, who inspected the
property on numerous occasions, utilizing known and estimated costs calculated for previous
projects.
All work will be completed in accordance with the Certificate of Appropriateness (Case Number
16ENT-0197, COA) that was approved on January 20, 2017. The COA proposes a comprehensive
rehabilitation and adaptive reuse of the subject property as retail and office space. The proposed
project will be completed in a sensitive and compatible manner in accordance with the Secretary’s
Standards. The Landmarks Commission approved of the COA with the following conditions1:
1. This approval is for the plans dated November 21, 2016, which are on file in the City
Planning Division, with the exception of the following project components, which are not
approved:
a. Proposed roof plan and any improvements and rehabilitation tasks that are
associated with and/or located on the rooftop of the building; and
b. Proposed paint color palette.
Significant changes to the project design that are within the Commission's purview shall
require review and approval by the Landmarks Commission. Minor changes may be
1 City of Santa Monica, “Request for approval of a Certificate of Appropriateness for proposed rehabilitation ,
16ENT-0197,” Landmarks Commission of the City of Santa Monica Statement of Official Action, January 20, 2017.
1305 2ND STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 2
approved administratively pursuant to all applicable guidelines and shall be subject to staffs
approval and consistent with the findings of fact contained herein.
2. Prior to the issuance of any building permit, the applicant shall work with staff to revise the
placement of lighting fixtures on the exterior elevations of the building so as to avoid
impacting any decorative features. All revisions to the lighting plans shall be reviewed and
approved by staff.
3. Prior to the issuance of any building permit, the applicant shall work with staff to revise the
design of the proposed blade sign to comply with the size restrictions established in the
Bayside District Guidelines, not to exceed 4.5 square feet in area on one face of the sign. All
revisions shall be reviewed and approved by staff.
4. This Certificate of Appropriateness shall be in full force and effect from and after the date of
the rendering of the decision by the Commission. Pursuant to Landmarks Ordinance Section
9.56.170(h), this approval shall expire within 18 months if the authorized work is not
commenced.
Should the applicant be unable to comply with this restriction, an extension may be granted
pursuant to Section 9.56.250 for an additional 180 days maximum. The applicant must
request such an extension prior to expiration of this permit. After that time, the applicant will
be required to return to the Commission for approval. In addition, this Certificate of
Appropriateness shall expire if the authorized work is suspended for a 180-day period after
being commenced.
5. This decision may be appealed by properly filing with the Director of Planning and
Community Development a Notice of Appeal on a form furnished by the Planning and
Community Department. Such notice shall be filed within a ten (1 0) day time period
commencing from the date of the determination.
6. All required Planning and Building Permit approvals shall be obtained.
The subject property is a remarkable example of the Renaissance Revival style that has retained
substantial integrity. However, deferred maintenance 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 seismic retrofitting and
electrical upgrades throughout—demonstrates the need for incentive through the Mills Act to help
preserve this unique architectural resource.
1305 2ND STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 3
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
EXTERIOR
Contract
Year of
Completion
Feature Task Cost
3 Landscape Engage a landscape architect and civil engineer to
develop plan for planters that addresses the need
for tight water barrier to eliminate water damage to
building.
$15,000
3 Landscape Implement landscape plan, including planting of
appropriate vegetation in planters and installation
of irrigation.
$35,000
3 Hardscape Remove existing concrete in courtyard and repave
in-kind with scored concrete.
$100,000
3 Hardscape Install entry gate at courtyard. $5,000
3 Access Install ADA accessible ramps, lift, and signage. $52,000
3 Abatement Hazardous material abatement. $30,000
Total site cost $237,000
Contract
Year of
Completion
Feature Task Cost
3 Roof Replace roof material, ensuring that gutters and roof
slope eliminate or minimize risk of standing water.
$95,000
3 Roof Rehabilitation of cornice. $50,000
3 Balconies Add waterproof coating, rehabilitate wood balustrade,
reconstruct wood railing
$18,000
3 Windows Rehabilitate windows to ensure ease of use and
proper function. Test window putty for asbestos and
replace, as necessary.
$300,000
3 Doors Rehabilitate all doors to ensure ease of use and
proper function.
$40,000
3 Door Install new wood and glass door at west façade
entrance.
$10,000
3 Finishes Clean brick walls using gentlest means possible and
replace mortar in areas where it has deteriorated or
was previously repointed in an inappropriate manner
$130,000
Total exterior cost $643,000
1305 2ND STREET, SANTA MONICA, CALIFORNIA
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SYSTEMS
INTERIOR
Contract
Year of
Completion
Feature Task Cost
3 Structural Seismically retrofit structure. $1,500,000
3 Electrical Install all new electrical system $500,000
3 Plumbing Install all new plumbing system $500,000
3 Mechanical --
HVAC
Install all new HVAC system $500,000
Total systems cost $3,000,000
Contract
Year of
Completion
Feature Task Cost
3 Finishes Install insulation $12,000
3 Finishes Install new millwork $180,000
3 Finishes Install new flooring $250,000
3 Finishes Paint interior $100,000
3 Fire Safety Install fire sprinklers $250,000
Total interior cost $792,000
Total proposed restoration/rehabilitation cost $4,672,000
1305 2ND STREET, SANTA MONICA, CALIFORNIA
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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 Cost
As needed Hardscape Regular maintenance. Ensure gates function properly. $2,000
As needed Landscape Regular maintenance. Ensure water from irrigation
systems in the planters is not hitting building.
$3,000
Total site maintenance cost $5,000
Contract
Year of
Completion
Feature Task Cost
As needed Windows Window repairs and maintenance. Ensure windows
operate properly. 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.
$5,000
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.
$3,500
As needed Finishes Maintain brick finish. $10,000
As needed Termite and
pest control
Termite prevention maintenance and pest control. $2,000
Total exterior maintenance cost $22,500
1305 2ND STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 6
SYSTEMS
INTERIOR
Contract
Year of
Completion
Feature Task Cost
As needed Structural Annual maintenance. $7,500
As needed Mechanical Annual maintenance. $2,000
As needed Electrical Annual maintenance. $2,000
As needed Plumbing Annual maintenance. $2,000
As needed Gutter and
downspout
system
Annual maintenance. $2,000
Total systems maintenance cost $15,500
Contract
Year of
Completion
Feature Task Cost
As needed Painted
finishes
Maintain painted finishes. $4,500
As needed Wood
flooring
Maintain wood flooring and refinish as needed. $6,500
Total interior maintenance cost $11,000
Total proposed annual maintenance cost $54,000
Associated Telephone Company Building
Mills Act Application | Architectural Report
Prepared for:
DivcoWest
9460 Wilshire Boulevard, PH
Beverly Hills, CA 90212
Prepared by:
Architectural Resources Group
360 E. 2nd Street, Suite 225
Los Angeles, CA 90012
July 16, 2018
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP i
TABLE OF CONTENTS
1. Introduction ..................................................................................................................................... 1
2. Preparer Qualifications .................................................................................................................... 2
3. Treatment of Historic Properties ...................................................................................................... 2
4. Summary of Significance .................................................................................................................. 4
4.1. Historical Background ........................................................................................................................ 4
4.2. Local Designation ............................................................................................................................... 6
4.3. Character‐Defining Features .............................................................................................................. 6
5. Physical Description ....................................................................................................................... 10
5.1. Site and Setting ................................................................................................................................ 10
5.2. Building Exterior ............................................................................................................................... 10
5.3. Building Interior ............................................................................................................................... 12
5.4. Alterations ........................................................................................................................................ 12
6. Architectural Conditions Assessment ............................................................................................. 17
6.1. Methodology .................................................................................................................................... 17
6.2. Exterior Features .............................................................................................................................. 18
6.3. Interior Features .............................................................................................................................. 26
6.4. Building Systems .............................................................................................................................. 30
7. Bibliography ................................................................................................................................... 31
APPENDICES
Previous Building Assessment Reports
A. “Property Condition Assessment,” Blackstone Consulting LLC (Sept. 26, 2016)
B. “Seismic Risk Assessment,” Blackstone Consulting LLC (Sept. 26, 2016)
C. “Phase 1 Environmental Site Assessment,” Blackstone Consulting LLC (Sept. 30, 2016)
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP ii
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ARCHITECTURAL RESOURCES GROUP 1
1. Introduction
In November 2017, Architectural Resources Group (ARG) was retained by DivcoWest to prepare a Mills
Act contract application for the property at 1314 Seventh Street, Santa Monica. The following
architectural report was prepared as part of the Mills Act contract application package for the property.
The property is developed with a six‐story, PWA Moderne style commercial building that was
constructed in 1937. When it was completed the building rose three stories, but in 1946 an additional
three stories were added. Known as the Associated Telephone Company Building and the Telephone
Building, it was erected as a telephone exchange/office building for the Associated Telephone Company
(re‐branded as the General Telephone Company, or GTE), a leading provider of local telephone service.
The building was the company’s West Coast headquarters between 1937 and 1956, and continued to be
used by the company in other capacities for several more decades. It has recently been re‐purposed into
a mixed‐use commercial building comprising restaurants (ground story) and creative offices (upper
stories). A portion of the building continues to house telephone infrastructure.
The Associated Telephone Company Building is eligible to be considered for a Mills Act contract because
it satisfies the prerequisites enumerated in Section 9.56.270 (Preservation Incentives) of the Santa
Monica Municipal Code. Specifically, it (1) is a designated historic resource, (2) is privately owned, and
(3) is not exempt from taxation.1 The building was designated as a Santa Monica Landmark on June 11,
2018, and is thereby included in the local register of historic resources.2
For the preparation of this report, ARG performed the following tasks related to documentation,
research, and analysis:
Reviewed all applicable background materials related to the property including building permits,
local survey reports, and associated Department of Parks and Recreation (DPR) forms that were
prepared for the subject property;
Consulted with ownership and management about the general condition of the property, and
issues that need to be addressed with respect to its rehabilitation and maintenance;
Conducted a site visit on April 11, 2018 for the purposes of photographing the property,
identifying character‐defining features, and documenting existing conditions.
This report fulfills the following item associated with a Santa Monica Mills Act application:
Architectural Report: an Architectural Report identifying the status and condition of all
character‐defining features of the building and site prepared by a certified architect.
The report summarizes the historical significance of the building, provides a description of the building
and its character‐defining features and alterations, evaluates the current condition of architectural
features and building systems, and enumerates treatment and maintenance recommendations. This
1 The City of Santa Monica’s requirements for Mills Act eligibility are consistent with those enumerated in California
Government Code, Article 12, Sections 50280‐50290.
2 The Landmarks Commission’s decision to declare the subject building a Landmark can be accessed via the audio/video
transcription of the May 14, 2018 Landmarks Commission hearing, https://www.smgov.net/Departments/PCD/Boards‐
Commissions/Landmarks‐Commission/.
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ARCHITECTURAL RESOURCES GROUP 2
information was used to develop a Rehabilitation/Restoration and Maintenance Plan for the property,
comprising tasks to be completed over the ten‐year lifespan of the proposed Mills Act contract.
2. Preparer Qualifications
This report was prepared by Sarah Devan, RA, Associate, Architect and Conservator; and Andrew
Goodrich, AICP, Associate, Architectural Historian and Preservation Planner, with oversight by Katie E.
Horak, Principal. All ARG staff meet or exceed the Secretary of the Interior’s Professional Qualifications
Standards, 36 CFR Part 61, in the disciplines of Architecture or Architectural History. Ms. Devan is also a
Professional Associate with the American Institute for Conservation of Historic and Artistic Works (AIC).
3. Treatment of Historic Properties
The Secretary of the Interior’s Standards for the Treatment of Historic Properties (“the Standards”)
enumerate the standard of review for properties with Mills Act contracts executed by the City of Santa
Monica. The Standards include four approaches to treatment: rehabilitation, restoration,
reconstruction, and preservation. Each approach is accompanied by its own set of guidelines and is
geared toward different preservation scenarios.3
Rehabilitation is the standard of review that is utilized by the City of Santa Monica for properties with
Mills Act contracts. It 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.”4 The Standards for Rehabilitation address the
need to meet new or continuing uses while retaining historic character; unlike the restoration approach,
which aspires to return a property to its appearance at a particular time in its history, the rehabilitation
approach allows for sensitive alterations or additions to enable new uses.
The Standards for Rehabilitation are:
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.
3 Anne E. Grimmer revisions to Kay D. Weeks and Anne E. Grimmer, 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.: U.S. Department of the Interior, National Park Service, Technical Preservation Services,
2017), https://www.nps.gov/tps/standards/treatment‐guidelines‐2017.pdf.
4 Weeks and Grimmer, The Secretary of the Interior’s Standards.
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4. Changes to a property that have acquired historic significance in their own right will be retained
and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in
design, color, texture and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
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 Standards provide general information for stewards of historic resources to determine the
appropriateness of proposed treatments. They are intentionally broad in scope to apply to a wide range
of circumstances, and are designed to be adaptable to specific project conditions. The Standards are
neither technical nor prescriptive, but rather are intended to promote responsible preservation
practices that ensure continued protection of historic resources.
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4. Summary of Significance
4.1. Historical Background
The Associated Telephone Company Building is associated with the proliferation of telephone service in
Santa Monica between the early and mid‐twentieth century.
Telephone service arrived in Southern California not long after the first telephone was patented. In
1879, a ten‐year franchise to provide local telephone service was awarded to the Los Angeles Telephone
Company, which operated as a subsidiary of the Bell Company, and in 1881 the company began
providing service to a small number of subscribers residing in and around Downtown Los Angeles.5 The
company started with only seven customers and three operators, but by the turn‐of‐the‐twentieth
century the number of paying subscribers had risen to several thousand. The company was eventually
absorbed by another Bell‐affiliated enterprise and was re‐named the Sunset Telephone Company, which
in turn was absorbed by, and re‐named, the Pacific Telephone and Telegraph Company.6
Like almost all of Bell’s subsidiaries, the Sunset/Pacific company held a virtual monopoly on phone
service for the rest of the nineteenth century. Its patent on telephony prevented others from breaking
into the business, and even after the patent expired in 1894 competitors encountered a slew of political
and regulatory hurdles that were difficult to surmount. That changed in 1902, when an independent
competitor, the Los Angeles Home Telephone Company, procured the right to install infrastructure and
provide telephone service to Los Angeles residents. The Home Company enticed customers by laying
lines to unconnected areas and equipping itself with the world’s largest automatic exchange.7 The
ensuing competition between the Home and Sunset/Pacific companies led to a vast expansion of the
local phone network and sizable increases in the number of subscribers. In 1916, the companies were
consolidated and given a new name: the Southern California Telephone and Telephone Company.8
The Home and Sunset/Pacific companies were focused on serving neighborhoods within the urban core
of Los Angeles; more peripheral communities, meanwhile, were not particularly well served by either
enterprise, and a number of smaller, independent operators were created in the early decades of the
twentieth century to provide phone service to these outlying areas. An independent operator called the
Santa Monica Bay Home Telephone Company served the residents of Santa Monica, Ocean Park, Venice,
Sawtelle, and several other communities on the Westside of Los Angeles. Investing in these westward
communities proved to be a wise decision; by the mid‐1920, the company served more than 12,000
subscribers and became “the largest independent telephone company on the Pacific Coast.”9 In 1926 it
erected a new, four‐story office building and exchange plant on Barnard Way in Ocean Park (extant) to
better keep pace with operational demands and house “the most modern switchboard frames.”10
5 Gary Goff, et al., “The History of Los Angeles Telephone Service,” Mar. 2009, accessed Jan. 2018.
6 Ibid.
7 Emily Bills, “Connecting Lines: L.A.’s Telephone History and the Binding of the Region,” Southern California Quarterly
91.1 (Spring 2009): 27‐67.
8 Gary Goff, et al., “The History of Los Angeles Telephone Service,” Mar. 2009, accessed Jan. 2018.
9 “New Home for Hello Girls: Santa Monica Telephone Exchange,” Los Angeles Times, Nov. 23, 1926.
10 Ibid.
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Santa Monica was not the only community with its own telephone service provider; independent
operators had been founded to serve Covina, Huntington Beach, Redondo Beach, and other peripheral
communities.11 In 1929, the Associated Telephone Company (ATC), which was based in Wisconsin and
operated service in Long Beach and San Bernardino, absorbed almost all of these small independent
providers including the Santa Monica Bay Home Telephone Company.12 ATC became a behemoth that
served some 500,000 telephone lines in Southern California before the Great Depression decimated its
finances and ultimately sent the company into receivership in 1933. The company later re‐emerged as
the General Telephone Corporation of New York. General Telephone continued to provide telephone
service across Southern California under the Associated Telephone Company name, which it owned.13
General Telephone eventually acquired hundreds of small, independent telephone companies and
emerged as one of nation’s largest and most prolific telephone service providers. Its business in
California – which operated under the Associated Telephone Company (ATC) banner – was thriving and
in need of additional facilities to support its expanding operations. Toward this end the company
commissioned a new, three story building at 1314 Seventh Street in Santa Monica, along the eastern
edge of the city’s central business district. Designed by structural engineer Maurice Sasso, and built at a
cost of $210,000, the new building served as the central exchange facility for ATC’s Bay District, which
provided telephone service to Santa Monica and neighboring communities.14 The building included “all
the principal exchange facilities in the Bay District except toll and long distance service,” and as such it
was an important focal point within Santa Monica’s network of infrastructure and utilities.15
In addition to housing switchboards, operating equipment, and other infrastructure that was essential to
the local telephone network, the subject building also acted as a central administration building for
General Telephone/ATC. Reporting in 1939, the Los Angeles Times indicated that the building housed
executive offices for the company and also served as the “headquarters for all companies in the General
system west of the Mississippi,” further underscoring its importance in the telecommunications realm.16
More than 90 communities across Southern and Central California were served by this central office.17
Growth and expansion were always written into the building’s design; shortly before its completion in
1937, the Los Angeles Times stated that the building stood “three stories with foundations for two
additional stories at a future date.”18 Indeed, ATC continued to grow its business at a swift rate, and in
1946 another three – rather than two – stories were added to the building to house more offices and
equipment for the ascendant company. Four years later, in 1950, a full‐height addition was appended to
the building’s north elevation to accommodate yet more office space.19 The physical growth of the ATC
Building was a testament to the company’s success within the telecommunications industry.
11 “Telephone Merger Sought,” Los Angeles Times, May 23, 1929.
12 “Six Southland Phone Lines to Effect Merger,” Los Angeles Times, Jun. 25, 1929.
13 Verizon Digital Media Communications, Inc., “Corporate History,” accessed Jan. 2018.
14 “Santa Monica’s Building Activity Well Maintained,” Los Angeles Times, Nov. 28, 1937.
15 Ibid.
16 “Santa Barbara Phone Unit Sold,” Los Angeles Times, Oct. 3, 1939.
17 “Associated Phone Company Changes its Name to General,” Los Angeles Times, Jan. 1, 1953.
18 “New Santa Monica Telephone Exchange to Rise Soon,” Los Angeles Times, Apr. 25, 1937.
19 City of Santa Monica, Building Permit No. B8348, Oct. 19, 1950.
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General Telephone, always a lucrative business, grew into a telecommunications powerhouse and
became one of the nation’s foremost providers of telephone service after World War II. By the early
1950s, the company and its subsidiaries reportedly operated “more than 1,500,000 telephones in 3,600
cities and towns all over the nation.20 In 1953, the company elected to consolidate the various names
and banners within its burgeoning empire under a single brand name: General Telephone. The ATC
name was thereafter retired, the company’s western division was re‐branded as the General Telephone
Company of California, and the subject building’s name was changed to the General Telephone Building.
Also in 1953, General Telephone purchased a two‐and‐a‐half acre site nearby, at the southeast corner of
Santa Monica Boulevard and 20th Street, for a new executive and general office building.21 The new, six‐
story building, designed by the architectural firm of A.C. Martin and Associates, was intended to be
considerably larger in size than General Telephone’s existing corporate offices on Seventh Street. The
new building was dedicated in 1956. It supplanted the ATC Building as the focal point and center of
gravity within General Telephone’s western division, though the subject building continued to be used
by General Telephone.22 Personnel remained in the building until 1967, and even after employees were
relocated the company continued to use it for telephone operations through the 1990s. In 1981, a two‐
story addition was appended to its south elevation to house parking and telephone equipment.
In 2013, Pacshore Partners, a Los Angeles‐based real estate development firm, acquired the building and
converted it into a mixed‐use commercial property comprising ground‐floor restaurants and upper‐floor
creative offices. In February 2017 the building was sold to its present‐day owner, DivcoWest.
4.2. Local Designation
On May 14, 2018, the Santa Monica Landmarks Commission voted to declare the subject building a
Landmark. The building was designated under Criterion 1, for exemplifying elements of Santa Monica’s
economic history; Criterion 2, for its aesthetic value; and Criterion 4, for embodying distinguishing
architectural characteristics associated with the PWA Moderne style.
Since the building was designated under multiple criteria, two periods of significance were identified.
Under Criterion 1, the period of significance was defined as 1937‐1967, and under Criteria 2 and 4 the
period of significance was identified as 1937‐1946.
4.3. Character-Defining Features
The building retains the following character‐defining features:
20 “Associated Phone Company Changes its Name to General,” Los Angeles Times, Jan. 1, 1953.
21 “Phone Company Buys New Site,” Los Angeles Times, Oct. 22, 1953.
22 General Telephone was re‐branded as GTE; it was again re‐branded as Verizon, the name by which it is known today.
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ARCHITECTURAL RESOURCES GROUP 7
Building Exterior
Minimal setback from the public right‐of‐way
Balanced, symmetrical massing
Vertical orientation
Flat roof and parapet, with an chevron pattern incised along the cornice line
Painted concrete exterior walls
Fluted pilasters with articulated bases and chevron motifs at the capitals
Fenestration that is recessed within vertical channels
Steel sash casement windows with fixed transoms
Vertically incised spandrel panels set above and below each window bay
Prominent central entranceway
Building Interior
Compact, double‐height configuration
Travertine interior walls
Terrazzo floors
Tray ceiling with a painted mural
Niches with clipped corners and fluted pilasters
Associated Telephone Company (ATC) Building shortly after completion, 1937 (Santa Monica Conservancy).
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP 8
Picketers in front of the Associated Telephone Building, 1952 (USC Digital Collections).
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP 9
Associated Telephone Company, 1957, pictured with three‐story addition (Historic Preservation Certificate
Application Part 1, Chattel ,Inc.).
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ARCHITECTURAL RESOURCES GROUP 10
5. Physical Description
5.1. Site and Setting
The Associated Telephone Company Building (also known as the Telephone Building) is located at 1314
Seventh Street, near the eastern edge of Santa Monica’s central business district. The building occupies
a large, flat parcel that is rectangular in shape and located on the west side of the street. It has a sizable
footprint that occupies almost all of the parcel. The property is located on a city block that is developed
with a combination of mixed‐use complexes, small and mid‐scale office buildings, institutional uses, and
surface parking lots. Like most of Santa Monica, this block is oriented on an orthogonal street grid that is
askew of the cardinal directions and reflects the original plat of the townsite. The parcel abuts office
buildings on the north, the Santa Monica Public Library on the south, and an alley on the west.
5.2. Building Exterior
Most of the property is occupied by the subject building, which was constructed in 1937 as corporate
offices and a switching station for the Associated Telephone Company (later re‐branded as the General
Telephone and Electric Corporation, or GTE, and now known as Verizon). The building is six stories in
Site Map. The subject property (1314 Seventh Street) is outlined in red (Google Maps).
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height, is constructed of reinforced concrete, and is supported by a concrete foundation. It is minimally
set back from the street. The building is designed in the PWA Moderne style, and characteristic of that
style it loosely incorporates some elements of Art Deco architecture. The building is capped by a flat
roof and parapet; a chevron pattern is incised along the cornice line. Exterior walls consist of painted
concrete.
Features on the building’s primary (east) façade are balanced and symmetrical. The façade is divided
into five bays by fluted pilasters that span the height of the building and project slightly past the
roofline; these pilasters feature articulated bases and chevron motifs at the capitals, and heighten the
building’s vertical orientation. Fenestration is recessed in vertical channels between the pilasters, and
generally consists of paired steel casement windows that are surmounted by fixed transoms. Vertically
incised spandrel panels are set above and below each window bay. Ingress to the building is provided by
a prominent, double‐height central entranceway that is framed by shallow engaged columns (side) and a
stepped projection (top). The entranceway is fully glazed, and comprises paired metal entrance doors
that are flanked by sidelights and crowned by a transom. The entire system of doors and windows
within the entranceway consists of contemporary glazing and metal frames.
The north elevation is seven bays wide. The two bays nearest the street (to the east) feature the same
fluted pilasters, vertical fenestration channels, steel casement windows, and incised spandrel panels
that are found on the primary façade. The other five bays (to the west), which project slightly outward,
date to a 1950 addition and are defined by a modular grid composed of concrete pilasters and cross
beams. Exterior walls on this north‐facing addition are composed of raked concrete; fenestration is set
within recessed bays and consists of steel casement windows that are crowned by transoms. This
elevation has two secondary entrances; the first consists of a single, unarticulated metal door near the
middle of the elevation, and the second comprises paired, multi‐light glazed doors that open onto an
outdoor dining patio. The latter was recently installed in the place of an original window bay to
accommodate the adaptive reuse of the ground level into a restaurant. An exterior basement stair is
located along the east two bays and is largely obscured from public view by a low concrete wall.
The south elevation is six bays wide and adheres to the same architectural program as the primary
façade and the original portion of the north elevation. It features fluted pilasters, vertical fenestration
channels, steel casement windows, incised spandrel panels, and chevron motifs at the cornice line.
The lower stories of the south elevation are obscured by a two‐story addition that dates to 1981. This
addition features a deeper setback than the rest of the building. It is constructed of reinforced concrete
and is capped by a flat roof. Corrugated metal panels have been installed atop the roof to hide
mechanical equipment. Exterior walls are finished in painted concrete and have deep vertical striations,
keeping in line with the architectural vocabulary and prevailing sense of verticality that are characteristic
of the original portion of the building. The east face of the addition features a deeply recessed vehicular
entrance that is accessed by a narrow driveway and is enclosed by a metal gate. A louvered metal brise‐
soleil is located atop the entrance. A terraced concrete planter flanks the driveway. The west face of the
addition features a vehicular entrance and metal gate, and two secondary entrances. One of these
entrances is set beneath a canopy; the second is elevated, and is accessed by an exterior stair with metal
rails. Both comprise unarticulated metal doors that are flush with the building. An infilled door system
and cantilevered deck are located above the elevated entrance. There are no windows on the addition.
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The west (rear) addition is utilitarian in appearance. It comprises a five‐story recessed central bay that is
flanked on either side by a tall, narrow projecting bay. Features on this elevation are asymmetrically
composed. Exterior walls consist of board‐formed concrete with horizontal striations. Fenestration
consists of steel casement windows with transoms, and rear exits at each floor. The exits consist of
unarticulated metal doors that are flush with the building; some were recently installed in the place of
existing windows to provide additional egress. The doors open onto a contemporary metal stairwell
system that has been inserted into the recessed bay. There are no decorative features on this elevation.
Since most of the parcel is occupied by the footprint of the building, landscape and hardscape features
are minimal. The main entrance is approached by a walkway finished in pebbledash; flanking either side
of this walkway is a small planter bed with ornamental palm trees and other types of semi‐tropical
plantings. Semi‐tropical plantings are also found in the stepped planter on the south addition. On either
side of the main entrance, within the shallow building setback, is a dining patio that is partially enclosed
by a low wall. The patios and walls were recently installed and took the place of what were previously
planter beds. A young Canary Island date palm tree occupies a planter bed at the driveway. Two mature
podocarpus trees are planted in the parkway between the sidewalk and the street.
5.3. Building Interior
The only publicly accessible interior space within the building with notable historic features is a small
entrance lobby. The lobby is a compact, double‐height space that provides access to the upper floors
and the two ground‐level retail storefronts. It has terrazzo floors and a tray ceiling. Set within the tray
ceiling is a painted mural depicting a map of the world, with an American city and a European city linked
by telephone poles and wires – a testament to the building’s original use and occupancy. A
contemporary metal light fixture is suspended from the ceiling. Walls within the lobby are clad with
travertine. The north and south walls both have a niche with clipped corners, fluted pilasters, and a
contemporary door system composed of a single glazed door, sidelight, and transom. A single,
contemporary elevator with a metal door is located along the west wall of the lobby, opposite the main
entrance, and adjacent to the elevator is a recessed bay that leads to an internal stairwell.
Other interior spaces have been modified to accommodate changing uses over time. The upper floors
are generally occupied by creative offices, and the ground floor contains two restaurants, one located
on either side of the lobby. These spaces generally feature polished concrete floors, exposed concrete
structural elements, and contemporary finishes. A portion of the building continues to house telephone
equipment. There are no notable historic features in interior spaces aside from the lobby.
5.4. Alterations
The following alterations were noted on a site visit conducted by ARG on January 4, 2018. Whenever
possible, these alterations were corroborated by building permits from the City of Santa Monica’s
Community Development Department, Sanborn Fire Insurance Maps, historic aerial imagery, property
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data from the Los Angeles County Office of the Assessor, and other sources of archival information. The
alterations listed herein pertain only to the building exterior and publically accessible interior spaces.
Some of these alterations are associated with the building’s recent rehabilitation and repurposing into
creative offices and retail space (2013‐15). These renovations were undertaken in a manner that was
sensitive to the building’s historic character, and conformed to the Secretary of the Interior’s Standards
for Rehabilitation. They do not detract from the integrity of the building. This work also resulted in the
removal of previous alterations (including metal grilles that had been affixed to ground floor windows)
and the restoration of original features that had been removed (including terrazzo flooring in the lobby).
Three stories were added to the building, bringing the total number of stories to six (1946).
A six‐story addition was appended to the north elevation (1950).
A two‐story addition was appended to the south elevation (1981).
Fenestration patterns at the main entrance have been altered. Historical photographs
(appended to this report) indicate that this entrance originally featured paired metal doors that
were flanked by sidelights and surmounted by a transom. Metal grilles adorned the sidelights
and transom. Above the doors was a spandrel panel and signage; above the spandrel panel were
steel casement windows consistent with those found elsewhere on the building. All of these
features were removed and replaced with a contemporary fenestration system comprising dual
glazed doors and floor‐to‐ceiling glazing (date unknown, but after 1957).
Contemporary building and tenant signage has been added to the primary (east) façade (2015).
An external egress system has been added to the rear (west) elevation. Several original window
openings on this façade were converted into rear exit doors at the same time (2013‐15).
Dining patios have been inserted into the building setback on the primary facade, one on either
side of the entrance, taking the place of what were formerly small buffer planters (2013‐15).
New entrance doors have been added to the primary/east façade and north elevation to provide
access to each patio. They were inserted into what were originally window openings (2013‐15).
Alterations to the lobby include the installation of non‐original glazed interior doors on the
north and south walls, a non‐original metal light fixture, and a contemporary elevator system
(doors and light fixture date to 2013‐15, elevator system installed at unknown date).
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Primary (east) elevation, view west (ARG, 2018).Primary (east) and north elevations, view south (ARG,
2018).
Primary (east) and south elevations, view northwest
(ARG, 2018).
North elevation (addition in foreground), view east
(ARG, 2018).
South elevation (addition in foreground), view west
(ARG, 2018).
Rear (west) elevation, view northeast. Note
contemporary metal egress system (ARG, 2018).
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South addition, primary (east) elevation, view
southwest (ARG, 2018).
South addition, rear (west) elevation, view northeast
(ARG, 2018).
Detail of addition on north elevation, view south (ARG,
2018).
Detail of primary entrance, view southwest (ARG,
2018).
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Detail of cornice, steel casement windows, incised
spandrel panels, and fluted pilasters (ARG, 2018).
Detail of outdoor dining patio, view west (ARG, 2018).
Lobby with polished travertine walls, niches with
clipped corners, and fluted pilasters (ARG, 2018).
Lobby, viewed from primary entrance, with elevator
bays pictured at rear (ARG, 2018).
Detail of terrazzo flooring in lobby (ARG, 2018). Detail of tray ceiling, mural, and light fixture in lobby
(ARG, 2018).
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6. Architectural Conditions Assessment
6.1. Methodology
The following is an analysis of the current architectural conditions of the Associated Telephone
Company Building. This assessment specifically addresses the building’s exterior features, publically
accessible interior features (lobby), and systems. Information derived from this assessment was used to
develop treatment recommendations that are incorporated into the following discussion. This
information also provides a basis for the work items articulated in the
Rehabilitation/Restoration/Maintenance Plan for the building.
For this assessment, ARG staff performed a visual survey of the property on April 11, 2018. A
representative from building management was present to answer questions and provide access to the
basement, roof, and a limited sample of interior spaces. The exterior of the building was surveyed from
all sides via the street (east), an alley (west), and adjacent parking lots (north and south). The survey of
interior spaces was limited to the lobby (which is the only publically accessible interior space), access
corridors, the basement level, and an upper floor that is in the process of being converted into creative
offices. Observable distress conditions were noted and documented with digital photographs.
The survey was visual in scope only, and was limited to visible and accessible areas of the exterior and
interior. The survey of roofing and drainage systems was limited to accessible roof areas, and areas that
are visible from interior spaces or the street. Neither the structural system nor other building systems
(mechanical, electrical, plumbing, fire suppression, etc.) were reviewed by ARG. Existing conditions
related to building systems are addressed in separate documents that were prepared by others as part
of the building’s most recent sale in 2017. These reports were reviewed by ARG, and when applicable,
information from these documents was excerpted and incorporated into this assessment. The following
documents were reviewed by ARG. All were prepared by the firm Blackstone Consulting LLC:
“Property Condition Assessment” (Sept. 26, 2016). General conditions assessment of the site,
structure, exterior walls and cladding, roof, interior spaces, and building systems. This report
also includes a cursory evaluation of accessibility and ADA compliance.
“Seismic Risk Assessment” (Sept. 26, 2016). Full assessment of the building’s seismic stability.
“Phase 1 Environmental Site Assessment” (Sept. 30, 2016). Report that assesses and identifies
recognized environmental conditions at the site; prepared as part of due diligence proceedings.
Between 2013 and 2015, the building underwent an extensive rehabilitation by previous owner
Pacshore Partners. This project entailed the repurposing of the underutilized building into a mix of
restaurants (ground floor) and creative office suites (upper floors). It also entailed the sensitive
rehabilitation of some of the building’s significant architectural features, and a seismic retrofit. Because
of this the building, at present, is generally in a state of good repair and is well maintained. Future work
associated with a Mills Act contract will primarily address issues related to building maintenance.
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For this assessment, existing conditions have been broadly grouped into the following categories: (1)
exterior features, (2) interior features, and (3) building systems. A brief description of each feature is
provided, followed by a summary of its condition and recommendations for treatment.
6.2. Exterior Features
Concrete Exterior Walls
Exterior walls on all elevations of the building consist of cast‐in‐place concrete. Some decorative
elements including pilasters, chevrons, and spandrel panels are incised into these concrete walls and are
reflective of its PWA Moderne style aesthetic. The primary entrance to the building, located on the
primary (east) elevation, is also framed by an articulated surround that is composed of concrete. Along
the base of the building, the concrete projects slightly outward to create an articulated base. The rear
(west) elevation of the building features sections of board‐formed concrete wall with horizontal
striations. This board‐formed pattern is limited to the rear of the building, on portions of the walls that
are associated with the 1950 addition. The concrete is finished with a coat of gray‐colored paint.
Generally, exterior walls are in good condition. The building was painted as part of the rehabilitation
project that was undertaken between 2013 and 2015, and is in a state of good repair. ARG identified a
few localized instances of cracking in the concrete, and a few areas where the coat of paint was peeling
or had lifted. Overall, however, there were no major issues identified.
ARG recommends the following scope of work with respect to the concrete exterior walls:
Monitor for/repair cracks in localized areas.
Clean concrete surfaces and remove stains/surface debris; touch up paint as needed.
Concrete exterior wall with incised details, primary
(east) elevation (ARG, 2018).
Concrete wall at roof deck. Note minor localized
cracking (ARG, 2018).
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Roofing and Drainage
The building features a flat roof that is divided into four main volumes. The first volume caps the
building’s east perimeter; the second caps its north perimeter; the third is located at a level that is one
floor lower and caps the rear portion of the original (1937/46) section of the building; and the fourth
caps the two‐story addition on the south elevation (1981). All volumes are covered with a thermoplastic
polyolefin (TPO) roof membrane that is installed over rigid insulation and the concrete deck. The rear
volume features an exterior rooftop patio deck that was installed circa 2015 and supports exterior
furniture, integral benches, and planter boxes. It also serves as a means of ingress to penthouse‐level
offices. The deck consists of wood boards that are supported underneath by adjustable plastic bases.
The perimeter of the roof is spanned by a concrete parapet wall of medium height. Drainage is typically
provided by surface flow to interior roof drains, downspouts, and thru‐wall scuppers. The Blackstone
inspection report indicates that the TPO membrane is flashed 12 inches above the surface, and ends
with a termination bar and caulking.23 Some mechanical equipment is installed atop the roof and
consists of HVAC units, extractors, exhaust vents, and soil stacks. Several skylights are also present.
ARG was granted access to the roof deck, and was also able to observe the lower, south facing roof from
above. The elevated volumes spanning the north and east perimeters of the building were not
accessible at the time of the survey, and were not evaluated. Based on what ARG was able to access, the
membrane roof appears to be in good condition. The TPO membrane appears to have been installed
correctly, laps and seams were observed to be in good condition, and there were no reports or evidence
of leaks. The wood deck system is of recent vintage and remains in good repair. The drainage system
also appears to be in good condition overall, with no evidence of major soiling or deterioration.
The Blackstone inspection report indicates that the existing membrane roof is approaching the end of its
service life. Prepared in 2016, the report notes that “the exact roof system age and thickness of the
membrane are unknown. Onsite personnel were not aware of the age or warranty information, and
historical aerial imagery was not clear enough to discern accurately. It is estimated, based strictly upon
visual observation, that the roof membrane is likely 8‐12 years old. The typical service life of this type of
roof system in California is approximately 15‐20 years with maintenance and annual inspections.”24
ARG recommends the following scope of work with respect to roofing and drainage:
Monitor for leaks, and correct/address quickly as they occur. Inspect roofs at minimum annually,
and after heavy rainstorms or seismic events. Correct any deficiencies found.
Based on the findings and recommendations of the Blackstone inspection report, consider
replacing the membrane roof within the next several years, as follows:
o Remove existing roof membrane, flashings, and insulation.
o Repair existing concrete deck as required, and install new tapered rigid insulation.
o Install new membrane roof and flashings per manufacturer’s instructions.
23 “Property Condition Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared
Sept. 26, 2016, 15.
24 Ibid.
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o Remove and reinstall rooftop patio deck and associated materials as required to
facilitate work.
Typical section of the TPO membrane roof, with
mechanical units visible (Blackstone, 2016).
Detail of wood boards on roof deck (ARG, 2018).
Adjustable plastic bases supporting roof deck
(Blackstone, 2016).
Detail of parapet wall and flashing (ARG, 2018).
Steel Casement Windows
Fenestration throughout the building consists of steel casement windows, most of which are arranged in
pairs. On publically visible portions of the building, these windows are set within recessed vertical
channels and are separated by concrete spandrel panels. Most of the windows are surmounted by a
fixed steel transom. The windows open outward and are not fully operable; as a safety precaution, they
only open approximately four inches. The windows are of the “push‐out” variety, and are operated by a
hinged metal handle that is affixed to the bottom of the window (in lieu of a crank). Some, but not all of
the windows have original wire glass that was installed for fireproofing purposes; over time some of the
glazing appears to have been replaced with standard, single‐pane glass.
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Some repairs and rehabilitation of window components have already been completed. Documentation
related to the building’s 2013‐15 rehabilitation indicates that some of the windows were refurbished to
render them operable for office tenants, though it is not clear what the exact scope of work entailed.25
The Blackstone inspection report also indicates that original glazing has been replaced in some windows
on an as‐needed basis, an observation that was confirmed by ARG during site inspection.26
The windows are in fair condition. While they all appear to be in sound operating condition, ARG
observed that many of the windows exhibit signs of weathering and deterioration, conditions that are
fairly common for steel windows that are of this age and are in proximity to the ocean. Most of the steel
frames and hardware components exhibit varying degrees of rust and surface corrosion. Glazing putty in
some windows is loose, cracked, or missing. ARG also noted some localized instances of cracked glass.
It is recommended that the repair and refurbishment of the windows be prioritized as part of the future
management plan for the building. Based on ARG’s site inspection, the existing steel window frames and
hardware components can be cleaned, painted, and repaired and do not need to be replaced.
ARG recommends the following scope of work with respect to steel casement windows:
Clean, scrape, and prepare metal surfaces to remove soiling, loose paint, and corrosion.
Paint metal surfaces with a high quality rust inhibitive paint system (primer and two coats of
finish paint).
Remove and replace broken glass in localized areas.
Replace missing or deteriorated glazing putty in localized areas.
Replace perimeter sealant as required.
Clean/adjust hardware as required; lubricate operable mechanisms to ensure proper operation.
Steel window frame. Note surface corrosion, rust, and
deteriorated glazing putty (ARG, 2018).
Steel window frame and hinge, exhibiting surface
corrosion and rust. Also note deteriorated perimeter
sealant and glazing putty (ARG, 2018).
25 Information relating to window refurbishment is articulated in Santa Monica Conservancy, “Santa Monica Conservancy
Announces 2016 Preservation Awards,” Mar. 15, 2016, accessed May 2018.
26 “Property Condition Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared
Sept. 26, 2016, 14.
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Interior of steel window frame, with hinged metal
handle visible at right (ARG, 2018).
Interior of steel window frame. Note deteriorated
glazing putty and exterior corrosion (ARG, 2018).
Cracked glass panes at roof deck level windows (ARG,
2018).
Typical steel casement window unit, north elevation,
with fixed transoms and wired glass (ARG, 2018).
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Surface corrosion on steel window frame (ARG, 2018). Surface corrosion on steel window frame. Note wire
glass and minor dent in window frame (ARG, 2018).
Exterior Doors
None of the exterior doors appear to be original to the building. The primary (east) entrance consists of
paired doors that are fully glazed and have a “storefront‐style” configuration. The doors feature
standard push/pull hardware and are surmounted by transom windows. The entire entrance system is
composed of prefinished aluminum. Historical photographs of the building dated 1937, 1952, and 1957
indicate that the original entrance was slightly recessed into the face of the building (while the current
entrance is flush in profile). It originally consisted of paired, glazed doors that were flanked by sidelights
and surmounted by a transom. The sidelights and transom were adorned by decorative grilles. The
doors, sidelights, transom, and grilles were constructed of metal, likely bronze. Above the doors was an
incised concrete spandrel panel with a name plate that read “ASSOCIATED TELEPHONE COMPANY, LTD.”
in metal letters. Above the spandrel panel was a group of steel casement windows that matched the
other windows on the building with respect to size, materials, and configuration. While it is not known
exactly when the original entrance was removed, it occurred sometime after the 1957 photo was taken.
Elsewhere on the building, secondary entrances consist of unarticulated metal utility doors that are set
in metal frames. Some of the doors on the west elevation are partially glazed. On the east and west
elevations of the south (1981) addition is a metal overhead roll‐up door that provides vehicular access.
All of the doors are in good condition. Ownership indicated that the primary entranceway has recently
been completely refurbished, which was corroborated by the fact that the doors, windows, framing, and
associated elements all appear to be in excellent physical and working condition.
ARG did not observe any conditions relating to exterior doors (aside from routine maintenance) that are
anticipated to require corrective action over the initial ten years of the Mills Act contract. At some point
in the future, perhaps after the first ten years of the Mills Act contract have elapsed and/or once all
items included in the Rehabilitation/Restoration and Maintenance Plan have been completed,
ownership may wish to consider reconstructing the primary entrance to resemble its original (1937)
appearance and configuration. However, since the current entranceway is in excellent condition and is
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compatible with the building’s architectural character, this is merely a recommendation that may be
pursued only if current/future owners of the building deem it a priority and wish to complete this work.
If ownership wishes to reconstruct the original entrance at a future date, then ARG recommends the
following scope of work:
Remove non‐original aluminum doors and windows, and replicate/install missing historic
elements including doors, sidelights, transom, grilles, spandrel panel, and casement windows.
Design to be based on historic documentation and found evidence of original construction, and
under the guidance of a qualified historic preservation consultant.
Primary entrance, 1952. Note grilles, spandrel panel,
sign, and casement windows (USC Digital Libraries).
Current view of primary entrance, with prefinished
aluminum framing (ARG, 2018).
Primary entrance pictured in 1937, shortly after
construction (Santa Monica Conservancy).
Current view of primary entrance (ARG, 2018).
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Landscape and Hardscape
Since the building occupies almost the entirety of the lot, landscape and hardscape features are
minimal. Landscape features are generally confined to the east perimeter of the building and consist of
small shrubs and vines. A young Canary Island date palm tree occupies a small planter adjacent to the
north driveway. Two mature podocarpus trees occupy the parkway between the sidewalk and the
street. Hardscape features are also minimal and consist of low concrete curbs that flank the main
entrance and north driveway, a surface parking lot (north of the building) that is paved with asphalt, and
an entranceway and dining patios (east of the building) that feature an exposed aggregate concrete
finish.
Landscape and hardscape features were all observed to be in good condition. Aside from the
podocarpus trees in the parkway, all of the trees and shrubs appear to be young and most likely were
planted as part of the 2013‐15 rehabilitation project. Photographs of the building that were taken prior
to its rehabilitation indicate that the exposed aggregate concrete entranceway and patios were also
installed at this time. The parking lot appears to have been recently resurfaced. As part of the 2013‐15
rehabilitation project, non‐original planters, perimeter walls, and exterior terrazzo finishes were also
removed, as were several semi‐mature ficus trees that obstructed views of the building from the street.
No corrective action is needed at this time; future work related to landscape and hardscape features will
entail maintenance.
ARG recommends the following scope of work with respect to landscape and hardscape features:
Clean exposed aggregate concrete finishes and other hardscape features regularly. Monitor
for/repair cracks.
Keep trees, shrubs, and other landscape features pruned. Ensure that landscape features do not
obstruct the building and its significant architectural features from public view.
Perimeter shrubs and vines at east (primary) elevation
(ARG, 2018).
Primary entranceway. Note low concrete curbs and
exposed aggregate entryway finish (ARG, 2018).
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6.3. Interior Features
Basement Finishes
The basement level of the building is constructed with board‐formed reinforced concrete walls and
ceilings, and is supported by reinforced concrete spread footings. Exposed ductwork, pipes, and
conduits are affixed to the walls and ceiling. The basement level is accessed via staircases on both the
interior and exterior of the building.
Basement finishes generally appear to be in good condition. ARG observed one location, near the base
of the interior stairs, where water was ponding on the floor. Efflorescence was also noted on the ceiling
above. Building management indicated that this issue is pervasive. The source of this ponding was not
clear at the time of the survey, and will require more thorough investigation. The Blackstone inspection
report also notes the presence of patched cracks in some basement finishes; it indicates “that epoxy
patching has been completed and this should be monitored” regularly to ensure optimal performance.27
ARG recommends the following scope of work with respect to basement finishes:
Investigate the source of the pervasive water ponding, and remediate as required. This may
require the installation of new subsurface drainage or a sump tank and pump at this location.
Monitor below‐grade walls for leaks, particularly in areas around the epoxy‐sealed cracks, and
address as required.
View of basement level (Blackstone, 2016). Detail of water ponding on basement floor, near
interior staircase (ARG, 2018).
27 “Property Condition Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared
Sept. 26, 2016, 16.
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Basement ceiling above location of water ponding.
Note water staining and efflorescence (ARG, 2018).
Basement ceiling above location of water ponding.
Note efflorescence and wood infill/flooring over
opening in concrete (ARG, 2018).
Localized water staining and efflorescence on
basement ceiling (ARG, 2018).
Detail of epoxy‐sealed cracks in basement ceiling
(Blackstone, 2016).
Lobby Finishes
The main lobby is the only publically accessible interior space within the building, and is the only interior
space with historic features. It is a compact, double‐height space that serves as the primary means of
ingress to both ground floor restaurant units and all upper‐story spaces. An elevator is located at the
rear (west) of the lobby; the north and south walls feature glazed doors and sidelights that lead to the
restaurant units. The lobby is finished with polished travertine walls and terrazzo floors. The walls
feature clipped corners and fluted pilasters that are consistent with the building’s PWA Moderne
architecture. The lobby also features a tray ceiling; set within the ceiling is a painted mural that depicts
telephone motifs and connotes the building’s historical use and occupancy. A contemporary light fixture
is affixed to the ceiling. The terrazzo floors were installed as part of the 2013‐2015 rehabilitation, and
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ARCHITECTURAL RESOURCES GROUP 28
replaced non‐original terrazzo floors (with a nautical theme) that were installed in the 1990s.28 The
current terrazzo floors are compatible with the building’s age and architectural aesthetic.
Features in the lobby were generally observed to be in good condition. All finishes appeared to be clean
and free of surface debris and soiling. Neither the terrazzo floors nor the ceiling mural require any
corrective action. ARG noted a few instances of cracking on the travertine walls. On the north and south
doors (leading to the restaurants), ARG noted that the thresholds were abraded and exhibited signs of
normal wear‐and‐tear, which is likely due to these doors being heavily trafficked by restaurant patrons.
ARG recommends the following scope of work with respect to lobby finishes:
Repair cracks in travertine walls.
Repair abraded finish at door thresholds caused from normal wear‐and‐tear.
Maintain historic interior finishes as follows:
o Gently dust and clean surfaces regularly.
o If damage to the mural occurs, engage a qualified conservator to assess conditions and
conduct repairs as deemed appropriate.
Localized cracking in travertine walls (ARG, 2018). Localized cracking in travertine walls (ARG, 2018).
28 “Historic Preservation Certificate Application Part 1: Evaluation of Significance, Associated Telephone Company (ATC)
Building,” prepared by Chattel, Inc., Nov. 28, 2012.
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP 29
Abraded threshold at restaurant door (ARG, 2018). Abraded threshold at main entrance door (ARG,
2018).
Terrazzo floors in lobby. Floors were observed to be in
good condition (ARG, 2018).
Tray ceiling and painted mural in lobby. Mural was
observed to be in good condition (ARG, 2018).
Upper-Story Interior Spaces
Upper‐story interior spaces consist almost entirely of tenant spaces that were converted into creative
offices as part of the 2013‐15 rehabilitation. Most of these units are occupied and were not accessed by
ARG. ARG was able to access one unit, which was under construction at the time of the survey and
served as a representative sample of how these upper‐story spaces look and function. The unit that was
accessed by ARG featured an open, flexible plan; concrete walls, structural columns, and floor plates;
and exposed ductwork. There were no historic features or finishes or note in this unit. Previous building
assessments indicate that there are no historic features of note in interior spaces aside from the lobby.
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP 30
6.4. Building Systems
Structural System
The building is constructed of reinforced concrete. Per the Blackstone inspection report and the
Blackstone Seismic Risk Assessment, it sits on a concrete foundation that is composed of reinforced
concrete spread footings. Gravity loads are supported on a reinforced concrete superstructure. The roof
and elevated floors are composed of concrete slabs that are supported by perimeter concrete piers and
spandrel beams and interior, concrete‐encased built up steel columns. The building has a Lateral‐Force
Resisting System (LFRS) that “consists of rigid diaphragms (one‐way and two‐way reinforced concrete
slabs) laterally supported by reinforced concrete shear walls and perimeter pier and spandrel frames.”29
ARG did not evaluate the building’s structural system as part of this assessment. However, both
Blackstone reports indicate that the building underwent a complete seismic retrofit in 2015. According
to these reports, “the seismic strengthening elements consist of applying fiber reinforcing polymer (FRP)
to the exterior concrete shear walls along each elevation. In addition, FRP was applied to the concrete
slabs between the original building and the horizontal expansion to provide continuity through the slab
diaphragms.”30 These measures strengthened the building, and as a result it is expected to perform
adequately during a seismic event.31 The structural system is considered to be in good condition. Other
than typical monitoring of structural systems and previous crack repairs, it is not anticipated that
additional retrofit measures will be needed over the life of the Mills Act work plan.
Other Building Systems
ARG did not conduct a thorough evaluation of other building systems (mechanical, electrical, plumbing
and sanitary sewer, fire suppression, and conveyance) as part of this assessment. The Blackstone
inspection report includes a detailed description and assessment of these other systems, and concludes
that these systems are generally in good operating condition and are compliant with current codes.
Ownership did not indicate that there are issues related to these systems that are of particular concern
or are in need of any corrective action. It is not anticipated that work related to building systems will be
needed over the life of the Mills Act work plan, aside from routine maintenance and repairs.
ARG recommends the following scope of work relating to building systems:
Perform routine inspections and maintenance. Engage qualified engineers and/or contractors to
identify and remediate problems as needed.
Additional information related to building systems is included in the Blackstone inspection report, which
is appended to this document.
29 “Seismic Risk Assessment: The Telephone Building,” prepared by Blackstone Consulting LLC, draft prepared Sept. 26,
2016, 9.
30 Ibid.
31 Ibid, 10.
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP 31
7. Bibliography
Books, Reports, and Other Published Sources
Bills, Emily. “Connecting Lines: L.A.’s Telephone History and the Binding of the Region.” Southern
California Quarterly 91.1 (Spring 2009): 27‐67.
“Historic Preservation Certificate Application Part 1: Evaluation of Significance, Associated Telephone
Company (ATC) Building,” prepared by Chattel, Inc., Nov. 28, 2012.
“Historic Resources Inventory Update: Historic Context Statement.” Prepared for the City of Santa
Monica by Historic Resources Group and Architectural Resources Group. Jan. 31, 2017. In draft form.
McMaster, Susan E. The Telecommunications Industry. Westport: Greenwood Press, 2002.
McMillan, Elizabeth. Deco and Streamline Architecture in L.A. Atglen: Schiffer Publishing, 2004.
Petruzzellis, Tom. Telephone Projects for the Evil Genius. New York: McGraw Hill, 2009.
“Phase I Environmental Site Assessment: The Telephone Building.” Prepared by Blackstone Consulting,
LLC. Draft prepared Sept. 30, 2016.
“Property Condition Assessment: The Telephone Building.” Prepared by Blackstone Consulting LLC. Draft
prepared Sept. 26, 2016.
“Seismic Risk Assessment: The Telephone Building.” Prepared by Blackstone Consulting LLC. Draft
prepared Sept. 26, 2016.
Sterling, Christopher H., Phyllis W. Bernt, and Martin B.H. Weiss. Shaping American
Telecommunications: A History of Technology, Policy, and Economics. New York: Routledge, 2011.
U.S. Department of the Interior. National Register Bulletin 16A: How to Complete the National Register
Registration Form. Washington D.C.: National Park Service, 1997.
Wheen, Andrew. Dot‐Dash to Dot.Com, How Modern Communications Evolved from the Telegraph to the
Internet. New York: Springer Science and Business Media, 2011.
Newspapers and Periodicals
“Associated Phone Company Changes its Name to General.” Los Angeles Times. Jan. 1, 1953.
“New Home for Hello Girls: Santa Monica Telephone Exchange.” Los Angeles Times. Nov. 23, 1926.
Associated Telephone Company Building | Architectural Report July 16, 2018
ARCHITECTURAL RESOURCES GROUP 32
“New Santa Monica Telephone Exchange to Rise Soon.” Los Angeles Times. Apr. 25, 1937.
“Phone Company Buys New Site.” Los Angeles Times. Oct. 22, 1953.
“Santa Barbara Phone Unit Sold.” Los Angeles Times. Oct. 3, 1939.
“Santa Monica’s Building Activity Well Maintained.” Los Angeles Times. Nov. 28, 1937.
“Six Southland Phone Lines to Effect Merger.” Los Angeles Times. Jun. 25, 1929.
“Telephone Block Plan Completed.” Los Angeles Times. Mar. 21, 1926.
“Telephone Building Construction Begun.” San Bernardino Sun. Oct. 5, 1960.
“Telephone Merger Sought.” Los Angeles Times. May 23, 1929.
Web Sites and Other Sources
City of Santa Monica Planning and Community Development Department. Archived building and
alteration permits.
Goff, Gary, et al. “The History of Los Angeles Telephone Service.” Mar. 2009. Accessed Jan. 2018,
http://www.telephonecollector.info/odds_and_ends/lats_history.html
Hess, Alan. “Everyday Modernisms: Diversity, Creativity and Ideas in L.A. Architecture, 1940‐1990.”
Prepared May 2013 for the Los Angeles Conservancy. Accessed Jan. 2018,
https://www.laconservancy.org/sites/default/files/files/documents/Modernism‐Alan‐Hess‐Full.pdf
Los Angeles Public Library Photographic Collection, Historic Photographs, accessed Jan. 2018,
http://photos.lapl.org/carlweb/jsp/photosearch_pageADV.jsp
NETR Online. “NETR Online Historic Aerials.” Multiple dates. Accessed Jan. 2018,
http://www.historicaerials.com/
Santa Monica Public Library. Santa Monica Newspaper Index. Accessed Jan. 2018,
http://digital.smpl.org/cdm/landingpage/collection/smfile.
Smith, Laura. “First Commercial Telephone Exchange – Today in History: January 28.” Accessed Jan.
2018. https://connecticuthistory.org/the‐first‐commercial‐telephone‐exchange‐today‐in‐history/
Verizon Digital Media Communications, Inc. “Corporate History.” Accessed Jan. 2018,
https://www.verizon.com/about/sites/default/files/Verizon_Corporate_History.pdf
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 1
Restoration/Rehabilitation and Maintenance Plan
Completed Restoration/Rehabilitation Work
Between 2013 and 2015, the subject building was converted from a utility building into a commercial
building comprising a combination of restaurants (ground floor) and creative office suites (upper floors).
A considerable sum of money was invested in rehabilitating the building’s character‐defining features
and upgrading its essential systems as part of this project. These recently completed rehabilitation tasks
are summarized in the table below. Please note that only those tasks related to the rehabilitation/
restoration of historic features and building systems (which are needed to keep the building operable
and habitable) are included in this table. Other tasks that were completed but do not bear an
association with the rehabilitation of historic fabric, such as those that pertain to modernization and the
construction of new elements not related to building systems, are not included here.
Feature: Structural Systems
Description of
Work:
Performed a full seismic retrofit of the building, as follows:
Typical fiber reinforced polymer (FRP) strengthening of the existing
exterior reinforced concrete shear walls, from the Ground to Roof Levels,
along the north, south, east and west building elevations.
Reinforced shotcrete strengthening of the existing concrete shear wall at
the Basement Level along the west building elevation.
Reinforced concrete drag beam strengthening along the west building
elevation at Ground Level.
Reinforced concrete wall in‐fill strengthening of the existing reinforced
concrete shear wall openings occurring along the west building elevation
from the Ground to Roof Levels.
Typical FRP strengthening of the existing concrete shear wall cold joints
occurring between the interface of the 1937 and 1946 concrete
construction (above Level 4), provided continuously along the exterior
elevations of the building.
Typical FRP strengthening of the existing discontinuous reinforced
concrete floor diaphragm sections occurring along the building separation
provided at the interface of the 1950’s building addition.
Miscellaneous crack and spall repairs for the existing reinforced concrete
wall and beam components.
Year Completed: 2015 Cost: $4,345,000
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 2
Feature: Emergency Egress System
Description of
Work:
Replaced an older, non‐compliant fire escape on the rear (west) elevation with
a new exterior stairwell system, resulting in significant improvements to the
building’s emergency egress system.
Year Completed: 2015 Cost: $1,440,000
Feature: Fire/Life Safety System
Description of
Work:
Installed a new fire alarm system and new sprinkler system, resulting in
significant improvements to the buildings fire/life safety system.
Year Completed: 2015 Cost: $434,000
Feature: Other Building Systems (Mechanical, Electrical, Plumbing, Conveyance)
Description of
Work:
Performed necessary upgrades to other antiquated building systems
(mechanical, electrical, plumbing, conveyance) to render interior spaces
operable and habitable.
Year Completed: 2015 Cost: $2,805,000
Feature: Exterior Walls
Description of
Work:
Cleaned, primed, and painted concrete exterior walls.
Year Completed: 2015 Cost: $255,000
Feature: Steel Casement Windows
Description of
Work:
Rehabilitated steel casement windows, as follows:
Windows were partially refurbished to render them operable for upper‐
story office tenants. However, some issues related to surface corrosion,
deteriorated sealants and putties, or damaged glazing remained, and
are addressed on p. 4 of the Restoration/Rehabilitation Plan.
Non‐original, visually incompatible metal grilles were removed from
ground floor windows.
Year Completed: 2015 Cost: $290,000
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 3
Feature: Landscape/Hardscape Features
Description of
Work:
Rehabilitated and restored landscape and hardscape features, as follows:
Non‐original planter boxes and terrazzo finishes at the primary
entrance were removed and replaced with more historically accurate
hardscape features. The replacement features were designed to more
closely emulate the original configuration of the primary entrance.
Non‐original ficus trees that obstructed the building’s primary (west)
elevation from public view were removed.
Year Completed: 2015 Cost: $243,000
Feature: Lobby Finishes and Features
Description of
Work:
Restored historic finishes and features in the main lobby, as follows:
Non‐original terrazzo flooring (installed ca. 1990s) was removed and
replaced with a more historically appropriate terrazzo finish.
Non‐original interior metal doors in the lobby were replaced with more
historically appropriate glazed doors.
Year Completed: 2015 Cost: $163,000
Proposed Rehabilitation Work
The scope of work described above resulted in significant improvements to the building, and brought it
into a state of generally good repair. However, during a recent site visit ARG identified some outstanding
rehabilitation tasks that are in need of completion, which are incorporated into the Restoration/
Rehabilitation Plan for the property. The following is a list of restoration and rehabilitation tasks for the
subject building that will be completed over the life of the Mills Act contract. The scope of work is based
on the treatment recommendations included in the Architectural Report.
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 4
Feature: Steel Casement Windows
Summary: Steel casement windows, which are generally arranged in pairs and set within
recessed vertical channels. Windows are generally surmounted by a fixed steel
transom and are partially operable, opening outward about 4 inches. They are
operated by a hinged metal handle that is affixed to the bottom of the window.
Condition: Windows were observed to be in fair condition. Steel components exhibit
varying degrees of surface corrosion, rust, and deteriorated glazing putty. ARG
also noted some localized instances of cracked glass.
Description of
Work:
Repair/rehabilitate the existing steel casement windows as follows:
Clean, scrape, and prepare metal surfaces to remove soiling, loose
paint, and surface corrosion
Paint metal surfaces with a high quality rust inhibitive paint system
(primer and two coats of finish paint)
Remove and replace broken glass in localized areas
Replace missing/deteriorated glazing putty in localized areas
Replace perimeter sealant as required
Clean/ adjust hardware as required; lubricate operable mechanisms to
ensure proper operation.
Estimated Year of
Completion:
2019; 2024 (to be completed in
phases)
Cost: $170,000
Feature: Basement Finishes (Concrete Surfaces)
Summary: Concrete slab‐on‐grade with concrete floors, concrete walls, and exposed
concrete ceilings. Walls and ceiling consist of board‐formed concrete with
horizontal striations and feature exposed ductwork, pipes, and conduits.
Condition: Basement finishes were observed to generally be in good condition. ARG
observed one location where water was ponding on the floor, and some
localized efflorescence on concrete surfaces near the location of the ponding.
Description of
Work:
Investigate the source of the water ponding, and identify any other instances of
leaking at below‐grade walls. Remediate problems as required. Work will most
likely include new sump tank, sump pump and associated drainage conduit;
further investigation is needed.
Estimated Year of
Completion:
2019; 2023 (to be completed in
phases)
Cost: $7,500
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 5
Feature: Lobby Finishes (Travertine Walls)
Summary: Polished travertine walls in entrance lobby. Walls feature clipped corners and
fluted pilasters that contribute to the building’s PWA Moderne style aesthetic.
Condition: Travertine walls were observed to generally be in good condition. ARG noted
some instances of cracking in the travertine, particularly around outlets.
Hairline cracks were also observed at several locations throughout the lobby.
Description of
Work:
Repair cracks in existing travertine cladding. Clean surfaces, and fill with a
compatible latex‐modified stone repair mortar, color‐matched to the existing
stone.
Estimated Year of
Completion:
2020; 2027 Cost: $18,000
Feature: Membrane Roof
Summary: Flat roof covered with a thermoplastic polyolefin (TPO) roof membrane,
installed over rigid insulation and the concrete deck. A portion of the roof
features a rooftop patio deck that consists of wood boards supported by
adjustable plastic bases.
Condition: The roof was observed to be in good condition. However, a recent inspection
report (2016) indicates that the membrane is approaching the end of its service
life and recommends a full replacement within the next several years.
Description of
Work:
Replace membrane roof as follows:
Remove existing roof membrane, flashings and insulation.
Repair existing concrete deck as required, and install new tapered rigid
insulation
Install new membrane roof and flashings per manufacturer’s
instructions.
Remove and reinstall rooftop patio deck and associated materials as
required to facilitate work.
Note: It may be possible to avoid a complete roof tear‐off by re‐roofing over the
existing membrane; further inspection by a roofing contractor is needed.
Estimated Year of
Completion:
2022 Cost: $108,684
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 6
Proposed Maintenance Work
Since the building has been rehabilitated and is generally in a state of good repair, a separate
maintenance plan has also been prepared for the property to ensure that its historic features and
essential systems remain in a state of good repair for the duration of the Mills Act contract. The
following items constitute the Maintenance Plan for the property. Tasks are divided between (1)
exterior features, (2) publically accessible interior spaces, and (3) building systems.
Exterior Features
Estimated Year
of Completion
Feature Task Cost
As needed Membrane Roof Routine maintenance. Monitor for/correct leaks;
inspect roof at minimum annually, and after heavy
rainstorms and seismic events. Correct any
deficiencies that are identified in a timely manner.
$9,350
As needed Exterior Walls Routine maintenance. Monitor for/repair cracks;
clean concrete surfaces and remove stains/surface
debris; touch up paint as needed.
$7,200
As needed Steel Windows Routine maintenance. Maintain glazing, sealants,
and finishes; clean/prep/paint window frames and
other metal components as needed; adjust
hardware to ensure proper operation.
$16,000
As needed Landscaping Routine maintenance. Clean exposed aggregate
concrete finishes and other hardscape surfaces
regularly. Keep trees, shrubs, and other landscape
features pruned. Ensure that landscape features
do not obstruct the building and its significant
architectural features from public view.
$71,500
Associated Telephone Company Building | Rehabilitation/Restoration and Maintenance Plan July 16, 2018
ARCHITECTURAL RESOURCES GROUP 7
Publically Accessible Interior Spaces
Estimated Year
of Completion
Feature Task Cost
As needed Basement
Finishes
Routine maintenance. Monitor below‐grade walls
for leaks, particularly in areas around cracks that
have previously been filled with epoxy;
investigate/correct any leaks that are identified.
$3,850
As needed Lobby Finishes
(Travertine and
Terrazzo)
Routine maintenance. Monitor for/repair cracks in
travertine; repair abraded thresholds; gently
dust/clean travertine and terrazzo.
$5,500
As needed Lobby Finishes
(Ceiling Mural)
Routine maintenance. Gently dust and clean
regularly. If more substantive repairs are needed,
engage a qualified conservator for consultation.
$7,150
Building Systems
Estimated Year
of Completion
Feature Task Cost
As needed Structural
Systems
Routine maintenance. Inspect structural system
regularly; make repairs/upgrades as needed to
ensure optimal performance.
$6,250
As needed Mechanical/
HVAC Systems
Routine maintenance. Inspect mechanical/HVAC
systems regularly; make repairs/upgrades as
needed to ensure optimal performance.
$154,000
As needed Electrical
Systems
Routine maintenance. Inspect electrical systems
regularly; make repairs/upgrades as needed to
ensure optimal performance.
$26,400
As needed Plumbing
Systems
Routine maintenance. Inspect plumbing systems
regularly; make repairs/upgrades as needed to
ensure optimal performance.
$15,400
As needed Fire
Suppression/
Emergency
Egress Systems
Routine maintenance. Inspect fire suppression
systems regularly; make repairs/upgrades as
needed to ensure optimal performance. Ensure
that emergency egress points are maintained and
kept clear of debris, clutter, and other
obstructions.
$6,050
1
City Council Meeting: October 9, 2018 Santa Monica, California
RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE OWNER OF THE PROPERTY LOCATED AT
1659 OCEAN FRONT WALK, SANTA MONICA
IN ACCORDANCE WITH GOVERNMENT CODE SECTION 50280
AND SANTA MONICA MUNICIPAL CODE SECTION 9.56.270.G
WHEREAS, Government Code sections 50280 et seq. authorize a city to enter into
a historical property contract with the owner of any qualified historical property to restrict
the use of such property so that it retains its historically significant characteristics in return
for which the property owner obtains property tax relief; and
WHEREAS, Santa Monica Municipal Code section 9.56.270.G provides that
designated Structures of Merit, Landmarks, and contributing structures located in Historic
Districts that are privately owned and not exempt from taxation shall be considered
qualified historical properties eligible to enter into historical property contracts with the
City; and
WHEREAS, Section 9.56.270.G further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
2
property, provided that the property meets all requirements set forth in Section
9.56.270.G; and
WHEREAS, the property located at 1659 Ocean Front Walk is a designated City
Landmark and the owner of the property has filed an application to enter into a historical
property contract with the City; and
WHEREAS, the City Council has determined that it is appropriate for the City to
enter into a historical property contract with the owner of the property located at 1659
Ocean Front Walk.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica
Municipal Code Section 9.56.270.G:
A. The property located at 1659 Ocean Front Walk has no confirmed and
outstanding violations of the Santa Monica Municipal Code, or any other applicable
Federal, State or local law, rule or regulation.
B. The property located at 1659 Ocean Front Walk is not subject to a tax
delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to
designated buildings or structures located on the property located at 1659 Ocean Front
Walk conform to the Secretary of Interior’s Standards for the treatment of Historic
Properties.
3
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270.G, the
City Council authorizes the City Manager to enter into a historical property contract with
the owner of the property located at 1659 Ocean Front Walk, Santa Monica, California in
accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
______________________________
LANE DILG
City Attorney
1
City Council Meeting: October 9, 2018 Santa Monica, California
RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE OWNER OF THE PROPERTY LOCATED AT
133 WADSWORTH AVENUE, SANTA MONICA
IN ACCORDANCE WITH GOVERNMENT CODE SECTION 50280
AND SANTA MONICA MUNICIPAL CODE SECTION 9.56.270.G
WHEREAS, Government Code sections 50280 et seq. authorize a city to enter into
a historical property contract with the owner of any qualified historical property to restrict
the use of such property so that it retains its historically significant characteristics in return
for which the property owner obtains property tax relief; and
WHEREAS, Santa Monica Municipal Code section 9.56.270.G provides that
designated Structures of Merit, Landmarks, and contributing structures located in Historic
Districts that are privately owned and not exempt from taxation shall be considered
qualified historical properties eligible to enter into historical property contracts with the
City; and
WHEREAS, Section 9.56.270.G further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
2
property, provided that the property meets all requirements set forth in Section
9.56.270.G; and
WHEREAS, the property located at 133 Wadsworth Avenue is a designated City
Landmark and the owner of the property has filed an application to enter into a historical
property contract with the City; and
WHEREAS, the City Council has determined that it is appropriate for the City to
enter into a historical property contract with the owner of the property located at 133
Wadsworth Avenue.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica
Municipal Code Section 9.56.270.G:
A. The property located at 133 Wadsworth Avenue has no confirmed and
outstanding violations of the Santa Monica Municipal Code, or any other applicable
Federal, State or local law, rule or regulation.
B. The property located at 133 Wadsworth Avenue is not subject to a tax
delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to
designated buildings or structures located on the property located at 133 Wadsworth
Avenue conform to the Secretary of Interior’s Standards for the treatment of Historic
Properties.
3
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270.G, the
City Council authorizes the City Manager to enter into a historical property contract with
the owner of the property located at 133 Wadsworth Avenue, Santa Monica, California in
accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
______________________________
LANE DILG
City Attorney
1
City Council Meeting: October 9, 2018 Santa Monica, California
RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE OWNER OF THE PROPERTY LOCATED AT
1305 SECOND STREET, SANTA MONICA
IN ACCORDANCE WITH GOVERNMENT CODE SECTION 50280
AND SANTA MONICA MUNICIPAL CODE SECTION 9.56.270.G
WHEREAS, Government Code sections 50280 et seq. authorize a city to enter into
a historical property contract with the owner of any qualified historical property to restrict
the use of such property so that it retains its historically significant characteristics in return
for which the property owner obtains property tax relief; and
WHEREAS, Santa Monica Municipal Code section 9.56.270.G provides that
designated Structures of Merit, Landmarks, and contributing structures located in Historic
Districts that are privately owned and not exempt from taxation shall be considered
qualified historical properties eligible to enter into historical property contracts with the
City; and
WHEREAS, Section 9.56.270.G further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
2
property, provided that the property meets all requirements set forth in Section
9.56.270.G; and
WHEREAS, the property located at 1305 Second Street is a designated City
Landmark and the owner of the property has filed an application to enter into a historical
property contract with the City; and
WHEREAS, the City Council has determined that it is appropriate for the City to
enter into a historical property contract with the owner of the property located at 1305
Second Street.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica
Municipal Code Section 9.56.270.G:
A. The property located at 1305 Second Street has no confirmed and
outstanding violations of the Santa Monica Municipal Code, or any other applicable
Federal, State or local law, rule or regulation.
B. The property located at 1305 Second Street is not subject to a tax
delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to
designated buildings or structures located on the property located at 1305 Second Street
conform to the Secretary of Interior’s Standards for the treatment of Historic Properties.
3
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270.G, the
City Council authorizes the City Manager to enter into a historical property contract with
the owner of the property located at 1305 Second Street, Santa Monica, California in
accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
______________________________
LANE DILG
City Attorney
1
City Council Meeting: October 9, 2018 Santa Monica, California
RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE 1314 7TH STREET OWNERS ASSOCIATION
INC. FOR THE PROPERTY LOCATED AT 1314 SEVENTH STREET,
SANTA MONICA IN ACCORDANCE WITH GOVERNMENT CODE SECTION 50280
AND SANTA MONICA MUNICIPAL CODE SECTION 9.56.270.G
WHEREAS, Government Code sections 50280 et seq. authorize a city to enter into
a historical property contract with the owner of any qualified historical property to restrict
the use of such property so that it retains its historically significant characteristics in return
for which the property owner obtains property tax relief; and
WHEREAS, Santa Monica Municipal Code section 9.56.270.G provides that
designated Structures of Merit, Landmarks, and contributing structures located in Historic
Districts that are privately owned and not exempt from taxation shall be considered
qualified historical properties eligible to enter into historical property contracts with the
City; and
WHEREAS, Section 9.56.270.G further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
2
property, provided that the property meets all requirements set forth in Section
9.56.270.G; and
WHEREAS, the property located at 1314 Seventh Street is a designated City
Landmark and the 1314 7th Street Owners Association, Inc. filed an application on behalf
of the owner of units at the property which are not exempt from taxation to enter into a
historical property contract with the City; and
WHEREAS, the City Council has determined that it is appropriate for the City to
enter into a historical property contract with 1314 7th Street Owners Association, Inc. on
behalf of the owner of units at the property located at 1314 Seventh Street which are not
exempt from taxation.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica
Municipal Code Section 9.56.270.G:
A. The property located at 1314 Seventh Street has no confirmed and
outstanding violations of the Santa Monica Municipal Code, or any other applicable
Federal, State or local law, rule or regulation.
B. The property located at 1314 Seventh Street is not subject to a tax
delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to
designated buildings or structures located on the property located at 1314 Seventh Street
conform to the Secretary of Interior’s Standards for the treatment of Historic Properties.
3
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270.G, the
City Council authorizes the City Manager to enter into a historical property contract with
1314 7th Street Owners Association, Inc. on behalf of the owner of units at the property
located at 1314 Seventh Street, Santa Monica, California which are not exempt from
taxation in accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
______________________________
LANE DILG
City Attorney
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 9th day of October, 2018 by and
between the City of Santa Monica, a municipal corporation (hereinafter referred to as “City”)
and 1659 Ocean Front Walk in Santa Monica, LLC and DP Frontwalk Investments, LLC
(hereinafter referred to as “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 1659 Ocean Front Walk, 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 January 9, 2017, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a City Landmark pursuant to the terms and provisions of
Santa Monica Municipal Code Chapter 9.56; and
D. On October 9, 2018 the City Council of the City of Santa Monica
approved Resolution Number _______ (CCS) authorizing the execution of this Agreement
between the City of Santa Monica and the property owner of 1659 Ocean Front Walk; 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, 2019 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, 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
appointment, of the interior and exterior of the Historic Property by representatives of the
3
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 Agreem ent if it determines that
Owner breached any of the conditions of this Agreement (including the obligation to restore
or rehabilitate the Historic Property in the manner specified in subparagraph 3 (c) of this
Agreement), or has allowed the Historic 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 Chapter 9.56 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.
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.
4
To City: City of Santa Monica
1685 Main Street, Room 212
Santa Monica, CA 90401
Attention: Department of Planning and Community
Development
To Owner: 1659 Ocean Front Walk in Santa Monica, LLC and DP
Frontwalk Investments, LLC
c/o Alan Nissel
1775 N. Orange Dr. #100
Los Angeles, CA 90068
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, 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 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, cove nant 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 pa rties
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, gender identity, 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
ALAN NISSEL
1659 Ocean Front Walk in Santa Monica,
LLC and DP Frontwalk Investments, LLC
APPROVED AS TO FORM:
__________________________________
LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN
City Clerk
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.
6
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) acted, executed the instrument.
I certify under Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_______________________________
SEAL Notary Public in and for said State
Description of Instrument
Title: Historic Property Preservation Agreement
Property location: 1659 Ocean Front Walk
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: 1659 Ocean Front Walk
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: 1659 Ocean Front Walk
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT “A”
LEGAL DESCRIPTION
TR=CARL F SCHADER SEASIDE TERRACE
APN(s): 4290-022-005
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 1659 Ocean Front Walk
over the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Hardscape paving maintenance, repair, waterproofing
2 Annual Roof maintenance, repair, waterproofing
3 5 Years Repaint exterior building walls
4 Annual Drainage maintenance
5 Annual Systems maintenance including structural, mechanical, plumbing,
electrical
Rehabilitation/Restoration Tasks
6 2020 Replace windows, remove lintels, sills, flower boxes, shutters
7 2020 Reproduce historic building signage, only if approved by City
8 2021 Inspect ground-level building perimeter for water tightness
9 2022 Investigate and restore (if feasible) belt course, remove quoining
10 2022 Investigate areas of building water intrusion, implement solutions
11 2022 Investigate structural, implement improvements necessary
12 2023 Inspect side fence condition, identify property line/fence location
13 2023 Rehabilitate covered transom on west elevation
14 2023 Replace rear door on east elevation.
15 2023 Investigate renewed operation or installment of new elevator in
existing shaft, implement repair scope of work
16 2025 Replace contemporary metal fence at entry
17 2026 Remove drop ceiling at interior lobby, restore original ceiling,
rehabilitate original floors, repaint, lighting, hardware
18 2028 Remove flood lights and install new lighting/conceal conduits
19 2028 Investigate water heater vent on roof and air shaft, implement
improvements necessary
20 2028 Update electrical in residential units as needed
**The property owner is required to obtain all necessary building permits and planning
permits such as a Certificate of Appropriateness for the work specified herein.**
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 9th day of October, 2018 by and
between the City of Santa Monica, a municipal corporation (hereinafter referred to as “City”)
and the Cartegnie-Reznick Family 2017 Trust (hereinafter referred to as “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 133 Wadsworth Avenue, Santa Monica,
California, (hereinafter such property shall be r eferred 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 April 9, 2018, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a City Landmark pursuant to the terms and provisions of
Santa Monica Municipal Code Chapter 9.56; and
D. On October 9, 2018 the City Council of the City of Santa Monica approved
Resolution Number _______ (CCS) authorizing the execution of this Agreement between the
City of Santa Monica and the property owner of 133 Wadsworth Avenue; and
E. City and Owner, for their mutual benefit, now desire to enter into this
Agreement both to protect and preserve the characteristics of historical significance of the
Historic Property and to qualify the Historic Property for an assessment of valuation pursuant
to the Provisions of Chapter 3, of Part 2, of Division 1 of the California Revenue and Taxation
2
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, 2019 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 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, 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
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,
3
and City, as may be necessary to determine Owner’s compliance with the term s 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 Historic Property in the manner specified in subparagraph 3 (c) of this
Agreement), or has allowed the Historic 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 Chapter 9.56 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.
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.
4
To City: City of Santa Monica
1685 Main Street, Room 212
Santa Monica, CA 90401
Attention: Department of Planning and Community
Development
To Owner: Anne Cartegnie and Michael Reznick, Trustees
133 Wadsworth Avenue
Santa Monica, CA 90405
10. No Joint Venture. None of the terms, provisions or conditions of this
Agreement shall be deemed to create a partnership between the parties hereto and any of
their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them
to be considered joint venturers or members of any joint enterprise.
11. Hold Harmless. As between the City and the Owner, 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 Owner or any of its officers, agents, servants, employees
or subcontractors in this or their performance hereunder.
12. Attorneys’ Fees and Costs. In the event of any controversy, claim or dispute
between the parties hereto, arising out of or relating to this Agreement or breach thereof, the
prevailing party shall be entitled to recover from the losing party reasonable expenses,
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or
provision contained in this Agreement is held to be invalid, void or unenforceable by any court
or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and
remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this
Agreement shall be determined in accordance with the laws of California applicable to
contracts made to and to be performed within the state.
15. Recordation. Within 20 days of execution, the parties shall cause this
Agreement to be recorded in the official records of the County of Los Angeles.
5
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, gender identity, 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:
Cartegnie-Reznick Family 2017 Trust
BY:_______________________________ ________________________________
RICK COLE
City Manager
ANNE CARTEGNIE, Trustee
APPROVED AS TO FORM: ________________________________
MICHAEL REZNICK, Trustee
__________________________________
LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN
City Clerk
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.
6
STATE OF CALIFORNIA )
) ss.
COUNTY OF LOS ANGELES )
On __________________before me, _______________________________
personally appeared _________________________, who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or entity upon behalf on which the person(s) act ed, 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: 133 Wadsworth 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: 133 Wadsworth 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: 133 Wadsworth Avenue
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT “A”
LEGAL DESCRIPTION
WADSWORTH AND HOLLISTER TRACT SW 6.25 FT OF LOT 30 ALL OF
LOT 31 AND NE 9.5 FT OF LOT 32 BLK 2
APN(s): 4288-016-025
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 133 Wadsworth Avenue
over the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Front wall, walkway, driveway paving maintenance and repair
2 Annual Landscape maintenance in front, rear, east yards
3 7 Years Fence maintenance, maintain finishes and paint
4 5 Years Front porch maintenance, maintain finishes
5 7 Years Exterior wood siding, fascia, and trim maintenance and paint
6 7 Years Window, leaded glass sash, and door maintenance and repair
7 7 Years Wood guardrail (front upper porch/rear upper deck)
maintenance/paint
8 5 Years Skylight maintenance, waterproofing
9 3-5 Years Downspout and drains maintenance
10 5 Years Exterior metalwork maintenance of drains, vents, roof edge trim
11 5 Years Exterior hardware maintenance at front entry and garage
12 3 Years Exterior lighting fixture maintenance at front porch/rear door
13 3-5 Years Systems maintenance including plumbing, electrical, heating
Rehabilitation/Restoration Tasks
14 2021 Rebuild existing west fence, repair other fences
15 2022 Repair gutters and downspouts
16 2022 Review/repair plumbing in detached accessory building (cottage)
17 2024 Repair front wall, walkway, and driveway
18 2024 Repair foundation/ tie down and bracing per engineer review
19 2024 Refurbish wood windows/doors
20 2024 Waterproof skylights, add cricket/diverter
21 2026 Repair roof wood shake shingles and composition roof material
**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 9th day of October, 2018 by and
between the City of Santa Monica, a municipal corporation (hereinafter referred to as “City”)
and Wilshire Skyline, Inc. (hereinafter referred to as “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 1305 Second Street, Santa Monica,
California, (hereinafter such property shall be referred to as the “Historic Property”). A legal
description of the Historic Property is attached hereto, marked as Exhibit “A” and is
incorporated herein by this reference; and
C. On December 14, 2009, the Landmarks Commission of the City of Santa
Monica designated the Historic Property as a City Landmark pursuant to the terms and
provisions of Santa Monica Municipal Code Chapter 9.56; and
D. On October 9, 2018 the City Council of the City of Santa Monica
approved Resolution Number _______ (CCS) authorizing the execution of this Agreement
between the City of Santa Monica and the property owner of 1305 Second Street; and
E. City and Owner, for their mutual benefit, now desire to enter into this
Agreement both to protect and preserve the characteristics of historical significance of the
Historic Property and to qualify the Historic Property for an assessment of valuation pursuant
to the Provisions of Chapter 3, of Part 2, of Division 1 of the California Revenue and Taxation
2
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, 2019 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, 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
appointment, of the interior and exterior of the Historic Property by representatives of the
3
County Assessor, State Department of Parks and Recreation, State Board of Equalization,
and City, as m ay 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 Historic Property in the manner specified in subparagraph 3 (c) of this
Agreement), or has allowed the Historic 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 Chapter 9.56 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.
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
4
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: Wilshire Skyline, Inc.
c/o Alan Nissel
1775 N. Orange Dr. #100
Los Angeles, CA 90068
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, 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 Owner or any of its officers, agents, servants, employees
or subcontractors in this or their performance hereunder.
12. Attorneys’ Fees and Costs. In the event of any controversy, claim or dispute
between the parties hereto, arising out of or relating to this Agreement or breach thereof, the
prevailing party shall be entitled to recover from the losing party reasonable expenses,
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or
provision contained in this Agreement is held to be invalid, void or unenforceable by any court
or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and
remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this
Agreement shall be determined in accordance with the laws of California applicable to
contracts made to and to be performed within the state.
15. Recordation. Within 20 days of execution, the parties shall cause this
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. 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, gender identity, 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:
WILSHIRE SKYLINE, INC.,
a California corporation
BY:_______________________________ ________________________________
RICK COLE
City Manager
By: ALAN NISSEL
Title: ___________________
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: 1305 Second 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: 1305 Second 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: 1305 Second Street
Number of Pages: 5, plus Exhibits A, B, and C
9
EXHIBIT "A"
LEGAL DESCRIPTION
Santa Monica Lots W and Lot X, Block 147
APN(s): 4291-013-022
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 1305 Second Street over
the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Hardscape maintenance/repair, ensure proper gate operations
2 Annual Landscape maintenance
3 Annual Window maintenance and repair
4 Annual Door/hardware maintenance and repair
5 Annual Roofing maintenance/repair
6 Annual Brick finish maintenance
7 Annual Maintain interior painted finishes and wood flooring
8 Annual Termite maintenance and prevention
9 Annual Systems maintenance including structural, mechanical, plumbing,
electrical, gutter and downspouts
Rehabilitation/Restoration Tasks
10 2022 Develop ground-level landscape waterproofing plan
11 2022 Implement landscape plan including new materials/irrigation
12 2022 Replace courtyard paving
13 2022 Install entry gate at courtyard
14 2022 Install ADA accessible ramps, lift, and signage
15 2022 Hazardous material abatement
16 2022 Replace roof material and rehabilitate roof slope for drainage
17 2022 Repair cornice at roof
18 2022 Repair balconies including wood balustrade, railings, waterproof
19 2022 Refurbish windows/doors for proper function
20 2022 Install new wood and glass door at west façade entry
21 2022 Clean brick walls, replace deteriorated mortar
22 2022 Install new interior insulation, millwork, flooring, fire sprinklers
23 2022 Seismic retrofit of structure
24 2022 Install new plumbing, electrical, and HVAC systems
**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 9th day of October, 2018 by and
between the City of Santa Monica, a municipal corporation (hereinafter referred to as “City”)
and the owner of units 4, 5, 6, 8, 11, 12, 13, 14, 15 at 1314 Seventh Street, Santa Monica,
California 90401 (“Owner”), acting by and through the 1314 7th Street Owners Association,
Inc., a California nonprofit mutual benefit corporation (hereinafter referred to as
“Association”).
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, consisting of units 4, 5, 6, 8,
11, 12, 13, 14, 15 and an undivided interest in associated structures and improvements
thereon, located at 1314 Seventh Street, Santa Monica, California (hereinafter such property
shall be referred to as the “Historic Property”). Legal descriptions of the Historic Property are
attached hereto, marked as Exhibit “A” and is incorporated herein by this reference; and
C. Association is responsible for maintenance of all common areas on the Historic
Property and has authority to enter into this agreement on behalf of Owner; and
D. On May 14, 2018, the Landmarks Commission of the City of Santa Monica
designated the Historic Property as a City Landmark pursuant to the terms and provisions of
Santa Monica Municipal Code Chapter 9.56; and
2
E. On October 9, 2018 the City Council of the City of Santa Monica approved
Resolution Number _______ (CCS) authorizing the execution of this Agreement between
the City of Santa Monica and the Association on behalf of Owner; and
F. City and Association, 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 Association, 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, 2019 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 Association or City desires in any year not to renew the Agreement, Association 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 Association 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 Association of a notice of nonrenewal,
Association 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 Association of nonrenewal. If either City
or Association 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, whic hever 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. Association 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. Association shall make improvements to the Historic Property in
3
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, Association 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 and Association 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 Association’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,
Association 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. Association 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 Historic Property in the manner specified in subparagraph 3 (c) of this
Agreement), or has allowed the Historic 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, Association 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 Association 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 Chapter 9.56 are available to the
City to pursue in the event that there is a breach of this Agreement. No waiver by City of any
4
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.
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 Association: 1314 7th Street Owners Association, Inc.
9460 Wilshire Boulevard, PH
Beverly Hills, CA 90212
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 Association, Association is deemed
to assume responsibility and liability for, and Association 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 Association 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,
5
attorneys' fees and costs.
13. Severability. In the event any limitation, condition, restriction, covenant or
provision contained in this Agreement is held to be invalid, void or unenforceable by any court
or competent jurisdiction, the remaining portions of this Agreement shall, nevertheless be and
remain in full force and effect.
14. Applicable Law. All questions pertaining to the validity and interpretation of this
Agreement shall be determined in accordance with the laws of California applicable to
contracts made to and to be performed within the state.
15. Recordation. Within 20 days of execution, the parties shall cause this
Agreement to be recorded in the official records of the County of Los Angeles.
16. Amendments; Additional Units. This Agreement may be amended, in whole or
in part, only by a written recorded instrument executed by the parties hereto. The parties
acknowledge and agree that units located at 1314 Seventh Street which are exempt from
taxation are not qualified historic properties and owners of any such units are not a party to
this agreement. Should any unit currently exempt from taxation become subject to taxation
subsequent to the effective date of this Agreement, the parties may mutually agree to amend
this Agreement to include those units consistent with the requirements of this section.
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. Association 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, gender identity,
6
pregnancy, marital status, family composition, or the potential or actual occupancy of minor
children. Association 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
ASSOCIATION
1314 7th Street Owners Association, Inc.
a California nonprofit mutual benefit
corporation
BY:_______________________________ ________________________________
RICK COLE
City Manager
By: Tim Canon
Title: Director – Acquisitions, DivcoWest
APPROVED AS TO FORM:
__________________________________
LANE DILG
City Attorney
ATTEST:
__________________________________
DENISE ANDERSON-WARREN
City Clerk
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) act ed, 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: 1314 Seventh 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 _________________________, 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) act ed, 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: 1314 Seventh Street
Number of Pages: 5, plus Exhibits A, B, and C
9
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: 1314 Seventh Street
Number of Pages: 5, plus Exhibits A, B, and C
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EXHIBIT “A”
LEGAL DESCRIPTION
PM 371-35-36 LOT 1 CONDO UNIT 4
PM 371-35-36 LOT 1 CONDO UNIT 5
PM 371-35-36 LOT 1 CONDO UNIT 6
PM 371-35-36 LOT 1 CONDO UNIT 8
PM 371-35-36 LOT 1 CONDO UNIT 11
PM 371-35-36 LOT 1 CONDO UNIT 12
PM 371-35-36 LOT 1 CONDO UNIT 13
PM 371-35-36 LOT 1 CONDO UNIT 14
PM 371-35-36 LOT 1 CONDO UNIT 15
APN(s):
4291-009-012
4291-009-013
4291-009-014
4291-009-015
4291-009-016
4291-009-017
4291-009-018
4291-009-019
4291-009-020
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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.**
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EXHIBIT “C”
HISTORIC PROPERTY PRESERVATION AGREEMENT
PROPOSED RESTORATION/REHABILITATION TASKS
The following projects shall be completed by the property owner of 1314 Seventh Street over
the initial ten (10) year term of the contract.
Item Year/timing Task
Maintenance Tasks
1 Annual Roof maintenance, waterproofing
2 Annual Exterior walls/siding maintenance and repair
3 Annual Window maintenance and repair
4 Annual Landscape and hardscape maintenance
5 Annual Designated interior lobby maintenance of travertine, terrazzo,
ceiling mural
6 Annual Systems maintenance including structural, mechanical, plumbing,
electrical, fire safety systems
Rehabilitation/Restoration Tasks
11 2019-2024 Repair/refurbish steel casement windows (completed in phases)
12 2019-2023 Investigate basement water intrusion, remediate as needed
13 2020-2027 Repair interior lobby finishes, travertine cladding, etc.
14 2022 Repair/replace membrane roof, flashings, insulation
**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.**
2018 -- 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 %
1659 Ocean Front Wk
$6,018,821
$67,423
$62,304
$5,119
$10,788
$9,968
($819)
7.6%
133 Wadsworth Ave $1,878,442 $45,000 $19,445 $25,555 $7,200 $3,111 ($4,089) 56.7%
1305 Second Street N/A $100,937 N/A N/A N/A N/A N/A N/A
1314 Seventh Street $18,535,571 $529,400 $191,870 $337,530 $84,704 $30,699 ($54,005) 63.7%
Total City Revenue
Reduction
($58,913)
N/A - Not Available
REFERENCE:
Resolution Nos.
11139 (CCS) -
11142 (CCS)
&
Agreements Nos.
10765 (CCS) –
10768 (CCS)