SR 10-26-2021 3A
City Council Report
City Council Meeting: October 26, 2021
Agenda Item: 3.A
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To: Mayor and City Council
From: David Martin, Director, City Planning
Subject: Adoption of Resolutions Approving Historic Property Preservation
Agreements (Mills Act Contracts) between the City of Santa Monica and the
property owners of City-designated historic resources located at 124 Hart
Avenue, 2508 4th Street, 2524 4th Street, 2525 4th Street, 317 Ocean Park
Boulevard, and 1415 Ocean Avenue
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 City-
designated historic resources located at 2508 4th Street, 2524 4th Street, 2525 4th
Street, 124 Hart Avenue, 317-319 Ocean Park Boulevard and 2528 4th Street, and 1415
Ocean Avenue.
Summary
The City has a longstanding commitment to historic preservation that includes educating
property owners about and offering the benefits of the Landmarks program. One of
those benefits is the Mills Act, California Government Code Sections 50280-50290, a
State law that enables contracts between local governments and property owners of
qualified historic properties authorizing a property tax reduction. The Mills Act is one of
the most effective 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, 90
properties in Santa Monica are protected with Mills Act contracts.
The City received six applications for consideration in 2021, five are residential multi-
family properties and one is a commercial building, the Georgian Hotel. On September
13, 2021, the Landmarks Commission reviewed and recommended approval for all six
applications. Staff has determined that each application meets all applicable
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requirements of State law and the Santa Monica Municipal Code. Therefore, staff
recommends approval of all six Mills Act Contracts. Mills Act contracts are approved by
Resolution of the City Council (Attachments G through L).
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
the Mills Act. 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 amending Santa Monica Municipal Code (“SMMC”)
Section 9.56.270(F) to narrow contract eligibility requirements and expand applicant
submittal requirements.
Specifically, a Mills Act Contract may only be approved if:
1. The property has no outstanding violations of the Santa Monica Municipal Code,
or any other applicable Federal, State, or local law, rule or regulation;
2. The property is not subject to a tax delinquency; and
3. All work that has been previously conducted on the property conforms to the
Secretary of the Interior’s Standards for the Treatment of Historic Properties.
The City requires applicants for Mills Act Contracts to provide a report prepared by a
qualified architect describing the condition of the structure and its rehabilitation and
maintenance needs in order to ensure the resource’s historic integrity and structural
stability and, therefore, continue the life and usefulness of the historic structure.
Recommendations in the architect's report are reflected in the proposed ten-year
maintenance plan. Once approved by the City, Mills Act Contracts are submitted to the
County Tax Assessor's office which determines 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
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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 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
maintenance plan. Furthermore, all work proposed in the 10-year 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 five applications for residential properties for consideration for this calendar
year: 2508 4th Street; 2524 4th Street; 2525 4th Street, 124 Hart Avenue; and 317
Ocean Park Boulevard (which includes 2528 4th Street). The application for 1415
Ocean Avenue, the Georgian Hotel, is the only commercial property requesting a Mills
Act contract this year. Staff has reviewed and confirmed that each property qualifies
under SMMC 9.56.270(F), as there are no confirmed or outstanding Code violations; the
properties are current in property tax payments; and all work that had been previously
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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 as well as the
background of the 4th Street Corner Historic District, as 4 of the 5 residential properties
requesting contracts are contributors.
4th Street Corner Historic District
On August 27, 2019, the City Council adopted Ordinance Number 2613 (CCS),
designating the 4th Street Corner Historic District (District). Four of the six Mills Act
applications are located within this District: 2508 4th Street, 2524 4th Street, 2525 4th
Street and 317 Ocean Park Boulevard (which includes 2528 4th Street). This District is
a grouping of buildings spanning the first third of the twentieth century and manifests the
patterns of residential development that shaped the Ocean Park neighborhood of Santa
Monica in the early decades of the twentieth century. Constructed in two of the earliest
subdivisions in Ocean Park, this District exemplifies early 20th century residential
development in the area, with its variety of architectural styles and modest scale. All of
the properties within this District retain substantial elements of historic integrity.
2508 4th Street
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Figure 1: Photo of 2508 4th Street
A Mills Act Contract is proposed for the American Colonial Revival style building that
was constructed in 1925 with additional improvements in 1949. The residential building
was designated as a contributor to the 4th Street Corner Historic District on August 27,
2019. The residence at 2508 Fourth Street is part of a grouping of structures around a
common outdoor space and includes a share of the common outdoor space. The
historic residence is in fair condition and in need of attention due to deferred
maintenance of character defining features. The bungalow’s character-defining features
include six-inch wide horizontal lapped wood siding that is painted light grey similar to
other cottages around the courtyard. The cottage has wood windows and wood trim
painted white throughout; divided-light wood sash double-hung windows with plain
surrounds and projecting sills; side gable roof with tight eaves; asymmetrical
composition.
As part of the Mills Act application, a Historic Structure Condition Assessment and
Maintenance Plan was prepared by Kaplan Chen Kaplan (Attachment A). The report
assesses the existing condition of the residential building and identifies rehabilitation
and maintenance needs (Attachment A) along with a general schedule for completion of
work. As discussed more fully in Attachment A, the property appears to have been
neglected with general maintenance improvement deferred. The proposed
improvements will include painting, new door and window hardware, site work including
landscaping, structural footing stabilization and underpinning as well as basic plumbing,
electrical and mechanical improvements. 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 maintenance tasks are estimated to have an
annual total cost of approximately $5,500 with all identified exterior rehabilitation
projected to cost $74,500 over the initial 10-year contract period (Attachment A).
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2524 4th Street
Figure 2: Photo of 2524 4th Street
A Mills Act Contract is proposed for the single-unit residential building that was
constructed in the 1920’s. The residential building was designated as a contributor to
the 4th Street Corner Historic District on August 27, 2019. The hybrid Revival style
includes characteristics of Craftsman, Mediterranean and Mission Revival styles with
features including the stucco cladding and terra cotta roof tiles combined with
Craftsman windows and doors. Character-defining architectural features include:
horizontal orientation, smooth plaster exterior wall cladding, flat roof with stepped
parapet, wood sash windows of Craftsman design (tripartite or crossed muntins), shed
roofs with terra cotta barrel tiles supported by wood brackets. Leaded glass windows
and ornate window design are also found. As part of the Mills Act application, an
architect’s report was prepared by Kaplan Chen Kaplan. The report assesses the
condition of the multi-unit residential building and identifies repair rehabilitation, and
maintenance needs (Attachment B) along with a general schedule for completion of
work. As discussed more fully in Attachment B, the building is currently in relatively poor
condition and both a rehabilitation plan and maintenance plan are proposed.
The application includes a 10-year rehabilitation/maintenance plan describing tasks that
will be undertaken to address the identified concerns and ensure on-going maintenance
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that is expected to be realized through the projected tax savings. Rehabilitation
improvements include significant foundation, footing and waterproofing improvements,
re-roofing, driveway and electrical and plumbing upgrades. The application identifies a
total cost of $606,000 for these proposed rehabilitation improvements. Future work
associated with the Mills Act contract includes maintenance of building systems,
including structural and electrical, and plaster and wood window repairs, painting as well
as improvements to building utilities and structural supports such as plaster repairs, site
repairs and landscape improvements have been prioritized in the plan. The
maintenance would total $106,500 over the 10-year life of the contract. The six
identified rehabilitation and maintenance tasks are estimated to have a total cost of
approximately $712,250 over the ten-year contract period (Attachment B).
2525 4th Street
Figure 3: Photo of 2525 4th Street
A Mills Act Contract is proposed for 2525 4th Street. The single-family residential
building was designated as a contributor to the District on August 27, 2019. As part of
the Mills Act application, an architect’s report was prepared by Kaplan Chen Kaplan.
The report assesses the condition of the building and identifies repair, rehabilitation, and
maintenance needs (Attachment C) along with a general schedule for completion of
work. A building permit for interior work is underway accordance with permit 21BLD-
2030. The rehabilitation work includes; repair and repainting the plaster façade; repair
and replacement of clay projections, roof caps and roofing materials; and repair to
heating, plumbing and structural systems as described in the architect’s report and
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rehabilitation plan. The plan largely consists of a focused habitability after 10 years of
neglect and vandalism. Additionally, repair of windows and doors including the
hardware, site work and landscaping is proposed. The porch, steps and railing entry are
also in need of repair. In total the rehabilitation identified would total approximately
$567,000 and would be prioritized in order to bring the building to habitable standards.
In addition to the proposed rehabilitation work, the applicant has provided a 10-year
maintenance plan describing tasks that will be undertaken to address the identified
concerns that are expected to be realized through the projected tax savings. The
upgrades and repairs will also include the landscape and brick planters, wood siding
door surrounds, pediments and entablatures and replacing non-contributing features in
order to bring the building up to safe habitation and invest in systems upgrades for
continued longevity of the structure. The identified maintenance and rehabilitation tasks
over 10 years are estimated to have a total cost of $676,500 (Attachment C).
124 Hart Avenue
Figure 4: Photo of 124 Hart Avenue
A Mills Act Contract is proposed for the single-unit residential building located at 124
Hart that was constructed in 1908. The residential building was designated as a
Structure of Merit on August 24, 2020. The subject property at 124 Hart Avenue is an
example of a vernacular, Craftsman-style-influenced, Turn-of-the-Century cottage
designed to meet unique building standards required by deed in the Central Beach
Tract when parcels were first sold in 1900. The narrow approximately 20 x 94-foot site is
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slightly sloping down to the west while the rear yard is at a higher grade. The two-story
cottage is sheathed in lap-siding with an asymmetrical side-gabled roof that is steeper
and shallower on the front half.
As part of the Mills Act application, an architectural report was prepared by Kaplan
Chen Kaplan. The report assesses the condition of the building and identifies
rehabilitation, and maintenance needs (Attachment D) along with a general schedule for
completion of work. As discussed more fully in Attachment D, the building is in excellent
condition. Future work associated with the Mills Act contract is primarily maintenance
related. Comprehensive rehabilitation work was completed with a prior building permit,
therefore, the building is not in need of major rehabilitation. A maintenance plan has
also been prepared for general repair to the sitework and siding, one-car garage and
landscape as detailed in the architect’s report. 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 $90,000 over the initial 10-year contract period
317 Ocean Park Boulevard (includes four structures identified as 317, 319 and 321
Ocean Park Boulevard and includes 2528 4th Street)
Figure 5: Photo of 317 Ocean Park Boulevard
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A Mills Act Contract is proposed for the above listed address(s), three structures sited
along the north down slope of the Ocean Park Blvd ramp (heading west) and the
structure on the northwest corner of 4th Street and Ocean Park Boulevard: The
Mediterranean Revival residence and three bungalows were constructed in 1920’s.
Three structures sited in linear configuration include: 317, 319, 321 Ocean Park
Boulevard and 2528th 4th Street. Character-defining architectural features of the
Craftsman bungalows include: simple rectangular massing, wood cladding of clapboard
or shingles, low-pitched front-facing gable roof with extended eaves and exposed rafter
tails, front porch with gable supported by wood posts, wood sash casement or double-
hung windows with plain surrounds, and projecting sills.
As part of the Mills Act application, an architectural report was prepared by Kaplan
Chen Kaplan. The report assesses the condition of the building and identifies repair,
rehabilitation, and maintenance needs (Attachment E) along with a general schedule for
completion of work. As discussed more fully in Attachment E, the building is in poor
condition. The rehabilitation improvements are scheduled and include work such as
systems repair and replacement ofmechanical, plumbing and electrical equipment,
which has been identified by the applicant to have a cost of $593,500. Future work
associated with the Mills Act contract includes rehabilitation work involving the façade
siding material, roof materials, major heating, plumbing roof and repair of window and
doors including the hardware. A maintenance plan has also been prepared for general
repair to the sitework and siding, one-car garage and landscape as detailed in the
architect’s report. The applicant has developed a 10-year rehabilitation and
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 $115,250 with all identified rehabilitation and maintenance tasks
projected to cost $1,365,500 over the initial 10-year contract period (Attachment E).
1415 Ocean Avenue
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Figure 6: Photo of 1415 Ocean Avenue
A Mills Act Contract is proposed for the Georgian Hotel that was constructed in 1930.
The building and parcel were designated as a Landmark on February 22, 1995 and a
factual correction was incorporated into the Statement of Official Action on September
9, 2013. The Georgian Hotel Building exemplifies elements of the architectural history of
the City. The Georgian Hotel building exemplifies two architectural styles, Romanesque
Revival and Art Deco. The Georgian Hotel building was constructed in 1930 and
memorializes architecture in Santa Monica when architectural styles were developing a
new idiom. During the 1920s, the period revival styles had dominated while architects of
the 1930s were drawn to modern styles. The Georgian Hotel building incorporates the
Period Revival style with characteristics such as elements rusticated on the ground
floor, piano nobile (principal story of a large building), and arcaded entrance. This style
was incorporated into the tri-partite tall building form, which easily utilized period revival
elements, but was spatially organized to accommodate multi-story structures. The
Georgian Hotel’s vertical organization, decorative details such as the metal grilles,
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rounded headed windows, plaster scroll work, and ornamentation are elements that
reflect the Art Deco style.
As part of the Mills Act application, an architectural and property maintenance report
was prepared by Intertek. The report assesses the condition of the building and
identifies repair, rehabilitation, and maintenance needs (Attachment F) along with a
general schedule for completion of work. As discussed more fully in Attachment F, the
building is generally in good condition. The rehabilitation improvements are scheduled
and include systems repair and replacement to mechanical, plumbing and electrical
equipment, which has been identified by the applicant to have a cost of $3 million
dollars. Future work associated with the Mills Act contract includes rehabilitation work
involving the rehabilitation of the façade and metal medallions, paint, major heating,
plumbing and structural systems including the roof, repair of window and doors at the
veranda level, awnings, signage and exterior lighting that was approved with a
Certificate of Appropriateness in August, 2021. A maintenance plan has also been
prepared for general repair to the sitework, down spouts/drains, mechanical enclosure
screens, painting, and landscaping as detailed in the architect’s report. 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 rehabilitation
items are estimated to have a total cost of approximately $1,661,520 with all identified
maintenance tasks projected to cost $701,722 for a total combined cost of $2,363,242
over the initial 10- year contract period (Attachment F).
The property was sold in late 2020, therefore, the County Tax Assessor’s office will
reassess land and improvements that will soon be underway at the site. The current
property tax does accurately reflect the recent sale, and therefore, an appropriate
property tax reduction can not be estimated at this time.
Financial Impacts and Budget Actions
There is no immediate financial impact or budget action necessary as a result of the
recommended action. Staff will return to Council if specific budget actions are required
in the future. .Execution of these Mills Act Contracts would result in a reduction in
annual property tax revenue to the City in the estimated amount of $21,700 for FY
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2022-23 and subsequent years thereafter. A summary financial analysis table is
included as Attachment M.
Prepared By: Regina Szilak, Associate Planner
Approved
Forwarded to Council
Attachments:
A. 2508 4th Mills Act Application
B. 2524 4th Mills Act Application
C. 2525 4th Street Mills Act application
D. 124 Hart Ave. Mills Act Application
E. 317 Ocean Park Mills Act application
F. 1415 Ocean Ave. Mills Act application
G. 2021 Mills Act Financial Analysis
H. 2508 4th St-Resolution of Approval of Mills Act Contract-pdf
I. 2524 4th St-Resolution of Approval of Mills Act Contract-pdf
J. OAKS INITIATIVE FORM - Executed 1415 Ocean Avenue
K. 2525 4th St-Resolution of Approval of Mills Act Contract-pdf
L. Oaks Initiative 124 Hart Ave
M. 124 Hart-Resolution of Approval of Mills Act Contract-pdf
N. OAKS INITIATIVE FORM-2508 4th Street
O. 2017 OAKS INITIATIVE_WORKXYZLP
P. 317 Ocean Park Blvd-Resolution of Approval of Mills Act Contract-20211026
Q. 1415 Ocean Avenue-Resolution of Approval of Mills Act Contract-pdf
R. PowerPoint Presentation
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CITY OF SANTA MONICA
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(310) 458-8341
MILLS ACT CONTRACT APPLICATION INSTRUCTIONS
WHAT IS THE MILLS ACT?
The Mills Act is a California State law that enables cities to enter into contracts with property owners of
qualified historic structures. Mills Act contracts can provide tax benefits for both owner-occupied and income producing properties. In the case of owner-occupied property, the income projection is based on comparable rents for similar property in the area or, if insufficient rental information is available, the
income that it could reasonably be expected to produce. For income producing property, the income
amount is based on rent actually received and on typical rents received for similar property in similar use.
The owner of any building that is either a designated local landmark or a contributing building in a
designated historic district may file a Mills Act Contract Application. Once approved, a Mills Act contract
requires the County Tax Assessor's office to determine the value of the historic property based upon its
current income, rather than future development potential.
In exchange for this reduction in property taxes, the contract requires the property owner to undertake
specific restoration tasks, if necessary, and to properly maintain the historic structure. The proposed restoration and maintenance items are included in a work plan that is submitted by the applicant and, if approved, becomes attached to the contract as an exhibit.
More details about the State enacting law are available at www.ohp.parks.ca.gov.
CONTRACT TERM
Mills Act contracts are for a ten-year term and are renewed automatically each year on the contract's
anniversary. As a result, unless either the property owner or the City submits a notice of non-renewal, the
owner is always ten years away from the contract termination. The effect of a non-renewal notice is
contract termination at the end of the then current ten-year term. The owner may also petition the City to
initiate an immediate cancellation. If cancelled, a penalty equal to 12 1/2 percent of the property's assessed
market value is imposed. The City may also cancel the contract in the case of breach of the contract conditions. The rights and obligations to the contract are also binding upon successive property owners during the contract term. Although new contracts can take place at any time, new valuations will not be
effective until March of any given year.
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APPLICATION PROCESS
The deadline for filing an application for a Mills Act Contract is May 31st annually.
Applications must be filed by appointment at the City Planning Division’s public information counter.
Appointments are available weekly on Tuesdays and Thursdays. Please contact the City Planning
Division at (310) 458-8341 at least one week in advance to schedule an appointment to file your application.
Staff will review your Mills Act Contract application upon receipt and will contact you and/or your
representative to schedule a site visit. Following a site visit, staff will prepare a report to present to the
Landmarks Commission for their recommendation (tentatively scheduled for the August or September
Landmarks Commission meeting). It is important for you and/or your representative (architect) to be
present at this meeting to answer any questions the Commission may have regarding the property.
After the Landmarks Commission has made a recommendation on the Contract application, staff will then
take it to the City Council for their review and approval. Once City Council approves the Contract,
notarized signatures of both the property owner and City officials must be obtained no later than early-
December. The City will endeavor to submit the signed document to the Los Angeles County Recorder for
recordation no later than December 28 for benefits to begin the following tax year.
Upon receipt of the fully executed and recorded document, the City will then forward it to the Los Angeles
County Tax Assessor, who will recalculate the property owner's tax payment (usually mid April). Staff will
provide you a copy of the fully executed Contract after it has been sent to the County Tax Assessor.
CHECKLIST
Please review the attached application form for more information about submittal requirements. If you have
any other questions, please contact Steve Mizokami, Senior Planner, Landmarks Commission Liaison, at
(310) 458-8341 or by email at steve.mizokami@smgov.net.
Before submitting your application, please check that you have included the following items:
Completed application form.
Restoration/Rehabilitation and/or Maintenance Plan.
An Architectural Report identifying the status of all character-defining features of the building prepared by a certified architect.
Financial Analysis form with information required (two highlighted boxes only).
Photographs of all building elevations and character-defining features of the structure(s).
Copy of the Grant Deed for the property.
Copy of latest property tax bill.
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Packet Pg. 25 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________
Land Use Element District ________________ Zoning District __________________
Legal Description (Lot, Block, Tract) ____________________
Legal Description (Book, Page, Parcel #) __________________
APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
21ENT-0118 05/13/2021No Fee
Scott Albright
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Existing Use of Property: ____________________________________
Date of Local Designation: __________________________________
Please give a brief summary of the general condition of the Landmark Structure:
Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance
Is the property designated as part of an historic district? Yes ____ No ____
If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____
If so, date of designation: _________________
APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in
order to process a Mills Act Contract application:
An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic
property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.
Please submit one (1) unbound, single-sided copy of each of the following items:
1.An Architectural Report identifying the status and condition of all character-defining features of the
building and site prepared by a certified architect.
2.A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by acertified architect.
Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of
this work in a separate section (please see attached sample plan).
3.A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all
periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural
systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.
4. Photographs (35 mm or digital) of all building elevations and character defining features.
5.Information required for the Financial Analysis (fill in the two highlighted boxes on the attached
form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the
information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles
County Office of the Assessor will make a revised tax assessment that will be applicable for the next
tax year.
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6. Copy of the legal description for the property ("Exhibit A" on a Grant Deed).
7. Copy of the latest property tax bill for the property.
8. OPTIONAL: One (1) digital copy of above listed items #1-4 on a CD or diskette.
I (we) hereby certify that the information contained in this application and attached hereto is correct to
the best of my knowledge and that this application is made with the knowledge and consent of the
property owner.
APPLICANT'S SIGNATURE: ___________________________ DATE: __________
APPLICANT'S SIGNATURE: ___________________________ DATE: __________
I (we) hereby declare under the penalty of perjury that I (we) am (are) the owners of the property
involved in this request, or if the owner is a corporation or other entity that I (we) are duly
authorized to execute this affidavit on behalf of said corporations or entity. I further declare that
the foregoing statements and the information submitted herewith are true and correct. I certify
that this application is being made with my consent.
____________________________________ ________________________
PROPERTY OWNER’S SIGNATURE DATE
____________________________________ ________________________
PROPERTY OWNER'S SIGNATURE DATE
May 7, 2021
May 7, 2021
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2508 Fourth Street
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
April 30, 2021
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
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2508 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 April 30, 2021
CONDITION ASSESSMENT REPORT
Overview
The original one story residence and added second floor attic space at 2508
Fourth Street is a Contributor to the Fourth Street Corner Historic District. The
residence at 2508 Fourth Street is part of a courtyard development and includes
a share of the common outdoor space. The historic residence is in fair condition
and in need of significant deferred maintenance of character defining features.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of
2508 Fourth Street, a property in Santa Monica on west side of Fourth Street
north of Ocean Park Boulevard containing a one story structure with a level
added within the existing roof in 1997 as well as roof dormer that is part of a
residential courtyard development. The property at 2508 Fourth Street along with
the other structures around the courtyard were all designated as Contributors to
the Fourth Street Corner Historic District in 2019. The historic district consists of
four properties on the west side of Fourth Street north of the intersection with
Ocean Park Boulevard (the parcel at 2506-2516 4th Street is subdivided into
multiple properties) and the property across Fourth Street on corner at Ocean
Park Boulevard. The residence at 2508 Fourth Street is part of the subdivided
property on the west side of Fourth Street at the north end of the District.
Aerial photo with outline of Fourth Street Corner Historic District and 2508 Fourth Street.
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Packet Pg. 30 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2508 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 April 30, 2021
According to the Los Angeles County Assessor, the American Colonial Revival
style bungalow at 2508 Fourth Street was constructed in 1925 with additional
improvements in 1949. City of Santa Monica permits indicate the addition of the
roof dormer and interior work to develop a second floor within the attic space as
well as other remodel work in 1997.
Aerial photo of 2508 Fourth Street residence within the courtyard.
Neighborhood and General Building Description
The property is located on the west side of Fourth Street north of Ocean Park
Boulevard. The property adjacent to the site on Fourth Street to the north is a
contemporary stucco two story apartment building and the property to the south
is a two story stucco building in a Mediterranean Revival design that is a
contributor to the historic district.
The overall original parcel is an approximately 100 x 143 foot rectangular site
that slopes gently down to the back of the property. The Los Angeles County
assessor indicates that 2508 Fourth Street is a 709 square foot property plus
upper floor for a total 1,200 square foot two bedroom residence located on the
site.
The structure is clad in six inch wide horizontal lapped wood siding that is painted
light grey similar to other cottages around the courtyard. The cottage has wood
windows and wood trim painted white throughout.
The property has a share of the common space in the courtyard. The
immediately adjacent landscape of the residence is primarily to the south and
east. The residence has a small, planted area in front and a paved patio area
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Packet Pg. 31 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Photographs
East (front) entry gate at courtyard residential on Fourth Street. 2508 Fourth Street is beyond the tree at center-right.
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Packet Pg. 32 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
South (front) elevation facing courtyard
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Packet Pg. 33 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
East elevation
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Packet Pg. 34 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
West elevation
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Packet Pg. 35 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
North (rear) elevation
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Packet Pg. 36 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Site work immediately
surrounding the cottage at
2508 Fourth includes a
concrete walk up to two
concrete steps at front
door. The walk and steps
have wet-score lines in a
rectangular pattern, There
is irregularly cut paving
stones that create a patio
on the east and a path
along the back north
property line. The space
on the north is partially
finished as a raised wood
deck for access to the rear
door. There is an area of
decomposed granite on the
west for a small yard. The
property has a 1/9 share of
the common space
Concrete is in
satisfactory
condition with a
few visible
cracks but
needs to be
maintained to
avoid damage.
Wood steps
and deck show
weathering.
Walk and
steps should
be maintained
and care to
avoid damage.
Paving stone
should be
checked for
areas of
ponding near
the residence
and to avoid
trip hazards.
Wood rear
steps and
deck to be
reviewed and
refinished
regularly.
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Packet Pg. 37 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 38 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Landscape Landscape surrounds the
cottage on three sides with
primary planting in small
gardens along the front
(south) elevation. A small
planting strip also occurs
along the east façade and a
minimal area on the west.
Plantings are close to the
facade and there are two
trees immediately adjacent
to the structure.
Landscape is in
satisfactory
condition
although there
are areas
where planting
is close to the
wood façade.
There are also
two trees
immediately
adjacent but
there is no
apparent
damage to the
structure.
Landscape
should be
trimmed from
building face
and where
necessary
relocated
further from
the residence.
Irrigation
should also be
reviewed so
as not to
overwater
near the
residence or
spray on the
wood. The
larger tree on
the east has
branches at
the roof that
should be
trimmed as
needed,
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Packet Pg. 39 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 40 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete footings
and wood frame structure.
The building received
structural improvements in
1994 including plywood on
cripple walls. A family
room was added in the attic
space with a new dormer
window added at the roof in
1997. Additional structural
upgrades were provided at
that time
There is
evidence of
aging of the
structure
although there
were several
upgrades
provided in the
1990’s. There
is minor
cracking of the
concrete
footing.
Although no
obvious
evidence of
damage, the
two trees next
to the
foundation may
create issues.
Foundations
should be
monitored.
The two large
trees should
be trimmed to
avoid potential
impact to roof
structure.
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Packet Pg. 41 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Front, side
and rear
entry doors
The front entry is the
primary access with extra
surround of wood trim as a
highlight. The side entry
door includes tow sidelights
that appear original. The
rear doorway may be
modified with a pair of
painted french doors. All
doors are painted white
similar to surrounding wood
trims.
The front and
side doors as
well as the rear
entry doors
appear in
relatively good
condition. A
permit
identifies the
changing of
doors in the
1997 work
although it
does not
specify if all
doors were
changed.
The doorways
are an
important
feature and
need ongoing
maintenance.
The rear doors
are out
swinging and
may need
additional
review for
water
intrusion.
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Packet Pg. 42 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 43 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood
windows
The windows are
subdivided into multiple
lites and based on permits
many of the wood windows
were replaced although
several appear to be
original. The windows are
a combination of double
hung windows (on rear)
and hinged sash windows.
Windows at the attic level
as well as the dormer
added in 1997 are also
wood with subdivided lites.
The roof dormer has out-
swinging awning type
windows hinged at the top.
All windows
and window
trim are
deteriorated to
various
degrees. The
upper level
windows are
especially in
need of
significant prep
and paint,
The wood
doors and
windows
should be
regularly
maintained
and the upper
windows need
significant
prep and
paint. Hinges
and other
aspects of
window
operation
need to be
refurbished.
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Packet Pg. 44 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 45 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 46 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood Trim There is wood trim around
all windows and doors. The
windows have projecting
wood sills. The roof joists
are exposed at the eaves
on the north and south.
The end gables including
the dormer roof have a
decoratively trimmed end
Wood trim has
generally been
maintained but
shows
significant
deterioration on
the wood roof
joists and
fascia trim as
well as all the
trim at the
dormer roof
windows. The
edge trim of the
roofing also is
in poor
condition
All wood trim
needs prep
and paint on
regular
schedule.
Wood trim at
the upper level
needs special
focus and
requires
additional
refurbishment.
Any areas of
rot near grade
need repair or
replacement.
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Packet Pg. 47 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 48 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood siding The horizontal lapped
painted wood siding is the
primary exterior material for
all facades
The siding
requires
regular
maintenance
and is the most
vulnerable
material on the
building.
There is
evidence of
significant
weathering on
the west
elevation and
other areas
show need for
prep and paint
The wood
siding needs
regular prep
and paint.
The west
façade needs
special
attention due
to heavier
weathering of
that façade.
Wood siding
located just
above the
landscaping
also needs
monitoring for
damages.
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Packet Pg. 49 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Roofing The sloping roof has a
rectangular green
composite shingle that is
consistent with the other
buildings in the courtyard
development. That roof
material has limited
availability and should be
carefully conserved.
The green
roof shingles
are consistent
in the courtyard
and not easily
replaced to
match. They
appear in
satisfactory
condition
although may
be of an
extended age.
The roof will
need ongoing
review to
prevent
damage. Tree
branches
overhead
should be
monitored and
trimmed as
needed to
prevent roof
damage.
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Packet Pg. 50 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Downspouts
& Drains
There are gutters on the
north and south of the
gabled roof building with
downspouts at the ends.
The metal
gutters are in
poor condition
and
downspouts
also in need of
prep and paint.
The gutters
hand
somewhat
unevenly
across the
facade
Gutters and
downspouts
should be
cleaned. The
metal should
be prepped
and painted.
The gutters
can be
repaired or
replaced to
eliminate
sagging and
other damage
to the metal.
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Packet Pg. 51 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Hardware The front and side door
have “historic” hardware
that is compatible and may
be original. The wood
windows have a mix of
hardware. The rear doors
appear more contemporary.
The front and
side door
hardware are in
relatively good
condition in
terms of
appearance.
Work to
maintain
operation of
hardware may
be necessary.
Window
hardware
needs to be
refurbished
Door
hardware can
be refurbished
with patina
maintained.
Window
hardware
should be
reviewed
including
replacement
of missing or
inoperable
hardware.
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Packet Pg. 52 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Exterior
Lights
The exterior lights are
located over the front entry
and adjacent to the rear
entry. The fixture is a
simple globe-like shape
with metal base although
contemporary fixture.
The light is
simple and
therefore
appears
compatible
without
distracting from
historic and
well located to
emphasize
front door. The
fixtures are
functional
although the
mount is aging.
Existing lights
as located or
important and
can be
maintained or
as needed
replaced with
compatible
fixture.
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Packet Pg. 53 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Electrical The primary electrical
service appears to enter
the building from below
grade although there are
other cables that run
overhead on the north.
There is an electrical
service box on the face of
the east façade towards the
north end. There are a
number of surface conduits
on the east façade.
The electrical
service
appears
previously
upgraded
although there
are a number
of exposed
conduits and
other
miscellaneous
cables on the
east. Wiring
into the
residence may
be adequate
from previous
work.
Exposed
conduits
should be
concealed as
much as
possible. The
service should
be reviewed
for adequacy
and any safety
issues
addressed.
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Packet Pg. 54 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plumbing There is a crawl space for
service to the residence.
The plumbing
service
including sewer
has not been
investigated.
Some of the
interior fixtures
and plumbing
were upgraded
during previous
remodel.
Plumbing
should be
reviewed.
Outlets and
fixtures should
be repaired to
prevent water
damage. New
service lines
may be
necessary
where not
previously
replaced.
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Packet Pg. 55 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Mechanical/
Heating
There is heating and
cooling currently installed in
residence
The system is
important to
maintain
appropriate
humidity for
wood windows
and finishes.
Mechanical
system may
require update
and
replacement
over time.
Review gas
shut off and
hot water
heater for
safety.
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Packet Pg. 56 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2508 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 April 30, 2021
with planting along the east. There is a concrete walk from a central path in the
courtyard that leads up to the residence and two painted red concrete steps at
the front door. The narrow rear (north) area is also paved with the irregular stone
pavers except for wood steps and a wood deck outside the rear doors. The
property is generally in fair condition with areas in need of significant
refurbishment.
Character Defining Features – Condition Assessment and Treatment
Primary character-defining features of 2508 4th Street as outlined in the “Historic
District Assessment Report 4th Street & Ocean Park Boulevard Corner Historic
District, Santa Monica” (HRG, May 7, 2019) include: “wood clapboard exterior
wall cladding and divided-light wood sash casement windows with plain
surrounds and projecting sills.”
The following report includes a condition assessment of key exterior elements
and character defining features as well as strategies for refurbishment and
ongoing maintenance and repair.
Treatment Guidelines
All work is to conform to the Secretary of the Interiors Standards for Treatment of
Historic Properties, in particular the Secretary of the Interiors Standards for
Rehabilitation.
Projects at this property are also eligible for application of the California Historic
Building Code.
Qualifications
David Kaplan is a licensed architect in California with over 25 years of
experience with historic preservation and meets the National Park Service
requirements for Historic Architect.
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Packet Pg. 57 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2508 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 April 30, 2021
SUMMARY OF REPAIR / MAINTENANCE WORK
Site Work
Treatment: Walk and steps should be maintained and care to avoid damage.
Paving stone should be checked for areas of ponding near the residence and to
avoid trip hazards.
Landscape
Treatment: Landscape should be trimmed from building face and where
necessary relocated further from the residence. Irrigation should also be
reviewed so as not to overwater near the residence or spray on the wood. The
larger tree on the east has branches at the roof that should be trimmed as
needed,
Foundations / Structural
Treatment: Foundations should be monitored. The two large trees should be
trimmed to avoid potential impact to roof structure.
Front, Side and Rear entry doors
Treatment: The doorways are an important feature and need ongoing
maintenance. The rear doors are out swinging and may need additional review
for water intrusion.
.
Wood Windows
Treatment: The wood doors and windows should be regularly maintained and
the upper windows need significant prep and paint. Hinges and other aspects of
window operation need to be refurbished.
Wood Trim
Treatment: All wood trim needs prep and paint on regular schedule. Wood trim
at the upper level needs special focus and requires additional refurbishment. Any
areas of rot near grade need repair or replacement.
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Packet Pg. 58 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2508 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 April 30, 2021
Wood Siding
Treatment: The wood siding needs regular prep and paint. The west façade
needs special attention due to heavier weathering of that façade. Wood siding
located just above the landscaping also needs monitoring for damages.
Roofing
Treatment: The roof will need ongoing review to prevent damage. Tree
branches overhead should be monitored and trimmed as needed to prevent roof
damage. The roof should remain consistent with buildings around the courtyard.
Gutters and Downspouts
Treatment: Gutters and downspouts should be cleaned. The metal should be
prepped and painted. The gutters can be repaired or replaced to eliminate
sagging and other damage to the metal.
Hardware
Treatment: Door hardware can be refurbished with patina maintained. Window
hardware should be reviewed including replacement of missing or inoperable
hardware.
Exterior Lights
Treatment: Existing lights as located are important and can be maintained or
as needed replaced with compatible fixture.
Electrical
Treatment: Exposed conduits should be concealed as much as possible. The
service should be reviewed for adequacy and any safety issues addressed.
Plumbing
Treatment: Plumbing should be reviewed. Outlets and fixtures should be
repaired to prevent water damage.
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Packet Pg. 59 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2508 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 April 30, 2021
Mechanical/Heating
Treatment: Mechanical system may require update and replacement over time.
Review gas shut off for safety.
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Packet Pg. 60 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
MILLS ACT MAINTENANCE PLAN2508 Fourth Street, Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabiliation per Secr of Ints Stds. Schedule Budget 10 years(may vary) Approx est.EXTERIORSitework Front,side and rear yards Fair/Good Maintain original elements and new paving 5 years 2,000.00$ 4,000.00$ Protect walks against further damageRefurbish wood deck as neededLandscape Front,side and rear yards Fair/Good Trim landscape adjacent to house annual 700.00$ 7,000.00$ Check for irrigation near residenceMonitor trees adjacent to residenceFoundations/Structural Original footings at house Fair/Good Review footings and underfloor supports 10 years 2,000.00$ 2,000.00$ Wood framing throughoutFront, side and rear entry Front entry Poor Prep and paint as needed 5 years 1,500.00$ 3,000.00$ doors Side entryRear entry deckWood windows All facades Poor Regular cycle of prep and paint 5 years 13,000.00$ 26,000.00$ Special treatment at dormer windowsWood trim Front façade Poor Regular cycle of prep and paint 5 years 3,000.00$ 6,000.00$ Seal eave and beam endsRefurbsih deteriorated elementsWood siding Entire residence Poor Regular cycle of prep and paint 5 years 8,000.00$ 16,000.00$ Additional treatment at west façade andother areas of deteriorationRoofing Gable Roof and roof dormer Fair/Good Maintain and protect from damage from 5 years 1,000.00$ 2,000.00$ adjoining trees. Protect during other work on house such as dormer. 2021 Page 1 of 2 2508 Fourth Street, Santa Monica3.A.aPacket Pg. 61Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
MILLS ACT MAINTENANCE PLAN2508 Fourth Street, Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabiliation per Secr of Ints Stds. Schedule Budget 10 years(may vary) Approx est.EXTERIORGutters and downspouts West side toward front of Poor Prep and paint, replace sagging and 5 years 1,500.00$ 3,000.00$ residence (living room) damaged gutter as needed. Hardware Entire house Fair/Good Mainatain older hardware. 5 years 500.00$ 1,000.00$ Refurbish as neededWindow hardware maintained, refurbishedExterior lights Porches Fair/Good Maintain or replacce with compatible 5 years 500.00$ 1,000.00$ fixture. SYSTEMSSystem Location Condition Recommended Treatment Maintenance EstimatedSchedule CostPlumbing House Good/Fair Maintain plumbing, fix all damaged 5 years 500.00$ 1,000.00$ elements immediatelyElectrical House wiring throughout Good/Fair Review electrical for safety and possible 5 years 250.00$ 500.00$ upgradesMechanical House Good/Fair Maintain for building climate 5 years 1,000.00$ 2,000.00$ TOTAL 74,500.00$ 2021 Page 2 of 2 2508 Fourth Street, Santa Monica3.A.aPacket Pg. 62Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________REVENUESCurrent1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $03.A.aPacket Pg. 63Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
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Packet Pg. 85 Attachment: 2508 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
CITY OF SANTA MONICA
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(310) 458-8341
MILLS ACT CONTRACT APPLICATION INSTRUCTIONS
WHAT IS THE MILLS ACT?
The Mills Act is a California State law that enables cities to enter into contracts with property owners of
qualified historic structures. Mills Act contracts can provide tax benefits for both owner-occupied and income producing properties. In the case of owner-occupied property, the income projection is based on comparable rents for similar property in the area or, if insufficient rental information is available, the
income that it could reasonably be expected to produce. For income producing property, the income
amount is based on rent actually received and on typical rents received for similar property in similar use.
The owner of any building that is either a designated local landmark or a contributing building in a
designated historic district may file a Mills Act Contract Application. Once approved, a Mills Act contract
requires the County Tax Assessor's office to determine the value of the historic property based upon its
current income, rather than future development potential.
In exchange for this reduction in property taxes, the contract requires the property owner to undertake
specific restoration tasks, if necessary, and to properly maintain the historic structure. The proposed restoration and maintenance items are included in a work plan that is submitted by the applicant and, if approved, becomes attached to the contract as an exhibit.
More details about the State enacting law are available at www.ohp.parks.ca.gov.
CONTRACT TERM
Mills Act contracts are for a ten-year term and are renewed automatically each year on the contract's
anniversary. As a result, unless either the property owner or the City submits a notice of non-renewal, the
owner is always ten years away from the contract termination. The effect of a non-renewal notice is
contract termination at the end of the then current ten-year term. The owner may also petition the City to
initiate an immediate cancellation. If cancelled, a penalty equal to 12 1/2 percent of the property's assessed
market value is imposed. The City may also cancel the contract in the case of breach of the contract conditions. The rights and obligations to the contract are also binding upon successive property owners during the contract term. Although new contracts can take place at any time, new valuations will not be
effective until March of any given year.
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Packet Pg. 86 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
APPLICATION PROCESS
The deadline for filing an application for a Mills Act Contract is May 31st annually.
Applications must be filed by appointment at the City Planning Division’s public information counter.
Appointments are available weekly on Tuesdays and Thursdays. Please contact the City Planning
Division at (310) 458-8341 at least one week in advance to schedule an appointment to file your application.
Staff will review your Mills Act Contract application upon receipt and will contact you and/or your
representative to schedule a site visit. Following a site visit, staff will prepare a report to present to the
Landmarks Commission for their recommendation (tentatively scheduled for the August or September
Landmarks Commission meeting). It is important for you and/or your representative (architect) to be
present at this meeting to answer any questions the Commission may have regarding the property.
After the Landmarks Commission has made a recommendation on the Contract application, staff will then
take it to the City Council for their review and approval. Once City Council approves the Contract,
notarized signatures of both the property owner and City officials must be obtained no later than early-
December. The City will endeavor to submit the signed document to the Los Angeles County Recorder for
recordation no later than December 28 for benefits to begin the following tax year.
Upon receipt of the fully executed and recorded document, the City will then forward it to the Los Angeles
County Tax Assessor, who will recalculate the property owner's tax payment (usually mid April). Staff will
provide you a copy of the fully executed Contract after it has been sent to the County Tax Assessor.
CHECKLIST
Please review the attached application form for more information about submittal requirements. If you have
any other questions, please contact Steve Mizokami, Senior Planner, Landmarks Commission Liaison, at
(310) 458-8341 or by email at steve.mizokami@smgov.net.
Before submitting your application, please check that you have included the following items:
Completed application form.
Restoration/Rehabilitation and/or Maintenance Plan.
An Architectural Report identifying the status of all character-defining features of the building prepared by a certified architect.
Financial Analysis form with information required (two highlighted boxes only).
Photographs of all building elevations and character-defining features of the structure(s).
Copy of the Grant Deed for the property.
Copy of latest property tax bill.
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Packet Pg. 87 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________
Land Use Element District ________________ Zoning District __________________
Legal Description (Lot, Block, Tract) ____________________
Legal Description (Book, Page, Parcel #) __________________
APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
21ENT-0119 05/13/2021
No Fee
Scott Albright
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Packet Pg. 88 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
Existing Use of Property: ____________________________________
Date of Local Designation: __________________________________
Please give a brief summary of the general condition of the Landmark Structure:
Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance Is the property designated as part of an historic district? Yes ____ No ____
If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____
If so, date of designation: _________________
APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in
order to process a Mills Act Contract application:
An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic
property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.
Please submit one (1) unbound, single-sided copy of each of the following items:
1. An Architectural Report identifying the status and condition of all character-defining features of the
building and site prepared by a certified architect.
2. A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by a certified architect.
Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of
this work in a separate section (please see attached sample plan).
3. A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all
periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural
systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.
4. Photographs (35 mm or digital) of all building elevations and character defining features.
5. Information required for the Financial Analysis (fill in the two highlighted boxes on the attached
form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the
information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles
County Office of the Assessor will make a revised tax assessment that will be applicable for the next
tax year.
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Packet Pg. 89 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
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Packet Pg. 90 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
2524 Fourth Street
Santa Monica, California Historic Structure Condition Assessment and Maintenance Plan May 1, 2021
Submitted by: Kaplan Chen Kaplan 2526 Eighteenth Street Santa Monica, CA 90405
David Kaplan, Preservation Architect
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Packet Pg. 91 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2524 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 May 1, 2021
CONDITION ASSESSMENT REPORT
Overview The one story residence with partial basement at 2524 Fourth Street is a Contributor to the Fourth Street Corner Historic District. The site and building at 2524 Fourth Street are in poor condition and in need of significant rehabilitation.
Current planning includes a rehabilitation project with ongoing maintenance of character defining features of the historic resource. Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 2524 Fourth Street, a parcel in Santa Monica on west side of Fourth Street north of Ocean Park Boulevard containing a one story residential structure with partial basement. The parcel was designated as a Contributor to the Fourth Street
Corner Historic District in 2019. The historic district consists of four properties on the west side of Fourth Street immediately north of the intersection with Ocean Park Boulevard and the property across Fourth Street on the northeast corner at Ocean Park Boulevard.
Aerial photo with outline of Fourth Street Corner Historic District
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Packet Pg. 92 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2524 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 May 1, 2021
According to the Los Angeles County Assessor, the Mediterranean Revival style plaster finished residential building at 2524 Fourth Street was constructed in 1917 with additional improvements in 1923.
Aerial photo of 2524 Fourth Street with residence. Neighborhood and General Building Description
The property is located on the west side of Fourth Street near the corner of Ocean Park Boulevard. The properties adjacent to the site on Fourth Street are one and two stories also with plaster exteriors in a Mediterranean Revival design.
The subject parcel is a 50 x 143 foot rectangular site that slopes down
approximately ten feet to the back of the property. The Los Angeles County assessor indicates a 7,150 square foot property with a 1,700 square foot two bedroom residence with partial basement located on the site. The residence has a plaster façade with wood windows and trim. The building parapets have
painted metal caps and step up to a raised height at corners There are also
several sloping awning projections with clay tile roof over the windows including the main front window. There are decorative shaped beams at these overhangs as well as beams ends projecting straight out at the building corners. On the north façade the decorative stepped chimney projects out from the residence and
is capped with a distinctive small gable clay tile roof acting as a spark arrestor.
The front entry is under a flattened archway spanning between corner piers infilled with thin mullion glazing. Around the corner on the south elevation is a
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Packet Pg. 93 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2524 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 May 1, 2021
similarly designed longer archway between piers infilled with thin mullioned glazing. The enclosed entry space with these openings may have once been an open porch at the southeast corner. A narrow concrete driveway enters from
Fourth Street along the south side of the residence to reach the back of the property while a narrow sidewalk extends along the north side and provides access to the side entry to an enclosed porch area with clay tile roof. There is minimal landscape on the site. The residence has a small, planted area
in front of the residence with low succulent plants. The concrete driveway is immediately adjacent to the residence on the south. There is a concrete walkway to a side entry along the north that has a small planting strip. The rear area is fully paved except for a flat area of grassy yard immediately behind the residence. The property is in generally poor condition throughout.
Character Defining Features – Condition Assessment and Treatment Primary character-defining features of 2524 4th Street as outlined in the “Historic
District Assessment Report 4th Street & Ocean Park Boulevard Corner Historic District, Santa Monica” (HRG, May 7, 2019) include: “smooth plaster exterior wall cladding, wood sash windows with plain surrounds and projecting sills, flat roof with stepped parapet, and pent roofs clad in clay barrel tiles.” The chimney on the north also has a distinctive gabled clay tile covered spark arrestor and is
flanked by stained glass windows. The following report includes a condition assessment of key exterior elements and character defining features as well as strategies for refurbishment and ongoing maintenance and repair.
Treatment Guidelines All work is to conform to the Secretary of the Interiors Standards for Treatment of
Historic Properties, in particular the Secretary of the Interiors Standards for Rehabilitation. Projects at this property are also eligible for application of the California Historic Building Code.
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Packet Pg. 94 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Photographs
East (front) elevation on Fourth Street
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Packet Pg. 95 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
A
East (front) and south elevation from Fourth Street
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Packet Pg. 96 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
East (front) and north elevation from Fourth Street
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Packet Pg. 97 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
North elevation looking west.
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Packet Pg. 98 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
West elevation
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Packet Pg. 99 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
West (rear) elevation from back of site.
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Packet Pg. 100 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework consists of a short
patterned concrete walk up to front entry with patterned concrete drive on the south and a concrete sidewalk on
the north leading to back of
property. Rear yard is mostly concrete paving with small yard areas outlined by concrete curbs behind
the building filled partly with
grass.
Concrete is
damaged and cracked throughout especially the
portion behind
the residence that appears not to be original. The
front paving
has been damaged as should be further
evaluated for
retention. The front portion of the driveway should also be
considered
The driveway
should be evaluated as whether to repair or
replace drive
with matching pattern. The concrete at the back of the
house that is
not original can be removed. The front entry
should be
evaluated and repaired or reconstructed.
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Packet Pg. 101 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 102 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 103 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Landscape There is minimal planting
on the site with the short setback from Fourth Street. There is an area of succulents in front of the
building and a small strip of
landscape on the north. The rear yard is all paved except for a rectangular space behind the residence
Landscape is
minimal and in poor condition.
The property
should be re-evaluated for landscape appropriate to
setting. New
plantings, irrigation and other elements of
landscape
development should be included. There is an
opportunity in
the rear yard for landscape.
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Packet Pg. 104 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete footings
but very little is visible as plaster finish continues to grade
Footings and
framing have not been reviewed by engineer.
There is
evidence of damage at structural elements,
primarily at
connection to foundation although no seismic
upgrade is
apparent. The roof framing has not been inspected.
Structural
engineer to review. Additional seismic
strengthening
may be required
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Packet Pg. 105 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Front and
side entry with enclosed porches
The front entry is the
primary access with a small colored and patterned concrete walk from the sidewalk to the front door
and one concrete step at
doorway. The doorway shape is echoed on the south elevation and there is a low arched opening at the
floor level where the
previously exterior entry vestibule drained to side yard. Inside this space, the doorways to the residence
appear as front entry doors
with a small step up into the residence. The north side elevation has a porch area with sloping clay tile roof
and wood eaves that has
been enclosed with wood siding, windows and door. A set of brick steps with wood rail leads up to the
doorway with final step in
concrete. There is a typical wood door entry at the lower level on the west.
The front and
side entries both occur at original porch areas that were
enclosed at a
much earlier time and match the original historic
features. The
front porch elements are in poor condition. Original
openings for
drainage have been filled but not re-finished. Wood rail on
side porch
steps is minimal.
The concrete
and wood steps at entries can be repaired and
cleaned. The
entry doors are not original but can be
refurbished.
Screen door at entry should match the color of the
window and
door assembly. Handrail should be
evaluated for
possible replacement.
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Packet Pg. 106 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Special
glazing and stained glass.
The front entry door is part
of window assembly with glazing flanking the door as well as overhead on the flattened arch opening.
The front entry assembly
includes full height sidelight and windows on both sides of the doorway. A similar thin mullion glazing is within
the arched window on the
south. These windows look old but this area may have once been an open porch. The residence has three
stained glass windows.
There is a pair of stained glass flanking the fireplace on the north in the living room and well as a single
stained glass window on
the south. All stained glass is within wood frames.
The door is
deteriorated, and paint finishes faded.
The arched
windows need repair. Mullions to be carefully
repaired or
replaced with matching assembly. Stained glass
windows
should be reviewed for bowing and provided with
additional
stiffeners as needed the stained glass should be
cleaned.
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Packet Pg. 107 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 108 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood doors
and windows
Many of the wood windows
appear to be original. There is also a pair of wood framed stained glass windows flanking the
fireplace chimney One
window has been replaced with a jalousie and two windows on the west appear to be replacement
aluminum sash.
All windows
and window trim are deteriorated to various
degrees. All the
woodwork and trim shows long term deterioration. .
The wood
doors and windows need significant prep and
paint. Hinges
and other aspects of window operation
need to be
refurbished. The front entry glazing is particularly
fragile and
needs careful repair. (see: special glazing) One
window was
replaced by a jalousie and can be restored as
original wood
sash. The aluminum windows can also be
replaced with
wood sash.
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Packet Pg. 109 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 110 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plaster finish
and details
The building exterior is a
relatively smooth sand finish painted plaster. The plaster meets the wood trim around window and door
openings. The plaster is
cracking and delaminating in places. The original plaster may have been a smooth finish. The parapet
caps are currently capped
with sheet metal.
The plaster has
areas of mismatched prior repairs and areas of
cracking.
Areas around parapet caps have repairs that are poorly
crafted. Metal
parapet caps are poorly crafted as well as plaster finish
at the top at
stepped parapet.
The plaster
needs significant prep and paint all around.
Plaster trims
need significant repairs
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Packet Pg. 111 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 112 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Clay Tile
Roof Projections and chimney roof
There is an area of sloping
clay tile roof on each elevation – in the front over the main windows as well as covering the original
side porch on the north, a
bay window on the west and a room projection on the south. There is also a short gable roof mounted
over the chimney. These
areas have clay S-tile
Clay tile is
generally n place. Tiles may need re-attachment in
places
Clay tile
should be inspected for attachment throughout.
Missing tile
should be replaced.
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Packet Pg. 113 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Projecting
wood beams and decorative wood eaves
There are decorative wood
eaves and beams at the sloping roof projections with the decorative wood beams particularly detailed at the
front window. There are
also decorative beam ends projecting from the plaster façade at the stepped corner parapets and at the
various sloping roof
projections
All of the eaves
require long deferred maintenance. Wood edge
trim is also in
poor condition. Projecting decorative beam ends are
highly
deteriorated.
Wood eaves
need prep and painting as well as the associated
wood trim.
Decorative eave joists should be treated to
protect
exposed ends. Decorative wood elements
should be
carefully refurbished
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Packet Pg. 114 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 115 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Roofing Most of the roof area is flat
with composite sheet roofing. There are a series of short, sloped roofs and projections over doors and
windows with roofed with
“S” clay tiles.
The roof needs
ongoing repair. The roof is in fair condition. The clay tile
has not been
inspected
Roof
inspection s necessary. Roof should be reviewed
for ponding
and adequate drainage. Clay tiles should be
secured to the
building.
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Packet Pg. 116 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Downspouts
& Drains
There are minimal gutters
on the building. The main flat roof area drains through downspouts around the building.
Downspouts
are minimal and roof drainage should be
reviewed
Downspouts
should be cleaned. The leader boxes and
downspout
metal should be prepped and painted. Roof drainage
should be
reviewed.
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Packet Pg. 117 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Hardware The front and side door
have contemporary hardware. The wood windows have a mix of original hardware.
The front door
hardware needs to be replaced or refurbished.
Window
hardware is not consistent with missing elements
Door
hardware can be refurbished. Window
hardware
should be reviewed and refurbished including
replacement
of missing and inappropriate hardware.
Exterior Lights The exterior lights are not a primary feature but important in overall front
elevation with exterior light
mounted centered over front entry door
The light over front entry is a utilitarian
security light
with motion detector
Existing lights can be furbished or
changed out
for more appropriate fixture. Additional
compatible
lighting can be provided for safety on the remaining
exterior
elevations
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Packet Pg. 118 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come overhead from 4th Street along the north side of the building. .
The electrical
service is overhead from 4th Street. There are a
few stray wires
and a TV antenna that should be reviewed. The
wiring system
for the house is antiquated, a potential hazard and
likely needs
replacement
Exposed
conduits should be concealed as much as
possible. The
service should be reviewed for adequacy. Rewiring
throughout
residence may be necessary for safety
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Packet Pg. 119 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plumbing There is a crawl space for
service to the residence as well as a partial lower floor area with access to the underfloor.
The plumbing
service including sewer has not been investigated.
The system is
old and has not been upgraded
Plumbing
should be reviewed. Outlets and fixtures should
be repaired to
prevent water damage. New service lines may be
necessary.
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Packet Pg. 120 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Mechanical/
Heating
Heating equipment is
minimal. There is gas service to the residence.
The system
does not fully function.
Mechanical
system may require update and replacement.
Review gas
shut off for safety.
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Packet Pg. 121 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
2524 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 May 1, 2021
SUMMARY OF REPAIR / MAINTENANCE WORK
Site Work Treatment: The driveway should be evaluated as whether to repair or replace drive with matching pattern. The concrete at the back of the house that is not
original can be removed. The front entry should be evaluated and repaired or
reconstructed. Landscape
Treatment: The property should be re-evaluated for landscape appropriate to setting. New plantings, irrigation and other elements of landscape development should be included. There is an opportunity in the rear yard for landscape.
Foundations / Structural Treatment: Structural engineer to review. Additional seismic strengthening may be required
Front and Side entry with enclosed porches Treatment: The concrete and wood steps at entries can be repaired and
cleaned. The entry doors are not original but can be refurbished. Screen door at entry should match the color of the window and door assembly. Handrail should be evaluated for possible replacement. .
Special Glazing and Stained Glass Treatment: The arched windows need repair. Mullions to be carefully repaired or replaced with matching assembly. Stained glass windows should be reviewed for bowing and provided with additional stiffeners as needed the stained glass
should be cleaned. Wood Doors and Windows
Treatment: The wood doors and windows need significant prep and paint.
Hinges and other aspects of window operation need to be refurbished. The front entry glazing is particularly fragile and needs careful repair. (see: special glazing)
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2524 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 May 1, 2021
One window was replaced by a jalousie and can be restored as original wood sash. The aluminum windows can also be replaced with wood sash.
Plaster Finish and Details Treatment: The plaster needs significant prep and paint all around. Plaster trims need significant repairs
Clay Tile Roof Projections and Chimney Roof Treatment: Clay tile should be inspected for attachment throughout. Missing
tile should be replaced. Projecting wood beams and decorative wood eaves
Treatment: Wood eaves need prep and painting as well as the associated
wood trim. Decorative eave joists should be treated to protect exposed ends. Decorative wood elements should be carefully refurbished.
Roofing Treatment: Roof inspection s necessary. Roof should be reviewed for ponding and adequate drainage. Clay tiles should be secured to the building.
Downspouts and Drains Treatment: Downspouts should be cleaned. The leader boxes and downspout metal should be prepped and painted. Roof drainage should be reviewed.
Hardware Treatment: Door hardware can be refurbished. Window hardware should be
reviewed and refurbished including replacement of missing and inappropriate hardware.
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2524 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 May 1, 2021
Exterior Lights
Treatment: Existing lights can be furbished or changed out for more appropriate fixture. Additional compatible lighting can be provided for safety on the remaining exterior elevations
Electrical
Treatment: Exposed conduits should be concealed as much as possible. The service should be reviewed for adequacy. Rewiring throughout residence may be necessary for safety.
Plumbing Treatment: Plumbing should be reviewed. Outlets and fixtures should be
repaired to prevent water damage. New service lines may be necessary.
Mechanical/Heating
Treatment: Mechanical system may require update and replacement. Review
gas shut off for safety.
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Packet Pg. 124 Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
MILLS ACT MAINTENANCE PLAN2524 Fourth Street, Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 years(Est. Budgets)EXTERIORSitework Front Entry, Driveway, rear Poor Repair and replace paving compatible to 10 years 20,000.00$ 20,000.00$ paving buildingLandscape Front, side and rear yard Poor Provide appropriate landscape around 1st year 8,500.00$ 33,500.00$ Check for irrigation near residence annual 2,500.00$ Foundations/Structural Footings Poor Provide structural review. Upgrade as 10 years 15,000.00$ 15,000.00$ neededFront & Rear Entry with Front and side entries Poor Refurbish steps, review window and 10 years 5,000.00$ 10,000.00$ enclosed porchesdoor assembliesSpecial glazing and Front and sides Poor Careful repair and refurbishment of 5 years 4,000.00$ 8,000.00$ stained glassthin mullion porch glazing, Reviewstained glass for integrity and supportWood doors and windows Throughout Poor Prep and paint all, Modify 5 years 40,000.00$ 80,000.00$ non compatible replacement windowsPlaster finish and details All facades Poor Fix patches, Prep and paint all around 5 years 30,000.00$ 60,000.00$ Review areas of poor craftsmanship forrepairClay Tile Projections and All elevations Poor Inspect for loose tile, maintain 5 years 5,000.00$ 10,000.00$ Chimney roofProjecting Wood Beams & Projecting deco wood eaves Poor Maintain and paint projecting eaves 5 years 15,000.00$ 30,000.00$ decorative wood eaves and brackets at overhangs Refurbish, prep and paint allRoofing Flat roof behind parapet and Poor Inspect and repair/replace roof as needed 10 years 20,000.00$ 20,000.00$ areas of sloping roof2021 Page 1 of 2 2525 Fourth Street, Santa Monica3.A.bPacket Pg. 125Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
MILLS ACT MAINTENANCE PLAN2524 Fourth Street, Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 yearsEXTERIORDownspouts & drains Perimeter Poor Keep drains clear, flush lines 5 years 75,000.00$ 15,000.00$ Prep and paint. Check for drainageHardware Entire house Poor Refurbish or replace door hardware 5 years 5,500.00$ 11,000.00$ Review and complete window hardwareExterior lights Front porch Poor Review exterior lighting for security & 5 years 2,500.00$ 5,000.00$ safety. Front entry light may change formore compatible SYSTEMSSystem Location Condition Recommended Treatment Maintenance EstimatedSchedule CostElectrical Overhead to residence Poor Minimize exposed wires and conduits 10 years 50,000.00$ 50,000.00$ Residence may need rewiring for safetyPlumbing Residence Poor Maintain plumbing, fix all damaged 5 years 30,000.00$ 60,000.00$ elements immediatelyMechanical/Heating Residence Poor May require update/replacement 10 years 15,000.00$ 15,000.00$ Check for gas shut offTOTAL 442,500.00$ 2021 Page 2 of 2 2525 Fourth Street, Santa Monica3.A.bPacket Pg. 126Attachment: 2524 4th Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property
A ADDRESS:
B PROPERTY TYPE: SFR, MFR, COM or IND SFR
C IMPROVEMENT VALUE: Current Assessed Improvement
Value
$481,000
D LAND VALUE: Current Assessed Land Value $1,925,000
C ESTIMATED MONTHLY RENTAL
INCOME:
Average of eqitable rental
alternatives within your area
$3,500
Current Tax
Tax Under Mills Act
Tax Savings per year
REVENUES
1 Monthly Rental Income Average of eqitable alternatives
within your area $3,500
2 Annual Rental Income Line 1 x 12 months $42,000
ANNUAL EXPENSES
3 Gen. Expenses: 25% $10,500
4 Vacancy loss 3% of Line 2 $1,260
5 Total Expenses Sum Lines 3 and 4 $11,760
NET OPERTING INCOME
6 Net Operating Income Line 2 - Line 5 $30,240
CAPITALIZATION RATE
7 Interest Component 5.50% 5.50%
8 Historic Property Risk 2%, or 4% for SFD 4.00%
9 Property Tax Component 1%1.02%
10 Amortization Component (Improvement Value/Land
Value) * 0.03 0.75%
11 Capitalization Rate Sum Lines 7 to 10 11.27%
TAXES
12 Mills Act Assessment Value Line 6/ Line 11 $268,332
13 Tax Under Mills Act Line 12 * .0102 $2,737
14 Current Assessed Value Curent Assessed Value of
property $2,406,000
15 Current Tax Line 14* .0102 $27,352
16 Tax Savings Line 14 - Line 13 $24,615
17 Fiscal Loss to City Line 15 X 11%$2,708
$24,615
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACTS
Enter your information into rows A-D in the GRAY cells
2524 4th Street, Santa Monica, CA
Mills Act may REDUCE your property taxes *
$27,352
$2,737
* Note that actual savings from a Mills Act contract may vary from these projections.
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CITY OF SANTA MONICA
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(310) 458-8341
MILLS ACT CONTRACT APPLICATION INSTRUCTIONS
WHAT IS THE MILLS ACT?
The Mills Act is a California State law that enables cities to enter into contracts with property owners of
qualified historic structures. Mills Act contracts can provide tax benefits for both owner-occupied and income producing properties. In the case of owner-occupied property, the income projection is based on comparable rents for similar property in the area or, if insufficient rental information is available, the
income that it could reasonably be expected to produce. For income producing property, the income
amount is based on rent actually received and on typical rents received for similar property in similar use.
The owner of any building that is either a designated local landmark or a contributing building in a
designated historic district may file a Mills Act Contract Application. Once approved, a Mills Act contract
requires the County Tax Assessor's office to determine the value of the historic property based upon its
current income, rather than future development potential.
In exchange for this reduction in property taxes, the contract requires the property owner to undertake
specific restoration tasks, if necessary, and to properly maintain the historic structure. The proposed restoration and maintenance items are included in a work plan that is submitted by the applicant and, if approved, becomes attached to the contract as an exhibit.
More details about the State enacting law are available at www.ohp.parks.ca.gov.
CONTRACT TERM
Mills Act contracts are for a ten-year term and are renewed automatically each year on the contract's
anniversary. As a result, unless either the property owner or the City submits a notice of non-renewal, the
owner is always ten years away from the contract termination. The effect of a non-renewal notice is
contract termination at the end of the then current ten-year term. The owner may also petition the City to
initiate an immediate cancellation. If cancelled, a penalty equal to 12 1/2 percent of the property's assessed
market value is imposed. The City may also cancel the contract in the case of breach of the contract conditions. The rights and obligations to the contract are also binding upon successive property owners during the contract term. Although new contracts can take place at any time, new valuations will not be
effective until March of any given year.
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APPLICATION PROCESS
The deadline for filing an application for a Mills Act Contract is May 31st annually.
Applications must be filed by appointment at the City Planning Division’s public information counter.
Appointments are available weekly on Tuesdays and Thursdays. Please contact the City Planning
Division at (310) 458-8341 at least one week in advance to schedule an appointment to file your application.
Staff will review your Mills Act Contract application upon receipt and will contact you and/or your
representative to schedule a site visit. Following a site visit, staff will prepare a report to present to the
Landmarks Commission for their recommendation (tentatively scheduled for the August or September
Landmarks Commission meeting). It is important for you and/or your representative (architect) to be
present at this meeting to answer any questions the Commission may have regarding the property.
After the Landmarks Commission has made a recommendation on the Contract application, staff will then
take it to the City Council for their review and approval. Once City Council approves the Contract,
notarized signatures of both the property owner and City officials must be obtained no later than early-
December. The City will endeavor to submit the signed document to the Los Angeles County Recorder for
recordation no later than December 28 for benefits to begin the following tax year.
Upon receipt of the fully executed and recorded document, the City will then forward it to the Los Angeles
County Tax Assessor, who will recalculate the property owner's tax payment (usually mid April). Staff will
provide you a copy of the fully executed Contract after it has been sent to the County Tax Assessor.
CHECKLIST
Please review the attached application form for more information about submittal requirements. If you have
any other questions, please contact Steve Mizokami, Senior Planner, Landmarks Commission Liaison, at
(310) 458-8341 or by email at steve.mizokami@smgov.net.
Before submitting your application, please check that you have included the following items:
Completed application form.
Restoration/Rehabilitation and/or Maintenance Plan.
An Architectural Report identifying the status of all character-defining features of the building prepared by a certified architect.
Financial Analysis form with information required (two highlighted boxes only).
Photographs of all building elevations and character-defining features of the structure(s).
Copy of the Grant Deed for the property.
Copy of latest property tax bill.
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City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________
Land Use Element District ________________ Zoning District __________________
Legal Description (Lot, Block, Tract) ____________________
Legal Description (Book, Page, Parcel #) __________________
APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
21ENT-0120 05/13/2021
No Fee
Scott Albright
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Existing Use of Property: ____________________________________
Date of Local Designation: __________________________________
Please give a brief summary of the general condition of the Landmark Structure:
Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance Is the property designated as part of an historic district? Yes ____ No ____
If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____
If so, date of designation: _________________
APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in
order to process a Mills Act Contract application:
An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic
property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.
Please submit one (1) unbound, single-sided copy of each of the following items:
1. An Architectural Report identifying the status and condition of all character-defining features of the
building and site prepared by a certified architect.
2. A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by a certified architect.
Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of
this work in a separate section (please see attached sample plan).
3. A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all
periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural
systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.
4. Photographs (35 mm or digital) of all building elevations and character defining features.
5. Information required for the Financial Analysis (fill in the two highlighted boxes on the attached
form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the
information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles
County Office of the Assessor will make a revised tax assessment that will be applicable for the next
tax year.
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2525 Fourth Street
Santa Monica, California
Historic Structure Condition Assessment and Maintenance Plan May 1, 2021
Submitted by: Kaplan Chen Kaplan 2526 Eighteenth Street Santa Monica, CA 90405
David Kaplan, Preservation Architect
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Packet Pg. 137 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
2525 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 May 1, 2021
CONDITION ASSESSMENT REPORT
Overview The property with one story residence and garage building at 2525 Fourth Street is a contributor to the Fourth Street Corner Historic District. The site and buildings at 2525 Fourth Street are in poor condition and in need of significant
rehabilitation. Current planning includes a rehabilitation project with ongoing maintenance of character defining features. Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 2525 Fourth Street, a parcel in Santa Monica on Fourth Street at the northeast corner at Ocean Park Boulevard containing a one story residential structure with partial basement and a two car garage. The parcel was designated as a
Contributor to the Fourth Street Corner Historic District in 2019. The historic district consists of four properties on the west side of Fourth Street immediately north of the intersection with Ocean Park Boulevard and the subject property across Fourth Street on the northeast corner at the Ocean Park Boulevard.
Aerial photo with outline of Fourth Street Corner Historic District
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Packet Pg. 138 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
2525 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 May 1, 2021
According to the City of Santa Monica permits, the Mediterranean Revival style plaster finished residential building at 2525 Fourth Street was constructed in 1923 and the wood siding clad garage added in 1947.
Neighborhood and General Building Description
The property is located on the east side of Fourth Street at the corner with Ocean Park Boulevard. While many of the buildings across Fourth Street on the west side are older one- and two-story buildings, the properties adjacent to the site to the north along Fourth Street are two and three stories and more modern in
design. To the east of the property along the Ocean Park Boulevard ramp on the
south are a mix of more contemporary two-story residential structures of various ages and styles.
Aerial photo of 2525 Fourth Street with residence and garage. The subject parcel is an approximately 80 x 70 foot rectangular site that is relatively flat at the top of the slope rising from the east. The Los Angeles
County assessor indicates approximately 5,500 square feet of property with a two bedroom residence and garage building on the site. The main building has a plaster façade with wood windows and trim, The building has plaster parapets with a clay tile cap interspersed with small areas of sloping clay tile roof. The concrete driveway enters from Fourth Street and extends to the garage along the
north side of the property.
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2525 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 May 1, 2021
There is minimal landscape on the site. The residence has small planted areas with succulents on the two street elevations of the residence while the rear yard
is mostly paved with a palm type tree adjacent to the garage and small fruit tree at the rear property line. The property is unoccupied and is in generally poor condition througout
Character Defining Features – Condition Assessment and Treatment Primary character-defining features of 2525 4th Street as outlined in the Historic District Assessment Report 4th Street & Ocean Park Boulevard Corner Historic District, Santa Monica (HRG, May 7, 2019) include: “smooth plaster exterior wall
cladding, wood sash windows with plain surrounds and projecting sills, flat roof with stepped parapet, and pent roofs clad in clay barrel tiles.” The following report includes a condition assessment of key exterior elements and character defining features as well as strategies for refurbishment and
ongoing maintenance and repair. All work is to meet the Secretary of the Interiors Standards for historic properties. Treatment Guidelines:
All work is to conform to the Secretary of the Interiors Standards for Treatment of Historic Properties, in particular the Secretary of the Interiors Standards for Rehabilitation.
Projects at this property are also eligible for application of the California Historic Building Code.
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Packet Pg. 140 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework consists of a small
concrete walk area on 4th Street to the front concrete entry steps with planters within low walls flanking on
either side. The concrete
driveway is along the north and leads to a garage and rear entry. That concrete has a grid of score lines. An
additional large concrete
paved area behind the residence fills up much of the backyard south of the garage. The remaining rear
yard and side yard to the
south are landscaped areas. There are also concrete steps to the entries on the north and east. The
steps and landings include
simple score line patterns.
Concrete is
damaged and cracked throughout especially the
portion
behind the residence that appears not to be
original. The
concrete drive to the garage and around to
back entry is
in slightly better condition and has a large
rectangular
pattern of score lines in the paving.
Maintain front
walk. The driveway should be evaluated as whether to
repair or
replace drive with matching pattern. The concrete at the
back of the
house that is not original should be removed. Other
compatible
sitework can be installed if desired.
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Packet Pg. 141 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Landscape The low planters flanking
the entry on 4th Street include a few succulent plants. The rear and side yard consists of grassy
areas with succulent plants
along the south side of the residence. There is one small flowering tree along the rear property line and a
larger Yucca type tree
adjacent to the garage.
Landscape is
minimal and in poor condition.
The property
should be re-evaluated for landscape appropriate to
setting. New
plantings, irrigation and other elements of landscape
development
should be included.
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Packet Pg. 143 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Foundations/
Structural
There are masonry and
concrete footings visible in the partial basement. Area of basement consists of block and masonry
foundation walls
Footings and
framing have not been reviewed by engineer.
There is not
substantial evidence of damage at structural
elements and
there was a soft-story upgrade in 1995. The
roof framing
has not been inspected.
Structural
engineer to review. Additional seismic
strengthening
may be required. Provide additional
support and
structure as needed
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2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Front and
rear entry steps and Porch
The front entry is the
primary access with a small concrete walk from the sidewalk offset from the doorway and set of concrete
steps sideways to a landing
at the front door. There is also a semicircular roof projection over the entry steps. The side elevation
has a smaller set of
concrete steps and a small, tiled overhang on decorative brackets. The rear entry has concrete steps and
landing with simple score
line pattern. There is no overhang on the rear entry
The concrete
steps are in adequate condition. Some areas
have small
cracks
The concrete
steps at entries around be patched and cleaned. Added
handrails
should be considered for safety.
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Packet Pg. 145 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
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Mills Act Application 2021 Kaplan Chen Kaplan
Entry Door The front entry door is a flat
painted solid wood door with older bronze style hardware. The front entry assembly includes full
height sidelight windows on
both sides of the doorway.
The door is
deteriorated, and paint finishes faded. The
sidelight
windows have been covered with inappropriate
metal
screening. All the woodwork and trim
shows long
term deterioration
Front door
should be treated and hardware appropriately
refurbished.
The front door may need replacement. Wood sidelights
should be
uncovered and also provided with prep and paint.
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2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood doors
and windows
The wood windows appear
to be original throughout, especially the subdivided casement windows along the west and south street
elevations.
All windows
and window trim are deteriorated to various
degrees in
part related to orientation.
The wood doors
and windows are in need of significant prep and paint.
Hinges and
other aspects of window operation need to be
refurbished.
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Mills Act Application 2021 Kaplan Chen Kaplan
Plaster finish The building exterior is a
relatively smooth finish painted plaster. The plaster meets the wood trim around window and door openings.
Soffits on roof projections
are similarly finished.
The plaster
has areas of mismatched prior repairs and
The plaster
needs significant prep and paint all around.
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Mills Act Application 2021 Kaplan Chen Kaplan
Clay Tile
Roof Projections and Parapet caps
Areas of flat parapet have
clay tile trim on top of rectangular parapet caps that include a wood trim. The small mansard roofs
around the building also
have barrel vault clay roof tiles. The mansard shaped roofs also have clay tile along the small, hipped roof
areas
Clay tile is
generally n place. Tiles are missing in places
along the
parapet
Clay tile should
be inspected for attachment throughout. Missing tile
should be
replaced.
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2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Projecting
wood eaves and decorative plaster
brackets
The roof is a mix of flat roof
with parapet and sloping roof projections with wood eave overhangs between the corner massing and
over primary windows.
Areas of projecting clay tile roof are supported by decorative cut eave joists.in places and decorative cast
plaster brackets supporting
other projections.
The wood
eaves exhibit needs for long deferred maintenance.
Wood edge
trim is also in poor condition
Wood eaves
need prep and painting as well as the associated
wood trim.
Decorative eave joists should be treated to protect exposed
ends.
Decorative plaster brackets should be carefully
refurbished
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Packet Pg. 150 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
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Mills Act Application 2021 Kaplan Chen Kaplan
Roofing Most of the roof area is flat
with composite sheet roofing. There are a series of short, sloped roofs and projections over doors and
windows with roofed with
“S” clay tiles.
The roof
needs ongoing repair. The roof s is fair
condition.
The clay tile has not been inspected
Roof inspection
is necessary. Roof should be reviewed for ponding and
adequate
drainage. Clay tiles should be secured to the building.
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2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Downspouts
and Drains
There are no gutters on the
building. The main flat roof area drains through downspouts around the building primarily on the
east.
Downspouts
are partly covered with landscape and possibly
full of debris.
Downspouts
should be cleaned. The leader boxes and downspout
metal should be
prepped and painted, maintaining the original shapes.
Roof drainage
should be reviewed.
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2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Hardware The front door has older
hardware for the handle, lock, mail slot cover and viewport. The wood windows have a mix of
original hardware.
The front
door hardware needs to be refurbished.
Window
hardware is not consistent with missing
elements
Door hardware
can be refurbished. Window hardware
should be
reviewed and refurbished including replacement of
missing and
inappropriate hardware.
Exterior Lights The exterior lights are not a primary feature but important to overall look and
maintenance of the
property. The only public visible exterior lights are sconces on either side of the main entry
The sconces at the front door are a
modern
version of a historic period fixture
Existing lights can be furbished or
changed out for
more appropriate fixture. Additional
compatible
lighting can be provided for safety on the remaining
exterior
elevations
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Mills Act Application 2021 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come overhead from 4th Street along the north side of the building to connect at the northeast
corner of the roof. Other
wires enter the site from a pole along Ocean Park Blvd. Another cable spans across the back yard from
the rear property line.
The electrical
service is overhead from 4th Street.
Cables from
many directions traverse the site. There
are also a
number of exposed conduits on the exterior of
the building
especially at the rear entry area. The wiring system
for the house
is antiquated, a potential hazard and needs
replacement
Exposed
conduits should be concealed as much as possible. The
service should
be reviewed for adequacy. Rewiring throughout
residence
should be provided for safety
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Packet Pg. 154 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plumbing There is a crawl space for
service to the residence as well as a partial basement with access to the underfloor.
The plumbing
service including sewer has not been
investigated.
The system is very old and has not been
upgraded
Plumbing
should be reviewed. Outlets and fixtures should
be repaired to
prevent water damage. There should be regular
maintenance
and repair of system. Water leaks should be repaired
immediately.
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Packet Pg. 155 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Mechanical/
Heating
Heating equipment is not
functional.
The system
does not currently function.
The system
may be fixable but antiquated for energy considerations.
Systems should
be reviewed, maintained and adjusted as needed. Gas
shut off for
safety.
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Packet Pg. 156 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Garage The 2 car garage has wood
siding with a gable roof covered with composite sheet roofing accessed by a pair of large, hinged wood
doors at main opening and
a person door in middle of south side elevation.
The garage
finishes are worn and peeling, the doorways are
hanging, and
the sheet roofing is inappropriate, the roof also
appears to
sag slightly along the ridge.
The garage
needs significant long term maintenance
and repair. All
finishes need to be significantly prepped and wood elements
painted. The
roofing should be reviewed along with roof structure and
new appropriate
roofing installed. Electrical service to
garage should
be reviewed.
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Packet Pg. 157 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Photographs
West (front) elevation on Fourth Street
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Packet Pg. 158 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
South (side) elevation on Ocean Park Boulevard ramp
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Packet Pg. 159 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
North (side) elevation along driveway
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Packet Pg. 160 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
North (side) elevation of residence on right and view of Garage
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Packet Pg. 161 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Partial East (rear) elevation toward north with rear entry
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Packet Pg. 162 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
East (rear) elevation of residence
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Packet Pg. 163 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Garage - West (front) elevation
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Packet Pg. 164 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 4th Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Garage – South (side) elevation
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Packet Pg. 165 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
2525 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 May 1, 2021
SUMMARY OF REPAIR / MAINTENANCE WORK
Site Work Treatment: Maintain front walk. The driveway should be evaluated as whether
to repair or replace drive with matching pattern. The concrete at the back of the house that is not original should be removed. Other compatible sitework can be installed if desired.
Landscape
Treatment: The property should be re-evaluated for landscape appropriate to setting. New plantings, irrigation and other elements of landscape development should be included.
Foundations / Structural Treatment: Structural engineer to review. Additional seismic strengthening
may be required Provide additional support and structure as needed. Front and rear entry steps and porch
Treatment: The concrete steps at entries around be patched and cleaned.
Added handrails should be considered for safety. . Entry Door
Treatment: Front door should be treated and hardware appropriately refurbished. The front door may need replacement. Wood sidelights should be uncovered and also provided with prep and paint.
Wood Doors and Windows Treatment: The wood doors and windows are in need of significant prep and paint. Hinges and other aspects of window operation need to be refurbished
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Packet Pg. 166 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
2525 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 May 1, 2021
Plaster Finish Treatment: The plaster needs significant prep and paint all around.
Clay Tile Roof Projections and Parapet caps Treatment: Clay tile should be inspected for attachment throughout. Missing
tile should be replaced. Projecting wood eaves and decorative plaster brackets
Treatment: Wood eaves need prep and painting as well as the associated wood trim. Decorative eave joists should be treated to protect exposed ends. Decorative plaster brackets should be carefully refurbished
Roofing Treatment: Roof inspection is necessary. Roof should be reviewed for ponding and adequate drainage. Clay tiles should be secured to the building.
Downspouts and Drains Treatment: Downspouts should be cleaned. The leader boxes and downspout metal should be prepped and painted, maintaining the original shapes. Roof
drainage should be reviewed. Hardware
Treatment: Door hardware can be refurbished. Window hardware should be reviewed and refurbished including replacement of missing and inappropriate hardware.
Exterior Lights
Treatment: Existing lights can be furbished or changed out for more appropriate fixture. Additional compatible lighting can be provided for safety on the remaining exterior elevations
Electrical
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Packet Pg. 167 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
2525 Fourth Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 May 1, 2021
Treatment: Exposed conduits should be concealed as much as possible. The service should be reviewed for adequacy. Rewiring throughout residence should
be provided for safety. Plumbing
Treatment: Plumbing should be reviewed. Outlets and fixtures should be repaired to prevent water damage There should be regular maintenance and repair of system. Water leaks should be repaired immediately.
Mechanical
Treatment: The system may be fixable but antiquated for energy considerations. Systems should be reviewed, maintained and adjusted as needed. Gas shut off for safety.
Garage Treatment: The garage needs significant long term maintenance and repair.
All finishes need to be significantly prepped and wood elements including garage doors painted. The roofing should be reviewed along with roof structure and new appropriate roofing installed. Electrical service to garage should be reviewed.
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Packet Pg. 168 Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
MILLS ACT MAINTENANCE PLAN2525 Fourth Street, Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 years(Est. Budgets)EXTERIORSitework Front Entry, Driveway, rear Poor Maintain, clean surfaces for safety 10 years 20,000.00$ 20,000.00$ paving at porches and driveLandscape Front, side and rear yard Poor Property should be reevaluated for annual 2,500.00$ 33,500.00$ landscape appropriate to setting first year 8,500.00$ Foundations/Structural Footings Poor Structural engineer to review 10 years 15,000.00$ 15,000.00$ Additional strengthening as requiredFront & Rear Entry Steps Front and rear entries - front Poor Maintain paving, review for handrails 5 years 5,000.00$ 10,000.00$ PorchEntry Door Front Poor Maintain main entry door including wood 5 years 2,500.00$ 5,000.00$ sidelights and hardwareWood doors and windows Throughout Poor Significant refurbishment. Maintain finishes 5 years 50,000.00$ 100,000.00$ and review operating conditionPlaster finish All facades Poor Regular cycle of patch, prep and paint 5 years 30,000.00$ 60,000.00$ Clay Tile Projections and All elevations PoorClay tile should be inspected for 5 years 5,000.00$ 10,000.00$ Parapet capsattachment throughout. Missing tile should be replaced.Projecting Wood Eaves & Projecting deco wood eaves Poor Wood eaves need prep and painting 10 years 20,000.00$ 20,000.00$ Decorative plaster brackets and brackets at overhangs as well as all wood trimRefurbish decorative plaster bracketsRoofing Flat roof behind parapet and Poor Provide roof inspection, Repair as needed 10 years 25,000.00$ 25,000.00$ areas of sloping roof Review for drainage2021 Page 1 of 2 2525 Fourth Street, Santa Monica3.A.cPacket Pg. 169Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
MILLS ACT MAINTENANCE PLAN2525 Fourth Street, Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 yearsEXTERIORDownspouts & drains Perimeter Poor Keep drains clear, flush lines 5 years 7,500.00$ 15,000.00$ Hardware Entire house Poor Review for missing window hardware. 5 years 5,500.00$ 11,000.00$ New hardware to be maintained, maintainweather sealExterior lights Front porch Poor Review exterior lighting for security & 5 years 2,500.00$ 5,000.00$ safety and compatibility with residence. SYSTEMSSystem Location Condition Recommended Treatment Maintenance EstimatedSchedule CostElectrical Overhead to residence Poor Review exposed wires and conduits 10 years 50,000.00$ 50,000.00$ and garage Wiring throughout house should beevaluated for likely re-wiringPlumbing Throughout Poor Review all plumbing issues including 10 years 30,000.00$ 30,000.00$ fixtures. Re-pipe may be necessaryHeating Residence Poor Evaluate and possibly replace system 10 years 15,000.00$ 15,000.00$ TOTAL 424,500.00$ 2021 Page 2 of 2 2525 Fourth Street, Santa Monica3.A.cPacket Pg. 170Attachment: 2525 4th Street Mills Act application (4630 : Adoption of a Resolutions approving Historic
A ADDRESS:
B PROPERTY TYPE:SFR, MFR, COM or IND SFR
C IMPROVEMENT VALUE:Current Assessed Improvement
Value
$375,000
D LAND VALUE:Current Assessed Land Value $1,582,000
C ESTIMATED MONTHLY RENTAL
INCOME:
Average of eqitable rental
alternatives within your area
$3,500
Current Tax
Tax Under Mills Act
Tax Savings per year
REVENUES
1 Monthly Rental Income Average of eqitable alternatives
within your area $3,500
2 Annual Rental Income Line 1 x 12 months $42,000
ANNUAL EXPENSES
3 Gen. Expenses: 25 $10,500
4 Vacancy loss 3% of Line 2 $1,260
5 Total Expenses Sum Lines 3 and 4 $11,760
NET OPERTING INCOME
6 Net Operating Income Line 2 - Line 5 $30,240
CAPITALIZATION RATE
7 Interest Component 5.50%
8 Historic Property Risk 2%, or 4% for SFD 4.00%
9 Property Tax Component 1%1.02%
10 Amortization Component (Improvement Value/Land
Value) * 0.03 0.71%
11 Capitalization Rate Sum Lines 7 to 10 11.23%
TAXES
12 Mills Act Assessment Value Line 6/ Line 11 $269,252
13 Tax Under Mills Act Line 12 * .0102 $2,746
14 Current Assessed Value Curent Assessed Value of
property $1,957,000
15 Current Tax Line 14* .0102 $22,556
16 Tax Savings Line 14 - Line 13 $19,810
17 Fiscal Loss to City Line 15 X 11%$2,179
$19,810
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACTS
Enter your information into rows A-D in the GRAY cells
2525 4th Street, Santa Monica, CA
Mills Act may REDUCE your property taxes *
$22,556
$2,746
* Note that actual savings from a Mills Act contract may vary from these projections.
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CITY OF SANTA MONICA
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(310) 458-8341
MILLS ACT CONTRACT APPLICATION INSTRUCTIONS
WHAT IS THE MILLS ACT?
The Mills Act is a California State law that enables cities to enter into contracts with property owners of
qualified historic structures. Mills Act contracts can provide tax benefits for both owner-occupied and income producing properties. In the case of owner-occupied property, the income projection is based on comparable rents for similar property in the area or, if insufficient rental information is available, the
income that it could reasonably be expected to produce. For income producing property, the income
amount is based on rent actually received and on typical rents received for similar property in similar use.
The owner of any building that is either a designated local landmark or a contributing building in a
designated historic district may file a Mills Act Contract Application. Once approved, a Mills Act contract
requires the County Tax Assessor's office to determine the value of the historic property based upon its
current income, rather than future development potential.
In exchange for this reduction in property taxes, the contract requires the property owner to undertake
specific restoration tasks, if necessary, and to properly maintain the historic structure. The proposed restoration and maintenance items are included in a work plan that is submitted by the applicant and, if approved, becomes attached to the contract as an exhibit.
More details about the State enacting law are available at www.ohp.parks.ca.gov.
CONTRACT TERM
Mills Act contracts are for a ten-year term and are renewed automatically each year on the contract's
anniversary. As a result, unless either the property owner or the City submits a notice of non-renewal, the
owner is always ten years away from the contract termination. The effect of a non-renewal notice is
contract termination at the end of the then current ten-year term. The owner may also petition the City to
initiate an immediate cancellation. If cancelled, a penalty equal to 12 1/2 percent of the property's assessed
market value is imposed. The City may also cancel the contract in the case of breach of the contract conditions. The rights and obligations to the contract are also binding upon successive property owners during the contract term. Although new contracts can take place at any time, new valuations will not be
effective until March of any given year.
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Packet Pg. 175 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
APPLICATION PROCESS
The deadline for filing an application for a Mills Act Contract is May 31st annually.
Applications must be filed by appointment at the City Planning Division’s public information counter.
Appointments are available weekly on Tuesdays and Thursdays. Please contact the City Planning
Division at (310) 458-8341 at least one week in advance to schedule an appointment to file your application.
Staff will review your Mills Act Contract application upon receipt and will contact you and/or your
representative to schedule a site visit. Following a site visit, staff will prepare a report to present to the
Landmarks Commission for their recommendation (tentatively scheduled for the August or September
Landmarks Commission meeting). It is important for you and/or your representative (architect) to be
present at this meeting to answer any questions the Commission may have regarding the property.
After the Landmarks Commission has made a recommendation on the Contract application, staff will then
take it to the City Council for their review and approval. Once City Council approves the Contract,
notarized signatures of both the property owner and City officials must be obtained no later than early-
December. The City will endeavor to submit the signed document to the Los Angeles County Recorder for
recordation no later than December 28 for benefits to begin the following tax year.
Upon receipt of the fully executed and recorded document, the City will then forward it to the Los Angeles
County Tax Assessor, who will recalculate the property owner's tax payment (usually mid April). Staff will
provide you a copy of the fully executed Contract after it has been sent to the County Tax Assessor.
CHECKLIST
Please review the attached application form for more information about submittal requirements. If you have
any other questions, please contact Steve Mizokami, Senior Planner, Landmarks Commission Liaison, at
(310) 458-8341 or by email at steve.mizokami@smgov.net.
Before submitting your application, please check that you have included the following items:
Completed application form.
Restoration/Rehabilitation and/or Maintenance Plan.
An Architectural Report identifying the status of all character-defining features of the building prepared by a certified architect.
Financial Analysis form with information required (two highlighted boxes only).
Photographs of all building elevations and character-defining features of the structure(s).
Copy of the Grant Deed for the property.
Copy of latest property tax bill.
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Packet Pg. 176 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________
Land Use Element District ________________ Zoning District __________________
Legal Description (Lot, Block, Tract) ____________________
Legal Description (Book, Page, Parcel #) __________________
APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
21ENT-0117 05/13/2021
No Fee
Scott Albright
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Packet Pg. 177 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
Existing Use of Property: ____________________________________
Date of Local Designation: __________________________________
Please give a brief summary of the general condition of the Landmark Structure:
Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance
Is the property designated as part of an historic district? Yes ____ No ____
If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____
If so, date of designation: _________________
APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in
order to process a Mills Act Contract application:
An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic
property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.
Please submit one (1) unbound, single-sided copy of each of the following items:
1.An Architectural Report identifying the status and condition of all character-defining features of the
building and site prepared by a certified architect.
2.A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by acertified architect.
Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of
this work in a separate section (please see attached sample plan).
3.A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all
periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural
systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.
4. Photographs (35 mm or digital) of all building elevations and character defining features.
5.Information required for the Financial Analysis (fill in the two highlighted boxes on the attached
form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the
information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles
County Office of the Assessor will make a revised tax assessment that will be applicable for the next
tax year.
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Packet Pg. 179 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
March 1, 2021
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
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Packet Pg. 180 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 March 1, 2021
CONDITION ASSESSMENT REPORT
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of
124 Hart Avenue, a two-story residential structure above parking located on a
single parcel in Santa Monica in the potential South Beach Historic District. The
site is between Pico and Ocean Park Boulevards and within the first block of
residences west of the Pacific Ocean. According to the Los Angeles County
Assessor, the Craftsman Bungalow styled single family residence was
constructed in 1908. The building was previously evaluated as a contributor to
the surrounding potential historic district and is under consideration for
designation as a City of Santa Monica Structure of Merit.
Neighborhood and General Building Description
The property is located on the south side of Hart Avenue, a narrow sloping street
lined with cottages of a similar era Adjacent neighboring structures are primarily
one-story and two story residences, many of them built over a level of parking.
The block of Hart Avenue from Barnard Way to Nielson Way is one of four
contiguous blocks of residential development starting at Hollister Avenue on the
north to Ocean Park Boulevard on the south that was developed in the early
1900s and is now considered as the potential South Beach historic district. The
homes are all on relatively narrow lots with minimal setback between structures
so that overhanging eaves almost touch. In addition to the narrow lots, the site
has two unique features: it is located near the ocean with a climate that
accelerates deterioration of exterior materials and the ground below is primarily
sand that can impact structural stability.
The narrow approximately 20 x 94 foot site is slightly sloping down to the west
while the rear yard is at a higher grade. The two story cottage is sheathed in lap-
siding with an asymmetrical side-gabled roof that is steeper and shallower on the
front half. A prominent gabled dormer rises from the roof with a large tripartite
window. The first-floor elevation is dominated by another tripartite window across
the west two-thirds of the elevation. The east half of the elevation is set back
about eight feet forming a protected entry porch with what appears to be the
original front door. The small porch is open to the east and the corner is
supported by double square posts with Craftsman influenced cross tails.
Due to the higher grade of the dunes at the back of the site, the residence was
original constructed approximately five and one half feet above the street level
with steps from the sidewalk up to the front porch similar to the adjacent
neighbors. A project completed in 2005 designed by a local preservation
architect raised the building an additional 18” to allow an enclosed parking space
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Packet Pg. 181 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 March 1, 2021
setback from the street underneath the residence. The entire structure was
raised putting it in line with nearby neighbors. The steps from the street were
extended up to the main level and the front deck that was at an intermediate level
was raised to the first floor level and provided a revised code compliant railing.
Building refurbishment and rehabilitation occurred at that time including new
wood decking, matching new windows in existing openings and frames as well as
areas of new siding. The foundation was also upgraded during the work.
Otherwise the original exterior form and materials remained intact.
Overall view of 1129 Ashland Avenue Front entry porch at 1129 Ashland Avenue
Front entry porch at 1129 Ashland Avenue Back elevation with added rooms to match
with driveway on west
The following report includes a condition assessment of key exterior elements and
character defining features as well as strategies for ongoing maintenance and repair. All
work is to meet the Secretary of the Interiors Standards for historic properties.
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Packet Pg. 182 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 March 1, 2021
Character Defining Features
Site Work
Sitework consists of concrete walks and a short driveway. The walks continue
along the sideyard setbacks. The site work in front including a brick paved
driveway serves as access to the site and supports the bottom of the entry stair.
The site work also creates planting areas under the stair and in a planter along
the west property line. There are small areas of paving and rock materials in the
back yard. An important function of the site work is to provide drainage and keep
moisture away from the building
Front drive and walk paving Stairway comes down to raised concrete step
Sitework provides raised concrete Detail at stair landing and paving
platform for stairs .
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Packet Pg. 183 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 March 1, 2021
Site work includes drive paving and low walls Planters define the west property line
Treatment: Maintain walks and low planters. Repair minor damages at street
front paving. Review drainage and provide fees for inspections as needed.
Landscape
Landscape areas are developed on either side of the narrow property with small
plantings and succulents. Landscape adjacent to the house needs adequate
drainage to avoid water damage to the residence and foundation. The tall tree in
the backyard with a slight lean towards the house is a major landscape feature
Front yard landscape on east Landscape is adjacent to residence with
drainage
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Packet Pg. 184 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 March 1, 2021
Front yard landscape at west Large tree in back yard is major feature
Treatment: Maintain plantings away from building and irrigation pointed away
from wood siding and exposed concrete stem wall. Maintain drainage. The tree
in backyard needs to be monitored and trimmed regularly to avoid damage to
residence. Tree roots extend far and need to be monitored
Foundations / Structural
The concrete foundations were improved during the prior project. The soil below
is primarily sand. The house is wood framed.
Foundation generally upgrade during previous Exposed foundation at west
work
Treatment: Foundations are generally sound but site is sandy material subject
to shifting. Structure to be monitored including alignment of wood framing in the
residence. Termite inspection and treatment provided as needed.
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Packet Pg. 185 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 March 1, 2021
Entry Porches
As typical for many homes near the ocean, the porch is an important feature and
as a result of the sloping terrain, this residence like its neighbors has a raised
front deck accessed by stairs from the public sidewalk. The steps lead up to a
wood deck and the entry to residence. There is also a rear deck two steps up
from grade with similar wood material for decking. Decks for outdoor living and
view are a key feature for this oceanfront area.
Front entry porch Front entry porch is major feature
Entry stair is part of porch with Stair leads to entry area and front deck
matching materials and finishes
Entry area is under covered porch Flooring of steps, entry and porch area are wood
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Packet Pg. 186 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 March 1, 2021
Rear deck built with rear addition Rear deck provides covered outdoor
Area and steps to the backyard.
Treatment: Maintain finishes. The steps and porch deck are susceptible to
wear from use and exposure to weather. The composition of steps, rails, deck,
deck rail and porch overhang are an important feature for maintenance. The rear
deck also provides protection to the back of building and site and should be
similarly maintained.
Wood Siding and Wood Trim
The primary exterior material is wood siding along with window and door trim and
roof fascia boards. The siding is a primary feature of the landmark residence and
has a distinctive horizontal banding from the lapped board. Areas of new siding
match the original siding that remains in place. There are significant amounts of
trim including door and window surrounds.
Wood siding clad house is near water Siding will need regular maintenance
and paint.
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Packet Pg. 187 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 March 1, 2021
Typical window trim with overlapping Wood trim including sills at windows will
lintel need maintenance and painting
Original siding Siding will need regular maintenance.
Treatment: All of the wood siding is painted a light green and all the trim white.
The siding has accumulated much dirt that may require a power wash. A new
paint finish should include appropriate surface preparation. The paint finish
should be maintained on regular cycle of surface preparation and paint. Termite
inspection and treatment is also recommended.
Wood Eaves and Beams
Large overhangs and extended projecting beams are a primary expression of the
bungalow style. All eaves have exposed boards and wood trim. The gable has
decorative fascia trim. The projecting beams have a diagonal cut at the exposed
end. The exposed eaves provide a decorative porch over the front entry,
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Kaplan Chen Kaplan 9 March 1, 2021
Decorative wood fascia and trim are Projecting decorative beams at deck
character defining features
Decorative woodwork at porch Typical eave underside with wood eave
and decorative fascia
Exposed wood eaves continue around Overall view of eaves, decorative fascia
building and beams
Treatment: Wood eaves including exposed roof joist and projecting beams
need to be maintained and painted on a regular cycle. The exposed ends of the
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roof joists and projecting beams are particularly vulnerable to deterioration from
moisture
Wood Doors and Windows
The wood windows and doors are also key features of the residence. The front
door may be original and is a dark stain color. Many of the windows were
replaced with matching wood sash during previous project. The windows and
doors are wood throughout the residence. A number of windows appear to be
failing due to condensation/moisture intrusion into the glazing. The wood
thresholds at the doorways exhibits some deterioration.
Front door and large window at front Garage door compatible with residence
entry
Typical windows match original. The ocean Front porch windows
weather impacts windows
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 11 March 1, 2021
Front door and windows at entry Rear doors match residence
Windows are in hard to reach locations Windows along sideyard
Treatment: Doors and windows similarly need regular cycle of maintenance
and painting. Mechanisms for operable sash have been refurbished and will
need to be maintained. The wood windows will need ongoing maintenance and
in cases replacement due to moisture intrusion. Wood thresholds should be
maintained and may need replacement over time.
Roof
The roof is covered by dark tone composite shingles. . Roof should be reviewed
for on-going longevity and replaced at life-cycle. There is metal edge flashing
that should also be reviewed for moisture intrusion
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 12 March 1, 2021
Overall composite shingle roof Overall roof approx. 8 years old is in
replaced during past project (2011) fair to good condition
Overall composite shingle roof replaced Edges of roof continue to wear over time
during past project (2011)
Treatment: Long term maintenance is necessary for overall preservation. All
leaks to be repaired immediately. Replace roof at life cycle.
Gutters and Downspouts
There are copper gutters across the front façade and copper downspouts. The
gutter is important as the long roof slopes down to the front façade where
significant water flows during rains. if the gutters and drains are not functioning
properly the water could easily damage important features including front deck
and porch
.
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 13 March 1, 2021
Copper gutters at front of building Gutters wrap porch to protect entry
under repair with new downspouts
Copper downspouts take runoff to grade Detail at gutter and downspout
Treatment: Maintain copper gutters and downspouts. Keep downspouts clear.
Repair separations between copper elements
Chimney
There is a masonry chimney from the original residence. The exposed brick has
masonry trim at top and is capped with metal spark arrestor.
Chimney at peak of roof
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
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Treatment: The masonry chimney needs to be maintained for safety, During
roof work the pointing mortar should be observed for potential repair. The metal
cap may rust over time and should also be maintained. The chimney needs to
be well flashed with the roof.
Hardware
Front door hardware appears partly original. Some of the window hardware is
original and matching hardware has been installed for the other locations.
Hardware at front door. Compatible hardware provided throughout
Treatment: Maintain front door hardware and window hardware. Repair or
replace hardware with matching or compatible as needed.
Exterior Lights
There is little evidence of original lights. . There is a decorative compatible
fixture at the entryway. Other discreet lighting for security and safety should be
maintained. Exterior lighting provides security and illuminates front entry porch.
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Porch light can be refurbished or Exterior safety light at sideyard
replaced with compatible.
Treatment: Maintain or replace front porch light with compatible fixture.. Any
new fixtures including LED lights should be compatible with the historic character
of the residence.
Electrical
Electrical service was upgraded during previous project and may need additional
Improvements
Electrical service has been upgraded
Treatment: Review electrical service and repair as needed.
Plumbing
The plumbing system was generally upgraded at time of earlier work. The fire
sprinkler is part of the system for fire protection.
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 16 March 1, 2021
Plumbing system upgraded including Exterior fire sprinklers have leaked
outdoor locations
Treatment: Plumbing failure can cause considerable damage. There should be
regular maintenance and repair of system. Water leaks should be repaired
immediately. The fire sprinkler system needs to be maintained so not to damage
exterior woodwork..
Mechanical
The mechanical system serves to help maintain climate for long term
preservation of features. A new system has been provided with appropriate
humidity and temperature controls for long term preservation or the residence
Gas meter .Mechanical system was upgraded
during earlier project
Treatment: Mechanical system is important to maintain temperature and
humidity for long term preservation. Systems should be reviewed, maintained
and adjusted as needed.
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
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SUMMARY OF REPAIR / MAINTENANCE WORK
Site Work
Treatment: Maintain walks and low planters. Repair minor damages at street
front paving. Provide drainage inspections as needed.
Landscape
Treatment: Maintain plantings away from building and irrigation pointed away
from wood siding and exposed concrete stem wall. Maintain drainage. The tree
in backyard needs to be monitored and trimmed regularly to avoid damage to
residence. Tree roots extend far and need to be monitored
Foundations / Structural
Treatment: Foundations are generally sound but site is sandy material subject
to shifting. Structure to be monitored including alignment of wood framing in the
residence. Provide treatment for termites as needed.
Entry Porches
Treatment: Maintain finishes. The steps and porch deck are susceptible to
wear from use and exposure to weather. The composition of steps, rails, deck,
deck rail and porch overhang are an important feature for maintenance. The rear
deck also provides protection to the back of building and site and should be
similarly maintained.
Wood Siding and Wood Trim
Treatment: All of the wood siding is painted a light green and all the trim white.
The siding has accumulated much dirt that may require a power wash. A new
paint finish should include appropriate surface preparation. The paint finish
should be maintained on regular cycle of surface preparation and paint. Inspect
for termites in all woodwork and treat as needed.
Wood Eaves and Beams
Treatment: Wood eaves including exposed roof joist and projecting beams
need to be maintained and painted on a regular cycle. The exposed ends of the
roof joists and projecting beams are particularly vulnerable to deterioration from
moisture.
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Wood Doors and Windows
Treatment: Doors and windows similarly need regular cycle of maintenance
and painting. Mechanisms for operable sash have been refurbished and will
need to be maintained. Glazing in windows may be failing with moisture intrusion
and condensation. These windows may need to be replaced with matching
windows. Wood thresholds should be maintained and may need replacement
over time.
Roof
Treatment: Long term maintenance is necessary for overall preservation. All
leaks to be repaired immediately. Replace roof at life cycle.
Gutters and Downspouts
Treatment: Maintain copper gutters and downspouts. Keep downspouts clear.
Repair separations between copper elements
Chimney
Treatment: The masonry chimney needs to be maintained for safety, During
roof work the pointing mortar should be observed for potential repair. The metal
cap may rust over time and should also be maintained. The chimney needs to
be well flashed with the roof.
Hardware
Treatment: Maintain front door hardware and window hardware. Repair or
replace hardware with matching or compatible as needed.
Exterior Lights
Treatment: Maintain or replace front porch light with compatible fixture.. Any
new fixtures including LED lights should be compatible with the historic character
of the residence.
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124 Hart Avenue, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 19 March 1, 2021
Electrical
Treatment: Review electrical service and repair as needed.
Plumbing
Treatment: Plumbing failure can cause considerable damage. There should be
regular maintenance and repair of system. Water leaks should be repaired
immediately. The fire sprinkler system needs to be maintained so not to damage
exterior woodwork..
Mechanical
Treatment: Mechanical system is important to maintain temperature and
humidity for long term preservation. Systems should be reviewed, maintained
and adjusted as needed.
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MILLS ACT MAINTENANCE PLAN
124 Hart Avenue, Santa Monica
Feature Location Condition Recommended Treatment Maintenance Estimated Total
Rehabiliation per Secr of Ints Stds.Schedule Budget 10 years
(may vary)Approx est.
EXTERIOR
Sitework Front and side yards Good Clean and maintain paving 3 years 1,000.00$ 3,000.00$
Inspect drainage/urban runoff
Landscape Front and side yards Good Review backyard tree and trim as needed annual 1,800.00$ 18,000.00$
Check for irrigation near residence and
fence. Check and clear drains
Foundations/Structural Original footings at house Good Review footings and underfloor supports 10 years 4,000.00$ 4,000.00$
Wood framing throughout Review for temites
Entry porches Front entry Good/Fair Paint as needed. 5 years 2,000.00$ 4,000.00$
Rear deck Maintain wood deck-use appropriate
Steps products
Wood siding and trim All facades Good Regular cycle of prep and paint 10 years 15,000.00$ 15,000.00$
Review all woodwork for termites
Wood eaves and beams All facades Good Regular cycle of prep and paint 10 years 4,000.00$ 4,000.00$
Seal eave and beam ends
Wood doors and windows Entire residence Good Regular cycle of prep and paint 10 years 10,000.00$ 10,000.00$
incl garge door Maintain/repair operable mechanisms
Repair/replace with matching failed wdws
Roof Entire house - composite Fair Maintain roof, reroof at lifecycle 10 years 16,000.00$ 15,000.00$
shingle, with projecting Review flashing, review edge metal
wood eaves
Gutters & downspouts Front façade Good/Fair Maintain connections, repair leaks at joints 5 years 1,000.00$ 2,000.00$
Maintain copper patina, no abrsive cleaning
Check for connections at grade
2021 Page 1 of 2 124 Hart Avenue, Santa Monica
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Packet Pg. 200 Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic
MILLS ACT MAINTENANCE PLAN
124 Hart Avenue, Santa Monica
Feature Location Condition Recommended Treatment Maintenance Estimated Total
Rehabiliation per Secr of Ints Stds.Schedule Budget 10 years
(may vary)Approx est.
EXTERIOR
Chimney Roof peak Fair Maintain and sweep chimney for fire 5 years 1,000.00$ 2,000.00$
protection. Review for masonry repairs,
repointing
Hardware Entire house Fair Front door hardware to be 3 years 500.00$ 1,500.00$
refurbished and maintained
Window hardware maintained
Exterior lights Porches Fair Review exterior lighting for security &5 years 1,000.00$ 2,000.00$
safety. Maintain fixtures. Refurbish or
replace porch light
SYSTEMS
System Location Condition Recommended Treatment Maintenance Estimated
Schedule Cost
Plumbing House exterior & throughout Good/Fair Maintain plumbing, fix all damaged 3 years 1,500.00$ 4,500.00$
& Exterior fire sprinklers Exterior eaves on east & west elements immediately
Check fire sprinkler system for leaks
Electrical House wiring throughout Good Review electrical for safety esp. at exterior 5 years 500.00$ 1,000.00$
outlets and wiring. Review for upgrades
Mechanical House Good Maintain for building climate, moisture 5 years 2,000.00$ 4,000.00$
protection. Review for gas shut off
TOTAL 90,000.00$
2021 Page 2 of 2 124 Hart Avenue, Santa Monica
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FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________REVENUESCurrent1) Monthly Rental Income3%2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses$0 (Sum Lines 8-9) NET OPERTING INCOME$0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component5.5%10) Historic Property Risk4%(2%, or 4% for SFD)11) Property Tax Component1%12) Amortization Component0.5%13) Capitalization Rate11%(Sum Line 9 - 12)TAXES14) Mills Act Assessment$0 (NOI/ Line 13)15) Tax Under Mills Act$0(Line 14 X .01035146)16) Current Tax17) Tax Savings(Line 16 - Line 15)$018) Annual Costs to City(Line 17 X 16%)$03.A.dPacket Pg. 214Attachment: 124 Hart Ave. Mills Act Application (4630 : Adoption of a Resolutions approving Historic
CITY OF SANTA MONICA
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(310) 458-8341
MILLS ACT CONTRACT APPLICATION INSTRUCTIONS
WHAT IS THE MILLS ACT?
The Mills Act is a California State law that enables cities to enter into contracts with property owners of
qualified historic structures. Mills Act contracts can provide tax benefits for both owner-occupied and income producing properties. In the case of owner-occupied property, the income projection is based on comparable rents for similar property in the area or, if insufficient rental information is available, the
income that it could reasonably be expected to produce. For income producing property, the income
amount is based on rent actually received and on typical rents received for similar property in similar use.
The owner of any building that is either a designated local landmark or a contributing building in a
designated historic district may file a Mills Act Contract Application. Once approved, a Mills Act contract
requires the County Tax Assessor's office to determine the value of the historic property based upon its
current income, rather than future development potential.
In exchange for this reduction in property taxes, the contract requires the property owner to undertake
specific restoration tasks, if necessary, and to properly maintain the historic structure. The proposed restoration and maintenance items are included in a work plan that is submitted by the applicant and, if approved, becomes attached to the contract as an exhibit.
More details about the State enacting law are available at www.ohp.parks.ca.gov.
CONTRACT TERM
Mills Act contracts are for a ten-year term and are renewed automatically each year on the contract's
anniversary. As a result, unless either the property owner or the City submits a notice of non-renewal, the
owner is always ten years away from the contract termination. The effect of a non-renewal notice is
contract termination at the end of the then current ten-year term. The owner may also petition the City to
initiate an immediate cancellation. If cancelled, a penalty equal to 12 1/2 percent of the property's assessed
market value is imposed. The City may also cancel the contract in the case of breach of the contract conditions. The rights and obligations to the contract are also binding upon successive property owners during the contract term. Although new contracts can take place at any time, new valuations will not be
effective until March of any given year.
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APPLICATION PROCESS
The deadline for filing an application for a Mills Act Contract is May 31st annually.
Applications must be filed by appointment at the City Planning Division’s public information counter.
Appointments are available weekly on Tuesdays and Thursdays. Please contact the City Planning
Division at (310) 458-8341 at least one week in advance to schedule an appointment to file your application.
Staff will review your Mills Act Contract application upon receipt and will contact you and/or your
representative to schedule a site visit. Following a site visit, staff will prepare a report to present to the
Landmarks Commission for their recommendation (tentatively scheduled for the August or September
Landmarks Commission meeting). It is important for you and/or your representative (architect) to be
present at this meeting to answer any questions the Commission may have regarding the property.
After the Landmarks Commission has made a recommendation on the Contract application, staff will then
take it to the City Council for their review and approval. Once City Council approves the Contract,
notarized signatures of both the property owner and City officials must be obtained no later than early-
December. The City will endeavor to submit the signed document to the Los Angeles County Recorder for
recordation no later than December 28 for benefits to begin the following tax year.
Upon receipt of the fully executed and recorded document, the City will then forward it to the Los Angeles
County Tax Assessor, who will recalculate the property owner's tax payment (usually mid April). Staff will
provide you a copy of the fully executed Contract after it has been sent to the County Tax Assessor.
CHECKLIST
Please review the attached application form for more information about submittal requirements. If you have
any other questions, please contact Steve Mizokami, Senior Planner, Landmarks Commission Liaison, at
(310) 458-8341 or by email at steve.mizokami@smgov.net.
Before submitting your application, please check that you have included the following items:
Completed application form.
Restoration/Rehabilitation and/or Maintenance Plan.
An Architectural Report identifying the status of all character-defining features of the building prepared by a certified architect.
Financial Analysis form with information required (two highlighted boxes only).
Photographs of all building elevations and character-defining features of the structure(s).
Copy of the Grant Deed for the property.
Copy of latest property tax bill.
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City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________
Land Use Element District ________________ Zoning District __________________
Legal Description (Lot, Block, Tract) ____________________
Legal Description (Book, Page, Parcel #) __________________
APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________
Santa Monica Business License No. __________
21ENT-0121 05/13/2021
No Fee
Scott AlbrightThis application is addressed in Accela as 317 Ocean Park Boulevard
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Existing Use of Property: ____________________________________
Date of Local Designation: __________________________________
Please give a brief summary of the general condition of the Landmark Structure:
Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance Is the property designated as part of an historic district? Yes ____ No ____
If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____
If so, date of designation: _________________
APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in
order to process a Mills Act Contract application:
An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic
property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.
Please submit one (1) unbound, single-sided copy of each of the following items:
1. An Architectural Report identifying the status and condition of all character-defining features of the
building and site prepared by a certified architect.
2. A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by a certified architect.
Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of
this work in a separate section (please see attached sample plan).
3. A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all
periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural
systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.
4. Photographs (35 mm or digital) of all building elevations and character defining features.
5. Information required for the Financial Analysis (fill in the two highlighted boxes on the attached
form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the
information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles
County Office of the Assessor will make a revised tax assessment that will be applicable for the next
tax year.
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2528 Fourth Street and
317, 319 & 321 Ocean Park Boulevard
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
May 1, 2021
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
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2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 May 1, 2021
CONDITION ASSESSMENT REPORT
Overview
The site at 2528 4th Street includes a one story Mediterranean Revival residence
at the corner and three small one story bungalows along the ramp on the south
at 321, 319 and 317 Ocean Park Boulevard. The parcel is a Contributor to the
Fourth Street Corner Historic District. The site and buildings at 2528 Fourth
Street are in very poor condition and in need of significant rehabilitation. Current
planning includes a rehabilitation project with ongoing maintenance of character
defining features of the historic resource.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of
2528 Fourth Street including the structures at 317 – 321 Ocean Park Boulevard,
a parcel in Santa Monica on west side of Fourth Street at the corner of Ocean
Park Boulevard. The parcel was designated as a Contributor to the Fourth Street
Corner Historic District in 2019. The historic district consists of four properties on
the west side of Fourth Street immediately north of the intersection with Ocean
Park Boulevard and the property across Fourth Street on the northeast corner at
Ocean Park Boulevard.
Aerial photo with site and outline of Fourth Street Corner Historic District
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2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 May 1, 2021
According to the Los Angeles County Assessor, the Mediterranean Revival style
plaster finished residential building at 2528 Fourth Street was constructed in
1920 as well as the three Craftsman bungalows along Ocean Park Boulevard.
The one car garage on the north accessed from Fourth Street was added in
1923.
Aerial photo of 2524 Fourth Street with residence.
Neighborhood and General Building Description
The property is located on the west side of Fourth Street at the corner of Ocean
Park Boulevard. The properties adjacent to the site on Fourth Street are one and
two stories with plaster exteriors in Mediterranean and Spanish Colonial Revival
designs.
The subject parcel is roughly a 49 x 143 foot rectangular site that slopes down
approximately ten feet to the west end of the property. The Los Angeles County
Assessor (which identifies the parcel as 317 Ocean Park Boulevard) indicates 4
units on the site for a total of 3,389 square feet of interior space. The corner
residence has a plaster façade with wood windows and trim. The building
parapets have clay tile caps and step up to a raised height at corners with a flat
roof covering the residence There is a sloping clay tile roof over the main
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Packet Pg. 222 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 May 1, 2021
arched window on the south. The front entry immediately adjacent within a notch
at the corner is an arched doorway with two steps up from the public walk. The
enclosed entry space within these openings may have once been an open porch
at the southeast corner. There are non-original metal awnings over both the
arched window and front door. A narrow concrete driveway enters from Fourth
Street along the north side of the residence to reach a one car garage added in
1923 with horizontal wood siding and flat roof.
The three bungalows at 317, 319 and 321 Ocean Park Boulevard with low gable
roofs are very similar to each other in shape and plan with variation in the
configuration of the front façade for the entry porch. The bungalow at 321 Ocean
Park Boulevard immediately west of the corner building has wood windows and
horizontal wood siding of alternating widths. The front entry porch with shed roof
facing south projects out from the middle of the façade and is entered from the
west side of the projection. The porch is now enclosed. The bungalow at 319
Ocean Park Boulevard with clapboard siding has a projecting gabled bay in the
front toward the west of the front facade with the porch recessed and now
enclosed on the eastern half of the facade. The windows and trim are also wood.
The bungalow at 317 Ocean Park Boulevard has long exposure wood shingles in
a regular pattern for siding with wood windows and trim. The now enclosed
porch is recessed under a smaller gable fascia on the east half the front facade.
The three bungalows each have a very shallow front yard with slightly different
sets of steps up to the entry porches from the public sidewalk along the Ocean
Park Boulevard ramp. There is a low wall with decorative score lines at the
sidewalk that may be original retaining the front yards. Each bungalow has a
small rear porch area with steps to the rear yard. that have also been enclosed.
There is minimal landscape for the corner building with a small yard only on the
west. The corner residence is situated on the Fourth Street property line and has
no setback on the west. The three bungalows have very small front and rear
yards and a narrow space between the buildings. The overall property is in
generally very poor condition throughout.
Character Defining Features – Condition Assessment and Treatment
Primary character-defining features of 2528 4th Street as outlined in the “Historic
District Assessment Report 4th Street & Ocean Park Boulevard Corner Historic
District, Santa Monica” (HRG, May 7, 2019) include: “smooth plaster exterior wall
cladding, wood sash windows with plain surrounds and projecting sills, and the
flat roof with stepped parapet clad in clay barrel tiles.” The garage is not included.
The report also notes character defining features for the three bungalows. For
321 Ocean Park Boulevard: “wood clapboard exterior wall cladding, wood sash
double-hung windows with plain surrounds and projecting sills, and the low-
pitched front gable roof with exposed rafter tails”. For 319 Ocean Park
Boulevard: “wood clapboard exterior wall cladding, wood sash double-hung
3.A.e
Packet Pg. 223 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 May 1, 2021
windows with plain surrounds and projecting sills, and the low-pitched front gable
roof with exposed rafter tails.” For 317 Ocean Park Boulevard: “wood shingle
exterior wall cladding, the recessed partial-width front porch, wood sash double-
hung windows with plain surrounds and projecting sills, and the low-pitched front
gable roof with exposed rafter tails and outriggers.”
The following report includes a condition assessment of key exterior elements
and character defining features as well as strategies for refurbishment and
ongoing maintenance and repair of these structures and property.
Treatment Guidelines
All work is to conform to the Secretary of the Interiors Standards for Treatment of
Historic Properties, in particular the Secretary of the Interiors Standards for
Rehabilitation.
Projects at this property are also eligible for application of the California Historic
Building Code.
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Packet Pg. 224 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
2528 Fourth Street (Corner Building) East and south elevation from Fourth Street
CORNER RESIDENCE - 2528 Fourth Street
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Packet Pg. 225 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
2528 Fourth Street - East elevation on Fourth Street
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Packet Pg. 226 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
2528 Fourth Street - North elevation
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Packet Pg. 227 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
2528 Fourth Street – South elevation along Ocean Park Boulevard ramp.
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Packet Pg. 228 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
2528 Fourth Street – West (rear) elevation
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Packet Pg. 229 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
CORNER RESIDENCE - 2528 Fourth Street
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework consists of short walk to a raised quarter round concrete landing in front of the entry door. A
small curb that slopes
along the sidewalk surrounds the small planting area in short yard on the south. The
residence is immediately
adjacent to the paved public sidewalk on the north. There is also minimal sitework on the north with a
pair of concrete strips
leading to the garage structure setback approx. 20 feet. The rear yard is minimal with a small, paved
area toward the north that
is an extension of paving between the garage and residence and a set of steps from the rear door
down to grade.
Concrete is in adequate condition. The curb along
Ocean Park is
deteriorated. Additional hardscape area may be
necessary for
access.
The paved driveway strips should be evaluated
as whether to
repair or replace. The curb on the south should
be repaired
with appropriate detail for yard drainage.
3.A.e
Packet Pg. 230 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
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Packet Pg. 231 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Landscape There is minimal planting
on the site with the short setback from Ocean Park Boulevard ramp and no setback along Fourth
Street. The north side
consists of lawn between concrete strips and the rear yard is mostly open but unplanted.
Landscape is
minimal and in poor condition.
The property
should be re-evaluated for landscape appropriate to
setting. New
plantings, irrigation and other elements of
landscape
development should be included. The plantings
along Ocean
Park can be better developed and there is an
opportunity in
the rear yard for landscape.
3.A.e
Packet Pg. 232 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 233 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete
footings, but little is visible as plaster finish continues to grade
Footings and
framing have not been reviewed by engineer.
There is
evidence of damage at structural elements,
primarily at
connection to foundation although no seismic
upgrade is
apparent. The roof framing has not been inspected.
Structural
engineer to review. Additional seismic
strengthening
may be required
3.A.e
Packet Pg. 234 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Front Door
and Entry Porch
The front entry at the
recessed southeast corner of the building is the primary access with one concrete step up to the
landing, quarter round in
plan at the front door. The doorway shape is echoed on the south elevation and there is a low arched
opening at the floor level
where the previously exterior entry vestibule drained to side yard. Inside this entry “foyer” space, the
doorways to the residence
appear as front entry doors with a small step up into the residence. The wood front door with multi-pane glass
has an arched top
surrounded by an expression of trim in plaster. The adjacent window on the south
similarly has arched ends
with plaster surround. The area may have once been an open porch but was closed in a long time ago.
There are older metal
awnings over the door and arched window at the “porch”.
The front porch
elements are in poor condition, especially the woodwork of
the infill
window. An original opening for drainage on the
south side of
the “porch” has been filled and re-finished.
The stains at
the concrete step can be cleaned and the woodwork
of door, door
threshold and window should be refurbished.
The exposure
suggests the need for awnings so older existing
metal awning
should be reviewed and can be replaced with
similar
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Packet Pg. 235 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Rear Entry
and Steps
The rear paneled wood
door appears original at west elevation with matching surrounding trim. There is a landing on the
outside with steps turning
to the north.
The door is
significantly deteriorated, and paint finishes faded.
The steps are
also deteriorated and missing guardrail
The doorway
should be refurbished or replaced with matching
panel design.
The steps may require reconstruction. A guardrail
and handrail
at the steps should be added for safety
3.A.e
Packet Pg. 236 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood doors
and windows
The wood windows appear
to be original, and the upper sash has a unique design divided into three panes. The exterior wood
trim has an added step at
the outer edge consistent around the building.
All windows
and window trim including sills are deteriorated to
various
degrees. All the woodwork and trim shows long term
deterioration.
The wood
doors and windows need significant prep and
paint. Hinges
and other aspects of window operation
need to be
refurbished. The front entry porch glazing is particularly
fragile and
needs careful repair. Screens should be
reviewed for
appearance.
3.A.e
Packet Pg. 237 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 238 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood Trim,
Wood Grills
All the windows have a
wood exterior trim with an added step around the outside edge. The grills at the crawlspace openings
also have a wood lattice
infill with wood frame.
The wood trim
is highly deteriorated. Paint finishes are peeling and
missing in
areas
The wood trim
needs significant treatment and refurbishment
including prep
and paint. Wood sills and grills that cover
openings to
the crawl space should also be treated or
replaced with
matching as needed.
3.A.e
Packet Pg. 239 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plaster finish
and details
The building exterior is a
relatively smooth sand finish painted plaster. The original plaster may have been a smooth finish. The
parapet caps include a
simple plaster trim with a line of clay tile on top. The parapets step up slightly at the corners of the north and
south (street facing)
facades.
The plaster has
mismatched or stained areas. There is cracking at the
bottom of the
plaster, possibly at the line of the foundation.
The plaster
needs prep and paint and patching at areas with
cracking.
3.A.e
Packet Pg. 240 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Clay Tile
Roof, Parapet Caps and Roof Drains
There is one small area of
clay tile roof over the front porch area on the south. The clay tile also lines the top of the plaster parapets.
The roof drainage occurs
through the cylindrical clay tiles in the plaster facade on all elevations
The parapet
clay tiles are loose and missing in locations.
Attachments
have not been confirmed
The roof tile
should be inspected for attachments. Missing and
dislocated
parapet caps should be repaired. The clay tile
drainpipes
should be reviewed and cleaned for proper
drainage.
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Packet Pg. 241 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Chimney There is a simple chimney
that steps out on the east side of the residence. The shape slopes in above the firebox to a small extension
above the parapet. A clay
tile extends the flue at the top. The chimney is part of the building’s massing along Fourth Street.
The chimney is
finished with plaster at the exterior and does not
appear to have
structural issues although flue should be checked for
cracking if
fireplace operational. There is no spark arrestor
Chimney
should be reviewed if use of fireplace
anticipated.
Exterior finishes should be refurbished
with exterior
plaster work.
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Packet Pg. 242 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Roofing Almost all roof area is flat
with composite sheet roofing. There is “S” clay tile roof at the entry area on the southeast.
The roof needs
ongoing repair. The roof is in poor condition. The clay tile
has not been
inspected
Roof
inspection s necessary. Roof should be reviewed
for ponding
and adequate drainage. Clay tiles should be
secured to the
building and area checked for waterproofing.
3.A.e
Packet Pg. 243 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Hardware The front door has a mix of
hardware that is compatible although variety of finishes. The rear door may have original or old hardware.
The wood windows have a
range of original hardware.
The front door
hardware should be reviewed and refurbished.
Window
hardware should be refurbished and replaced where
missing.
Door
hardware can be refurbished. Window
hardware
should be reviewed and refurbished including
replacement
of missing and inappropriate hardware.
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Packet Pg. 244 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Exterior
Lights
There are currently no
exterior lights on the building.
Streetlights
may be adequate but additional lighting may be
appropriate.
New exterior
lighting can be added for security or lighting in the
landscape that
illuminates the residence but should be carefully
considered
and installed to be compatible.
3.A.e
Packet Pg. 245 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come overhead from 4th Street along the north side of the building. .
The electrical
service is overhead from 4th Street. There are a
few stray wires
and a TV antenna that should be reviewed. The
wiring system
for the house is antiquated, a potential hazard and
likely needs
replacement
Exposed
conduits should be concealed as much as
possible. The
service should be reviewed for adequacy. Rewiring
throughout
residence may be necessary for safety.
3.A.e
Packet Pg. 246 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plumbing There is a crawl space with
access to the underfloor for service.
The plumbing
service including sewer has not been investigated.
The system is
old and has not been upgraded
Plumbing
should be reviewed. Outlets and fixtures should
be repaired to
prevent water damage. New service lines may be
necessary.
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Packet Pg. 247 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Mechanical/
Heating
Heating equipment is
minimal. There is gas service to the residence.
The system
does not fully function.
Mechanical
system may require update and replacement.
Review gas
shut off for safety.
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Packet Pg. 248 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Garage The narrow one car garage
has horizontal wood siding on three sides with vertical wood siding on the front face above the pair of bi-
fold wood doors that are
also faced with vertical wood siding. The hinges and lock are not original. The parapet to the flat roof
has clay tile cap on three
sides, a metal cap on the front and a metal drain extending through the siding in the back. The pair
of drive paths join and
create a concrete floor into the garage. The structural capacity for the structure has not been evaluated
All of the
materials of the garage are highly deteriorated.
The siding is
separated from the structure and the roof is in extremely
poor condition.
The front bi-fold doors are near inoperable and may fall apart.
The garage
building likely needs replacement including the
supporting
structure or possible demolition. The front will
require
reconstruction as well as new supporting
elements.
The roof as well as framing will need
replacement.
The garage is unsafe and relatively unusable and
should be
further evaluated.
Photographs
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Packet Pg. 249 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
321 Ocean Park Blvd. – South (front) elevation
BUNGALOWS: 321, 319 and 317 Ocean Park Boulevard
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Packet Pg. 250 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
321 Ocean Park Blvd. – North (rear) elevation
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Packet Pg. 251 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
319 Ocean Park Blvd. – South (front) elevation
3.A.e
Packet Pg. 252 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Looking north between 319 (left) and 321 (right) Ocean Park Blvd.
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Packet Pg. 253 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
319 Ocean Park Blvd – North (rear) elevation
3.A.e
Packet Pg. 254 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
317 Ocean Park Blvd. – South (front) elevation
.
3.A.e
Packet Pg. 255 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
317 Ocean Park Blvd. – North (rear) elevation
3.A.e
Packet Pg. 256 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Looking east along bungalows from 317 Ocean Park Blvd.
3.A.e
Packet Pg. 257 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
BUNGALOWS: 321, 319 and 317 Ocean Park Boulevard
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework consists of low wall along sidewalk and steps up to the entry porch area at each bungalow. Steps are concrete with
woodwork at areas. There is a small, paved walk between two of the cottages and a small, paved area at the rear
porch entry area for each bungalow.
Concrete wall has damaged areas and ad hoc treatments such as rocks
on top. The wall is also damaged at openings for entry stairs.
Many steps are cracked, and the concrete landings are in poor condition
The wall has areas for repair. The steps need significant
repair and possible reconstruction. The rear steps and paved
areas should also be evaluated for repair or replacement.
3.A.e
Packet Pg. 258 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 259 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Landscape There are short front yards
for each bungalow along the ocean Park Blvd. ramp. There is a mix of plantings and unkempt growth. There
are a couple of small front
yard trees and medium size street trees across the sidewalk. The remaining areas are miscellaneous
grasses and low growth.
Landscape is
mixed and almost random and in poor condition. The
sideyards are
not beautifully landscaped.
The property
should be re-evaluated for landscape appropriate to
setting. New
plantings, irrigation and other elements of
landscape
development should be included. There is an
opportunity in
the front yards for landscape that would better
complement
the residences. Existing tall landscape or
trees close to
the residence may need to be trimmed or removed.
3.A.e
Packet Pg. 260 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 261 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete footings
but little is visible. Some foundations are covered as wood shingles and siding continues to grade
Footings and
framing have not been reviewed by engineer.
There is no
obvious evidence of damage at structural
elements there
does not appear to be any seismic upgrade. The
wall and roof
framing has not been inspected and there may be areas of rot.
Structural
engineer to review. Additional seismic
strengthening
may be required. Original framing and
wood flooring
may need improvement.
3.A.e
Packet Pg. 262 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Front Doors
and Entry Porches
Each of the bungalows has
a front porch entry. Although each porch is configured in a slightly different form, they have all
been enclosed as entry
spaces after original construction. The entry doors at the porch may not be original although the
porch enclosure appears to
have occurred long ago. As a result, the exterior finishes of the bungalow are also on the interior
walls of the enclosed porch
and the original decorative entry doors are within the enclosed porch leading into the residence. Each porch
has the added exterior
entry door as well as infill windows Each porch has a different version of a small, sloped roof. Each
bungalow connects to the
entry steps at the front of the site.
All of the
porches are in poor condition in part because the infill
windows and
doors show significant deterioration. The wood
framed
openings that are now windows are in poor condition.
The concrete
and wood steps at entries need to be repaired
or
reconstructed for safety. The entry doors and porch
windows are
not original but, in most locations, can be
refurbished.
3.A.e
Packet Pg. 263 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 264 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Rear Doors
and Porches
Each of the bungalows has
a space attached to the back of the almost square plan residence that may have always been enclosed
as a service porch. Each
has a door and window and steps up from the rear yard paving. There is a door from the residence into the
porch area. The rear
porches have a short, shed roof sloping to the back.
Each of the
porches is in poor condition especially at the doorway
and steps to
the exterior.
The openings
into the porch should be refurbished. The door may
need
significant repair or matching replacement.
The other
exterior finishes of the porch should be refurbished
with the
overall work on the bungalow exterior.
3.A.e
Packet Pg. 265 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood doors
and windows
Most windows in all three
cottages appear original as well as the main decorative entry doors within the front porches. Some of the
windows are currently
covered
All doors,
windows and window trim are deteriorated to
various
degrees. All the woodwork and trim shows long term
deterioration. .
The wood
doors and windows need significant prep and
paint. Window
operation needs to be refurbished. All wood
window
frames and surrounding trim need refurbishment
on all three
cottages.
3.A.e
Packet Pg. 266 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 267 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood
Eaves, Projecting Beams
Each bungalow has a roof
overhang to either side with exposed rafter tails and wood slat roof underlay. All of the porches’ front and
back also have exposed
rafter tails and in cases projecting beam ends and wood fascia at gables
All exposed
wood is highly deteriorated and missing finishes. In
some cases,
the wood has split.
All woodwork
needs significant prep and paint with new
finishes.
Rotted beam ends need special treatment prior
to paint.
3.A.e
Packet Pg. 268 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 269 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Wood
Exterior Cladding - Shingles and Siding
The exterior claddings for
the three cottages are two versions of wood siding and one bungalow with long exposure shingles. The
wood exterior elements
continue into the upper gables. Each bungalow also has a wood lattice at top of the gable.
Woodwork is in
poor condition, especially the shingles at 317 Ocean Park
Blvd. There is
cracking in the ends of woodwork and evidence of
possible long
term deferred maintenance.
Woodwork
should be inspected. Loose siding should be re-
attached. All
woodwork should receive significant prep and
paint. The
wood wall shingles are very thin and an exact size
that is no
longer easily available so special care should be
taken to
refurbish.
3.A.e
Packet Pg. 270 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 271 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Railings Each of the bungalows has
a front and rear porch with steps. The steps at the front entry porch should have some form of railing.
Two of the porches have a
railing of different style and oddly configured.
The railings are
an odd mix and do not appear stable in all cases. The
railings vary
from bungalow to bungalow. The rear porch steps typically
do not have a
railing
The railing
should be tested for strength and attachment to
structure.
Style may be more consistent. Railings
should
possibly be added at 323 Ocean Park Blvd.
3.A.e
Packet Pg. 272 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Roofing Each bungalow has a low
sloping gable bungalow roof with a ridge running front to back. There are also small sloping roof
elements over the porches.
All the roofs are currently covered with composite sheet roofing. The original roof may have been
shingles.
The roof
appears to be in poor condition.
Roof
inspection s necessary. The roof needs ongoing
repair and
possible complete replacement. Shingles
should be
considered n lieu of sheet roofing.
3.A.e
Packet Pg. 273 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Hardware The exterior doors do not
all have original hardware. The original front doors to the residence inside the porch appear to have
original hardware. The
wood windows have a mix of original hardware with some missing elements.
Elements of
window hardware are missing. The entry door
hardware is a
mix of older elements and later replacements.
All hardware
around exterior is in poor condition.
Door
hardware can be refurbished and in cases replaced with
compatible.
Window hardware should be reviewed and
refurbished
including replacement of missing and inappropriate
hardware.
3.A.e
Packet Pg. 274 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Exterior
Lights
The original exterior lights
are now within the enclosed front porch. No other exterior lights are currently on the buildings
The entry
porch lights are only the base without the full fixture with
decorative
cover.
The entry
porch lights should be refurbished. Additional
compatible
lighting can be provided for safety on the remaining
exterior
elevations
3.A.e
Packet Pg. 275 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come overhead from 4th Street along the north side of the cottages. More recent electrical
service appears to have
ben installed on the exteriors of the cottages fed from the overhead line on the north. There are a
number of miscellaneous
cable and electrical wires in the area.
There are a
few stray wires that should be reviewed. although new
service is
evident on the cottages, the access point is on the side
near the front
façade of each bungalow. The wiring system for the house is
antiquated, a
potential hazard and likely needs replacement
Exposed
conduits should be concealed as much as
possible. The
service should be reviewed for adequacy. Rewiring
throughout
residence may be necessary for safety. Exterior
electrical
should be evaluated for best location.
3.A.e
Packet Pg. 276 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
3.A.e
Packet Pg. 277 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Plumbing There is a crawl space for
service to the residence with access to the underfloor.
The plumbing
service including sewer has not been investigated.
The system is
old and has not been upgraded
Plumbing
should be reviewed. Outlets and fixtures should
be repaired to
prevent water damage. New service lines may be
necessary.
3.A.e
Packet Pg. 278 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica Condition Assessment and Treatment
Mills Act Application 2021 Kaplan Chen Kaplan
Mechanical/
Heating
Mechanical equipment is
minimal. There appears to be an electric heating fixture added in each bungalow.
The system
does not fully function.
The
mechanical system needs full replacement
3.A.e
Packet Pg. 279 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 May 1, 2021
SUMMARY OF REPAIR / MAINTENANCE WORK
CORNER RESIDENCE – 2528 Fourth Street
Site Work
Treatment: The paved driveway strips should be evaluated as whether to repair
or replace. The curb on the south should be repaired with appropriate detail for
yard drainage.
Landscape
Treatment: The property should be re-evaluated for landscape appropriate to
setting. New plantings, irrigation and other elements of landscape development
should be included. The plantings along Ocean Park can be better developed
and there is an opportunity in the rear yard for landscape.
Foundations / Structural
Treatment: Structural engineer to review. Additional seismic strengthening
may be required
Front Door and Entry porch
Treatment: The stains at the concrete step can be cleaned and the woodwork
of door, door threshold and window should be refurbished. The exposure
suggests the need for awnings so older existing metal awning should be
reviewed and can be replaced with similar
.
Rear Entry and Steps
Treatment: The doorway should be refurbished or replaced with matching
panel design. The steps may require reconstruction. A guardrail and handrail at
the steps should be added for safety
Wood Doors and Windows
Treatment: The wood doors and windows need significant prep and paint.
Hinges and other aspects of window operation need to be refurbished. The front
entry porch glazing is particularly fragile and needs careful repair. Screens
should be reviewed for appearance.
3.A.e
Packet Pg. 280 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 May 1, 2021
Wood Trim, Wood Grills
Treatment: The wood trim needs significant treatment and refurbishment
including prep and paint. Wood sills and grills that cover openings to the crawl
space should also be treated or replaced with matching as needed.
Plaster Finish and Details
Treatment: The plaster needs prep and paint and patching at areas with
cracking.
Clay Tile Roof Projection, Parapet Caps, Roof Drains
Treatment: The roof tile should be inspected for attachments. Missing and
dislocated parapet caps should be repaired. The clay tile drain pipes should be
reviewed and cleaned for proper drainage.
Chimney
Treatment: Chimney should be reviewed if use of fireplace anticipated.
Exterior finishes should be refurbished with exterior plaster work.
Roofing
Treatment: Roof inspection s necessary. Roof should be reviewed for ponding
and adequate drainage. Clay tiles should be secured to the building and area
checked for waterproofing.
Hardware
Treatment: Door hardware can be refurbished. Window hardware should be
reviewed and refurbished including replacement of missing and inappropriate
hardware.
Exterior Lights
Treatment: New exterior lighting can be added for security or lighting in the
landscape that illuminates the residence but should be carefully considered and
installed to be compatible.
3.A.e
Packet Pg. 281 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 May 1, 2021
Electrical
Treatment: Exposed conduits should be concealed as much as possible. The
service should be reviewed for adequacy. Rewiring throughout residence may
be necessary for safety.
Plumbing
Treatment: Plumbing should be reviewed. Outlets and fixtures should be
repaired to prevent water damage. New service lines may be necessary.
Mechanical/Heating
Treatment: Mechanical system may require update and replacement. Review
gas shut off for safety
Garage
Treatment: The garage building likely needs replacement including the
supporting structure or possible demolition. The front will require reconstruction
as well as new supporting elements. The roof as well as framing will need
replacement. The garage is unsafe and relatively unusable and should be further
evaluated.
3.A.e
Packet Pg. 282 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Kaplan Chen Kaplan 8 May 1, 2021
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
BUNGALOWS
321, 319 & 317 Ocean Park Boulevard
The three bungalows while clad in slightly different wood finishes and with slightly
different front porch configurations are the same date and type of construction as
well as finishes with similar conditions and extent of deterioration. The following
issues refer to all three bungalows. Any significant difference of the three
bungalows will be noted.
Site Work
Treatment: The wall has areas for repair. The steps need significant repair and
possible reconstruction. The rear steps and paved areas should also be
evaluated for repair or replacement.
Landscape
Treatment: The property should be re-evaluated for landscape appropriate to
setting. New plantings, irrigation and other elements of landscape development
should be included. There is an opportunity in the front yards for landscape that
would better complement the residences. Existing tall landscape or trees close
to the residence may need to be trimmed or removed.
Foundations / Structural
Treatment: Structural engineer to review. Additional seismic strengthening
may be required. Original framing and wood flooring may need improvement.
Front Door and Entry porch
Treatment: The concrete and wood steps at entries need to be repaired or
reconstructed for safety. The entry doors and porch windows are not original but
in most locations can be refurbished
.
Rear Door and Porch
Treatment: The openings into the porch should be refurbished. The door may
need significant repair or matching replacement. The other exterior finishes of the
porch should be refurbished with the overall work on the bungalow exterior.
3.A.e
Packet Pg. 283 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 May 1, 2021
Wood Doors and Windows
Treatment: The wood doors and windows need significant prep and paint.
Window operation needs to be refurbished. All wood window frames and
surrounding trim need refurbishment on all three cottages.
Wood Eaves, Fascia Boards and Grills
Treatment: All woodwork needs significant prep and paint with new finishes.
Rotted beam ends need special treatment prior to paint.
Wood Exterior Cladding – Shingles and Siding
Treatment: Woodwork should be inspected. Loose siding should be re-
attached. All wood work should receive significant prep and paint. The wood wall
shingles are very thin and an exact size that is no longer easily available so
special care should be taken to refurbish.
Railings
Treatment: The railing should be tested for strength and attachment to
structure. Style may be more consistent. Railings should possibly be added at
323 Ocean Park Blvd.
Roofing
Treatment: Roof inspection s necessary. The roof needs ongoing repair and
possible complete replacement. Shingles should be considered n lieu of sheet
roofing.
Hardware
Treatment: Door hardware can be refurbished and in cases replaced with
compatible. Window hardware should be reviewed and refurbished including
replacement of missing and inappropriate hardware.
Exterior Lights
Treatment: The entry porch lights should be refurbished. Additional compatible
lighting can be provided for safety on the remaining exterior elevations
3.A.e
Packet Pg. 284 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2528 4th Street, 321, 319 & 317 Ocean Park Boulevard, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 May 1, 2021
Electrical
Treatment: Exposed conduits should be concealed as much as possible. The
service should be reviewed for adequacy. Rewiring throughout residence may
be necessary for safety. Exterior electrical should be evaluated for best location.
Plumbing
Treatment: Plumbing should be reviewed. Outlets and fixtures should be
repaired to prevent water damage. New service lines may be necessary.
Mechanical/Heating
Treatment: Mechanical system needs full replacement. Review gas supply.
3.A.e
Packet Pg. 285 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
MILLS ACT MAINTENANCE PLAN2528 Fourth Street and 317, 319 321 Ocean Park Blvd,Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 yearsCORNER RESIDENCE(Est. Budgets)EXTERIORSitework Front Entry, Driveway, rear Poor Clean and repair paving and low wall. 10 years 20,000.00$ 20,000.00$ paving Add paving as needed at rear stepsLandscape Front, side and rear yard Poor Provide appropriate landscape around annual 2,500.00$ 33,500.00$ (none on east) Provide irrigation as needed 8,500.00$ Foundations/Structural Footings Poor Provide structural review. Upgrade as 10 years 15,000.00$ 15,000.00$ neededFront Door and Entry Porch Front and rear entries Poor Refurbish steps, review window and 5 years 5,000.00$ 10,000.00$ door assembliesRear entry and Steps West elevation Poor Repair or refurbish door at rear entry 5 years 5,000.00$ 10,000.00$ Review steps for construction and safetyWood doors and windows All facades Poor Prep and paint all 5 years 50,000.00$ 100,000.00$ Wood Trim, Wood Grills All facades Poor All woodwork to receive prep and paint 5 years 15,000.00$ 30,000.00$ Repair as neededPlaster Finish and Details All elevations Poor Patch and refinish exterior painted plaster 5 years 30,000.00$ 60,000.00$ Clay Tile Roof Projection Projecting deco wood eaves Poor Clay tile roof and parapet caps should be 5 years 5,000.00$ 10,000.00$ Parapet caps and Drain and brackets at overhangs checked for secure attachment, replacepipesmissing, check clay tile drain pipes at roof,Chimney East elevation projects out Poor Inspect and repair as needed 10 years 10,000.00$ 10,000.00$ from exterior wall2021Page 1 of 4 2528 Fourth Street and 317, 319 321 Ocean Park Blvd, Santa Monica3.A.ePacket Pg. 286Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
MILLS ACT MAINTENANCE PLAN2528 Fourth Street and 317, 319 321 Ocean Park Blvd,Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 yearsEXTERIORRoofing Roof throughout other than Poor Review and possible roof replacement 10 years 25,000.00$ 25,000.00$ porch Check for drainageHardware Entire house Poor Refurbish or replace door hardware 5 years 5,500.00$ 11,000.00$ Review and complete window hardwareExterior lights Front porch (currently none) Poor Review exterior lighting for security & 5 years 2,500.00$ 5,000.00$ safety. Currently no exterior lights SYSTEMSSystem Location Condition Recommended Treatment Maintenance EstimatedSchedule CostElectrical Overhead to residence Poor Minimize exposed wires and conduits 10 years 50,000.00$ 50,000.00$ Residence may need rewiring for safetyPlumbing Residence Poor Maintain plumbing, fix all damaged 10 years 30,000.00$ 30,000.00$ elements immediatelyMechanical/Heating Residence Poor May require update/replacement 10 years 15,000.00$ 15,000.00$ Check for gas shut offCORNER RESIDENCE SUBTOTAL 434,500.00$ 2021Page 2 of 4 2528 Fourth Street and 317, 319 321 Ocean Park Blvd, Santa Monica3.A.ePacket Pg. 287Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
MILLS ACT MAINTENANCE PLAN2528 Fourth Street and 317, 319 321 Ocean Park Blvd,Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 years3 BUNGALOWS(Est. Budgets)EXTERIORSitework Low front wall, entry step & Poor Repair low wall and steps at streetfronts 10 years 20,000.00$ 20,000.00$ concrete walk front and backLandscape Front, side and rear yard Poor Provide appropriate landscape around annual 2,500.00$ 50,500.00$ Check for irrigation near residence 1st year 25,500.00$ Check for landscape too near structuresFoundations/Structural Footings Poor Provide structural review. Upgrade as 10 years 25,000.00$ 25,000.00$ neededFront Door and Entry Porch Streetfront Poor Refurbish steps, review window and 5 years 15,000.00$ 30,000.00$ door assemblies, protect originalmaterials inside porchRear Door and Porch Rear elevation Poor Refurbish or replace rear door to match 5 years 15,000.00$ 30,000.00$ Check steps for safetyWood doors and windows All facades Poor Prep and paint all, Modify 5 years 50,000.00$ 100,000.00$ non compatible replacement windowsWood Eaves, Fascia Bds All facades Poor Maintain and paint projecting eaves, 5 years 30,000.00$ 60,000.00$ and GrillsFascia Bds and Vent GrillsRefurbish, prep and paint allWood Exterior Cladding All elevations Poor Inspect for loose tile, maintain 5 years 25,000.00$ 50,000.00$ Shingle and SidingRailings Front Entry each bungalow Poor Maintain and paint projecting eaves 10 years 7,500.00$ 7,500.00$ Refurbish, prep and paint allRoofing Low sloping gable roof Poor Inspect and repair/replace roof as needed 10 years 60,000.00$ 60,000.00$ and small porch roofs2021Page 3 of 4 2528 Fourth Street and 317, 319 321 Ocean Park Blvd, Santa Monica3.A.ePacket Pg. 288Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
MILLS ACT MAINTENANCE PLAN2528 Fourth Street and 317, 319 321 Ocean Park Blvd,Santa MonicaFeature Location Condition Recommended Treatment Maintenance Estimated Total Rehabilitation per Secr of Ints Stds. Schedule Budget 10 yearsEXTERIORHardware Doors and Windows Poor Refurbish or replace door hardware 5 years 10,000.00$ 20,000.00$ Review and complete window hardwareExterior Lights Front Porch Poor Review exterior lighting for security & 5 years 2,500.00$ 5,000.00$ safety. Refurbish porch light SYSTEMSSystem Location Condition Recommended Treatment Maintenance EstimatedSchedule CostElectrical Overhead to residence Poor Minimize exposed wires and conduits 10 years 50,000.00$ 50,000.00$ Residence may need rewiring for safetyPlumbing Residence Poor Maintain plumbing, fix all damaged 5 years 30,000.00$ 60,000.00$ elements immediatelyMechanical/Heating Residence Poor May require update/replacement 10 years 15,000.00$ 15,000.00$ Check for gas shut off3 BUNGALOWS SUBTOTAL 583,000.00$ OVERALL PARCEL TOTAL 1,017,500.00$ 2021Page 4 of 4 2528 Fourth Street and 317, 319 321 Ocean Park Blvd, Santa Monica3.A.ePacket Pg. 289Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic
A ADDRESS:
B PROPERTY TYPE: SFR, MFR, COM or IND MFR
C IMPROVEMENT VALUE: Current Assessed Improvement
Value
$492,000
D LAND VALUE: Current Assessed Land Value $2,350,000
C ESTIMATED MONTHLY RENTAL
INCOME:
Average of eqitable rental
alternatives within your area
$5,064
1266 mo
per bungalow
Current Tax
Tax Under Mills Act
Tax Savings per year
REVENUES
1 Monthly Rental Income Average of eqitable alternatives
within your area $5,064
2 Annual Rental Income Line 1 x 12 months $60,768
ANNUAL EXPENSES
3 Gen. Expenses: 30% of Line 2 $18,230
4 Vacancy loss 3% of Line 2 $1,823
5 Total Expenses Sum Lines 3 and 4 $20,053
NET OPERTING INCOME
6 Net Operating Income Line 2 - Line 5 $40,715
CAPITALIZATION RATE
7 Interest Component 5.50% 5.50%
8 Historic Property Risk 2%, or 4% for SFD 2.00%
9 Property Tax Component 1%1.02%
10 Amortization Component (Improvement Value/Land
Value) * 0.03 0.63%
11 Capitalization Rate Sum Lines 7 to 10 9.15%
TAXES
12 Mills Act Assessment Value Line 6/ Line 11 $445,061
13 Tax Under Mills Act Line 12 * .0102 $4,540
14 Current Assessed Value Curent Assessed Value of
property $2,842,000
15 Current Tax Line 14* .0102 $31,477
16 Tax Savings Line 14 - Line 13 $26,937
17 Fiscal Loss to City Line 15 X 11%$2,963
$26,937
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACTS
Enter your information into rows A-D in the GRAY cells
2528 4th St./317, 319, 321 Ocean Park Blvd.
Mills Act may REDUCE your property taxes *
$31,477
$4,540
* Note that actual savings from a Mills Act contract may vary from these projections.
3.A.e
Packet Pg. 290 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 294 Attachment: 317 Ocean Park Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 295 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
3.A.f
Packet Pg. 296 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
21ENT-0131 05/27/2021
No Fee
Scott Albright
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Packet Pg. 300 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Property Condition Report
of
The Georgian Hotel
1415 Ocean Avenue
Santa Monica, California 90401
Prepared for
BLVD 745 LLC
745 Merchant Street
Los Angeles, California 90021
Prepared by
Intertek
1909 10th Street, Suite 100
Plano, Texas 75074
Date: July 10, 2020
Intertek Project Number: 0315961
Sri Krishnaprasad, PE (TX)
Senior Project Engineer
Field Observer / Author
Elliott R. Gross, PE (MD/VA/DC)
Principal Consultant Candidate
Report Reviewer
3.A.f
Packet Pg. 301 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
Page i
www.intertek.com/building
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY ................................................................................................................................ 1
GENERAL DESCRIPTION ................................................................................................................. 1
SCHEDULE OF MATERIAL PHYSICAL DEFICIENCIES & OPINION OF COSTS .................................... 2
1.2.1 SCHEDULE OF MATERIAL PHYSICAL DEFICIENCIES ........................................................... 2
1.2.2 OPINION OF COSTS ........................................................................................................... 3
RECOMMENDATIONS OF ADDITIONAL INVESTIGATION ............................................................... 3
SUMMARY OF DEVIATIONS FROM THE GUIDE ............................................................................. 3
INTERTEK / CLIENT RELATIONSHIP DISCLOSURE ........................................................................... 4
2.0 USE AND QUALIFICATIONS ......................................................................................................................... 5
RELIANCE ....................................................................................................................................... 5
USE BY OTHER PARTIES ................................................................................................................. 5
STANDARD OF CARE AND WARRANTIES ....................................................................................... 5
INTERTEK / CLIENT RELATIONSHIP DISCLOSURE ........................................................................... 6
QUALIFICATIONS ........................................................................................................................... 6
3.0 CONTRACT AND PURPOSE OF SERVICES .................................................................................................... 7
CONTRACT ..................................................................................................................................... 7
PURPOSE OF SERVICES .................................................................................................................. 7
4.0 SCOPE & METHODOLOGY .......................................................................................................................... 8
SCOPE OF SERVICES ....................................................................................................................... 8
4.1.1 PROPERTY CONDITION ASSESSMENT ............................................................................... 8
4.1.2 NON‐ASTM SCOPE CONSIDERATIONS / DEVIATIONS ....................................................... 8
METHODOLOGY ............................................................................................................................. 8
4.2.1 PROPERTY CONDITION ASSESSMENT ............................................................................... 8
4.2.2 DOCUMENTATION REVIEW AND INTERVIEWS ................................................................. 8
4.2.3 WALK‐THROUGH SURVEY ................................................................................................. 8
4.2.4 PREPARATION OF OPINION OF COSTS TO REMEDY PHYSICAL DEFICIENCIES .................. 9
4.2.5 PREPARATION OF PROPERTY CONDITION REPORT ........................................................ 11
RESOURCES .................................................................................................................................. 11
4.3.1 PROVIDED INFORMATION .............................................................................................. 11
4.3.2 PRIOR REPORTS OR INFORMATION ............................................................................... 12
4.3.3 INTERVIEWS .................................................................................................................... 13
4.3.4 OTHER RESOURCES ........................................................................................................ 13
ACTIVITY EXCLUSIONS ................................................................................................................. 13
DEVIATIONS FROM THE GUIDE ................................................................................................... 14
LIMITATIONS ............................................................................................................................... 14
SIGNIFICANT ASSUMPTIONS ....................................................................................................... 15
5.0 WALK‐THROUGH SURVEY NARRATIVE ..................................................................................................... 16
GOVERNMENT AGENCY PROVIDED INFORMATION .................................................................... 17
SITE .............................................................................................................................................. 17
5.2.1 TOPOGRAPHY ................................................................................................................. 17
5.2.2 STORM WATER DRAINAGE ............................................................................................. 17
5.2.3 INGRESS AND EGRESS ..................................................................................................... 18
5.2.4 PAVING, CURBING, AND PARKING ................................................................................. 18
5.2.5 FLATWORK ...................................................................................................................... 19
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Packet Pg. 302 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
Page ii
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5.2.6 LANDSCAPING AND APPURTENANCES ........................................................................... 19
5.2.7 RECREATIONAL FACILITIES ............................................................................................. 20
5.2.8 SPECIAL UTILITY SYSTEMS .............................................................................................. 20
STRUCTURAL FRAME AND BUILDING ENVELOPE ........................................................................ 20
ROOFING ..................................................................................................................................... 21
MECHANICAL ............................................................................................................................... 22
5.5.1 HEATING ......................................................................................................................... 22
5.5.2 AIR CONDITIONING AND VENTILATION ......................................................................... 23
ELECTRICAL .................................................................................................................................. 24
PLUMBING ................................................................................................................................... 24
VERTICAL TRANSPORTATION ...................................................................................................... 26
LIFE SAFETY / FIRE SUPPRESSION ................................................................................................ 26
INTERIOR ELEMENTS ................................................................................................................... 27
6.0 NON‐ASTM SCOPE CONSIDERATIONS ...................................................................................................... 30
ADA ACCESSIBILITY ASSESSMENT ................................................................................................ 30
EXHIBITS
Exhibit A: Opinion of Costs
Exhibit B: Representative Photographs
Exhibit C: ADA Checklist
Exhibit D: Supporting Documents
Exhibit E: Statements of Assessment Team Qualifications
3.A.f
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
Page iii
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LIST OF COMMONLY USED ACRONYMS
AC Air Conditioning IBC International Building Code
ADA Americans with Disabilities Act kVA Kilovolt‐Ampere
AHU Air Handling Unit kW Kilowatt
amp Ampere LED Light Emitting Diode
BMS Building Management System LF Linear Feet
BTU British Thermal Unit LS Lump Sum
BUR Built‐up Roof MAU Make‐up Air Unit
CFM Cubic Feet Per Minute MBH Thousand BTUs per Hour
CMU Concrete Masonry Unit MEP Mechanical, Electrical, and Plumbing
EA Each N/A Not Applicable
EIFS Exterior Insulation and Finish System NFPA National Fire Protection Association
EMS Energy Management System OSB Oriented Strand Board
EPDM Ethylene Propylene Diene Monomer
(Terpolymer) PCA Property Condition Assessment
EUL Expected Useful Life PCR Property Condition Report
FACP Fire Alarm Control Panel PML Probable Maximum Loss
FCU Fan Coil Unit PVC Polyvinyl Chloride
FEMA Federal Emergency Management Agency RUL Remaining Useful Life
FF&E Fixtures, Furnishings, & Equipment SF Square Feet
FHA Fair Housing Act or Federal Housing
Administration SPF Spray Polyurethane Foam
FIRM Flood Insurance Rate Map SY Square Yard
FOIA Freedom of Information Act TON Unit Cooling Capacity of an AC System
GFCI Ground Fault Circuit Interrupter TPO Thermoplastic Polyolefin
HID High Intensity Discharge UBC Uniform Building Code
HVAC Heating, Ventilation, and Air Conditioning V Volts
HWH Domestic Hot Water Heater VAV Variable Air Volume
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1.0 EXECUTIVE SUMMARY
Intertek performed a PCA of the subject property in accordance to the scope and limitations of ASTM E2018‐15,
“Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process” (the
“Guide”).
Intertek is a brand name representing the Intertek Group plc legal entities, including but not limited to, Intertek
Testing Services NA Inc., Professional Service Industries, Inc. (“Intertek‐PSI”), Architectural Testing Inc. (“Intertek
‐ATI”), and MT Group Inc. (“Intertek‐MT”).
GENERAL DESCRIPTION
PCR Summary Table
GENERAL PROPERTY DESCRIPTION
Property Name The Georgian Hotel
Address 1415 Ocean Avenue, Santa Monica, Los Angeles County,
California 90401
Property Use The Georgian Hotel
Number of Parcels 1
Property Size ±0.344‐acre total (per 2020 Los Angeles County Assessor
Portal)
Construction Type Steel frame and reinforced concrete construction
Number of Buildings 1
Number of Stories 8 with one basement level
Area of Building(s) ±49,776 SF (per 2020 Los Angeles County Assessor Portal)
Number of Tenant Spaces 1
Number of Guestrooms (GR) 84
Property Age 89 years (built in 1931, per 2020 Los Angeles County Assessor
Portal)
Major Additions 1962 (A two‐story addition was completed)
Occupancy Status Occupied
GENERAL PHYSICAL CONDITION
General Physical Condition (Good / Fair / Poor) Fair
Apparent Level of Preventative Maintenance
Exercised (Good / Fair / Poor) Fair
Summary of Significant Deferred Maintenance
Items (>$3,000) N/A
Summary of Significant Pending or In‐Progress
Capital Improvements (>$25,000) None reported
Summary of Significant Recently Completed
Capital Improvements (>$25,000) None reported
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PCR Summary Table
Results of Code Violations Research
Intertek requested information regarding fire and building
code violations from local government agencies. To date,
Intertek has not received responses from these agencies.
Intertek will forward the information upon receipt.
PCR Summary Table
BASIS OF ASSESSMENT
Purpose of Assessment: Baseline assessment for a planned real estate transaction
User of Assessment Report: BLVD 745 LLC
Date of Site Visit: June 29, 2020
Field Observer(s) Sri Krishnaprasad
Report Author Sri Krishnaprasad
Report Reviewer Elliott R. Gross
SCHEDULE OF MATERIAL PHYSICAL DEFICIENCIES & OPINION OF COSTS
1.2.1 SCHEDULE OF MATERIAL PHYSICAL DEFICIENCIES
Schedule of Material Physical Deficiencies is summarized as follows:
Schedule of Material Physical Deficiencies Summary
Identification Remedy Needs Distribution
Item
No.
Report
Section Description Immediate
Needs
Short‐Term
Needs
Long‐Term
Needs
1 5.3 Perform miscellaneous repairs, clean,
and repaint exterior walls $0 $0 $50,000
2 5.3 Replace the awning at the front
verandah $0 $0 $17,500
3 5.4 Replace the modified bitumen roof
system $0 $0 $90,000
4 5.5.2 Replace the Trane chiller $0 $0 $58,500
5 5.5.2 Allowance to replace the hydronic fan
coil units $0 $0 $84,000
6 5.5.2 Replace the two PTAC units $0 $0 $3,000
7 5.5.2 Allowance to replace circulation
pumps $0 $0 $15,000
8 5.7 Replace domestic hot water heaters $0 $0 $11,800
9 5.8 Passenger elevator door equipment
and cab interior upgrades $0 $0 $30,000
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Schedule of Material Physical Deficiencies Summary
Identification Remedy Needs Distribution
Item
No.
Report
Section Description Immediate
Needs
Short‐Term
Needs
Long‐Term
Needs
10 5.9 Replace or upgrade the fire alarm
control panel $0 $0 $17,422
11 5.9 Replace the fire pump and the electric
fire pump controller $0 $0 $50,000
12 5.10.2 Replace commercial washer and dryer $0 $0 $27,000
13 5.10.2 Allowance to replace kitchen
equipment $0 $0 $75,000
14 5.10.3 Allowance to replace fitness
equipment $0 $0 $7,500
1.2.2 OPINION OF COSTS
Opinion of Costs is summarized as follows:
Opinion of Costs Summary
Total Analysis Term: 10 Years
Inflation Factor: 3.0%
Number of Guestrooms (GR) 84
Opinion of Costs: Immediate $0
Opinion of Costs: Short‐Term $0
Opinion of Costs: Long‐Term ‐ Uninflated $536,722
Opinion of Costs: Long‐Term ‐ Inflated $598,050
Opinion of Costs: Long‐Term ‐ Uninflated $638.95 $/GR/Yr.
Opinion of Costs: Long‐Term ‐ Inflated $711.96 $/GR/Yr.
RECOMMENDATIONS OF ADDITIONAL INVESTIGATION
The systems or components summarized below are recommended for further study, research, testing, intrusive
survey or exploratory probing. Results of the investigation may be used to develop a budget for remediation.
None
SUMMARY OF DEVIATIONS FROM THE GUIDE
Deviations from the Guide are summarized as follows:
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Summary of Deviations from The Guide
Deviation Description
Long‐term needs/costs
The assessment of long‐term needs and the provision of associated long‐term
costs is not required by the Guide but has been mutually agreed upon and
included as part of this assessment.
Sanitary Sewer Inspection
The limited non‐destructive inspection of the sanitary sewer lateral is not
required by the Guide but has been mutually agreed upon and is included as part
of this assessment.
ADA Accessibility Assessment
The limited assessment of ADA needs and the provision of associated costs is not
required by the Guide but has been mutually agreed upon and included as part
of this assessment.
INTERTEK / CLIENT RELATIONSHIP DISCLOSURE
Intertek is an independent contractor who has been engaged by the Client to conduct a Property Condition
Assessment. The preparers of this report are not employees of, or subsidiaries of, the Client.
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2.0 USE AND QUALIFICATIONS
RELIANCE
This report was prepared pursuant to the contract Intertek has with BLVD 745 LLC, who will be referred to
hereafter as the Client. That contractual relationship included an exchange of information about the property
that was unique and between Intertek and its client and serves as the basis upon which this report was prepared.
Because of the importance of the communication between Intertek and the Client, reliance or any use of this
report by anyone other than the Client, is prohibited and therefore not foreseeable to Intertek.
USE BY OTHER PARTIES
There are no other third‐party beneficiaries (intended or unintended) to this report, except as expressly stated
herein.
Reliance or use by any such third‐party without explicit authorization in the report does not make said third‐
party a third‐party beneficiary to Intertek's contract with the Client. Any such unauthorized reliance on or use of
this report, including any of its information or conclusions, will be at the third‐party's risk. For the same reasons,
no warranties or representations, expressed or implied in this report, are made to any such third‐party.
Third‐party reliance letters may be issued on request and upon payment of the, then current fee for such letters.
All third‐parties relying on Intertek’s reports, by such reliance, agree to be bound by the proposal and Intertek’s
General Conditions. No reliance by any party is permitted without such agreement, regardless of the content of
the reliance letter itself.
STANDARD OF CARE AND WARRANTIES
Intertek performed the PCA using methods and procedures and practices conforming to ASTM E2018‐15,
“Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process” (the
“Guide”). The Guide describes these methodologies as representing good commercial practice for performing a
PCA on a parcel of commercial real estate. Findings and conclusions derived from the methodologies described
in the Guide contain all the limitations inherent in the methodologies that are referred to in ASTM E2018‐15.
Intertek warrants that the findings contained in this report have been prepared in general accordance with
accepted professional practices at the time of report preparation as applied by similar professionals. Future
changes in standards, practices, or regulations cannot be anticipated and have not been addressed.
The methodologies include reviewing information provided by other sources. Intertek treats information
obtained from the document reviews and interviews concerning the property as reliable and the Guide does not
require Intertek to independently verify the information. Therefore, Intertek cannot and does not warrant or
guarantee that the information provided by these other sources is accurate or complete.
No other warranties are implied or expressed.
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INTERTEK / CLIENT RELATIONSHIP DISCLOSURE
Intertek is an independent contractor who has been engaged by the Client to conduct a Property Condition
Assessment. The preparers of this report are not employees of, or subsidiaries of, the Client.
QUALIFICATIONS
Statement(s) of qualifications for the individual(s) performing this assessment are appended to this report.
Our services were not intended to be technically exhaustive. There is a possibility that even with proper
application of methodologies, conditions may exist on the property that could not be identified within the scope
of the assessment or that were not reasonably identifiable from the available information.
Our services and report are not an instrument of professional architectural or engineering service, and Intertek
did not develop architectural or engineering findings, conclusions or recommendations, nor did Intertek verify
designs or design capacities. Intertek's observations, opinion, and recommendations may have been developed
under time and budgetary constraints inherent to ASTM E2018‐15. Our observations do not warrant or
guarantee neither the performance of any building components or systems nor adequacy of design.
In accordance with ASTM E2018‐15, Intertek’s report is based on a limited ground level (except where otherwise
explicitly indicated) visual inspection of the property. Intertek did not gain access to all areas, perform any
exploratory probing or discovery, perform tests, operate any specific equipment or take measurements or
samples. The PCA was not a building code, safety, regulatory or environmental compliance inspection.
No PCA can wholly eliminate uncertainty regarding repair and maintenance needs of the property. The PCA was
intended to reduce, but not eliminate uncertainty regarding such needs.
The observations and recommendations presented in this report are time dependent, and conditions will change.
This report speaks only as of its date.
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3.0 CONTRACT AND PURPOSE OF SERVICES
CONTRACT
Contract Summary
Client Name BLVD 745 LLC
Authorizing Person’s Name Mr. Nicolo Rusconi
Authorizing Person’s Title Co‐Founder & President
Contract Identification Intertek Proposal No. 0315.314344 REV, dated June 25, 2020
Authorization Date Received by Intertek on June 25, 2020
PURPOSE OF SERVICES
Intertek understands that the Client’s purpose for having the PCA performed is to conduct a baseline survey of
the general physical condition of the improvements located on the subject property as requested for a planned
real estate transaction.
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4.0 SCOPE & METHODOLOGY
SCOPE OF SERVICES
4.1.1 PROPERTY CONDITION ASSESSMENT
Intertek performed a Property Condition Assessment of the subject property that conforms to the scope and
limitations of ASTM E2018‐15 “Standard Guide for Property Condition Assessments: Baseline Property Condition
Assessment Process” (the Guide).
4.1.2 NON‐ASTM SCOPE CONSIDERATIONS / DEVIATIONS
Under the same limitations and qualifications as the ASTM E2018‐15 scope, Intertek performed tasks that are
beyond the consideration of the Guide or are deviations. They are summarized in Section 4.5.
METHODOLOGY
4.2.1 PROPERTY CONDITION ASSESSMENT
The Property Condition Assessment includes:
Documentation Review and Interviews
Walk‐Through Survey
Preparation of Opinions of Costs to Remedy Physical Deficiencies
Preparation of a Property Condition Report
4.2.2 DOCUMENTATION REVIEW AND INTERVIEWS
The purpose of the document review and interviews was to augment the walk‐through survey and to assist
understanding of the subject property and identification of physical deficiencies. Records or documents that are
readily available and reasonably ascertainable may be reviewed in completion of the assessment.
Intertek reviewed pertinent portions of practically reviewable documents. In addition, the PCA normally includes
interviews with persons knowledgeable about the site. Sources of information that Intertek reviews are listed
in subsequent sections of this report.
4.2.3 WALK‐THROUGH SURVEY
The purpose of the walk‐through survey was to visually observe the subject property to obtain information on
material systems and components.
Intertek employee (Mr. Sri Krishnaprasad) performed a walk‐through survey on June 29, 2020. Our observer was
generally escorted by Mr. Marko Escobedo, Chief Engineer of The Georgian Hotel during the site visit.
The walk‐through survey consisted of observing obvious, easily visible items from the periphery of the property
and from accessible adjacent public thoroughfares, as well as representative portions of the property's interior
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and building systems. These items were conspicuous and patent, and may be observed without intrusion,
removal of materials, exploratory probing, use of special protective clothing, or use of special equipment.
4.2.4 PREPARATION OF OPINION OF COSTS TO REMEDY PHYSICAL DEFICIENCIES
Based upon the walk‐through survey and information obtained in accordance with the Guide, general‐scope
opinion of costs has been prepared for the suggested remedy of the material physical deficiencies observed. This
opinion of costs is intended to assist the User in developing a general understanding of the physical condition of
the property.
The opinion of costs are preliminary, order‐of‐magnitude budgets for the need or remedy. Actual cost of
recommended repairs most probably will vary based on such factors as type and design of suggested remedy,
quality of materials and installation, manufacturer and type of equipment or system selected, field conditions,
whether a physical deficiency is repaired or replaced in whole, phasing of the work, quality of project
management exercised, market conditions and whether competitive pricing is solicited.
The costs assume repair and replacements to be “in‐kind” with those existing and do not anticipate an upgrade
or improvement of existing conditions.
Note that our assessment does not identify minor, inexpensive repairs or maintenance items that are clearly part
of the property owner’s current operating budget so long as these items appear to be maintained on a regular
basis. The assessment does include infrequently occurring maintenance items, such as exterior paint, deferred
maintenance repairs and replacements that normally involve significant expense or outside contracting.
An opinion of costs spreadsheet is appended to this report.
Estimation of Physical Condition
Intertek used its experience and judgment to evaluate items observed and assign a condition assessment to
them. The condition descriptions used in this report are defined in the Guide and described below. For this
assessment, a threshold limit of repairs is established to be equal to or greater than $3,000.
Good: In working condition and does not require immediate or short‐term repairs above the threshold
limit of repairs.
Fair: In working condition but may require immediate or short‐term repairs above the threshold limit of
repairs.
Poor: Not in working condition or requires immediate or short‐term repairs substantially above the
threshold limit of repairs.
It should be noted that a condition term applied overall to a system does not preclude that a part, section, or
component of the system may differ in condition. The items will also be affected by circumstances that occur
after the date of the walk‐through survey. Long‐term provisions may be required regardless of the condition
when considering the EUL of the component and the length of the term.
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Estimation of Age
Intertek used information gathered about the property to estimate the Expected Useful Life and Remaining
Useful Life of items observed. The use of these terms in this report is defined in the Guide and described as
follows:
EUL: the average amount of time, in years, that an item, component or system is estimated to function
without material repair when installed new and assuming routine maintenance is practiced.
RUL: a subjective estimate based upon observations, or average estimates of similar items, components,
or systems, or a combination thereof, of the number of remaining years that an item, component, or
system is estimated to be able to function in accordance with its intended purpose before warranting
replacement. Such period of time is affected by the initial quality of an item, component, or system, the
quality of the initial installation, the quality and amount of preventative maintenance exercised, climatic
conditions, extent of use, etc.
Estimation of Quantities
Intertek used the information gathered to estimate quantities of items or materials exhibiting similar conditions
or characteristics. These estimates are not exact and were used to understand the magnitude of the
representative conditions.
Categorization of Recommended Remedies and Opinion of Costs
Intertek used information and the estimated age to develop a list of recommended remedies and associated
opinion of costs (“Needs”) for the property. Needs are divided into three distinct categories:
Immediate Needs: Items that require immediate action because of any of the following: (1) material
existing or potentially unsafe conditions, (2) material building or fire code violations, or (3) physical
deficiencies that if left uncorrected would be expected to result in or contribute to critical element or
system failure within one year or will result most probably in a significant escalation of its remedial cost.
Items deemed as an Immediate Need should receive immediate, prioritized remedial action.
Short‐Term Needs: Items exhibiting physical deficiencies, such as deferred maintenance, that may not
warrant immediate attention, but require repairs or replacements that should be undertaken on a
priority basis in addition to routine preventative maintenance.
Long‐Term Needs: Items requiring repairs or replacements that should be undertaken during the analysis
term in addition to routine preventative maintenance.
Basis of Costs
Intertek developed the opinion of costs using a combination of sources, typically including one or more of the
following:
Commercially available published cost information such as RS Means
Site‐Specific historical experience costs
User provided unit costs
Intertek’s experience, databases, or files
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Third‐party cost information from contractors, vendors, or suppliers
Costs for Additional Study
Intertek recognizes that for some physical deficiencies, determining the appropriate suggested remedy or scope
may warrant further study/research or design, testing, exploratory probing, and exploration of various repair
schemes, or a combination thereof, all of which are outside the scope of this assessment.
Opinion of costs for additional study or investigation are provided based on Intertek’s experience, databases or
files, or third‐party cost information from contractors, vendors, or suppliers.
4.2.5 PREPARATION OF PROPERTY CONDITION REPORT
Intertek prepared a PCR based on our assessment of the subject property that conforms to the scope and
limitations of ASTM E2018‐15.
The PCR incorporates (1) information obtained during documentation review and interview, (2) observations and
findings obtained during the walk‐through survey and (3) the preparation of opinions of costs to remedy physical
deficiencies observed.
RESOURCES
Information sources are listed or referenced in subsequent sections of the report. Our interpretation of that
information is discussed in the appropriate sections of this report. Selected excerpts of the information obtained
are appended.
4.3.1 PROVIDED INFORMATION
Intertek requested that the property ownership/management provide information regarding the property.
Information reported to Intertek or obtained through our walk‐through survey is incorporated into and discussed
in appropriate sections of the report.
Provided Information Summary
Provided/Sent to Intertek
Obtained during Walk‐Through Survey
Resource Comments
Pre‐Survey Questionnaire ☐ ☐ None provided for review
Appraisal ☐ ☐ None provided for review
Certificate of Occupancy ☐ ☐ None provided for review
Safety Inspection Records ☐ ☒ Handheld fire extinguisher, automatic fire suppression
system, and elevator inspection tags
Warranty Information (roofs, boilers,
chillers, cooling towers, etc.) ☐ ☐ None provided for review
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Provided Information Summary
Provided/Sent to Intertek
Obtained during Walk‐Through Survey
Resource Comments
Records indicating age of major building
systems (roofing, paving, plumbing,
HVAC, electrical, etc.)
☐ ☒ HVAC production tags observed
Historical costs for repairs,
improvements, recurring replacements,
etc.
☒ ☐
The Renovation Scope provided by the Client included
a brief description of work done under current
ownership. This included kitchen equipment upgrades,
lobby renovation, elevator upgrades, new generator,
cooling tower replacement, exterior painting, WIFI
upgrade, gas heater replacements, Speakeasy
upgrades, Suite bathroom remodels (14 Suites),
awning replacement, lobby ADA lift, lobby bathroom
remodel, exterior window replacement, soft goods
replacements, boiler replacements, hard good
replacements, roof replacement, and plumbing
replacement.
Pending proposals or executed contracts
for repairs or improvements ☒ ☐ Included in the Renovation Scope
Descriptions of future improvements
planned ☒ ☐ Included in the Renovation Scope
Outstanding citations for building, fire
and zoning code violations. ☐ ☐ None provided for review
Prior ADA Surveys and status of any ADA
related improvements ☐ ☐ None provided for review
Previously prepared PCRs or studies
pertaining to any aspect of the property’s
physical condition
☒ ☐ A Prior PML prepared by Law/Crandall dated July 24,
1998 was provided
Records indicating building occupancy
percentage ☐ ☐ None provided for review
Rent roll information ☐ ☐ None provided for review
Marketing and/or leasing literature ☐ ☐ None provided for review
Drawings and specifications (as built or
construction) ☒ ☐ Limited copies of structural drawings and floor plans
dated November 10, 1930 were provided
ALTA/ACSM Land Title Survey or site
diagram showing the subject building(s)
and property boundaries
☐ ☐ None provided for review
4.3.2 PRIOR REPORTS OR INFORMATION
Provided prior reports or information are summarized as follows:
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“Report of Probable Maximum Loss Calculation for The Georgian Hotel, 1415 Ocean Avenue, Santa
Monica, California 90401,” prepared by Law/Crandall, prepared for 4DS, L.P. dated July 24, 1998. (1998
PML Report)
“Limited Copies of Structural Drawings and Floor Plans for 8‐Story Class A Apartment Building, 1415
Ocean Avenue, Santa Monica, California 90401,” prepared by Mr. Eugene Durfee (Architect) dated
November 10, 1930. (1930 Limited Construction Documents)
“Historical City Landmark Designation for Structure at 1415 Ocean Avenue, Santa Monica, California
90401,” issued by the City of Santa Monica dated February 22, 1995. (1995 Historical City Landmark
Designation)
“Open Records Request – The Georgian Hotel, 1415 Ocean Avenue, Santa Monica, California 90401,”
submitted to The City of Santa Monica, California, submitted on July 7, 2020. (2020 FOIA Building & Fire)
“Los Angeles County Assessor Portal ‐ Property Summary, 1415 Ocean Avenue, Santa Monica, California,”
dated 2020. (2020 Los Angeles County Assessor Portal)
4.3.3 INTERVIEWS
Intertek attempted to interview or interviewed the following parties during this assessment:
Interviews Summary
Name Title/Function Affiliation Communication Type
Mr. Nicolo
Rusconi
Co‐Founder &
President/Client
Representative
BLVD 745 LLC Verbal –in person, phone and
Email
Mr. Marko
Escobedo Chief Engineer The Georgian Hotel Verbal – in person and phone
Staff Open Records City of Santa Monica Emailed – no response at
time of report issuance
4.3.4 OTHER RESOURCES
Other resources and information accessed for purposes of this site assessment are discussed in corresponding
sections of the report. Published sources used to complete this PCA, but not previously listed, are cited at the
point they are referenced.
ACTIVITY EXCLUSIONS
ASTM E2018‐15 sets forth limitations in the assessment process. A list of items that are expressly excluded from
this assessment are summarized as follows:
Identifying Capital Improvements intended to upgrade the property
Items beyond the limit of the term
Opening/moving panels, probing, sampling or intrusive investigation
Determining pressure or flow rate, pipe sizes or point of discharge for underground drains
Determining NFPA hazards or fire ratings
Preparing Engineering calculations
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Taking measurements
Presence or absence of pests, rodents, and insects
Subterranean conditions
Entering areas that pose a threat to health and safety
Performing physical assessments that may damage the building
Providing opinion on the working order of systems or components that are abandoned or shut down.
Physical condition is still required.
Sound transmission
Flammability
Security
Items that are operated by timers or are operated manually by operation staff or service companies,
including irrigation sprinklers and lighting
Environmental
Items requiring specialized knowledge (flues, chimneys, boiler stacks, electromagnetic fields, elevator
and escalator cables, sheaves, tenant owned or maintained equipment)
Process related equipment or entering plenums or confined spaces, testing of equipment or air flow
Observation of insides of flues, chimneys, or boiler stacks, tenant owned or maintained equipment,
entering or confined space areas
DEVIATIONS FROM THE GUIDE
Deviations from the Guide are summarized as follows:
Long‐Term needs/costs:
An assessment of long‐term needs and the associated opinions of costs to remedy physical
deficiencies for items that will be performed during the total analysis term have been included
in this report.
Sanitary Sewer Inspection:
A limited non‐destructive inspection of the sanitary sewer lateral has been included in this
report. Scope of the Sanitary Sewer Inspection is discussed in Section 5.7 of this report.
ADA Accessibility Assessment:
A limited assessment of ADA provisions and the associated opinions of costs to remedy physical
deficiencies were performed and included in this report. Scope of the ADA accessibility
assessment is discussed in Section 6.1 of this report.
LIMITATIONS
Limitations are summarized as follows:
Access Limitations:
As stated in our proposal, Intertek attempted to access approximately 10% of the guest rooms.
These included the following units: 209, 404, 411, 601, 602, 611, 612, 802, 803, 804, and 806.
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Physical Obstructions to Observations:
Portions of the building were not fully observable due to interior and exterior finishes and
claddings, such as acoustical ceiling tiles, gypsum board ceiling or gypsum wall board, limiting
observations of the floor/roof deck and walls.
Observations of exterior walls were made from the ground level adjacent to the building.
Outstanding Information Requests:
Not all documents or information requested from the Client were provided for review.
Intertek requested information regarding fire and building code violations from local
government agencies. To date, Intertek has not received responses from these agencies. Intertek
will forward pertinent information upon receipt.
SIGNIFICANT ASSUMPTIONS
Intertek made the following assumptions in developing our findings and conclusions:
Extrapolation: Intertek extrapolated observations and findings actually made to all typical areas or
systems of the subject property for the purposes of describing such condition within the report and
preparing opinions of costs for suggested remedies.
Regulatory Information: Intertek considers all other information obtained from regulatory or
enforcement agencies, such as building departments, to be complete, accurate and current.
Document Review and Interviews: Intertek considers all information provided through document review
and interviews to be complete and unbiased.
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5.0 WALK‐THROUGH SURVEY NARRATIVE
The subject property is identified as “The Georgian Hotel,” a historic beachfront hotel with 56 standard guest
rooms and 28 suites. The subject property is a rectangular‐shaped parcel totaling 0.34 acres located along the
east side of Ocean Avenue, between Broadway (south) and Santa Monica Blvd (north), in Santa Monica,
California. The subject property includes an eight‐story building with a full basement built in 1931. The 84‐
guestroom room hotel has an average guest room size of 347.5 SF. There are 28 guest rooms with direct ocean
views with 14 of them being suites and 42 guest rooms with partial ocean views with 14 of them being suites.
The following identifies the guest room types and mix for the hotel. It should be noted that Intertek personnel
have made every attempt to review a representative sample of the total amount of units to gain a clear
understanding of the overall property condition. A list of units that were entered is included in the Section 4.6
Assessment Limitations. We note the following unit types:
Guest Room Summary
Guest Room Type Total
Rooms
Approx. Size
(SF)
Total
Approx.
Size (SF)
Ocean View Suite 14 548 7,672
City View Suite 14 548 7,672
Double Queen 14 279 3,906
Standard King 14 258 3,612
Ocean View Queen 14 226 3,164
City View Queen 14 226 3,164
TOTAL 84 29,190
The hotel amenities include: on‐site dining and full lobby bar at The Veranda Restaurant, 24‐hour room service,
concierge services, 24‐hour business center that includes a computer, printer, and desk area, 24‐hour fitness
room, conference room, complimentary Wi‐Fi Internet, in‐room mini bar with coffee & tea makers (Suites only),
evening turn‐down service, same day dry cleaning / laundry service, free weekday newspaper, Santa Monica
event space, and valet parking.
The subject building is situated at an angle with respect to true north. Thus, for the purposes of this report,
Ocean Avenue is considered west.
The subject property is bound by: an alley followed by a commercial property and Santa Monica Blvd to the
north; an alley followed by commercial properties to the east; a high‐rise apartment complex to the south; and
Ocean Avenue followed by single‐family beachfront homes to the west.
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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GOVERNMENT AGENCY PROVIDED INFORMATION
As part of the PCA, Intertek requested from the local municipality a copy of the Certificate of Occupancy,
outstanding and recorded material building code violations, and recorded material fire code violations for the
subject property. Please refer to Exhibit D for our submissions and responses (if received).
Observations / Comments:
A Certificate of Occupancy was not provided for review. To date, Intertek has not received responses from these
agencies. Intertek will forward the information upon receipt.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
SITE
5.2.1 TOPOGRAPHY
The topography of the area of the subject property shows a gentle slope from the higher east down to the lower
west. The overall topography is down to the west towards the Pacific Ocean. Developed portions of the property
have engineered slopes which direct drainage away from the subject building.
Observations / Comments:
The topography of the site appears to be appropriate and adequate, and in good condition. No issues regarding
existing topography were observed or reported to Intertek.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.2.2 STORM WATER DRAINAGE
Storm water at the property generally drains via sheet flow via engineered slopes to the surrounding streets or
alleys. Drainage appears to be conveyed via a sub grade storm water system to the municipal storm water
drainage system. The low‐sloped roof drains via sheet flow to interior drains which convey drainage to the grade.
Observations / Comments:
The storm water drainage systems appear to be in good condition. The site appears to be well‐draining with no
evidence of major ponding observed. Intertek did not observe the site during a storm water or drainage event.
No issues regarding the site’s storm water drainage provisions were observed or reported to Intertek.
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.2.3 INGRESS AND EGRESS
The main pedestrian entrance to the subject building is situated along the west elevation (Ocean Avenue). There
is a secondary pedestrian entrance at the north elevation from an alley. The west side of the property fronts
Ocean Avenue; as such, there is temporary public curb side parking only. Vehicular access to the subject property
is provided via an alley located at the north side of the property along Ocean Avenue.
Observations / Comments:
The sites ingress/egress appears to be in good condition. Site access appears to be adequate for the site’s
intended use. No issues regarding ingress/egress were observed or reported to Intertek.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.2.4 PAVING, CURBING, AND PARKING
A combination of concrete pavement and asphalt pavement is present in parking areas and drive lanes. The alley
along the north side of the property features concrete pavement and has three parking stalls. The parking spaces
at the east and south sides of the building feature asphalt pavement. In total, approximately 150 SY of concrete
pavement and approximately 540 SY of asphalt pavement exist at the property.
Cast in place concrete curbs are present adjacent to drive lanes and parking spaces or are situated adjacent to
the grade.
Intertek counted approximately 14 total parking spaces located on the property at the north, west and south
sides of the property. Of the estimated 14 parking spaces, only 12 are striped. One of the parking spaces at the
north side is designated as a handicap accessible parking space.
Observations / Comments:
The concrete pavement is in overall fair to good condition, with isolated areas of cracking observed. The asphalt
pavement is in fair condition with evidence of oxidation.
It was not reported to Intertek when the concrete or asphalt pavement last received maintenance. Based on
observation, repairs to concrete pavement cracks are believed to total less than $3,000; therefore, Intertek has
not included an allowance to remediate. Repairs to cracks in concrete pavement should be performed as a
maintenance item early in the term. Intertek generally recommends restriping concrete/asphalt pavement on a
five‐year schedule. Based on age and observed condition, Intertek recommends that the asphalt pavement be
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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provided with a seal coat early in the term. The estimated seal coat and restripe costs are believed to total less
than $3,000; therefore, Intertek has not included an allowance to remediate.
The concrete curbs appear to be in fair condition with isolated damaged areas that should be repaired as a
maintenance item early in the term.
Reportedly, parking is adequate for the site’s current use. The current parking configuration does include a
handicap designated parking space. This is discussed further in section 6.1 of this report.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.2.5 FLATWORK
The west elevation (main entrance) is provided with concrete steps that are accessed from the public walkway.
The west elevation also features an outdoor patio (front verandah). The north elevation (from alley) also has
concrete steps. Brick pavers are utilized at the south side of the building that leads to the lobby area. A concrete
ramp is provided at the east side that leads to the basement level.
Observations / Comments:
The concrete flatwork is in generally fair to good condition. No deficiencies were observed or reported during
our site visit.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.2.6 LANDSCAPING AND APPURTENANCES
Landscape vegetation consists of shrubs along the main (west) entrance. Additionally, shrubs and a palm tree
were observed at the south side of the subject building. The shrubs are confined to concrete curbs or planters.
Landscaping does not appear to include an automatic irrigation system. A manually operated faucet is utilized to
irrigate the landscaped areas. The source of water is the municipal domestic water supply.
Tenant signage consists of a building‐mounted metal and plastic channel letter sign at the west elevation with
name of the property (The Georgian Hotel.). The roof level has a metal and plastic channel letter illuminated
sign that is secured by metal columns and framing.
Concrete retaining walls are utilized for the landscaped shrubs at the west and south elevations and at the raised
porch at the west elevation. Concrete retaining wall is also utilized for the ramp at the east side that leads to the
basement.
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Packet Pg. 323 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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The front verandah at the west elevation is provided with decorative metal handrails. Metal handrails are
generally provided for the concrete steps at the north and west elevations. Chain link fencing generally encloses
the mechanical and electrical equipment at the east side of the property.
Observations / Comments:
The landscaping appears to be in fair condition. The site boundaries and signage appear to be in relatively good
to fair condition at the time of our walk‐through. No significant deficiencies were observed or reported. The
chain link fencing appears to be in good to fair condition. Based on a 40‐year EUL, replacement is not anticipated
during the term.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.2.7 RECREATIONAL FACILITIES
5.2.8 SPECIAL UTILITY SYSTEMS
N/A – None observed on property.
STRUCTURAL FRAME AND BUILDING ENVELOPE
The substructures of the building were not directly observed and is considered a concealed condition. Based on
Intertek’s experience with these types of structures and our review of limited construction drawings, a
combination of reinforced concrete piers, wall footings, spread footings and stepped footings are utilized.
Reinforced concrete walls are utilized for the basement walls. The basement floor slab consists of a reinforced
concrete slab‐on‐grade.
The structural systems for the building consist of reinforced concrete pan‐joist floors supported on concrete encased
riveted steel main frames and reinforced concrete walls.
Exterior walls consist primarily of masonry infill brick walls that are encased in lath and plaster. The front (west)
elevation of the building features seven metal architectural inserts along the central portion. A metal framed
vinyl fabric awning is utilized for the patio (front verandah) at the west elevation. The east (rear) building
elevation features metal framed exit stairs all the way from the roof level to the ground floor.
Operable windows are provided at all elevations of the building for the guest rooms. The west elevation and
portions of the north and south elevation along the first‐floor lobby feature fixed, single pane wood framed glass
units. Operable metal‐framed casement windows are also provided at the north side (along the alley) and on
the roof level (penthouse). Service doors consist of hollow‐core steel doors set in metal frames. The west and
north building entrances are provided with aluminum‐framed single‐leaf glass doors. Interior doors are a
combination of metal and wood framed systems.
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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Observations / Comments:
Components relying on the substructure for support appear to be in good to fair condition and did not exhibit
signs of structural failure from defective subsurface conditions. Therefore, the building foundations are assumed
to be performing as intended and in good condition. The concrete slab‐on‐grade and concrete deck upper floors
also appear to be in generally good to fair condition.
The structural systems for the building appear to be in good to fair condition and are free of readily visual signs
of deficiency. No issues regarding the building structure were observed or reported to Intertek during our walk‐
through.
The exterior walls are in good to fair condition. The building exteriors were reportedly last painted in 2016.
Intertek has included an allowance to perform miscellaneous repairs to the exterior wall system, including
repairing isolated damaged areas, cleaning and painting exterior walls at seven‐ to eight‐year intervals. The metal
framed awning appears to be in good condition and was reportedly replaced in 2018. The awning will likely
require replacement based on a 12‐ to 15‐year EUL.
Doors and windows appear to be in good to fair condition and functioning as intended. Reportedly, all exterior
windows were replaced in 1993. The exterior operable windows for the guestrooms were reportedly replaced in
2016.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
Recommended Long‐Term Needs:
Perform miscellaneous repairs, clean, and repaint exterior walls. (Years 3)
Replace the awning at the front verandah. (Year 10)
ROOFING
The building is provided with low‐sloped modified bitumen roof system totaling approximately 6,000 SF (includes
roof over penthouse). The system is supported by concrete framing.
The low sloped primary roof drains via sheet flow to interior drains located at the four building corners. Storm
water from the interior drains discharge to grade. The low‐sloped modified bitumen roof over the penthouse
drains to scuppers equipped with conductor heads and downspouts that discharge to the main roof area.
Roof accessories observed included a skylight, vent pipes and a satellite dish. The building has concrete parapet
walls on all sides with metal counterflashing.
Roof accessory penetrations are generally sealed with sheet metal curbs or flexible sealants.
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Packet Pg. 325 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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Observations / Comments:
The modified bitumen roof system appears to be in overall good to fair condition commensurate with its age (12
years old). No active roof leaks were observed or reported.
Accessory penetration sealants appear to be in fair condition and functioning as intended.
No existing warranties were made available for our review. Based on a 20‐year EUL, the modified bitumen roof
system is anticipated to be replaced during the evaluation term.
Roof drainage for the building appears to be in good condition.
The roof accessories appeared to be in fair condition.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
Recommended Long‐Term Needs:
Replace the modified bitumen roof system. (Year 8)
MECHANICAL
5.5.1 HEATING
The building is primarily heated by a hydronic system that features Laars boilers. The front verandah is provided
with four infrared natural gas‐fired Sunpak heaters. Supplemental heating is also provided by a split system
HVAC unit and PTAC units (addressed in Section 5.5.2).
Observations / Comments:
The following table is a listing of the heating units and includes the manufacturer, capacity, condition, and age
(where available):
Heating Systems Summary
Manufacturer Nominal Size Condition Approximate
Age (Year)
Laars ‐ (natural gas‐fired hydronic boiler), 2 units 7500 MBH,
ea. Good, no reported issues 6 years
(2014)
Sunpak – (natural gas‐fired infrared heater), 4
units 25 MBH, ea. Good, no reported issues 1 year (2019)
The heating systems appear to be in generally good condition. With an EUL of 30 years, the boilers are anticipated
to last the evaluation term. Based on a 20‐year EUL, the Sunpak heaters are anticipated to last the evaluation
term. Two Taaco 7.5 HP circulation pumps are utilized to circulate the heated water to individual hydronic fan
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Packet Pg. 326 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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coil units in the guestrooms. One of the pumps was reportedly replaced in 2019 while the other is approximately
20 years old. An allowance to replace the older circulation pump has been included in Section 5.5.2.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.5.2 AIR CONDITIONING AND VENTILATION
The building is primarily provided conditioned air by a Trane rotary liquid chiller and individual hydronic fan coil
units. The kitchen area in the basement is provided with heating and cooling by a Carrier split‐system unit. The
fitness room and conference room on the first floor are provided with heating and cooling from two PTAC units.
Ventilation fans that exhaust to the roof provide ventilation to the guestroom bathrooms.
Observations / Comments:
The following table is a listing of the air‐conditioning and ventilation units and includes the manufacturer,
capacity, condition, and age (where available):
Air Conditioning and Ventilation Systems Summary
Manufacturer Nominal
Size Condition Approximate
Age (Year)
Trane (rotary liquid chiller) ~90 Tons Fair, no reported issues Circa‐1997
Trane (hydronic fan coil unit), 84 units N/A Fair, no reported issues Circa‐1997
BAC (cooling tower) ~66 Tons Good to Fair, no reported
issues Circa‐2012
Carrier (split system HVAC unit) – For basement
kitchen area ~4 Tons Good, no reported issues Circa‐2019
GE (PTAC units), 2 units 1 Ton, ea. Fair, no reported issues Circa‐2012
The HVAC systems appears to be in good to fair condition. With an EUL of 25 years, replacement of the BAC
cooling tower is not anticipated during the term. The cooling tower is equipped with a water purification system
utilizing CPL 3050. A 10 HP circulation pump is utilized to pump water to the cooling tower. Chillers, fan coil
units, circulation pumps, and split‐system air‐conditioning (AC) units typically have an EUL of 20 years. Based on
the EULs and our observations, replacements of the hydronic fan coil units, the chiller and circulation pumps
should be anticipated during the term. The Carrier split system is approximately one‐year old; therefore, it
should last the evaluation term. PTAC units typically have an EUL of 15 years; therefore, the two PTAC units are
anticipated to be replaced during the term.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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Recommended Long‐Term Needs:
Replace the Trane chiller. (Year 3)
Allowance to replace the hydronic fan coil units. (Years 1 through 5)
Replace the two PTAC units. (Year 3)
Allowance to replace circulation pumps. (Years 1 and 5)
ELECTRICAL
Electricity is provided to the building underground from an off‐site pad‐mounted transformer along the east side
of the property. Power is then routed to the main distribution panel located along the east wall in the fenced
area where the cooling tower and generator are also housed. The service provided consisted of a 1,200‐amp,
120/240‐volts, 3‐phase, four‐wire service. Branch wiring is believed to be copper but was not verified.
The lighting throughout the interior of the building consists of fluorescent and LED fixtures. The exterior areas
utilize building mounted LED fixtures.
The subject building also includes a diesel‐fueled back‐up generator set (Caterpillar – 150 kW). The generator is
reportedly equipped with a 100‐gallon integral (belly) tank and was installed in 2012.
No EMS or lightning protection was observed.
Observations / Comments:
The electrical system appears to be in good to fair condition and appears adequate for the site’s present use.
The main electric panel was reportedly replaced in 2012. Various electrical upgrades have also been reportedly
performed for the building. Switchgear and power distribution panels typically have an EUL of 50 years. As a
result, the electrical systems should last the term. The exterior lighting for the property was reported to be
operating properly. However, the lighting was not observed during nighttime conditions. No problems were
reported with the emergency generator. The generator was last serviced in December 2019. With an EUL of 25‐
35 years, replacement of the generator set is not anticipated during the term
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs, or Long‐Term Needs were observed or reported at the
time of our walk‐through.
PLUMBING
It appears that typical supply piping for domestic water is copper. Sanitary lines and ventilation conduits are a
combination of cast iron and PVC. Sub‐grade sanitary lines were not directly observed but are believed to be a
combination of cast iron and clay. The plumbing fixtures for restroom areas are of typical residential and
commercial grade vitreous china fixtures.
Hot water is provided by three individual natural gas‐powered water heaters located in the basement level.
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The Georgian Hotel, Santa Monica, California
July 10, 2020
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Observations / Comments:
Overall, the plumbing systems appear to be in fair condition. A 4‐inch cast iron plumbing line in the basement
level of the building was leaking at the time of the walk‐through. Mr. Escobedo reported that the line is probably
clogged and will require hydro jetting. Reportedly, the repair work has been scheduled and as a result no
additional recommendation has been made. Reportedly, the supply cold/hot water plumbing lines to the
guestrooms were replaced in 1993.
As an add‐on service, Intertek contracted with L.A. Hydro‐Jet and Rooter Service Inc. to perform a borescope
sewer lateral investigation to include a video camera inspection of the main sewer lines at the property. The
purpose of the inspection was to identify the presence of any broken, failed, or clogged laterals that would
require removal or repairs. The investigation was performed via two 4‐inch cast iron cleanouts: one located at
the north side of the building by the alley and one inside the building on the second floor next to Room 206. The
investigation was performed on June 30, 2020 under the supervision of the Chief Engineer, Mr. Marko Escobedo.
A video borescope camera equipment was utilized to investigate the current condition of the inside of the
existing plumbing lines. The equipment consists of a 150‐foot flexible push rod cable with a high definition color
camera head which provides LED lighting allowing video to be taken within the piping. Live images are displayed
on the screen allowing for visual investigation of otherwise inaccessible spaces. L.A. Hydro‐Jet and Rooter Service
Inc. reported that the two lines appear to be in good condition at the time of inspection. Reportedly, the outside
line (by the alley) is of clay pipe construction while the interior building line is of cast iron construction.
The following table is a listing of the domestic hot water heating systems for the subject building and includes
the manufacturer, capacity, condition, and age (where available):
Domestic Water Heater Unit(s) Summary
Hot Water Heater (HWH) Manufacturer Nominal
Capacity Condition Installed
Rheem (natural gas HWH) 100‐gallons Fair, no reported issues 2009
Rheem (natural gas HWH) 100‐gallons Fair, no reported issues 2010
Bradford White (natural gas HWH) 100‐gallons Good, no reported issues 2018
Domestic water heaters have a EUL of 15 years. Based on the age, replacement of the older water heater units
is anticipated during the term.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through:
Recommended Long‐Term Needs:
Replace domestic hot water heaters. (Years 9 and 10)
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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VERTICAL TRANSPORTATION
The building is equipped with two traction passenger elevators and one dumbwaiter. Additionally, there are two
hydraulic ADA lifts: one outside the building at the north side and one in the lobby area. The following table
summarizes vertical transportation at the building:
Vertical Transportation Summary
Elevator #/Floors
Served
Make Type Traction/
Hydraulic
Capacity
(pounds)
Remarks
#1 / Basement to
8th Floor
Schindler Passenger Traction 2,000 Modernized in
2016/2017
#2 / Basement to
8th Floor
Schindler Passenger Traction 1,700 Modernized in
2016/2017
Dumbwaiter /
Basement to 1st
Floor
Matot Dumbwaiter Electric 500 Installed Circa 2017
ADA Lift (North
Alley)
Unknown Passenger
Lift
Hydraulic 550 Installed Circa 2017
ADA Lift (Lobby) Unknown Passenger
Lift
Hydraulic 750 Installed Circa‐2017
Observations/Comments:
The two traction elevators appear to be in overall good condition and appear to have been last inspected in
February 2020 (annual inspection). Traction elevators typically have an EUL of 25 years after which a
modernization is recommended; therefore, Intertek has not budgeted for a modernization for the two passenger
traction elevators during the term. However, Intertek has budgeted for door equipment and cab interior
upgrades within the next five to seven years. The dumbwaiter and the two ADA lifts are in generally good
condition and are anticipated to last the term with routine maintenance.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
Recommended Long‐Term Needs:
Passenger elevator door equipment and cab interior upgrades. (Year 5)
LIFE SAFETY / FIRE SUPPRESSION
Lighted exit signs mark the emergency exits. Emergency lighting, smoke detectors, pull stations, and visual and
audio alarms are located throughout the building. Life safety systems are hard‐wired with generator backup. The
3.A.f
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Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
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building has a fire alarm control panel (Silent Knight by Honeywell Model 5820 XL). A fire annunciator with visible
display of fire incidents is provided at the west main entrance just outside the building.
The subject building generally utilizes a wet‐type fire suppression system that is provided water pressure from
the local water utility and augmented by a 30‐HP fire pump. A 1.5 HP jockey pump is utilized to maintain the
system under equilibrium. The fire pump is controlled by a Metron electric fire pump controller. The jockey pump
is controlled by a separate jockey pump controller. The manufacturer of the sprinkler heads was identified as
Rasco. A dry standpipe is provided at the east elevation of the building near the entrance to the basement. Fire
hose cabinets are located in the hallways at each floor of the building. Fire extinguishers are mounted throughout
the building.
The kitchen grill areas in the basement are equipped with a separate wet chemical (PCL‐460) fire suppression
system.
Observations/Comments:
The life safety systems appear to be in generally good to fair condition. The existing fire alarm control panel is
estimated to be at least 15 years old. With an EUL of 15 years, repair or upgrade of the fire alarm panel is
anticipated during the term. Future maintenance and repair of the other life safety systems would be addressed
as an operational expense and are not included in the Opinion of Costs Spreadsheet.
The fire suppression systems appear to be in good to fair condition. Current inspection tags (June 2020) were
observed on the fire sprinkler system and fire extinguishers. No problems with the fire suppression systems were
reported or observed during our walk‐through. The fire pump and controller were reportedly installed in 1996.
Based on a 25‐ to 30‐year EUL, replacement of the fire pump and controller should be anticipated during the
term.
Intertek recommends inspecting and testing fire extinguishers and fire alarm and suppression systems on a yearly
basis. The inspections are considered a maintenance expense and has therefore not been included in our
Opinions of Costs.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
Recommended Long‐Term Needs:
Replace or upgrade the fire alarm control panel. (Year 1)
Replace the fire pump and the electric fire pump controller. (Year 2)
INTERIOR ELEMENTS
5.10.1 INTERIOR FINISHES
The guestrooms have common corridors. These are finished with carpeting on the floors. These areas also have
painted or papered gypsum walls and gypsum board ceilings.
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The Georgian Hotel, Santa Monica, California
July 10, 2020
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The guestroom units are typically renovated on an as‐needed basis. The renovation generally consists of floor
finish cleaning or replacement, interior painting, general cleaning, and repair or replacement of any damaged
items.
Generally, the units are carpeted with the bathrooms having ceramic floor tiles. The walls and ceilings are painted
gypsum board. The guestrooms feature queen or king‐size beds, black‐out shades, iron/ironing board and
separate hanging closets. Bathroom amenities include hair dryer, bathtub or separate/walk‐in shower. The
rooms also feature flat panel televisions.
Observations / Comments:
Overall, the interior finishes were observed to be in good to fair condition commensurate with their ages.
Renovation of interior finishes is dependent on tenant needs and turnover and is not included within the scope
of this report; therefore, no costs are included in the cost spreadsheet.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs or Long‐Term Needs were observed or reported at the
time of our walk‐through.
5.10.2 APPLIANCES
The hotel provides an in‐house laundry that services the hotels linens cleaning. The laundry is not accessible to
guests. The laundry is equipped with one 30‐pound capacity Electrolux commercial washer and one 50‐pound
capacity Wascomat commercial dryer. The subject building has a fully equipped kitchen area for food
preparation and an associated dining area in the basement level. Kitchen equipment includes a fryer, grill,
oven/range, steamer, convection ovens, reach‐in refrigerators/freezers, beverage dispenser, hot service line,
and dishwasher system.
Observations / Comments:
Overall, the appliances were observed to be in good condition commensurate with their ages. The washer and
dryer are estimated to approximately 10 years old. Commercial washers and dryers typically have an EUL of 15
to 18 years; therefore, replacements are anticipated during the term. The kitchen and associated equipment are
reportedly in fair to good working condition. With an EUL of 20 years, most of the kitchen equipment is
anticipated to require replacement during the term.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
Recommended Long‐Term Needs:
Replace commercial washer and dryer. (Year 5)
Allowance to replace kitchen equipment. (Year 5)
3.A.f
Packet Pg. 332 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
Page 29
www.intertek.com/building
5.10.3 FITNESS ROOM
The subject building features a 24‐hour fitness room situated on the first floor. Fitness equipment observed
included a treadmill, stair climber, recumbent bike, and free weights.
Observations / Comments:
The fitness equipment appears to be in good to fair condition. Based on a seven‐year EUL, replacement is
anticipated during the term for which an allowance has been provided.
Recommendations:
No Recommended Immediate Needs or Short‐Term Needs were observed or reported at the time of our walk‐
through.
Recommended Long‐Term Needs:
Allowance to replace fitness equipment. (Year 5)
5.10.4 MEETING ROOMS
The hotel has one meeting room located on the first floor of the building. The room has a capacity for up to 15
people.
Observations / Comments:
The meeting room was observed to be in generally good condition.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs or Long‐Term Needs were observed or reported at the
time of our walk‐through.
3.A.f
Packet Pg. 333 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
Page 30
www.intertek.com/building
6.0 NON‐ASTM SCOPE CONSIDERATIONS
ADA ACCESSIBILITY ASSESSMENT
A limited, visual, basic accessibility survey and assessment of the “common areas” of the building was performed
and the “Uniform Abbreviated Screening Checklist for the 2010 Americans with Disability Act” was completed.
The completed checklist is attached to this report in Exhibit C.
No measurements of any type were taken. A comprehensive ADA survey was not performed. Any observed items
of non‐conformance were noted without regard as to whether they were “readily achievable”. Factors to be
considered in determining whether an action is readily achievable include the nature and cost of the action, the
number of employees at the subject property and the financial resources of ownership and tenants. The decision
as to which actions are readily achievable is recommended to be determined by the building owner in
consultation with its accountants, attorneys and design/construction professionals. Intertek recommends a
comprehensive ADA survey, which will include measurements, if more detailed or additional information or
opinions are required. This portion is not to be considered a complete ADA assessment.
Observations / Comments:
The subject building was constructed prior to ADA requirements. To the extent of our assessment, the property
does appear to be compliant with current ADA requirements for handicap accessibility.
One of the fourteen provided marked parking spaces is designated as handicap accessible. The existing space is
mainly a designated handicap accessible path of travel to the lift at the north entrance. No van‐accessible space
is provided. For fourteen parking spaces, the ADA requires that at least one space be van‐accessible. The existing
access aisle (about 48 inches wide) is not wide enough for a van‐accessible space (should be at least 96 inches
wide). The existing ADA parking space is located in the north alley with little room to navigate. Based on the
lack of available space we have not made a recommendation for modifying the existing ADA parking space.
The north building entrance has an elevated walkway with concrete steps. No ramp is provided; however, an
ADA lift has been provided. The north entrance door appears to be generally accessible and is equipped with an
ADA door button.
Interiors are generally in compliance. An ADA lift has been provided in the lobby area to navigate a slight drop in
elevation (about 3 steps). The restrooms in the lobby were renovated in 2016 and are generally in compliance.
Reportedly, all 12 guest rooms located on the second floor are ADA accessible. One of the two passenger
elevators is ADA accessible.
Additional information regarding ADA requirements and compliance as well as the most recent ADA guidelines
can be found at www.ada.gov.
Recommendations:
No Recommended Immediate Needs, Short‐Term Needs or Long‐Term Needs were observed or reported at the
time of our walk‐through.
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Packet Pg. 334 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
EXHIBIT A:
OPINION OF COSTS SPREADSHEET
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Packet Pg. 335 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
OPINION OF COSTS SPREADSHEETIntertek Project No.: 0315961Property Age 89 YearsProperty Name: The Georgian HotelNumber of Buildings 1Address: 1415 Ocean AvenueTotal Area of Buildings 49,776 Square FeetCity, State: Santa Monica, CA 90401Number of Guestrooms (GR) 84Walk‐Through Date: June 29, 2020Total Analysis Term 10 YearsImmediate Needs $0Short‐Term Needs $0Long‐Term Needs UNINFLATED $536,722Long‐Term Needs INFLATED $598,050Long‐Term Needs UNINFLATED $638.95 $/GR/YearLong‐Term Needs INFLATED $711.96 $/GR/YearREMEDYYear 01 Year 02 Year 03 Year 04 Year 05 Year 06 Year 07 Year 08 Year 09 Year 10 TOTAL15.3Perform miscellaneous repairs, clean, and repaint exterior walls25,000 SF $2.00 $50,000$50,00025.3Replace the awning at the front verandah 700 SF $25.00$17,500 $17,50035.4Replace the modified bitumen roof system 6,000 SF $15.00$90,000 $90,0004 5.5.2Replace the Trane chiller 90 Ton $650.00 $58,500$58,5005 5.5.2Allowance to replace the hydronic fan coil units 84 EA $1,000.00 $16,800 $16,800 $16,800 $16,800 $16,800 $84,0006 5.5.2Replace the two PTAC units 2 EA $1,500.00 $3,000$3,0007 5.5.2Allowance to replace circulation pumps 1 EA $7,500.00 $7,500 $7,500 $15,00085.7Replace domestic hot water heaters 2 EA $5,900.00$5,900 $5,900 $11,80095.8Passenger elevator door equipment and cab interior upgrades2 EA $15,000.00$30,000 $30,00010 5.9Replace or upgrade the fire alarm control panel 49,776 SF $0.35 $17,422$17,42211 5.9Replace the fire pump and the electric fire pump controller1 LS $50,000.00 $50,000$50,00012 5.10.2Replace commercial washer and dryer 1 LS $27,000.00$27,000 $27,00013 5.10.2Allowance to replace kitchen equipment 1 LS $75,000.00$75,000 $75,00014 5.10.3Allowance to replace fitness equipment 1 LS $7,500.00$7,500 $7,500Terms and Abbreviations:Yearly Total, UNINFLATED$0 $0 $41,722 $66,800 $128,300 $16,800 $163,800 $0 $0 $90,000 $5,900 $23,400 $536,722LS‐ Lump SumInflation Factor: 3.0%N/A N/A 1.000 1.030 1.061 1.093 1.1261.159 1.194 1.230 1.2671.305EA‐ EachYearly Total, INFLATEDN/A N/A$41,722 $68,804 $136,113 $18,358 $184,358$0 $0 $110,689 $7,474 $30,532 $598,050SF‐ Square FootSY‐ Square YardLF‐ Linear FootTon‐ Unit cooling capacity of an air conditioning systemN/A‐ Not ApplicableIDENTIFICATION ESTIMATESNEEDS DISTRIBUTION ($)DescriptionItem No.Report SectionQty. Unit Unit Costs ($)IMMED. NEEDSSHORT‐TERM NEEDSLONG‐TERM NEEDSPage 1 of 13.A.fPacket Pg. 336Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
EXHIBIT B:
REPRESENTATIVE PHOTOGRAPHS
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Packet Pg. 337 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 1: View of the subject property generally looking east.
Photo 2: View of the west elevation with fire exit stairs.
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Packet Pg. 338 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 3: View of the main pedestrian entrance at the west side.
Photo 4: View of the north entrance. Also note ADA parking space, access aisle and ADA lift.
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Packet Pg. 339 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 5: Close-up view of the ADA lift.
Photo 6: View of the north entrance. To the right is the ADA lift.
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Packet Pg. 340 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 7: Another view of the north alley with concrete pavement.
Photo 8: Typical parking spaces at the east (right) and south (left) sides of the building with
asphalt pavement. Also note fencing for generator, cooling tower and main electric panel.
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Packet Pg. 341 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 9: Landscaping at the south side of the building.
Photo 10: View of the east entrance to the basement level via a concrete ramp.
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Packet Pg. 342 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 11: View of concrete framed structure in the basement level.
Photo 12: Typical exterior walls and windows.
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Packet Pg. 343 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 13: View of the front verandah with awning.
Photo 14: View of the modified bitumen roof system (main roof).
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Packet Pg. 344 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 15: View of a typical interior roof drain.
Photo 16: View of the penthouse. Also note signage.
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Packet Pg. 345 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 17: View of roof over the penthouse.
Photo 18: View of a skylight.
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Packet Pg. 346 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 19: View of an infrared Sunpak heater for the front verandah.
Photo 20: View of the two Laars boilers in the basement.
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Packet Pg. 347 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 21: View of the Trane chiller in the basement.
Photo 22: View of the BAC cooling tower.
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Packet Pg. 348 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 23: View of a hydronic fan coil unit in a guestroom with the cover open.
Photo 24: View of the label for the fan coil unit.
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Packet Pg. 349 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 25: View of a PTAC unit.
Photo 26: View of the Carrier split system for the kitchen.
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Packet Pg. 350 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 27: View of the main electric panel.
Photo 28: View of the generator.
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Packet Pg. 351 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 29: View of the three domestic water heaters.
Photo 30: View of the penthouse elevator mechanical room.
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Packet Pg. 352 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 31: View of an elevator control.
Photo 32: View of the dumbwaiter for the kitchen.
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Packet Pg. 353 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 33: View of the fire alarm control panel.
Photo 34: View of the exterior mounted fire alarm annunciator.
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Packet Pg. 354 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 35: View of the fire pump controller (electric).
Photo 36: View of the fire pump (left) and jockey pump (right).
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Packet Pg. 355 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 37: View of the wet chemical suppression system for the kitchen grill area.
Photo 38: View of a fire extinguisher.
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Packet Pg. 356 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 39: Typical fire strobe.
Photo 40: Typical smoke detector.
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Packet Pg. 357 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 41: Typical pull station.
Photo 42: View of the basement level.
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Packet Pg. 358 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 43: View of the lobby.
Photo 44: Another view of the lobby.
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Packet Pg. 359 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 45: View of the washer and dryer.
Photo 46: View of a guestroom.
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Packet Pg. 360 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 47: View of a guestroom bathroom.
Photo 48: View of the fitness room.
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Packet Pg. 361 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Project Number: 0315961
The Georgian Hotel, Santa Monica, California
July 10, 2020
www.intertek.com/building
Photo 49: View of the renovated bathroom in the first-floor lobby.
Photo 50: View of a bathroom stall.
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Packet Pg. 362 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
EXHIBIT C:
ADA CHECKLIST
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Packet Pg. 363 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Property Name: The Georgian Hotel Assessor: Sri Krishnaprasad
Property Address: 1415 Ocean Avenue Assessment Date: June 29, 2020
Property City, State Zip: Santa Monica, CA 90401 Intertek Project No.: 0315961
www.intertek.com/building
Uniform Abbreviated Screening Checklist for the 2010 Americans with Disabilities Act
Excerpt from Fig. X2 of ASTM E2018-15
Item Yes No N/A Comments
A. History
1. Has an ADA survey previously been completed for this property? X Information was not provided
2. Have any ADA improvements been made to the property since original construction? X Exterior and interior improvements
3. Has building ownership/management reported any ADA complaints or litigation? X None reported
B. Parking
1. Does the required number of standard ADA-designated spaces appear to be provided? X 1 provided/ 1 required
2. Does the required number of van-accessible designated spaces appear to be provided? X 0 provided/ 1 required
3. Are accessible spaces part of the shortest accessible route to an accessible building entrance? X
4. Is a sign with the International Symbol of Accessibility at the head of each space? X
5. Does each accessible space have an adjacent access aisle?
X
Designated handicap accessible path
of travel to the lift at the north
entrance
6. Do parking spaces and access aisles appear to be relatively level and without obstruction? X
C. Exterior Accessible Route
1. Is an accessible route present from public transportation stops and municipal sidewalks on the property? X None observed
2. Are curb cut ramps present at transitions through curbs on an accessible route? X None 0bserved
3. Do the curb cut ramps appear to have the proper slope for all components? X
4. Do ramps on an accessible route appear to have a compliant slope? X
5. Do ramps on an accessible route appear to have a compliant length and width? X An ADA lift is provided
6. Do ramps on an accessible route appear to have compliant end and intermediate landings? X
7. Do ramps on an accessible route appear to have compliant handrails? X
D. Building Entrances
1. Do a sufficient number of accessible entrances appear to be provided? X
2. If the main entrance is not accessible, is an alternate accessible entrance provided? X
3. Is signage provided indicating the location of alternate accessible entrances? X
4. Do doors at accessible entrances appear to have compliant clear floor area on each side? X
5. Do doors at accessible entrances appear to have compliant hardware? X
6. Do doors at accessible entrances appear to have a compliant clear opening width? X
7. Do pairs of accessible entrance doors in series appear to have the minimum clear space
between them? X
8. Do thresholds at accessible entrances appear to have a compliant height? X
E. Interior Accessible Routes and Amenities
1. Does an accessible route appear to connect with all public areas inside the building? X
2. Do accessible routes appear free of obstructions and/or protruding objects? X
3. Do ramps on accessible routes appear to have a compliant slope? X No ramps. An ADA lift is provided in
lobby
4. Do ramps on accessible routes appear to have a compliant length and width? X
5. Do ramps on accessible routes appear to have compliant end and intermediate landings? X
6. Do ramps on accessible routes appear to have compliant handrails? X
7. Are adjoining public areas and areas of egress identified with accessible signage? X
8. Do public transaction areas have an accessible, lowered counter section? X
9. Do public telephones appear mounted with an accessible height and location? X No public telephones
10. Are publicly-accessible swimming pools equipped with an entrance lift? X No swimming pools
F. Interior Doors
1. Do doors at interior accessible routes appear to have compliant clear floor area on each
side? X
2. Do doors at interior accessible routes appear to have compliant hardware? X
3. Do doors at interior accessible routes appear to have compliant opening force? X
4. Do doors at interior accessible routes appear to have a compliant clear opening width? X
G. Elevators
1. Are hallway call buttons configured with the “UP” button above the “DOWN” button? X
2. Is accessible floor identification signage present on the hoistway sidewalls? X
3. Do the elevators have audible and visual arrival indicators at the entrances? X
4. Do the elevator hoistway and car interior appear to have a minimum compliant clear floor
area? X
5. Do the elevator car doors have automatic re-opening devices to prevent closure on
obstructions? X
6. Do elevator car control buttons appear to be mounted at a compliant height? X
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Packet Pg. 364 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
www.intertek.com/building
Item Yes No N/A Comments
7. Are tactile and Braille characters mounted to the left of each elevator car control button? X
8. Are audible and visual floor position indicators provided in the elevator car? X
9. Is the emergency call system at the base of the control panel and not require voice
communication? X
H. Toilet Rooms
1. Do publicly-accessible toilet rooms appear to have a minimum compliant floor area? X
2. Does the lavatory appear to be mounted at a compliant height and with compliant knee area? X
3. Does the lavatory faucet have compliant handles? X
4. Is the plumbing piping under lavatories configured to protect against contact? X
5. Are grab bars provided at compliant locations around the toilet? X
6. Do toilet stall doors appear to provide the minimum compliant clear width? X
7. Do toilet stalls appear to provide the minimum compliant clear floor area? X
8. Do urinals appear to be mounted at a compliant height and with compliant approach
width? X
9. Do accessories and mirrors appear to be mounted at a compliant height? X
I. Hospitality Guestrooms
1. Does property management report the minimum required accessible guestrooms? X Located in the 2nd floor
2. Does property management report the minimum required accessible guestrooms with roll-in showers? X
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Packet Pg. 365 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
EXHIBIT D:
SUPPORTING DOCUMENTS
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Packet Pg. 366 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 367 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 368 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 369 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 370 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
L.A.HYDRO-JET & ROOTER SERVICE, INC.
Commercial-Industrial Drain Cleaning
10639 Wixom Street
Sun Valley, California 91352
1-800-750-4426
Fax 818-768-4324
Invoice 209204752
Invoice Date 6/30/2020
Completed Date 6/30/2020
Technician 334 CEASAR
CHAVEZ
Customer PO
Billing Address
GEORG23 / GEORGIAN HOTEL
1415 Ocean Avenue
Santa Monica, CA 90401 USA
Job Address
GEORGIAN HOTEL
1415 Ocean Avenue
Santa Monica, CA 90401 USA
Description of Work
Ran CCTV camera thru a 4 inch clean-out located on the left hand side of the building, by the side entrance, out 109 ft to
the main city sewer line. The line appeared to be in excellent condition at the time of inspection.
Ran CCTV camera thru a second clean-out, located next to room 206, down 45 ft all the way to the first clean-out. The line
appeared to be in excellent condition at the time of inspection.
Task #Description Quantity Your Price Your Total
TVIR RAN CAMERA INSPECTION - 2 HR MIN 1.00 $250.00 $250.00
Paid On Type Memo Amount
7/3/2020 Visa Visa ending 4559 $250.00
Sub-Total $250.00
Tax $0.00
Total Due $250.00
Payment $250.00
Balance Due $0.00
TERMS: DUE UPON RECEIPT
Pay On-line - LAHYDROJET.COM - Select "PAY MY BILL"
TAX ID # 95-4658909
LIC. # 749378
This work is authorized to be performed by:
6/30/2020
This work is verified complete and satisfactory by:
6/30/2020
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Packet Pg. 371 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
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Packet Pg. 379 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
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Packet Pg. 380 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills
EXHIBIT E:
STATEMENTS OF ASSESSMENT TEAM QUALIFICATIONS
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Packet Pg. 381 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Sri Krishnaprasad, PE
Senior Project Engineer | Principal Consultant
Plano, Texas
Year started with Intertek: 1994
EDUCATION
MS in Civil Engineering, University of Texas, El Paso, TX, 1994
BS in Civil Engineering, University of Mysore, India, 1988
CERTIFICATIONS/REGISTRATIONS/TECHNICAL TRAINING
Texas Professional Engineer #95753
PSI Principal Consultant for Asbestos Surveys/Monitoring and Asbestos Design/O&M
PSI Principal Consultant for Property Condition Assessments
PROFESSIONAL EXPERIENCE
Mr. Krishnaprasad has more than 25 years of experience in the technical and administrative management
of property assessment projects (facilities), including all aspects of project management, client service,
and personnel management. He served as Manager of the Plano Environmental Department from April
2011 to March 2019. He has performed or managed and coordinated Existing Condition Surveys, Contract
Document Reviews and Monitoring Services (Draw Reviews), Property Condition Assessments, ADA
Accessibility Guideline Assessments, Spill Prevention Control & Countermeasure (SPCC) Plans, Phase I
ESAs, and Asbestos Surveys/Project Designs for a wide range of private/public clients. As a Principal
Consultant for the Building Science Solutions group, the following project experience is identified:
PROPERTY CONDITION ASSESSMENT PROJECT EXPERIENCE
Shopping Centers, Strip Malls, and Manufacturing/Distribution Facilities
Gateway Plaza, Southlake, TX 9 Buildings, 370,091 SF over 41 Acres
Edgemere Market Place, El Paso, TX 20,600 SF over 3 Acres
The Outlet Shoppes at El Paso, Canutillo, TX 380,000 SF over 37 Acres
JC Penney Distribution Center, Cedar Hill, TX 420,600 on over 35 Acres
Riverside Distribution Center, Phoenix, AZ 503,244 SF on over 28 Acres
Low, Mid and High-Rise Buildings
Broadstone Uptown Lofts, Houston, TX Six 4-story apartment buildings, + 220,448 SF
1010 Lamar Office Building, Houston, TX One 20-story office building, 260,465 SF
KBR Tower, Houston, TX – One 40-story office building, 1,047,700 SF
Commercial Business Parks, Golf Courses, Marinas, Hospitality, and Apartment Complexes
Williamsburg Apartments, Shreveport, LA 27 Apartment Buildings over 5 Acres
Cowboys Golf Club, Grapevine, TX 72 Par-7,017 Yards, 25,600 SF over 159 Acres
Ballena Isle Marina, Alameda, CA 504 Boat Slips, 11 Buildings, + 72,700 SF over 61 Acres
PCAs with Enhanced Services (Wall/Roof/MEP/Vertical Transportation/ADA/FHA)
The Lyndon, San Marcos, TX ± 215,907 Rentable SF, 5 Stories, 233 Units (Student Housing)
Berkeleyan, Berkeley, CA - ± 35,832 Rentable SF, 5 Stories, 56 Units (Student Housing)
Arlington Center, Arlington, TX – Two Stories, ± 182,551 SF on over 20 Acres (Office Building)
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Educaon
BS: Chemical Engineering | University of Maryland
at College Park
Coursework for MS in Management (6 classes)|
University of Maryland University College
PE & EIT Review Courses | University of Maryland
Pracce Areas
Property Condi’on Assessments
Construc’on Loan Administra’on
ADA Surveys
Professional Licensing/Cerficaons
· Professional Engineer
Maryland (#27072), Virginia (#0402047068)
District of Columbia (#PE922529)
· ASTM 3-Day Training on Phase I and Phase II
Environmental Site Assessments
· HUD Advanced 3rd Party Architectural/Cost/
PCNA Training
· HUD REACS Inspector
· AHERA 24-Hour Building Inspector Cer’fica’on
(Asbestos Inspector)
Professional Associaons
Na’onal Society of Professional Engineers (NSPE)
Maryland Society of Professional Engineers
(MDSPE)
Tau Beta Pi Na’onal Engineering Honor Society
Mortgage Bankers Associa’on of Metropolitan
Washington (MBA/MW)
Commercial Real Estate Finance Council (MBA/
MW)
ELLIOTT R. GROSS, P.E.
DEPARTMENT MANAGER
BUILDING SCIENCE SOLUTIONS
STARTED WITH INTERTEK: 2020 YEARS IN INDUSTRY: 23
Mr. Gross is a Department Manager for Building Science Soluons services in the
mid-Atlanc United States. He has in-depth knowledg e of and experience per-
forming property condion assessments and ADA surve ys of all property types.
Having vast experience with PCAs, he is familiar with all of the components and
systems that comprise commercial properes.
Project Experience
Property Condion Assessments
· 200 Saint Paul Place; Bal’more, MD
· 815 Connec’cut Avenue NW; Washington, DC
· DuPont Building; Wilmington, DE
· Great Wolf Lodge; Williamsburg, VA
· Ritz Carlton Hotel & Casino; San Juan, PR
· Dreams Tulum Resort & Spa; Tulum, MX
· Dreams Cancun Resort & Spa; Cancun, MX
· Interna’onal Home Furnishings Center; High Point, NC
· Laclede Gas Building; St. Louis, MO
· 20358 Seneca Meadows Parkway; Germantown, MD
· Salva’on Army; Arlington, VA
· King David Nursing & Rehabilita’on Center; Bal’more, MD
· Autumn Lake Healthcare at Pikesville; Bal’more, MD
· The St. Regis; Washington, DC
· Mandarin Oriental; Miami, FL
Construcon Monitoring/Inspecons
· 700 & 800 K Street; NW Washington, DC
· AC Hotel by MarrioG; SE Washington, DC
· 8300 Wisconsin Avenue; Bethesda, MD
· 2000 L Street; NW Washington, DC
· Bainbridge Shady Grove; Rockville, MD
· The Flats; Wilmington, DE
· Lorien Bel Air; Bel Air, MD
· Medical Office Building; Lehigh, PA
Phase I Environmental Site Assessment
· Magnolia Crossing; Magnolia, DE
ADA & FHA Survey
· Cimarron Woods; Fairborn, OH
· Fountains at Boca Commons; Boca Raton, FL
· AIG Baker Brookstone (Village at Lee Branch); Birmingham, AL
· Creek’s Edge Town Homes; Richmond, VA
· Sweetwater Apartments Dade City; Dade City, FL
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July 9th, 2020
Jon Blanchard
BLVD
745 Merchant Street
Los Angeles, CA 90021
Project: The Georgian Hotel, 1415 Ocean Ave
Subject: Architectural Due Diligence Report
Dear Jon,
Thank you for the opportunity to present our Architectural Due Diligence and Feasibility
Report for The Georgian Hotel, a building you are pursuing at 1415 Ocean Ave, in Santa
Monica, CA.
PROJECT UNDERSTANDING
BLVD is in the process of purchasing The Georgian Hotel, and requested a Due
Diligence and Feasibility Report which reviews and examines the following:
A. INTRODUCTION
a. Framework Documents
The following documents were provided to HLW by BLVD and form the
basis of this report:
· Various documents downloaded from the BLVD file sharing site
including existing floor plans, conceptual floor plans and historic
documents.
b. Applicable Codes and Regulations
The following codes and regulations apply to the scope of work
proposed by BLVD:
2019 California Building Code 2019 (Title 24, Vol. 2, Part 1 & 2)
2019 California Historic Building Code (Title 24, Part 8)
2019 California Existing Building Code 2019 (Title 24, Part 10)
2019 California Fire Code (Title 24, Part 9)
2019 California Mechanical Code (Title 24, Part 4)
2019 California Electrical Code (Title 24, Part 3)
2019 California Plumbing Code (Title 24, Part 5)
2019 California Green Building Standards (Title 24, Part 11)
2019 California Energy Code (Title 24, Part 6)
2010 ADA Standards
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Fair Housing Act as pertains to accessibility requirements for
“places of lodging”
Santa Monica Municipal Code
Santa Monica Downtown Community Plan
c. Preliminary Discussions with AHJ
HLW approached the following personnel from relevant authorities
having jurisdiction (AHJs):
· Orville Sabado, Senior Building Inspector, City of Santa Monica
· Tony Kim, Principal Planner, City of Santa Monica
Information received from these personnel is referenced throughout this
report. It should be noted that AHJs were willing to engage in limited
discussion, but declined to provide in-depth review until the property is
purchased.
B. HISTORIC DESIGNATION
The Georgian Hotel was built in 1931 and has operated continuously as a hotel
since its construction. The historic nature of the building will define and in some
cases limit the scope of proposed improvements. It may also at times conflict
with building code and planning requirements, or conversely may provide
flexibility with regard to those requirements.
Where mitigation measures which may be required by the California Building
Code (CBC) are in conflict with the California Historic Building Code (CHBC) or
Santa Monica planning requirements, HLW would suggest meeting with the
appropriate AHJ to determine which code the AHJ expects a particular
mitigation or proposed improvement should adhere to.
Description from the 2018 Historic Resources Inventory:
Main Address: 1415 Ocean Ave
Year Built: 1931
Architect: M. Eugene Durfee Barnett
Builder: Shapiro Construction
Resource Name: Georgian Hotel; The Georgian
2010 Status Code: 5S1 Current Status Code: 5S1
Statement of Significance: 1415 Ocean Avenue (Georgian Hotel) is designated
as a Santa Monica Landmark. It appears eligible for listing in the California
Register. However, due to alterations it does not appear to retain sufficient
integrity for listing in the National Register.
According to the Landmark Designation document dated Sep. 11, 2003, the
Georgian Hotel Building at 1415 Ocean Avenue has been designated a
landmark. The public hearing was held before the Landmarks Commission on
February 22, 1995.
Some of the findings from the document (see appendix) of this feasibility report
are:
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· The Georgian Hotel Building exemplifies elements of the architectural
history of the City, in that the Georgian Hotel building exemplifies two
architectural styles, the vernacular Romanesque Revival style and
skyscraper form with Art Deco ornamentation.
· The Georgian Hotel building embodies distinguishing architectural
characteristics valuable to a study of a period and a style, in that the
Georgian Hotel is an example of a residential building type, the multi-
story apartment hotel and its design influenced by the automobile.
· The Georgian Hotel building is an established architectural feature in
Santa Monica, in that the building’s architectural elements make it a
prominent and identifying feature in the neighborhood.
The table above shows since it is designated a landmark, the project would
need to go to Landmarks Commission for review.
C. PLANNING CONFORMANCE
a. Zoning
The project is classified as zone Ocean Transition (OT)
b. FAR
Bldg. Area = 49,776 S.F. (from Argis website)
Lot Area = 14,988 S.F. (from Original drawing lot lines)
Current FAR = 3.3
Allowable FAR = 2.25
As per the Downtown Community Plan, the Maximum FAR is shown in the
table below. The project would be classified as Tier 2 (without housing)
which has an allowable FAR of 2.25. The existing building would be
considered existing non-conforming. This would also mean that additional
area cannot be added to the project without entitlements review and
approval.
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For Allowable Building Form and Location as per Table 4.2 Development
Standards from the Santa Monica Downtown Community Plan
After speaking with Tony Kim from planning, the side setbacks are to the
property lotline.
c. Parking
From the Downtown Community Plan the parking standards for new project
are as shown for hotels:
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However, since the project is designated a city landmark, the following
passage found in Chapter 9.28.070 form the SMMC would apply:
City-Designated Historic Resources. For any principal or conditional use
located in a City-Designated Historic Resource, the required number of
parking and loading spaces to be provided and maintained shall be the
same as the number of spaces that existed on the site on July 6, 2010.
Existing parking facilities associated with designated landmarks shall be
maintained. Within the Downtown Community Plan area, there shall be no
minimum required number of parking or loading spaces to be provided and
maintained for any principal or conditional use located in a City-Designated
Historic Resource. Existing parking or loading serving a City-Designated
Historic Resource in the Downtown Community Plan area that was not
required at the time the City-Designated Historic Resource was originally
entitled may be reduced without providing equivalent substitute facilities
when such a reduction is necessary to allow for an addition to the City-
Designated Historic Resource.
According to the highlighted passage above, new parking spaces are
not required, but the current number needs to be maintained.
Currently there are 24 spaces on the property. 14 of the spaces are tandem
type parking located at the east side of the building. There are 3 parallel
spaces at the north of the building and 7 spaces at the south of the building.
In the CUP there is a provision number 38 that states “The applicant shall
secure a minimum of 15 off-site parking spaces for the restaurant
concurrent with the use of the expanded dining areas at all times”.
In an email from BLVD. , there exists a parking license agreement which
provides up to 18 spots in the adjacent parking structure -- 8 of the spots
are available between 7 a.m. and 7 p.m., and 10 of the spots are available
from 5 p.m. to 7 a.m.
This condition for the 15 off-site parking spaces is still being verified.
D. BUILDING CODE CONFORMANCE
Several primary aspects of the building code are evaluated below to determine
conformance of the existing building and its current use. Determination of
conformance or non-conformance around these key areas is an important first
principal in approaching any AHJ with proposed scope of work.
a. Construction Classification
Based on the documents available and limited observation at the time of
this report, the building appears to most align with construction
classification Type IB. This is based on the building’s height, number of
stories, area and that the building appears to be fully-sprinklered.
Existing Building:
Building Height:
High point of roof: 99’-4”
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High Point of penthouse: 108’-0”
Number of Stories: 8
Building Area: 49,776sf
Building Type: Type 1B
Maximum Building Height: 180’ (sprinklered building)
Maximum no. of stories: 12 (sprinklered building)
Maximum Area: Unlimited
Type 1B Construction Ratings:
Primary Structural Frame: 2 hr.
Bearing Walls Exterior: 2 hr.
Bearing Wall Interior: 2hr.
Floor Construction: 2hr.
Roof Construction: 1hr.
Occupancy: R-1, A-2, B
b. High-Rise Provisions
With the highest occupied floor more than 75’ above fire department
access, the Georgian is considered a high-rise building per 2019 CBC
403. However, the code recognizes that many provisions within this
section are infeasible in existing buildings, and the Georgian is therefore
required to conform with:
· California Existing Building Code Section 313.13 – Existing
Group R Occupancy High-Rise Buildings
· California Fire Code (CFC)
Recommendations made in this report with regard to egress
conformance are proposed with the spirit of the high-rise provisions set
forth in CBC 403 in mind. This is a reasonable argument to be made
when general egress strategies are reviewed with the AHJ.
E. PERMITTING & REVIEW
We anticipate the following regulatory bodies will require review prior to
receipt of a building permit:
a. Coastal Commission
b. Landmarks Commission
Tony Kim from Planning indicated that review by the Landmark Commission
supersedes any need to approach the Santa Monica Architectural Review
Board.
F. FIRE LIFE SAFETY
a. Existing Egress Components
The building’s egress system comprises a central stair, two exterior fire
escapes at each end of the building with the level of exit discharge is at
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ground level. The diagram below shows the means of egress at the
typical floor.
b. Central Stair: The central stair is open at ground floor and closed from
levels 2 to roof. The doors to the stair at the upper levels open directly
onto the risers with no room for a landing. The railings are located on
one side without any handrails.
No Stair Landing at Door
Opening
Interior at Stair
c. East Fire Escape: The east fire escape is located at the exterior of the
building and goes from the top level and continues to ground at rear of
building. There is a glazed operable window to access this fire escape
and the latches are fairly delicate and difficult to use.
Recommendation to change out hardware at all levels to make the
egress easier to operate.
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d. West Fire Escape: The west fire escape goes from the top floor to the
2nd floor and then must exit through an operable window to the 2nd
floor and then use central stair to lobby to exit at the ground floor. It is
located behind the decorative grilles at the front elevation. The window
latches to access fire escape are fairly delicate and difficult to use.
Recommendation to change out hardware at all levels to make the
egress easier to operate.
East Fire Escape
West Fire Escape
Speaking with the Orville Sabado from the City of Santa Monica, he
stated that fire escapes are not an acceptable method of exiting,
however if it is an existing condition and there is no change in
occupant load, by changing occupancy or increasing area, then the
exiting could be acceptable as a grandfathered condition.
From the California Historic Building Code:
8-502.5 Exisitng Fire Escapes. Existing previously approved fire
escapes and fire escape ladders shall be acceptable as one of the
required means of egress, provided they extend to the ground and are
easily negotiated, adequately signed and in good working order. Access
shall be by an opening having a minimum width of 29 inches when open
with a sill no more than 30 inches above the adjacent floor, landing or
approved step.
Proposed Improvement: Although not a requirement, a possible
solution to make the central stair more acceptable as a means of egress
is to add two sets of doors with hold opens on each side of the stair and
elevator, creating a vestibule. The doors would remain open with
magnetic hold opens and would only close in case of emergency. The
central stair could then be more open with the removal of the existing
doors. The four hotel room doors that would be part of the vestibule
would need to be changed out to 1-hr. rated doors. This would help with
the safety of exiting through the stairwell with an appropriate stair
landing.
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See diagram below.
The exiting in the lower level is shown on the drawings dated 4/17/2019
which shows 2 exits from the lower level, one at the south side door that
exits to the exterior and one to the existing central stair that exits
through the lobby.
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G. ACCESSIBILTY REVIEW
The stipulations found within the accessibility code (CBC Chapter 11B) must be
applied to qualified historical buildings or properties unless strict compliance
with the regular code will threaten or destroy the historical significance or
character-defining features of the building or property. Where possible, this
report identifies non-complying conditions and provides guidance on whether
these conditions must be mitigated when reviewed against the California
Historic Building Code (CHBC) as well as the California Existing Building Code
(CEBC).
Features of the building required to be accessible are in various conditions of
conformance. Existing accessible parking does not exist. Guest rooms have
inadequate door clearances, and lack any provisions for accessible showering
or bathing. Components of accessibility are discussed further below.
a. Site Arrival and Accessible Parking
There are two points of site arrival for hotel guests. Guests arriving by
car must be dropped off either at the curb on Ocean Boulevard or at an
accessible passenger loading area at the side of the building. An
accessible path of travel is provided from these site arrival points to an
accessible entrance and therefore conforms to requirements for historic
buildings in the CEBC (Section 305.9.1). The accessible path of travel is
designated by pavement striping connecting the public sidewalk to an
exterior lift which conveys occupants to the elevated ground floor lobby
and reception and serves as the building’s single accessible entrance.
There are currently no accessible parking spaces on site. It is unclear
whether the existing lack of on-site accessible parking is acceptable via
variances or off-site covenants, or whether accessible parking will be
required given the scope of alterations. HLW recommends consulting
with Santa Monica's Planning and Building and Safety divisions to
confirm.
b. Accessible Path of Travel
From the point of site arrival, all public spaces and guest rooms appear
to be served by an accessible path of travel in accordance with
accessibility code provisions.
From the accessible entrance, guests are conveyed to the elevated
ground floor which houses the hotel’s lobby and reception functions.
From the lobby, a second lift conveys guests from the lobby area to the
elevator lobby, where elevators serve all guest rooms. A third lift
conveys guests from the lower level bar area to the lower level elevator
lobby. Photos of lifts can be seen on the next page.
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Ground Floor Entry
Lift at Lobby
Lift at Lower Level
c. Accessible Guest Rooms
Per the CEBC, provisions which dictate the quantity of accessible guest
rooms apply to the rooms based on the quantity being altered. These
provisions are set forth in CBC Section 1107, and are summarized
below.
Based on BLVD’s desired scope, the building’s full inventory of rooms
are being altered. Based on a total of 84 guest rooms, a total of five (5)
require mobility features (‘accessible’ or ‘mobility rooms’), broken down
as follows:
· Minimum number of rooms w/bathtub or transfer shower: 4
· Minimum number of rooms w/roll-in shower: 1
· Total rooms with mobility features required: 5
At four mobility rooms, existing bathtubs will need to be surveyed to
determine if they conform to the requirements of CBC 11B-607 in order
to remain. At a minimum, shower seats and grab bars would be
required. Bathroom doors in all guest rooms throughout the hotel must
swing in the direction of egress from the bathroom, or have a sliding
door, regardless of accessible room designation.
Existing rooms identified as accessible will need to be surveyed to
determine if they can continue to qualify as accessible rooms in
accordance with current accessibility requirements.
Required manuevering clearances are not provided at guest room
doors, but CHBC 8-603.4 permits the installation of power-assisted
doors as equivalent alternate to strikeside clearances normally required
by CBC Chapter 11B. The same CHBC provision also permits door clear
widths of 29 ½” and eliminates the requirement to maintain door-
opening forces where power-assisted are installed. HLW recommends
installing power-assisted doors at every guest room to facilitate
entrance of users or visitation by disabled guests.
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H. BLVD PROPOSED IMPROVEMENTS
a. Basement Speakeasy
The request was to review the feasibility of the new Bar in the building’s
basement, including whether this would trigger the need to add
restrooms at the basement level.
As per the current CUP, the allowable seating spaces is 81 for this level.
And the allowable restaurant seating for the ground floor is 63.
The existing public restrooms are located at the ground floor, the fixture
counts are as follows:
Ground Floor Existing
Function No.
Fixtures
No.
Urinals
Restaurant,
Conf.
Rooms,
Fitness
1M, 3F 2M
If we calculate the required fixtures by separating the Lower Level
Bar/Restaurant from the Ground Floor functions, we would need to add
the following fixtures at the Lower Level per the plumbing code:
Lower Level
Function SF Occupant
load factor
(plumbing)
Occupants Req. WC Req.
Urinal
Bar - - 81 1M, 2F 1
Total 1M,2F 1
Ground Floor
Restaurant - - 63 1
Conference 548 30 19
Office 674 200 4
Fitness 600 30 20
Spa (incl.
reception)
667 200 4
Total 110 2M, 3F 1
*Employee restrooms at lower level not included in table
However, if we calculate the required fixtures by combining the Lower
Level Bar/Restaurant function with the Ground floor functions, we get
the following:
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Function SF OLF
(plumbing)
Occupants Req. WC Req.
Urinal
Ground Floor
Restaurant - - 144 1
Conference 548 30 19
Office 674 200 4
Fitness 600 30 20
Spa (incl.
reception)
667 200 4
Total 194 2M, 3F 1
By combining the restaurant and bar function, it saves adding 1M
and 2F WC at the lower level. At the Ground floor, 1M WC would
need to be added. There are 2 urinals present in the Men’s
restroom. In further conversations with the building dept. we can
verify the substitution of 1 urinal for 1 WC.
In terms of accessibility from the lower level to the ground floor
level for the restroom use, there is a HC lift from the basement to
the ground floor level which will provide access to the accessible
restrooms located there.
b. Kitchen
During the site walk, some measurements were taken of the kitchen hood to
make sure there was enough clearance underneath the existing ductwork.
The bottom of hood perimeter is 6’-4” above finish floor. The exhaust duct
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that exits from the hood is 6’-11” above finish floor. The duct then
continues into an adjacent closet, turns down towards an exhaust fan and is
exhausted through a wall into vertical shaft that goes to roof. The MEP
engineer should verify that this is acceptable means of exhaust.
Permiter of Hood
Ductwork in Closet
c. Spa/Salon
According to the conversation with the planning department, the
spa/salon would be considered an accessory use to the hotel and would
be a permitted use.
Below are the existing floor plan and the proposed floor plan. A
calculation of the occupancy load has also been made, see table below.
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In terms of occupancy groups see the following table:
Existing
Function SF Occupant
Load Factor
Occupants
Fitness 320 50 7
Conference 218 15 15
Conference 376 15 25
Admin Office 242 100 3
Total 50
Proposed
Fitness 600 50 12
Massage 130 50 1
Spa Treatment 295 50 6
Spa Reception 242 100 3
Total 22
The change of occupancy from Conference to Fitness and spa actually
reduces the overall occupancy load in this area. This is important for
exiting reasons, since the goal is to not increase overall occupancy.
d. Pool
After a phone call with Tony Kim from the City of Santa Monica Planning, he
verified that the sideyard setback can go to the property line as per the table
4.2 of the Downtown Community plan.
The first-floor finish floor level is approximately 5’-6” above the exterior
grade at the south side of the building. This would facilitate having the pool
level flush with the first-floor level.
Option 1:
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Align the pool level with the first-floor level. Provide stackers at rear of
building to make up for parking spaces lost. Relocate 7 parking spaces to
stackers.
Section at Option 1
Option 2:
This option proposes to lower the level of the exterior grade so that parking
could be located under the pool level. The pool level would be raised above
the ground floor level to accommodate the parking below. This would need
to be studied structurally as there may need to be some shoring for this
concept.
After speaking with Tony Kim from Planning, covered parking counts as
floor area and would raise the FAR. Because of this, this option would not
be viable. However, it may be worth discussing this option with the City
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since the preference may be covered parking as opposed to visible stackers
at the ally side.
Section at Option 2
Other regulations for the pool area from the Santa Monica Municipal Code:
Swimming pools and spas shall comply with the following standards:
A. If located in a Residential District, the swimming pool or spa is to be
solely for the use and enjoyment of residents and their guests.
B. The swimming pool or spa, or the entire parcel on which it is located,
shall be walled or fenced from the street or from adjacent properties; and
where located less than 30 feet to any parcel line, shall be screened by a
masonry wall or solid fence not less than 6 feet in height on the side facing
such parcel line, subject to the requirements of Section 9.21.050, Fences,
Walls, and Hedges.
C. Swimming pool or spa filtration equipment and pumps shall not be
located in the front or side setback. All equipment shall be mounted and
enclosed so that its sound is not audible from any other parcel. (Added by
Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015)
Sun Shade Studies
HLW was asked to provide sun shade studies at the pool area to
understand the ideal usable hours of the pool:
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Spring 9am
Spring 12pm
Spring 3pm
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Summer 9am
Summer 12pm
Summer 3pm
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Winter 9am
Winter 12pm
Winter 3pm
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e. Guest Bath Improvements
It is possible to remove the existing bathtubs and replace with standing
showers. The existing condition should be surveyed to determine the
feasiblity of sloping the shower floors to drains if a tile finish is desired,
or if shower units with integral sloping are more feasible.
See also ‘Accessibility Review’ section where bathing facilities inside
mobility rooms will have special requirements per accessibility code.
f. Review of Structural (by Nabih Youssef Structural Engineers)
HLW reviewed the shear wall diagrams sent by NYE and looked at the
condition at the hotel room floors. Some of the lengths of the shear
walls may need some slight adjustments to avoid the window openings.
The fan coil locations may also need to be modified when the shear
walls are located at the existing fancoil locations. See diagram below of
proposed shear walls overlayed onto room plan:
After speaking with the Orville Sabado from the City of Santa Monica
building department, there is a Santa Monica City website that
highlights which structures are slated for seismic retrofit. The website
link is below as well as the information for 1415 Ocean.
https://www.smgov.net/Departments/PCD/Programs/Seismic-Retrofit/
address 1415 OCEAN AVE
building_type Steel Moment Frame
use_type Commercial
priority_designation 4
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status Notice Issued
status_date 10/22/2017, 5:00 PM
conditions Historic Landmarks and Districts
number_of_stories 8
units 0
evaluation_due Oct, 2020 (3 years)
retrofit_due Oct, 2037 (20 years)
last_sync 11/13/2017, 7:00 AM
accela_id 17PSVB-0578
g. Examine the permitting/feasibility impact of two development
scenarios: phased renovation spanning 12 months; full 9-month
hotel closure.
In a conversation with the Sr. Inspector from the City of Santa Monica,
he stated that there are 2 issues to maintain during construction:
1. Maintain Guest habitability
2. Maintain fire-life safety
He mentioned that this is mainly coordinated by the contractor but the
above items need to be adhered to.
I. FINAL RECOMMENDATION & NEXT STEPS
a. Concept Study
Once the property sale is completed, HLW recommends engaging in a
more detailed concept design and study phase to establish the scope of
work required to provide code conformance and meet BLVD’s desired
program improvements.
b. Preliminary Meetings with AHJs
Once a more detailed concept design and study is undertaken,
meetings with AHJs should take place to review the project and
preliminarily discuss BLVD’s proposed approach as follows:
Santa Monica City Planning
To identify the project’s lead agency
To review/confirm FAR
To confirm condition of having no existing on-site accessible parking is
permitted to remain or if it will be required as part of proposed scope of
alterations
Santa Monica Building & Safety
To review proposed mitigations to central stair and continued use of
exterior fire escapes are acceptable
Landmark Commission
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To review general scope of work and determine that any mitigations
required for conformance with either building code or planning
regulations are acceptable
c. Specialty Consultants
If BLVD elects to purchase the property, HLW recommends the
following consultants be engaged to the owner to provide specialty
guidance to BLVD and the A/E design team starting in the early stages
of concept design:
Historic Consultant to perform comprehensive evaluation of building
and produce detailed report suitable for submission to AHJs during
permitting process. Consultant should be well-versed and capable of
guiding BLVD and A/E team through historic review process and be able
to provide interpretation of CHBC and other governing regulations.
Building Envelope Consultant to provide comprehensive review and
report of the condition of the building’s exterior and windows. Report
should describe and quantify the scope of any areas of damage or
failure for evaluation by BLVD and architect.
Preconstruction Manager to evaluate the logistics of mobilization and
site construction, as well as provide preliminary phasing plan.
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Packet Pg. 406 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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Packet Pg. 407 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
2,604 2,604 2,604 Available Rooms 30,660 30,660 30,660
1,966 1,826 140 1,984 (18) Occupied Rooms 26,432 26,899 (467) 27,168 (736)
75.5% 70.1% 5.4% 76.2%‐0.7% % Occupancy 86.2% 87.7%‐1.5% 88.6%‐2.4%
$267.07 $324.59 ‐$57.52 $280.03 ‐$12.96 Average Rate $303.93 $319.72 ‐$15.79 $307.02 ‐$3.09
$201.63 $227.61 ‐$25.98 $213.36 ‐$11.72 RevPAR $262.02 $280.50 ‐$18.48 $272.05 ‐$10.04
REVENUES
525,055 592,703 (67,648)555,579 (30,524) Room Revenue 8,033,445 8,600,136 (566,691)8,341,186 (307,741)
123,352 119,872 3,480 110,277 13,075 Food & Beverage Revenue 1,495,562 1,478,808 16,754 1,396,257 99,306
30,560 29,252 1,308 32,761 (2,202)Other Revenue 424,940 430,923 (5,983) 443,612 (18,672)
678,967 741,827 (62,860) 698,618 (19,651)Total Revenue 9,953,947 10,509,867 (555,920) 10,181,054 (227,107)
DEPARTMENTAL EXPENSE
Rooms Department
72,504 79,291 (6,787) 81,524 (9,019)Wages & Salaries 938,425 963,762 (25,337) 981,879 (43,454)
32,783 51,586 (18,803) 29,221 3,562 Employee Expense 414,492 623,397 (208,905) 554,807 (140,315)
68,914 51,661 17,253 51,402 17,512 Operating Expense 770,122 733,750 36,372 721,681 48,441
174,201 182,538 (8,337) 162,147 12,054 Total Rooms Expense 2,123,038 2,320,909 (197,871) 2,258,367 (135,329)
Food & Beverage
60,854 57,949 2,905 78,283 (17,429)Wages & Salaries 756,571 756,686 (115) 861,518 (104,947)
30,254 27,455 2,799 33,681 (3,427)Employee Expense 322,572 346,691 (24,119) 356,156 (33,584)
30,063 32,374 (2,311) 29,359 704 Cost of Sales 370,234 398,013 (27,779) 344,296 25,938
9,757 7,063 2,694 6,823 2,935 Operating Expense 119,216 85,449 33,767 121,243 (2,028)
130,929 124,841 6,088 148,146 (17,217)Total Food Expense 1,568,592 1,586,839 (18,247) 1,683,213 (114,621)
Other Department Expense
15,249 15,894 (645) 16,501 (1,252)Wages & Salaries 189,018 183,520 5,498 188,886 132
9,394 11,277 (1,883) 9,426 (32)Employee Expense 94,042 132,723 (38,681) 84,927 9,115
12,928 12,128 800 13,946 (1,018)Operating Expense 212,378 194,073 18,305 196,183 16,196
37,572 39,299 (1,727) 39,874 (2,302)Total Other Expense 495,438 510,316 (14,878) 469,996 25,442
342,702 346,678 (3,976) 350,166 (7,464)TOTAL DEPT EXPENSE 4,187,069 4,418,064 (230,995) 4,411,576 (224,508)
Departmental Profit
350,854 410,165 (59,311) 393,432 (42,578)Rooms Dept Profit/(Loss)5,910,406 6,279,227 (368,821) 6,082,819 (172,413)
(7,577) (4,969) (2,608) (37,869) 30,292 Food & Beverage Profit/(Loss)(73,030) (108,031) 35,001 (286,957) 213,927
(7,012) (10,047) 3,035 (7,112) 100 Other Dept Profit/(Loss)(70,498) (79,393) 8,895 (26,384) (44,114)
336,265 395,149 (58,884) 348,452 (12,186)Total Departmental Profit/(Loss)5,766,878 6,091,803 (324,925) 5,769,478 (2,600)
GENERAL & UNDISTRIBUTED EXPENSE
General & Admin
18,125 25,355 (7,230) 23,675 (5,549)Wages & Salaries 190,478 300,027 (109,549) 248,302 (57,823)
4,785 11,454 (6,669) 7,168 (2,383)Employee Expense 52,425 135,947 (83,522) 83,089 (30,664)
56,715 54,687 2,028 47,715 9,000 Other Expense 615,186 606,561 8,625 669,109 (53,923)
79,626 91,496 (11,870) 78,557 1,069 Total G & A Expense 858,089 1,042,535 (184,446) 1,000,500 (142,411)
Sales & Marketing
11,482 13,005 (1,523) 5,122 6,360 Wages & Salaries 133,302 151,453 (18,151) 105,346 27,956
3,062 3,317 (255) 346 2,716 Employee Expense 35,367 38,633 (3,266) 24,172 11,196
15,757 15,093 664 16,110 (353)Other Expense 237,252 200,735 36,517 188,846 48,405
30,300 31,415 (1,115) 21,577 8,723 Total Sales & Mkt Expense 405,921 390,821 15,100 318,363 87,558
Maintenance
15,636 17,133 (1,497) 18,098 (2,462)Wages & Salaries 197,516 200,690 (3,174) 212,924 (15,409)
8,287 10,273 (1,986) 10,346 (2,059)Employee Expense 98,312 121,682 (23,370) 114,140 (15,828)
12,597 10,068 2,529 37,873 (25,276)Other Expense 150,519 120,816 29,703 196,451 (45,933)
36,521 37,474 (953) 66,317 (29,797)Total Maint Expense 446,347 443,188 3,159 523,515 (77,169)
14,689 11,290 3,399 12,058 2,631 Total Utilities 172,643 161,189 11,454 156,257 16,385
161,135 171,675 (10,540) 178,510 (17,374)Total Gen & Undist.1,882,999 2,037,733 (154,734) 1,998,636 (115,636)
175,130 223,474 (48,344) 169,942 5,188 GROSS OPERATING PROFIT 3,883,879 4,054,070 (170,191) 3,770,842 113,037
Management Fees
16,919 19,501 (2,582) 18,238 (1,319)Management Fees 243,879 254,653 (10,774) 242,297 1,581
16,919 19,501 (2,582) 18,238 (1,319)Total Management Fees 243,879 254,653 (10,774) 242,297 1,581
28,640 20,672 7,968 14,677 13,963 Total Fixed Expense 289,088 249,208 39,880 224,413 64,676
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Packet Pg. 408 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
129,571 183,301 (53,730) 137,027 (7,456)EBITDA 3,350,912 3,550,209 (199,297) 3,304,132 46,779
Other Expense
29,063 35,521 (6,459) 33,099 (4,036)Interest 384,018 418,229 (34,211) 363,346 20,672
33,914 33,914 0 207,446 (173,532)Other 417,421 406,968 10,453 425,030 (7,609)
62,976 69,435 (6,458) 240,545 (177,569)Total Other Expense 801,439 825,197 (23,758) 788,376 13,062
66,595 113,866 (47,271) (103,518) 170,113 NET INCOME 2,549,473 2,725,012 (175,539) 2,515,756 33,717
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Packet Pg. 409 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Rooms Department
Room Revenue
182,629 274,443 (91,814) 225,794 (43,165) Transient 2,511,484 3,907,851 (1,396,367) 3,420,090 (908,605)
67,986 44,100 23,886 58,143 9,843 Corp/Gov 1,218,991 976,720 242,271 1,113,264 105,728
5,068 19,435 (14,367) 37 5,031 Group 420,600 443,220 (22,620) 432,258 (11,658)
252,436 248,500 3,936 254,209 (1,773) OTA 3,343,113 3,031,150 311,963 3,016,875 326,238
15,088 6,225 8,863 13,012 2,076 Wholesale 513,220 241,195 272,025 300,878 212,343
834 0 834 2,519 (1,685) No Show Revenue 7,938 0 7,938 46,075 (38,136)
600 0 600 900 (300) Pet 8,250 0 8,250 6,325 1,925
0 0 0 912 (912) Other‐Non Taxable 598 0 598 912 (314)
904 0 904 75 829 Other 9,044 0 9,044 3,242 5,802
00000Government Non Taxable 1,236 0 1,236 3,377 (2,141)
(490) 0 (490) (21) (469) Less: Room Allowances (1,031) 0 (1,031) (2,110) 1,080
525,055 592,703 (67,648) 555,579 (30,524) Total Room Revenue 8,033,445 8,600,136 (566,691) 8,341,186 (307,741)
525,055 592,703 (67,648) 555,579 (30,524) Total Income 8,033,445 8,600,136 (566,691) 8,341,186 (307,741)
Rooms Payroll & Related
Front Office Payroll
2,676 3,055 (379) 2,693 (17) Bell Attendant 29,320 35,047 (5,727) 29,752 (432)
00000Breakfast Attendant 18 0 18 0 18
0 5,308 (5,308) 151 (151) Front Office Manager 0 62,472 (62,472) 54,183 (54,183)
16,805 17,777 (972) 18,991 (2,186) Guest Service Agent 214,849 203,919 10,930 208,825 6,024
1,841 4,757 (2,916) 1,384 458 Night Audit 22,011 55,122 (33,111) 55,194 (33,182)
2,785 3,878 (1,093) 2,545 240 Reservation Agent 29,309 44,477 (15,168) 35,028 (5,719)
6,501 0 6,501 6,079 422 Rooms Director 72,051 0 72,051 6,079 65,972
0 1,100 (1,100) 4,622 (4,622) Incentives‐Front Office 7,567 13,200 (5,633) 14,122 (6,555)
30,609 35,875 (5,266) 36,464 (5,856) Total Front Office Wages 375,125 414,237 (39,112) 403,183 (28,057)
Housekeeping Payroll
5,004 5,092 (88) 4,644 360 Executive Housekeeper 57,429 59,928 (2,499) 55,320 2,109
10,384 9,542 842 9,066 1,317 House Attendant 119,273 108,950 10,323 110,875 8,398
3,407 6,905 (3,498) 5,440 (2,033) Housekeeping Manager 66,995 78,841 (11,846) 72,276 (5,281)
0 4,214 (4,214) 2,585 (2,585) Public Area Attendant 9,226 48,325 (39,099) 34,096 (24,871)
22,266 17,663 4,603 23,324 (1,059) Room Attendant 309,542 253,481 56,061 306,129 3,413
41,061 43,416 (2,355) 45,059 (3,999) Total Housekeeping Wages 562,464 549,525 12,939 578,696 (16,232)
71,669 79,291 (7,622) 81,524 (9,854) Total Rooms Salaries 937,590 963,762 (26,172) 981,879 (44,289)
Employee Expense
Rooms Employee Expense
8,872 10,332 (1,460) (5,315) 14,188 Payroll Taxes‐Rooms 87,935 125,579 (37,644) 88,870 (936)
518 595 (77) 110 409 401 K Benefits ‐ Rooms (9,136) 7,230 (16,366) 4,923 (14,059)
9,647 23,366 (13,719) 14,706 (5,058) Health Insurance ‐ Rooms 167,824 280,392 (112,568) 256,361 (88,537)
3,591 4,559 (968) 5,067 (1,476) Vacation ‐ Rooms 51,498 55,417 (3,919) 52,745 (1,247)
1,247 2,450 (1,203) 2,504 (1,257) Sick ‐ Rooms 22,803 29,780 (6,977) 20,345 2,458
5,227 2,997 2,230 5,712 (485) Holiday ‐ Rooms 39,975 36,429 3,546 39,405 570
735 1,110 (375) 908 (174) Employee Meals ‐ Rooms 9,509 13,493 (3,984) 13,735 (4,226)
3,780 6,177 (2,397) 5,530 (1,750) Worker's Comp‐Rooms 44,920 75,077 (30,157) 78,422 (33,502)
33,618 51,586 (17,968) 29,221 4,397 Total Rooms Employee Expense 415,327 623,397 (208,070) 554,807 (139,480)
105,287 130,877 (25,590) 110,745 (5,458) Total Rooms Payroll Expense 1,352,917 1,587,159 (234,242) 1,536,686 (183,770)
Rooms Operating Expenses
2,138 1,990 148 3,056 (918) Amenities 31,467 29,319 2,148 31,713 (246)
1,605 1,573 32 1,552 52 Cable TV 18,740 18,876 (136) 18,887 (147)
1,344 950 394 846 498 Cleaning Supplies 11,058 13,989 (2,931) 15,012 (3,954)
39,141 27,264 11,877 26,255 12,886 Commissions 419,931 395,606 24,325 374,953 44,978
2,457 913 1,544 963 1,493 Comp Services/Gifts 18,350 13,452 4,898 22,293 (3,943)
557 1,100 (543) 932 (375) Decorations 4,037 3,700 337 5,449 (1,412)
0 0 0 0 0 Equipment Lease 73 0 73 56 17
00000Guest Relocation 1,247 0 1,247 417 829
3,029 2,155 874 2,633 396 Guest Supplies 39,186 31,743 7,443 35,041 4,145
65 0 65 0 65 Guest Transportation 65 0 65 825 (760)
428 310 118 754 (326) Laundry Supplies 3,993 4,572 (579) 5,278 (1,285)
11,825 10,500 1,325 9,580 2,246 Linen 145,140 154,672 (9,532) 152,067 (6,927)
530 229 301 422 109 Music & Entertainment 3,804 2,748 1,056 3,569 236
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Packet Pg. 410 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
1,036 913 123 1,300 (264) Operating Supplies 10,037 13,452 (3,415) 11,109 (1,071)
0 73 (73) 533 (533) Printing & Stationary 3,425 1,077 2,348 1,922 1,503
3,466 2,489 977 1,530 1,936 Reservation Fees 44,200 36,120 8,080 28,234 15,966
452 450 2 277 175 Training 5,857 5,400 457 4,060 1,797
194 0 194 0 194 Travel‐Meals and Enter. 194 0 194 0 194
173 0 173 200 (27) Travel‐Other 1,543 0 1,543 1,126 417
389 377 12 339 49 Uniform Laundry 3,902 4,524 (623) 4,435 (533)
84 375 (291) 229 (145) Uniforms 3,871 4,500 (629) 5,236 (1,365)
68,914 51,661 17,253 51,402 17,512 Total Rooms Operating Expenses 770,122 733,750 36,372 721,681 48,441
174,201 182,538 (8,337) 162,147 12,054 Total Expenses 2,123,038 2,320,909 (197,871) 2,258,367 (135,329)
350,854 410,165 (59,311) 393,432 (42,578) Rooms Dept Profit (Loss) 5,910,406 6,279,227 (368,821) 6,082,819 (172,413)
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Packet Pg. 411 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Food Department
Food Revenue
Restaurant
32,147 39,728 (7,581) 29,370 2,777 Breakfast‐Restaurant 420,914 488,992 (68,078) 452,447 (31,533)
00000Brunch‐Restaurant (9) 0 (9) 0 (9)
30,939 26,098 4,841 27,386 3,552 Lunch‐Restaurant 323,914 303,136 20,778 293,080 30,833
19,093 19,332 (239) 18,182 911 Dinner‐Restaurant 227,862 243,933 (16,071) 223,452 4,410
1,552 233 1,319 1,360 192 Room Service‐Breakfast 21,272 3,430 17,842 9,579 11,693
752 183 569 684 69 Room Service‐Lunch 6,014 2,690 3,324 3,219 2,795
2,958 480 2,478 2,776 182 Room Service‐Dinner 29,141 7,062 22,079 12,795 16,346
87,441 86,054 1,387 79,758 7,683 Total Restaurant Revenue 1,029,107 1,049,243 (20,136) 994,572 34,535
Banquet & Other
0 548 (548) 0 0 Banquet‐Breakfast 9,239 8,087 1,152 2,841 6,398
0 374 (374) 98 (98) Banquet‐Lunch 18,888 5,522 13,366 12,296 6,592
2,810 343 2,467 0 2,810 Banquet‐Dinner 22,883 5,078 17,805 4,554 18,329
00000Other Food Revenue 570 0 570 0 570
2,810 1,265 1,545 98 2,712 Total Banquet and Other Rev 51,579 18,687 32,892 19,691 31,888
90,251 87,319 2,932 79,856 10,395 Total Food Revenue 1,080,687 1,067,930 12,757 1,014,264 66,423
Cost of Sales
Food Cost
23,048 25,322 (2,274) 24,659 (1,611) Cost of Food 299,498 309,699 (10,201) 283,076 16,422
23,048 25,322 (2,274) 24,659 (1,611) Total Cost of Food 299,498 309,699 (10,201) 283,076 16,422
Food Payroll & Related
Management
0 7,176 (7,176) 7,052 (7,052) Director of Food and Beverage 12,284 84,456 (72,172) 74,465 (62,181)
2,727 0 2,727 2,426 301 Restaurant Manager 32,249 0 32,249 25,524 6,725
0 0 0 2,231 (2,231) Incentives ‐ Food Mgmt 1,503 0 1,503 5,237 (3,734)
2,727 7,176 (4,449) 11,709 (8,982) Total Management 46,036 84,456 (38,420) 105,226 (59,190)
Dining Room
8,387 2,117 6,270 11,427 (3,040) Busser 110,055 52,616 57,439 148,261 (38,206)
0 0 0 1,825 (1,825) Porter 2,156 0 2,156 7,773 (5,617)
0 2,117 (2,117) 0 0 Host 0 35,430 (35,430) 1,808 (1,808)
13,578 8,467 5,111 9,792 3,786 Restaurant Server 162,822 123,345 39,477 123,269 39,554
0 3,606 (3,606) 2,422 (2,422) Restaurant Supervisor 4,845 41,265 (36,420) 28,557 (23,712)
0 0 0 2,550 (2,550) Incentives ‐ Dining Room 0 0 0 2,800 (2,800)
21,965 16,307 5,658 28,015 (6,051) Total Dining Room 279,879 252,656 27,223 312,467 (32,588)
Kitchen
18,464 16,692 1,772 19,969 (1,505) Cook 222,585 213,844 8,741 236,834 (14,249)
5,741 6,365 (624) 6,106 (366) Utility 81,145 72,835 8,310 71,722 9,424
0 7,176 (7,176) 7,052 (7,052) Executive Chef 59,228 84,456 (25,228) 80,287 (21,058)
5,323 0 5,323 0 5,323 Sous Chef 14,938 0 14,938 0 14,938
29,528 30,233 (705) 33,127 (3,599) Total Kitchen 377,896 371,135 6,761 388,842 (10,946)
54,219 53,716 503 72,851 (18,632) Total Food Salaries 703,811 708,247 (4,436) 806,534 (102,723)
Food Employee Expense
8,059 6,655 1,404 9,227 (1,169) Payroll Taxes‐Food 83,712 87,752 (4,040) 92,582 (8,870)
559 0 559 3 556 401 K Benefits ‐ Food 6,753 0 6,753 4,977 1,776
8,191 10,500 (2,309) 10,068 (1,878) Health Insurance ‐ Food 95,484 126,000 (30,516) 123,111 (27,627)
2,788 2,836 (48) 3,128 (341) Vacation ‐ Food 36,238 37,395 (1,157) 38,658 (2,419)
1,936 1,209 727 516 1,420 Sick ‐ Food 18,137 15,936 2,201 6,324 11,813
3,670 1,671 1,999 4,581 (911) Holiday ‐ Food 26,166 22,027 4,139 29,941 (3,774)
637 483 154 788 (150) Employee Meals‐Food 8,034 6,624 1,410 11,717 (3,684)
2,970 2,100 870 3,367 (397) Worker's Comp‐Food 36,854 27,693 9,161 32,299 4,554
28,809 25,454 3,355 31,679 (2,870) Total Employee Expense 311,379 323,427 (12,048) 339,609 (28,230)
83,028 79,170 3,858 104,530 (21,502) Total Food Payroll Expense 1,015,190 1,031,674 (16,484) 1,146,143 (130,954)
Food Operating Expenses
106 0 106 113 (7) Advertising/Promotion 387 0 387 1,043 (656)
Page 5 of 15
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Packet Pg. 412 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
199 0 199 0 199 Banquet Expense 523 0 523 394 129
0 298 (298) 328 (328) China 2,745 3,625 (880) 5,568 (2,823)
692 341 351 913 (220) Cleaning Supplies 12,372 4,145 8,227 10,937 1,435
149 0 149 132 17 Comp Services/Gifts 2,246 0 2,246 2,819 (573)
00000Contract Services 2,880 0 2,880 456 2,424
0 0 0 0 0 Decorations 850 0 850 715 135
908 400 508 960 (52) Dishwashing Supplies 10,579 4,700 5,879 6,585 3,994
00000Dues & Subscriptions 478 0 478 8 470
270 350 (80) 0 270 Equipment Rental 1,267 4,325 (3,058) 3,037 (1,770)
0 85 (85) 0 0 Flatware 971 1,037 (66) 518 453
506 85 421 0 506 Glassware 1,869 1,037 832 848 1,021
0 0 0 0 0 Ice 465 0 465 0 465
00000 Kitchen Fuel 36 0 36 0 36
193 0 193 176 17 Licenses & Permits 3,617 0 3,617 1,382 2,235
2,314 3,250 (936) 2,445 (131) Linen 28,689 39,150 (10,461) 32,582 (3,893)
0 100 (100) 124 (124) Menus 0 1,300 (1,300) 1,372 (1,372)
0 0 0 49 (49) Miscellaneous 0 0 0 124 (124)
788 766 22 140 649 Operating Supplies 6,227 9,325 (3,098) 8,547 (2,321)
1,222 852 370 637 585 Paper & Plastics 12,098 10,361 1,737 10,063 2,035
544 0 544 290 254 Printing & Stationary 2,467 0 2,467 1,212 1,255
00000 Shared Services 0 0 0 0 0
300 0 300 205 95 Travel‐Other 1,717 0 1,717 2,015 (298)
344 0 344 897 (553) Uniform Laundry 4,794 0 4,794 5,237 (443)
0 50 (50) (136) 136 Uniforms 1,349 600 749 3,520 (2,171)
0 75 (75) 84 (84) Utensils 3,776 900 2,876 4,619 (843)
1,058 0 1,058 442 616 Reservation Fees 6,861 0 6,861 6,225 637
(19) 0 (19) 0 (19) Cash Over/Short 287 0 287 1,484 (1,197)
(150) 0 (150) 150 (300) Information Systems 1,267 0 1,267 1,050 217
333 0 333 317 16 Professional Fees 3,954 0 3,954 4,097 (143)
9,757 6,652 3,105 8,266 1,491 Total Food Operating Expense 114,770 80,505 34,265 116,454 (1,684)
115,834 111,144 4,690 137,456 (21,622) Total Food Dept Expense 1,429,457 1,421,878 7,579 1,545,674 (116,216)
(25,583) (23,825) (1,758) (57,599) 32,017 Food Dept Profit (Loss) (348,771) (353,948) 5,177 (531,410) 182,639
Page 6 of 15
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Packet Pg. 413 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Beverage Department
Beverage Revenue
Restaurant
3,129 4,471 (1,342) 3,115 15 Beer‐Restaurant 44,561 57,693 (13,132) 48,100 (3,539)
15,856 13,199 2,657 13,617 2,239 Wine ‐ Restaurant 180,069 164,089 15,980 164,325 15,744
13,708 13,412 296 10,580 3,128 Liquor ‐ Restaurant 162,862 167,378 (4,516) 144,690 18,171
00000 Beer‐Bar 0 0 0 71 (71)
(26) 0 (26) 0 (26) Wine ‐ Bar (26) 0 (26) 0 (26)
0 9 (9) 21 (21) Room Service ‐ Beer 512 130 382 431 81
0 134 (134) 259 (259) Room Service ‐ Wine 2,441 1,977 464 1,582 859
0 63 (63) 41 (41) Room Service ‐ Liquor 1,251 922 329 732 519
32,667 31,288 1,379 27,633 5,034 Total Restaurant Revenue 391,670 392,189 (519) 359,932 31,738
Banquet & Other
0 0 0 0 0 Banquet‐Beer 263 0 263 482 (219)
0 0 0 82 (82) Banquet‐Wine 1,892 0 1,892 2,435 (543)
0 0 0 0 0 Banquet‐Liquor 1,235 0 1,235 446 789
0 0 0 82 (82) Total Banquet & Other Rev 3,390 0 3,390 3,363 27
32,667 31,288 1,379 27,715 4,952 Total Beverage Revenue 395,060 392,189 2,871 363,295 31,765
Cost of Sales
Beverage Cost
466 896 (430) 358 108 Cost of Beer 10,054 11,565 (1,511) 8,440 1,614
3,568 4,000 (432) 2,826 742 Cost of Wine 36,808 49,820 (13,012) 32,691 4,117
2,981 2,156 825 1,516 1,465 Cost of Liquor 23,874 26,929 (3,055) 20,089 3,785
7,015 7,052 (37) 4,700 2,315 Total Cost of Beverage 70,736 88,314 (17,578) 61,220 9,516
Beverage Payroll & Related
Dining Room
2,278 4,233 (1,955) 4,953 (2,676) Bartender 36,561 48,439 (11,878) 52,172 (15,611)
00000 Bar Porter 0 0 0 0 0
0 0 0 478 (478) Bonuses & Incentives‐Bev 0 0 0 478 (478)
4,357 0 4,357 0 4,357 Bar Supervisor 16,096 0 16,096 2,334 13,762
6,635 4,233 2,402 5,431 1,203 Total Dining Room 52,657 48,439 4,218 54,983 (2,326)
6,635 4,233 2,402 5,431 1,203 Total Beverage Salaries 52,657 48,439 4,218 54,983 (2,326)
Beverage Employee Exp
967 671 296 956 10 Payroll Taxes‐Beverage 7,846 7,677 169 8,454 (608)
0 60 (60) (37) 37 401 K Benefits ‐ Beverage 34 720 (686) 506 (471)
(113) 600 (713) (175) 62 Health Insurance ‐ Beverage (688) 7,200 (7,888) (591) (96)
112 131 (19) 158 (47) Vacation ‐ Beverage 617 1,496 (879) 1,599 (982)
0 58 (58) 386 (386) Sick ‐ Beverage 262 667 (405) 1,020 (758)
370 273 97 382 (12) Holiday ‐ Beverage 1,322 3,125 (1,803) 3,010 (1,688)
0 42 (42) 38 (38) Employee Meals‐Beverage 17 484 (467) 462 (445)
110 166 (56) 293 (183) Worker's Comp‐Beverage 1,783 1,895 (112) 2,088 (306)
1,445 2,001 (556) 2,002 (557) Total Employee Expense 11,193 23,264 (12,071) 16,547 (5,354)
8,080 6,234 1,846 2,002 6,078 Total Beverage Payroll Exp 63,850 71,703 (7,853) 16,547 47,303
Beverage Operating Expenses
0 0 0 0 0 Banquet Expense 454 0 454 0 454
0 62 (62) 0 0 Cleaning Supplies 0 728 (728) 0 0
0 0 0 30 (30) Comp Services/Gifts 65 0 65 167 (103)
00000 Decorations 00063(63)
00000Dues & Subscriptions 87 0 87 0 87
0 0 0 0 0 Equipment Rental 0 0 0 142 (142)
0 249 (249) 211 (211) Glassware 1,501 3,116 (1,615) 3,316 (1,814)
0 0 0 0 0 Ice 415 0 415 0 415
0 100 (100) (1,722) 1,722 Licenses & Permits 0 1,100 (1,100) (1,722) 1,722
0 0 0 20 (20) Miscellaneous 0 0 0 286 (286)
0 0 0 0 0 Operating Supplies 1,195 0 1,195 48 1,147
0 0 0 18 (18) Travel‐Meals & Entertainment 0 0 0 18 (18)
0 0 0 0 0 Uniforms 725 0 725 0 725
00000 Utensils 00090(90)
Page 7 of 15
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Packet Pg. 414 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
0 411 (411) (1,443) 1,443 Total Beverage Operating Exp 4,442 4,944 (502) 2,408 2,034
15,095 13,697 1,398 10,690 4,405 Total Beverage Dept Expense 139,029 164,961 (25,932) 135,159 3,870
17,572 17,591 (19) 17,025 548 Beverage Dept Profit (Loss) 256,031 227,228 28,803 228,136 27,895
Page 8 of 15
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Packet Pg. 415 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
F&B Other Department
F & B Other Revenue
00000Audio Visual Revenue 23 0 23 0 23
0 1,265 (1,265) 2,250 (2,250) Banquet Room Rental 14,741 18,689 (3,948) 13,110 1,631
0 0 0 0 0 Banquet Room Rental‐Non Taxable 0 0 0 33 (33)
434 0 434 456 (23) Service Charges 5,052 0 5,052 5,456 (404)
00000Miscellaneous Other Revenue 0 0 0 100 (100)
434 1,265 (831) 2,706 (2,273) Total Other Revenue 19,815 18,689 1,126 18,698 1,117
F & B Other Payroll & Related
Other
0 0 0 0 0 Banquet Service Charge 103 0 103 0 103
00000 Total Other 103 0 103 0 103
00000Total F & B Other Payroll Exp 103 0 103 0 103
F & B Other Operating Expenses
0 0 0 0 0 Miscellaneous 3 0 3 2,381 (2,378)
00000Total F & B Other Operating Exp 3 0 3 2,381 (2,378)
00000Total F & B Other Dept Exp 106 0 106 2,381 (2,275)
434 1,265 (831) 2,706 (2,273) F & B Other Dept Profit (Loss) 19,710 18,689 1,021 16,317 3,392
Page 9 of 15
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Packet Pg. 416 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Other Department
Phone and Internet Income
7 55 (48) 76 (68) Phone 432 807 (375) 962 (530)
00000 Internet 0 0 0 12 (12)
7 55 (48) 76 (68) Total Phone and Internet 432 807 (375) 974 (542)
Parking Income
24,890 21,474 3,416 23,798 1,092 Parking Revenue‐Valet 330,974 316,332 14,642 329,903 1,070
24,890 21,474 3,416 23,798 1,092 Total Parking Income 330,974 316,332 14,642 329,903 1,070
Other Income
1,644 1,954 (310) 2,244 (600) Bottled Water Income 25,754 28,783 (3,029) 27,749 (1,995)
0 18 (18) 0 0 Gift Shop‐Taxable Merchandise 141 269 (128) 226 (85)
0 0 0 0 0 Cancellation/Attrition 340 0 340 8,407 (8,067)
0 0 0 296 (296) Guest Activities 333 0 333 698 (365)
424 712 (288) 589 (165) Guest Laundry and Dry Cleaning 9,074 10,491 (1,417) 10,915 (1,842)
683 712 (29) 815 (132) In‐Room Movies 8,865 10,491 (1,627) 9,848 (983)
00000Meeting Rm/Space Rental ‐ Non Tax 0 0 0 200 (200)
0 0 0 250 (250) Meeting Rm/Space Rental‐ Tax 0 0 0 250 (250)
(805) 1,059 (1,864) 1,166 (1,970) Miscellaneous Income 2,374 15,602 (13,228) 7,882 (5,508)
0 164 (164) 0 0 Vending 1,329 2,420 (1,091) 1,081 249
2,052 1,315 737 1,124 929 Mini Bar Food 24,410 19,367 5,043 17,811 6,599
1,664 1,789 (125) 2,405 (741) Mini Bar Beverage 20,916 26,361 (5,445) 27,668 (6,752)
5,662 7,723 (2,061) 8,888 (3,225) Total Other Income 93,534 113,784 (20,250) 112,734 (19,200)
30,560 29,252 1,308 32,761 (2,202) Total Other Dept. Income 424,940 430,923 (5,983) 443,611 (18,672)
Other Payroll & Related
Parking Salaries & Wages
15,249 15,894 (645) 14,444 805 Valet/Parking Attendant 182,111 183,520 (1,409) 182,754 (643)
0 0 0 956 (956) Bonuses & Incentives‐Parking 0 0 0 1,011 (1,011)
15,249 15,894 (645) 15,401 (151) Total Parking 182,111 183,520 (1,409) 183,765 (1,654)
Other Payroll & Related
0 0 0 1,101 (1,101) Mini Bar Attendant 6,907 0 6,907 5,121 1,786
0 0 0 1,101 (1,101) Total Other 6,907 0 6,907 5,121 1,786
15,249 15,894 (645) 16,501 (1,252) Total Other Salaries 189,018 183,520 5,498 188,886 132
Other Employee Expense
1,688 1,655 33 442 1,246 Payroll Taxes‐Other 16,918 19,106 (2,188) 16,402 516
218 0 218 3 215 401 K Benefits ‐ Other 2,128 0 2,128 2,160 (32)
4,082 5,615 (1,533) 4,915 (833) Health Insurance ‐ Other 37,637 67,380 (29,743) 22,729 14,907
1,061 1,251 (190) 1,292 (231) Vacation ‐ Other 13,177 14,444 (1,267) 13,757 (580)
236 521 (285) 130 106 Sick ‐ Other 3,249 6,020 (2,771) 2,906 344
1,078 806 272 1,242 (164) Holiday ‐ Other 9,017 9,303 (286) 9,308 (291)
226 191 35 228 (1) Employee Meals‐Other 2,747 2,173 574 3,022 (275)
805 1,238 (433) 1,175 (370) Worker's Comp‐Other 9,169 14,297 (5,128) 14,642 (5,474)
9,394 11,277 (1,883) 9,426 (32) Total Parking Emp. Expense 94,042 132,723 (38,681) 84,927 9,115
24,643 27,171 (2,528) 25,927 (1,284) Total Other Payroll Expense 283,060 316,243 (33,183) 273,813 9,247
Other Operating Expenses
1,684 767 917 866 818 Mini Bar Food 19,879 11,299 8,580 8,886 10,993
154 365 (211) 1,271 (1,117) Mini Bar Beverage 5,062 5,380 (318) 4,743 319
0 657 (657) 628 (628) Bottled Water 8,403 9,682 (1,279) 10,679 (2,275)
1,000 313 687 313 686 Contract Services 2,855 3,756 (901) 3,959 (1,104)
1,275 1,275 0 1,275 0 Cost of Internet Service 15,300 15,300 0 15,051 249
996 1,025 (29) 1,042 (46) Cost of Phone Service 13,538 12,300 1,238 12,128 1,411
1,252 913 339 1,007 245 In‐Room Movies 11,610 13,452 (1,842) 12,611 (1,001)
352 420 (68) 746 (395) Laundry and Dry Cleaning 5,518 6,188 (670) 6,194 (677)
5,995 5,995 0 5,995 0 Leases‐Parking Lot 123,089 111,940 11,149 112,718 10,371
0 90 (90) 187 (187) Operating Supplies‐Parking 0 1,080 (1,080) 187 (187)
220 308 (88) 308 (88) Telephone Repair & Service 5,217 3,696 1,521 7,119 (1,902)
0 0 0 307 (307) Vending Inventory 1,909 0 1,909 1,909 (0)
12,928 12,128 800 13,946 (1,018) Total Other Operating Exp 212,378 194,073 18,305 196,183 16,196
37,572 39,299 (1,727) 39,874 (2,302) Total Other Dept Expense 495,438 510,316 (14,878) 469,996 25,442
Page 10 of 15
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Packet Pg. 417 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
(7,012) (10,047) 3,035 (7,112) 100 Other Dept Profit (Loss) (70,498) (79,393) 8,895 (26,385) (44,114)
Page 11 of 15
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Packet Pg. 418 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
General & Administrative Department
G&A Payroll & Related
6,170 6,064 106 5,671 499 Accounting Manager 64,159 71,370 (7,211) 69,511 (5,352)
10,035 10,036 (1) 9,213 822 General Manager 110,563 118,116 (7,553) 113,683 (3,120)
0 4,241 (4,241) 4,005 (4,005) Human Resources Manager 0 51,261 (51,261) 28,136 (28,136)
0 3,094 (3,094) 1,675 (1,675) Security 4,284 36,240 (31,956) 10,186 (5,902)
1,920 1,920 0 3,110 (1,190) Bonuses & Incentives ‐ G & A 11,472 23,040 (11,568) 26,785 (15,313)
18,125 25,355 (7,230) 23,675 (5,549) Total General & Admin Wages 190,478 300,027 (109,549) 248,302 (57,823)
18,125 25,355 (7,230) 23,675 (5,549) Total Salaries & Wages 190,478 300,027 (109,549) 248,302 (57,823)
G&A Employee Expense
1,646 2,662 (1,016) 2,174 (529) Payroll Taxes‐G & A 16,552 31,503 (14,951) 21,514 (4,962)
0 0 0 (19) 19 401 K Benefits ‐ G & A 208 0 208 1,494 (1,285)
958 2,413 (1,455) 2,017 (1,059) Health Insurance ‐ G & A 7,978 28,956 (20,978) 27,417 (19,440)
511 2,001 (1,490) 354 157 Vacation ‐ G & A 9,011 23,673 (14,662) 10,592 (1,580)
0 783 (783) 609 (609) Sick ‐ G & A 2,656 9,269 (6,613) 5,287 (2,631)
732 1,265 (533) 980 (248) Holiday ‐ G & A 5,115 14,971 (9,856) 5,005 110
139 355 (216) 102 36 Employee Meals‐G & A 1,087 4,203 (3,116) 1,044 43
800 1,975 (1,175) 950 (150) Worker's Comp‐G & A 9,817 23,372 (13,555) 10,735 (918)
4,785 11,454 (6,669) 7,168 (2,383) Total G&A Employee Expense 52,425 135,947 (83,522) 83,089 (30,664)
22,911 36,809 (13,898) 30,842 (7,932) Total G&A Payroll Expense 242,903 435,974 (193,071) 331,390 (88,487)
General & Admin Operating Expense
00000 Bad Debt 250 0 250 223 27
297 1,143 (846) 1,216 (919) Bank Charges 9,491 13,716 (4,225) 14,172 (4,681)
0 0 0 33 (33) Interest Expense 0 0 0 391 (391)
00000 Cash Over/Short 1,362 0 1,362 (329) 1,691
434 470 (36) 477 (43) Contract Services 7,613 5,640 1,973 4,472 3,141
4,774 4,776 (2) 4,635 139 Corporate Services 57,288 57,312 (24) 57,856 (568)
22,984 25,222 (2,238) 20,765 2,218 Credit Card Fees 333,768 357,335 (23,567) 343,586 (9,818)
0 0 0 160 (160) Donations 0 0 0 160 (160)
3,251 1,350 1,901 1,586 1,665 Dues & Subscriptions 21,997 16,200 5,797 17,275 4,723
9,758 13,000 (3,242) 9,650 108 Employee Appreciation 42,096 50,500 (8,404) 40,780 1,316
198 150 48 369 (171) Equipment Rental 2,581 1,800 781 43,308 (40,727)
1,316 1,700 (384) 1,692 (376) Human Resources 19,414 20,400 (986) 20,364 (949)
3,787 1,750 2,037 2,149 1,638 Information Systems 39,572 21,000 18,572 23,068 16,504
0006(6)MAS 200 Charges 69 0 69 105 (35)
18 50 (32) 0 18 Laundry & Dry Cleaning 284 600 (316) 447 (164)
0 0 0 789 (789) Late Fees 2,120 0 2,120 789 1,331
2,681 971 1,710 488 2,194 Legal Services 20,264 11,652 8,612 18,254 2,010
1,362 1,458 (96) 1,218 144 Licenses and Permits 21,605 17,496 4,109 16,480 5,125
00000 Loss & Damage 7,500 0 7,500 3,581 3,919
454 329 125 338 116 Operating Supplies 5,220 4,844 376 4,020 1,199
4,609 993 3,616 947 3,662 Training 12,996 11,916 1,080 13,911 (915)
0 25 (25) 174 (174) Travel‐Meals & Entertainment 114 300 (186) 444 (330)
6 0 6 20 (13) Travel‐Other 122 0 122 1,134 (1,012)
0 500 (500) 300 (300) Professional Fees 0 6,000 (6,000) 33,030 (33,030)
81 500 (420) 303 (222) Postage 4,974 6,000 (1,026) 4,789 185
00000Payroll Processing 0 0 0 2,997 (2,997)
0 0 0 0 0 Transportation 185 250 (65) 8 177
300 300 0 400 (100) Phone Expense‐Cell 3,180 3,600 (420) 3,156 24
413 0 413 0 413 Printing & Stationary 781 0 781 164 617
(7) 0 (7) 0 (7) Miscellaneous 339 0 339 474 (135)
56,715 54,687 2,028 47,715 9,000 Total General & Admin Expense 615,186 606,561 8,625 669,109 (53,923)
79,626 91,496 (11,870) 78,557 1,069 Total G&A Expenses 858,089 1,042,535 (184,446) 1,000,500 (142,411)
(79,626) (91,496) 11,870 (78,557) (1,069) G&A Dept Profit (Loss) (858,089) (1,042,535) 184,446 (1,000,500) 142,411
Page 12 of 15
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Packet Pg. 419 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Sales & Marketing Department
Sales & Marketing Payroll & Related
7,029 7,444 (415) 1,187 5,842 Director of Sales 88,614 87,612 1,002 70,736 17,878
3,101 4,209 (1,108) 2,583 517 Sales Admin 32,272 47,617 (15,345) 31,973 299
1,352 1,352 0 1,352 0 Bonuses and Incentives‐Sales 12,415 16,224 (3,809) 2,637 9,779
11,482 13,005 (1,523) 5,122 6,360 Total Sales & Marketing Wages 133,302 151,453 (18,151) 105,346 27,956
11,482 13,005 (1,523) 5,122 6,360 Total Salaries & Wages 133,302 151,453 (18,151) 105,346 27,956
Sales & Marketing Employee Expense
1,200 1,499 (299) 460 740 Payroll Taxes‐Sales & Mrkt 11,210 17,462 (6,252) 10,199 1,011
83 0 83 0 83 401 K Benefits ‐Sales & Mrkt 500 0 500 396 104
319 654 (335) (1,019) 1,339 Health Insurance ‐ Sales & Mrtk 8,024 7,618 406 6,613 1,411
367 561 (194) 259 108 Vacation ‐ Sales & Mrtk 5,034 6,530 (1,496) 3,792 1,242
0 294 (294) 336 (336) Sick ‐ Sales & Mrtk 512 3,425 (2,913) 1,523 (1,011)
517 152 365 168 349 Holiday ‐ Sales & Mrtk 3,324 1,772 1,552 965 2,359
32 91 (60) 3 29 Employee Meals‐Sales & Mrkt 323 1,059 (736) 7 316
545 66 479 140 404 Worker's Comp‐Sales & Mrkt 6,440 767 5,673 676 5,763
3,062 3,317 (255) 346 2,716 Total Sales & Marketing Employee Expense 35,367 38,633 (3,266) 24,172 11,196
14,543 16,322 (1,779) 5,468 9,076 Total Sales & Mkt Payroll Expense 168,669 190,086 (21,417) 129,517 39,152
Sales & Marketing Operating Expense
75 100 (25) 75 0 Agency Fees 2,150 1,200 950 1,450 700
0 150 (150) 332 (332) Collateral Material 2,556 1,800 756 1,264 1,292
0 800 (800) 0 0 Comp Services/Gifts 1,933 4,340 (2,407) 2,073 (141)
2,050 2,023 27 2,266 (216) Contract Services 25,626 24,363 1,263 25,601 25
0 300 (300) 188 (188) Direct Mail 1,677 3,600 (1,923) 2,636 (959)
2,999 2,808 191 4,283 (1,284) Dues & Subscriptions 41,015 33,938 7,077 29,940 11,075
00000In‐House Graphics 0 0 0 83 (83)
7,799 7,420 379 7,565 234 Internet Advertising 111,433 100,740 10,693 97,408 14,025
0 242 (242) 0 0 Memberships 0 3,067 (3,067) 345 (345)
420 100 320 415 4 Operating Supplies 5,170 1,200 3,970 4,278 893
00000Outside Sales Rep 0 0 0 2,500 (2,500)
0 0 0 16 (16) Photography 3,395 0 3,395 95 3,300
335 300 35 63 272 PR 3,681 3,600 81 3,263 417
0 250 (250) 629 (629) Print Advertising 14,018 2,800 11,218 3,143 10,875
930 250 680 215 716 Promotion 5,705 7,500 (1,795) 2,326 3,379
00000 Trade Shows 9,214 8,387 827 7,912 1,302
603 0 603 65 538 Training 613 0 613 668 (55)
58 150 (92) 0 58 Travel‐Meals & Entertainment 699 1,800 (1,102) 589 109
488 200 288 0 488 Travel‐Other 8,368 2,400 5,968 3,272 5,096
15,757 15,093 664 16,110 (353) Total Sales & Marketing Expense 237,252 200,735 36,517 188,846 48,405
30,300 31,415 (1,115) 21,577 8,723 Total Sales & Mkt Expense 405,921 390,821 15,100 318,363 87,558
(30,300) (31,415) 1,115 (21,577) (8,723) Sales & Marketing Dept Profit (Loss) (405,921) (390,821) (15,100) (318,363) (87,558)
Page 13 of 15
11:51 AM 1/23/2020
3.A.f
Packet Pg. 420 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Maintenance Department
Maint. Payroll & Related
4,127 5,200 (1,073) 4,863 (735) Chief Engineer 56,941 61,200 (4,259) 51,783 5,158
5,704 5,766 (62) 4,450 1,254 Engineering Manager 61,337 67,890 (6,553) 55,678 5,659
5,805 6,067 (262) 7,830 (2,024) General Maintenance Engineer 75,272 70,400 4,872 101,882 (26,611)
0 100 (100) 956 (956) Bonuses & Incentives 3,966 1,200 2,766 3,581 385
15,636 17,133 (1,497) 18,098 (2,462) Total Maintenance Wages 197,516 200,690 (3,174) 212,924 (15,409)
15,636 17,133 (1,497) 18,098 (2,462) Total Salaries & Wages 197,516 200,690 (3,174) 212,924 (15,409)
Maintenance Employee Expense
1,664 1,787 (123) 1,990 (326) Payroll Taxes‐Maintenance 17,540 20,932 (3,392) 19,447 (1,908)
235 215 20 47 188 401 K Benefits ‐ Maintenance 2,422 2,580 (158) 2,241 181
2,918 4,523 (1,605) 4,250 (1,332) Health Insurance ‐ Maintenance 40,196 54,276 (14,080) 51,278 (11,082)
969 1,066 (97) 929 40 Vacation ‐ Maintenance 11,596 12,484 (888) 11,939 (343)
532 696 (164) 427 105 Sick ‐ Maintenance 6,480 8,149 (1,669) 3,666 2,814
1,024 497 527 1,302 (278) Holiday ‐ Maintenance 8,351 5,821 2,530 7,327 1,024
151 154 (3) 151 0 Employee Meals‐Maintenance 1,780 1,806 (26) 1,778 1
794 1,335 (541) 1,251 (457) Worker's Comp‐Maintenance 9,949 15,634 (5,685) 16,463 (6,514)
8,287 10,273 (1,986) 10,346 (2,059) Total Maintenance Employee Expense 98,312 121,682 (23,370) 114,140 (15,828)
23,924 27,406 (3,482) 28,444 (4,521) Total Maintenance Payroll Exp 295,828 322,372 (26,544) 327,064 (31,236)
Maintenance Operating Expense
151 750 (599) 585 (434) Building Maintenance 12,263 9,000 3,263 6,531 5,732
0 423 (423) 664 (664) Electrical & Mechanical Repairs 4,848 5,076 (228) 5,862 (1,014)
1,022 1,694 (672) 2,954 (1,932) Elevator Repairs 20,661 20,328 333 22,724 (2,063)
0 100 (100) 0 0 Equipment Rental 0 1,200 (1,200) 104 (104)
00000 Floor Covering 139 0 139 0 139
1,116 278 838 1,583 (466) Furniture & Equipment 8,100 3,336 4,764 10,277 (2,178)
300 368 (68) 300 0 Grounds Maint & Landscaping 3,683 4,416 (733) 4,576 (893)
1,234 1,089 145 926 308 HVAC Equipment 7,334 13,068 (5,734) 14,702 (7,368)
0 439 (439) 0 0 Restaurant Furniture & Equip 3,621 5,268 (1,647) 4,827 (1,206)
0 0 0 0 0 Laundry Equipment 171 0 171 482 (311)
693 0 693 786 (92) Licenses & Permits 3,038 0 3,038 1,780 1,258
228 656 (428) 4,430 (4,202) Life/Safety 10,185 7,872 2,313 15,840 (5,655)
1,231 290 941 0 1,231 Light Bulbs 5,938 3,480 2,458 3,462 2,476
1,650 344 1,306 1,411 239 Maintenance Supplies 12,310 4,128 8,182 9,777 2,533
482 300 182 457 25 Painting & Decorating 2,559 3,600 (1,041) 3,781 (1,222)
474 500 (26) 458 16 Pest Control 6,196 6,000 196 6,144 52
1,523 646 877 540 983 Plumbing 9,514 7,752 1,762 13,117 (3,603)
25 0 25 88 (64) Printing & Stationary 143 0 143 748 (605)
00000 WAN Costs 0 0 0 385 (385)
00000Restaurant Plumbing 2,295 0 2,295 3,500 (1,205)
1,148 1,510 (362) 708 439 Waste Removal 21,259 18,120 3,139 18,466 2,793
00000Travel‐Meals & Entertainment 0 0 0 12 (12)
00000 Travel‐Other 140 0 140 0 140
00000Uniform Cleaning 80 0 80 66 14
0 100 (100) 0 0 Uniforms 1,528 1,200 328 600 928
292 381 (89) 380 (88) Water Conditioning 4,346 4,572 (226) 4,892 (546)
1,027 200 827 358 669 Rest. Refrigeration/Cooling 10,167 2,400 7,767 3,266 6,901
0 0 0 21,245 (21,245) Repairs & Maintenance 0 0 0 40,530 (40,530)
12,597 10,068 2,529 37,873 (25,276) Total Maintenance Expense 150,519 120,816 29,703 196,451 (45,933)
36,521 37,474 (953) 66,317 (29,797) Total Maint. Expenses 446,347 443,188 3,159 523,515 (77,169)
(36,521) (37,474) 953 (66,317) 29,797 Maintenance Dept Profit (Loss) (446,347) (443,188) (3,159) (523,515) 77,169
Page 14 of 15
11:51 AM 1/23/2020
3.A.f
Packet Pg. 421 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
The Georgian Hotel
Income Statement ‐ Budget Variance Report
For the Month Ended December 31, 2019
Actual Budget Variance PYR Actual Variance YTD Actual YTD Budget Variance PYR YTD Actual Variance
Utilities Department
9,132 7,727 1,405 7,431 1,701 Electricity 107,122 102,706 4,416 98,212 8,910
2,672 2,200 472 2,910 (238) Gas 25,111 21,185 3,926 22,297 2,814
2,884 1,363 1,521 1,716 1,168 Water/Sewer 40,410 37,298 3,112 35,749 4,661
14,689 11,290 3,399 12,058 2,631 Total Utilities Expense 172,643 161,189 11,454 156,257 16,385
14,689 11,290 3,399 12,058 2,631 Total Utilities Expenses 172,643 161,189 11,454 156,257 16,385
(14,689) (11,290) (3,399) (12,058) (2,631)Utilities Dept Profit (Loss) (172,643) (161,189) (11,454) (156,257) (16,385)
161,135 171,675 (10,540) 178,510 (17,374) Total General & Undistributed Expenses 1,882,999 2,037,733 (154,734) 1,998,636 (115,636)
175,130 223,474 (48,344) 169,942 5,188 Gross Operating Profit 3,883,879 4,054,070 (170,191) 3,770,842 113,037
Management Fees
0 9,501 (9,501) 0 0 Management Fees‐ NOI 0 134,653 (134,653) 0 0
10,000 10,000 0 10,000 0 Management Fees‐ Other 120,000 120,000 0 120,000 0
6,919 0 6,919 8,238 (1,319) Incentive Fee 123,879 0 123,879 122,297 1,581
16,919 19,501 (2,582) 18,238 (1,319) Total Management Fees 243,879 254,653 (10,774) 242,297 1,581
Fixed Expense
8,948 1,601 7,347 1,525 7,423 Insurance‐Property 62,839 18,756 44,083 9,151 53,688
864 861 3 844 20 Insurance‐Liability 10,367 10,332 35 10,125 242
2,904 3,021 (117) 2,751 153 Insurance‐Ancillary 35,491 36,252 (761) 33,086 2,404
0 414 (414) (5,234) 5,234 Taxes‐Personal 3,425 4,968 (1,543) (749) 4,174
15,924 14,775 1,149 13,434 2,490 Taxes‐Property 176,967 177,300 (333) 171,999 4,968
0 0 0 1,358 (1,358) Taxes‐State 0 1,600 (1,600) 800 (800)
28,640 20,672 7,968 14,677 13,963 Total Fixed Expense 289,088 249,208 39,880 224,413 64,676
129,571 183,301 (53,730) 137,027 (7,456)EBITDA 3,350,912 3,550,209 (199,297) 3,304,132 46,780
Other Expense
29,063 35,521 (6,459) 33,099 (4,036)Interest Expense 384,018 418,229 (34,211) 363,346 20,672
00000Professional Fees‐Extraordinary 2,234 0 2,234 0 2,234
00000Owners Expense 8,219 0 8,219 18,062 (9,844)
18,003 18,003 0 192,160 (174,157)Depreciation Expense‐Building Improvements 216,037 216,037 0 216,037 0
15,278 15,278 0 15,278 0 Depreciation Expense‐Buildings 183,336 183,336 0 183,336 0
633 633 0 8 625 Amortization Expense 7,595 7,595 0 7,595 0
62,976 69,435 (6,459) 240,545 (177,569) Total Other Expense 801,439 825,197 (23,758) 788,376 13,062
62,976 69,435 (6,459) 240,545 (177,569) Total Other Expense 801,439 825,197 (23,758) 788,376 13,062
66,595 113,866 (47,271) (103,518) 170,113 Net Profit (Loss) 2,549,473 2,725,012 (175,539) 2,515,756 33,717
Page 15 of 15
11:51 AM 1/23/2020
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Packet Pg. 422 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
FOR REFERENCE ONLY: 20200987584
RECORDING REQUESTED BY:
Recording Requested by:
Ticor Title National Commercial Services
WHEN RECORDED MAIL TO:
Seyfarth Shaw LLP
601 S. Figueroa Street, Suite 3300
Los Angeles, CA 90017
Attention: Dana Treister, Esq.
/\ p* N * I " O 15-62-3 (Above Space for Recorder’s Use Only)
grant DEED
Documentary Transfer Tax $ ^06'06
IS Computed on full value of property conveyed,
□ Computed on full value less liens and encumbrances remaining at time of sale.X tS-Lry <3Jp Sarx+a Tncmucci
FOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, the
undersigned, 4DS, LP, a California limited partnership (“Grantor”), hereby grants to GSM
HOTEL OWNER LLC, a Delaware limited liability company, that certain real property in the
City of Santa Monica, County of Los Angeles, State of California described in Exhibit A
attached hereto and incorporated herein, together with all buildings and improvements located
thereon (the “Property”),
SUBJECT TO:
1. All non-delinquent real property taxes and unpaid general and special assessments
against the Property;
2. All covenants, conditions, restrictions, easements and other matters of record, and all
matters that are apparent or revealed by an accurate survey of the Property; and
3. All zoning ordinances and regulations and any other laws, ordinances and governmental
regulations and restrictions regulating the use, occupancy, or enjoyment of the Property.
[Signciture(s) Appear on Following Page]
itermining tax)
i
(signature of declarant or agci2d)l
Fdail Tax Statements to Return Address Abo\\f
i
3.A.f
Packet Pg. 423 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
This page is part of your document - DO NOT DiSCARD
20200987584
Recorded/Filed in Official Records
Recorder's Office, Los Angeles County,
California
08/24/20 AT 08:00AM
Pages:
0005
FEES: 31.00
TAXES:254,200.00
OTHER:0.00
PAID:254,231.00
LEADSHEET
202008240300050
00018764306
iiiiiiiiiiiiiiiniiiiiiiiiiHi
011091603
SEQ:
01
SECURE - 8:00AM
IIIIIIIH
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIW
THIS FORM IS NOT TO BE DUPLICATED 127_5466205_fl
£212089
3.A.f
Packet Pg. 424 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
RECORDING REQUESTED BY:
Recording Requested by:
Ticor Title National Commercial Services
WHEN RECORDED MAIL TO:
Seyfarth Shaw LLP601 S. Figueroa Street, Suite 3300Los Angeles, CA 90017
Attention: Dana Treister, Esq.
/\ p N t I ' O IS -Ot-i (Above Space for Recorder’s Use Only)
'11a/? b. , « i a grant deed
Documentary Transfer Tax $ |gg,M).O6
Li-hi wsfc/ w * i 7cot) .6bS Computed on full value of property conveyed, or□ Computed on full value less liens and encumbrances remaining at time of sale.X C i Uy o r Sex r\. fFOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, the
undersigned, 4DS, LP, a California limited partnership (“Grantor”), hereby grants to GSM
HOTEL OWNER LLC, a Delaware limited liability company, that certain real property in the
City of Santa Monica, County of Los Angeles, State of California described in Exhibit A attached hereto and incorporated herein, together with all buildings and improvements located
thereon (the “Property”),
SUBJECT TO:
1. All non-delinquent real property taxes and unpaid general and special assessments against the Property;
2. All covenants, conditions, restrictions, easements and other matters of record, and all
matters that are apparent or revealed by an accurate survey of the Property; and
3. All zoning ordinances and regulations and any other laws, ordinances and governmental
regulations and restrictions regulating the use, occupancy, or enjoyment of the Property.
[Signature(s) Appear on Following Page]
termining tax)(signature
Mail Tax Statements to Return Address Abowt
i
3.A.f
Packet Pg. 425 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Dated: July 20, 2020
GRANTOR:4DS, LP,a California limited partnership
Name: Diane S. Dodrill, Secretary of Georgian Hotel, Inc.
Its: General Partner
2
3.A.f
Packet Pg. 426 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
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
COUNTY OF ORANGE
On July 20, 2020, before me, TMhV* , a Notary Public, 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 the entity upon behalf of 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 offycijiLseal.
Signature
i
SABRINA PATTAS
Notary Public • California
Orange County
Commission # 2270991
My Comm. Expires Dec 14, 2022
(Seal)
3
3.A.f
Packet Pg. 427 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
EXHIBIT A
Legal Description
That certain real property located in the City of Santa Monica, County of Los Angeles, State of
California, and more particularly described as follows:
LOTS “T” AND “U”, IN BLOCK 173, OF TOWN OF SANTA MONICA, IN THE CITY OF
SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGES 45 TO 51
INCLUSIVE OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
APN: 4291-015-023
3.A.f
Packet Pg. 428 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
BOE-502-A (P1) REV. 13 (06-17) ASSR-70 (REV. 8-17)
PRELIMINARY CHANGE OF OWNERSHIP REPORT
To be completed by the transferee (buyer) prior to a transfer of subject
property, in accordance with section 480.3 of the Revenue and Taxation
Code. A Preliminary Change of Ownership Report must be filed with
each conveyance in the County Recorder’s office for the county
where the property is located.
FOR ASSESSOR’S USE ONLY
r
L
STREET ADDRESS OR PHYSICAL LOCATION OF REAL PROPERTY
^0^ i.osAngeIes County
JEFFREY PRANG
ASSESSOR
FOR RECORDER'S USE ONLY
DOCUMENT NO. / RECORDING DATE
ASSESSOR'S PARCEL NUMBER
4291-015-023
SELLER/TRANSFEROR
4DS, LP, a California limited partnership
BUYER'S DAYTIME TELEPHONE NUMBER
(213 ) 568-4715
J BUYER’S EMAIL ADDRESSjon@blvdhospitality.com
1415 Ocean Avenue, Santa Monica, CA 90401______________________________________
2] YES 0 NO This property is intended as my principal residence. If YES, please indicate the date of occupancy
or intended occupancy.
2] YES 0 NO Are you a disabled veteran or a unmarried surviving spouse of a disabled veteran who was
compensated at 100% by the Department of Veterans Affairs?
MAIL PROPERTY TAX INFORMATION TO (NAME)
c/o BLVD Hospitality, Attention: Jon Blanchard
MAIL PROPERTY TAX INFORMATION TO (ADDRESS)CITY STATE ZIP CODE
745 Merchant Street Los Angeles CA 90021
PART 1. TRANSFER INFORMATION Please complete all statements.
This section contains possible exclusions from reassessment for certain types of transfers.
YES NO
I | 0 A. This transfer is solely between spouses (addition or removal of a spouse, death of a spouse, divorce settlement, etc.).
0 B. This transfer is solely between domestic partners currently registered with the California Secretary of State (addition or removal of
a partner, death of a partner, termination settlement, etc.).
0 *C. This is a transfer: 0 between parent(s) and child(ren) 0 from grandparent(s) to grandchild(ren).
0 * D. This transfer is the result of a cotenant’s death. Date of death
I0I 0 * E. This transaction is to replace a principal residence owned by a person 55 years of age or older.Within the same county? | | YES | | NO
|0 * F. This transaction is to replace a principal residence by a person who is severely disabled as defined by Revenue and Taxation Code
section 69.5. Within the same county? | | YES | | NO0 G. This transaction is only a correction of the name(s) of the person(s) holding title to the property (e.g., a name change upon marriage).
If YES, please explain:_____
0 0 H. The recorded document creates, terminates, or reconveys a lender's interest in the property.0 I. This transaction is recorded only as a requirement for financing purposes or to create, terminate, or reconvey a security interest
(e.g., cosigner). If YES, please explain: | 0 J. The recorded document substitutes a trustee of a trust, mortgage, or other similar document.
K. This is a transfer of property:
| 0 1. to/from a revocable trust that may be revoked by the transferor and is for the benefit of
0 the transferor, and/or 0 the transferor's spouse 0 registered domestic partner.
0 0 2. to/from an irrevocable trust for the benefit of the
0 creator/grantor/trustor and/or 0 grantor's/trustor’s spouse 0 grantor’s/trustor’s registered domestic partner.0 L. This property is subject to a lease with a remaining lease term of 35 years or more including written options.
0 0| M. This is a transfer between parties in which proportional interests of the transferor(s) and transferee(s) in each and every parcel
being transferred remain exactly the same after the transfer.
0 N. This is a transfer subject to subsidized low-income housing requirements with governmentally imposed restrictions, or restrictions
imposed by specified nonprofit corporations.
| 0*0. This transfer is to the first purchaser of a new building containing an active solar energy system.
] 0 P. Other. This transfer is to
* Please refer to the instructions for Part 1.
Please provide any other information that will help the Assessor understand the nature of the transfer.
THIS DOCUMENT IS NOT SUBJECT TO PUBLIC INSPECTION
3.A.f
Packet Pg. 429 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
BOE-502-A (P2) REV. 13 (06-17) ASSR-70 (REV.8-17)
PART 2. OTHER TRANSFER INFORMATION Check and complete as applicable.
A. Date of transfer, if other than recording date:
B. Type of transfer:
[✓] Purchase Q| Foreclosure Q Gift Q] Trade or exchange Q| Merger, stock, or partnership acquisition (Form BOE-100-B)
Q] Contract of sale. Date of contract: Inheritance. Date of death:
2) Sale/leaseback QI Creation of a lease Q Assignment of a lease Q Termination of a lease. Date lease began:
Original term in years (including written options): Remaining term in years (including written options): |I Other. Please explain:
C. Only a partial interest in the property was transferred. | [YES 0NO If YES, indicate the percentage transferred: %
PART 3. PURCHASE PRICE AND TERMS OF SALE Check and complete as applicable.
A. Total purchase price $ 62,000,000.00
B. Cash down payment or value of trade or exchange excluding closing costs Amount $
C. First deed of trust @ % interest for years. Monthly payment $ Amounts
O FHA (Discount Points) Q| Cal-Vet Q VA (Discount Points) Q fixed rate Q) Variable rate
Q] Bank/Savings & Loan/Credit Union | j Loan carried by seller
| Balloon payment $ Due date:
D. Second deed of trust @% interest for years. Monthly payment $ Amount $
Q Fixed rate QI Variable rate Q| Bank/Savings & Loan/Credit Union Q] Loan carried by seller
Q| Balloon payment $ Due date:
E. Was an Improvement Bond or other public financing assumed by the buyer? Q|YES QInO Outstanding balance $
F. Amount, if any, of real estate commission fees paid by the buyer which are not included in the purchase price $
G. The property was purchased: QThrough real estate broker. Broker name:Phone number: ( )
0 Direct from seller Q From a family member-Relationship
2) Other. Please explain:
H. Please explain any special terms, seller concessions, broker/agent fees waived, financing, and any other information (e.g., buyer assumed the
existing loan balance) that would assist the Assessor in the valuation of your property.
PART 4. PROPERTY INFORMATION
A. Type of property transferred
2 Single-family residence
2 Multiple-family residence. Number of units:
Q Other. Description: (i.e., timber, mineral, water rights, etc.)
Check and complete as applicable.
2 Co-op/Own-your-own
2 Condominium
| | Timeshare
' 2 Manufactured home
2 Unimproved lot
Q| Commercial/lndustrial
B . QI YES I I NO Personal/business property, or incentives, provided by seller to buyer are included in the purchase price. Examples of personal
property are furniture, farm equipment, machinery, etc. Examples ofincentives are club memberships, etc. Attach list if available.
If YES, enter the value of the personal/business property: $ 200,000,00 Incentives $
C. | | YES 0 NO A manufactured home is included in the purchase price.
If YES, enter the value attributed to the manufactured home: $
Q YES ^NO The manufactured home is subject to local property tax. If NO, enter decal number:
D. 0YES QnO The property produces rental or other income.
If YES, the income is from: 0 Lease/rent | | Contract 22 Mineral rights Q Other:
E. The condition of the property at the time of sale was: 22Go°d I I Average Q|Fair 0Poor
Please describe:
CERTIFICATION
I certify (or declare) that the foregoing and all information hereon, including any accompanying statements or documents, is true and correct to
the bestof my knowledge and belief.
SIGNATURE OF BUYE</TRANSFERE&-QR<^BFQ)BAT-el3FFICER DATE TELEPHONE
( )S’-- 7-010
NAME OF BUYER/TRANSFEREE/PERSONAL REPRESENTATIVE/CORPORATE OFFICER (PLEASE PRINT)TITLE EMAIL ADDRESS
SEE ATTACHMENT
The Assessor’s office may contact you for additional information regarding this transaction.
3.A.f
Packet Pg. 430 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
CERTIFICATION FOR PRELIMINARY CHANGE OF OWNERSHIP REPORT
I certify (or declare) that the foregoing and all information hereon, including any accompanying
statements or documents, is true and correct to the best of my knowledge and belief.
By:
Naihe: Jon Blanchard
Title: Authorized Signatory
GSM HOTEL OWNER LLC,
a Delaware limited liability company
Dated:August^-\ , 2020
Telephone: (213) 568-4715
Email Address: jon@blvdhospitality.com
3.A.f
Packet Pg. 431 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 1 of 8
Project: Georgian Santa Monica - Scenario 1
Report Date: April 19 2021
Keys: 84 Total SF: 49,000 Total Indoor: 49,000 Total Outdoor: 15,000
1
2 100 H-A-PP 100 Property Value/Basis + $8m Buyout 71,310,083$ 1,455$ 848,930$ 63,310,083$ 63,310,083$ 8,000,000$ 89%
3 H-A-CO 110 Acquisitions Contingency (0%)-$ -$ -$ -$ -$ -$ #DIV/0!
4 Total Acquisitions Costs 71,310,083$ 1,455$ 848,930$ 63,310,083$ 63,310,083.00$ 8,000,000.00$ 89%
5
6
7 200 H-D-MD 100 Development Fee 373,632$ 8$ 4,448$ 130,520$ 21,006$ 352,627$ 6%
8 H-D-TS 110 Technical Services Fee 100,000$ 2$ 1,190$ -$ -$ 100,000$ 0%
9 H-D-FB 120 F&B Technical Services Fee 50,000$ 1$ 595$ -$ -$ 50,000$ 0%
10 H-D-BP 130 Permits 100,000$ 2$ 1,190$ -$ 7,952$ 92,048$ 8%
11 H-D-PO 140 Political Outreach -$ -$ -$ -$ -$ -$ #DIV/0!
12 H-D-LL 150 Liquor License Transfer/Analysis 25,000$ 1$ 298$ -$ 12,452$ 12,548$ 50%
13 H-D-ET 160 Entitlement Consultant 100,000$ 2$ 1,190$ -$ -$ 100,000$ 0%
14 H-D-EF 170 Entitlement Fees/Permit 175,000$ 4$ 2,083$ -$ -$ 175,000$ 0%
15 H-D-EX 180 Permit Expeditor 10,500$ 0$ 125$ -$ -$ 10,500$ 0%
16 H-D-LC 190 Legal Fees 126,000$ 3$ 1,500$ -$ 53,807$ 72,193$ 43%
17 H-D-BR 200 Insurance - Builders Risk 33,600$ 1$ 400$ -$ -$ 33,600$ 0%
18 H-D-GL 210 Insurance - General Liability -$ -$ -$ -$ -$ -$ #DIV/0!
19 H-D-PR 220 Insurance - Property -$ -$ -$ -$ -$ -$ #DIV/0!
20 H-D-UT 230 Utilities -$ -$ -$ -$ -$ -$ #DIV/0!
21 H-D-MA 240 Testing/Inspections 20,000$ 0$ 238$ -$ -$ 20,000$ 0%
22 H-D-PH 250 Photography -$ -$ -$ -$ -$ -$ #DIV/0!
23 H-D-EV 260 Environmental -$ -$ -$ -$ -$ -$ #DIV/0!
24 H-D-HC 270 Historic 20,000$ 0$ 238$ 10,350$ 5,275$ 14,725$ 26%
25 H-D-AB 280 As-Built Survey 10,000$ 0$ 119$ 2,200$ 2,200$ 7,800$ 22%
26 H-D-MC 290 Other Consultants 20,000$ 0$ 238$ -$ -$ 20,000$ 0%
27 H-D-MI 300 Blue Prints, Misc. Expenses 8,400$ 0$ 100$ 231$ 231$ 8,169$ 3%
28 H-D-RI 310 Reimbursable Expenses 8,400$ 0$ 100$ 1,486$ 1,486$ 6,914$ 18%
29 H-D-CO 320 Development Contingency (5%)59,027$ 1$ 703$ -$ -$ 59,027$ 0%
30 Total Development Costs 1,239,559$ 25$ 14,757$ 144,787$ 104,408$ 1,135,151$ 8%
31
32
33 300 H-B-ID 100 Interior Design 270,000$ 6$ 3,214$ 224,620$ 147,095$ 122,905$ 54%
34 H-B-AR 110 Architect of Record 285,000$ 6$ 3,393$ 117,720$ 53,960$ 231,040$ 19%
35 H-B-SE 120 Structural Engineer 34,900$ 1$ 415$ 34,900$ -$ 34,900$ 0%
36 H-B-ME 130 MEP Engineer 90,000$ 2$ 1,071$ 30,000$ 29,702$ 60,298$ 33%
37 H-B-CE 140 Civil Engineer 7,500$ 0$ 89$ -$ -$ 7,500$ 0%
38 H-B-GE 150 Geotechnical Engineer 12,000$ 0$ 143$ -$ -$ 12,000$ 0%
39 H-B-AD 160 ADA Consultant 5,800$ 0$ 69$ 5,800$ -$ 5,800$ 0%
40 H-B-AV 170 AV -$ -$ -$ -$ -$ -$ #DIV/0!
41 H-B-IT 180 IT 8,400$ 0$ 100$ -$ -$ 8,400$ 0%
42 H-B-SC 190 Security -$ -$ -$ -$ -$ -$ #DIV/0!
43 H-B-AC 200 Acoustic 20,000$ 0$ 238$ 9,750$ 7,800$ 12,200$ 39%
44 H-B-KC 210 Kitchen 19,300$ 0$ 230$ 8,450$ 10,883$ 8,417$ 56%
45 H-B-LA 220 Landscape -$ -$ -$ -$ -$ -$ #DIV/0!
46 H-B-EC 230 Elevator -$ -$ -$ -$ -$ -$ #DIV/0!
47 H-B-LD 240 Lighting -$ -$ -$ -$ -$ -$ #DIV/0!
48 H-B-WC 250 Waterproofing -$ -$ -$ -$ -$ -$ #DIV/0!
49 H-B-MC 260 Misc. Consultant 18,900$ 0$ 225$ 9,000$ 9,000$ 9,900$ 48%
50 H-B-RI 270 Reimbursable Expenses 10,000$ 0$ 119$ -$ 43.85$ 9,956$ 0%
51 H-B-CO 280 Design Contingency (5%)39,090$ 1$ 465$ -$ -$ 39,090$ 0%
52 Total Design Costs 820,890$ 17$ 9,773$ 440,240$ 258,485$ 562,405$ 31%
53
54
55 400 H-C-CS 100 Exterior Enclosure 28,767$ 1$ 342$ -$ -$ 28,767$ 0%
56 H-C-CS 110 Veranda/Lobby/Ground Floor 481,081$ 10$ 5,727$ -$ -$ 481,081$ 0%
57 H-C-CS 120 Basement 630,287$ 13$ 7,503$ -$ -$ 630,287$ 0%
58 H-C-CS 130 Kitchen Relocation 1,050,000$ 21$ 12,500$ -$ -$ 1,050,000$ 0%
Line
Item #Item
Design Costs
Invoiced
to Date
Balance
Remaining
Acquisitions Costs
Construction Costs
Committed Costs Cost Per
SF
Development Costs
CodeCost Code %
Complete Cost Per Key Full Reno Budget
05.13.21
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Packet Pg. 432 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 2 of 8
Line
Item #Item Invoiced
to Date
Balance
Remaining Committed Costs Cost Per
SF CodeCost Code %
Complete Cost Per Key Full Reno Budget
05.13.21
59 H-C-CS 140 Guest Rooms 2,300,000$ 47$ 27,381$ -$ -$ 2,300,000$ 0%
60 H-C-CS 150 Corridors 100,000$ 2$ 1,190$ -$ -$ 100,000$ 0%
61 H-C-CS 101 Model Rooms 85,000$ 2$ 1,012$ -$ -$
62 H-C-CS 111 Fire Protection -$ -$ -$ -$ -$
63 H-C-CS 121 Elevators -$ -$ -$ -$ -$
64 H-C-CS 160 Equipment -$ -$ -$ -$ -$
65 H-C-CS 170 Furnishings -$ -$ -$ -$ -$
66 H-C-CS 180 Demolition -$ -$ -$ -$ -$
67 H-C-CS 102 Sitework -$ -$ -$ -$
68 H-C-CS 112 Conference Rooms/Gym 220,158$ 4$ 2,621$ -$ -$ 220,158$ 0%
69 H-C-CS 122 Base Building 434,450$ 9$ 5,172$ -$ -$ 434,450$ 0%
70 H-C-CS 190 GRs/Subguard/OH&P/GCs 654,511$ 13$ 7,792$ -$ -$ 654,511$ 0%
71 H-C-CS 200 Contractor Contingency 500,000$ 10$ 5,952$ -$ -$ 500,000$ 0%
72 H-C-CS 210 OCIP -$ -$ -$
73 H-C-CS 103 Gross Receipt Tax -$ -$ -$
74 H-C-CS 113 Pre-Construction Investigation Cost -$ -$ -$
75 H-C-CS 123 Pre-Construction Services 35,000$ 35,000$ -$
76 H-C-CS 220 Construction Cost Contingency -$ -$
77 H-C-CS 230 Design Contingency -$ -$ -$ -$ -$ -$ #DIV/0!
78 H-C-CS 240 Owner Construction Contingency (7.5%)488,944$ 10$ 5,821$ -$ -$ 488,944$ 0%
79 Total Construction Costs 7,008,198$ 143$ 83,431$ -$ -$ 6,888,198$ 2%
80
81
82 500 H-F-GR 100 Guest Rooms 1,180,000$ 24$ 14,048$ -$ -$ 1,180,000$ 0%
83 H-F-PS 110 Public Spaces 420,000$ 9$ 5,000$ 83,868.00$ 83,868$ 336,132$ 20%
84 H-F-AA 120 Art & Accessories 100,000$ 2$ 1,190$ -$ -$ 100,000$ 0%
85 H-F-BO 130 Back of House Furniture 10,000$ 0$ 119$ -$ -$ 10,000$ 0%
86 H-F-MR 140 Model Room & Prototypes 50,164$ 1$ 597$ -$ 50,164$ 0$ 100%
87 H-F-EX 150 Exercise Equipment -$ -$ -$ -$ -$ -$ 0%
88 H-F-CD 160 Corridor/Business Center FF&E Allowance 8,400$ 0$ 100$ -$ -$ 8,400$ 0%
89 H-F-KS 170 Kitchen / Bar Equipment -$ -$ -$ -$ -$ -$ 0%
90 H-F-IT 180 Audio/Video/IT/Network 190,000$ 4$ 2,262$ -$ -$ 190,000$ 0%
91 H-F-ST 190 Sales Tax 181,278$ 4$ 2,158$ -$ -$ 181,278$ 0%
92 H-F-FR 200 Warehousing, Freight + Installation 315,285$ 6$ 3,753$ -$ -$ 315,285$ 0%
93 H-F-PA 210 Purchasing Agent 140,250$ 3$ 1,670$ -$ 14,025$ 126,225$ 10%
94 H-F-AS 220 Attic Stock 30,000$ 1$ 357$ -$ -$ 30,000$ 0%
95 H-F-CO 230 FF&E Contingency (5%)131,269$ 3$ 1,563$ -$ 1,298$ 129,971$ 1%
96 Total FF&E Costs 2,756,645$ 56$ 32,817$ 83,868.00$ 149,354.88$ 2,607,290$ 5%
97
FF&E Costs
3.A.f
Packet Pg. 433 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 3 of 8
Line
Item #Item Invoiced
to Date
Balance
Remaining Committed Costs Cost Per
SF CodeCost Code %
Complete Cost Per Key Full Reno Budget
05.13.21
98
99 600 H-O-EQ 100 Guest Room Equipment (All Soft Goods +
TVs)422,000$ 9$ 5,024$ -$ -$ 422,000$ 0%
100 H-O-ED 110 Door Entry Hardware 40,000$ 1$ 476$ -$ -$ 40,000$ 0%
101 H-O-PY 120 POS 25,200$ 1$ 300$ -$ -$ 25,200$ 0%
102 H-O-SI 130 Signage 50,000$ 1$ 595$ -$ 1,210$ 48,790$ 2%
103 H-O-PN 140 Phone 8,400$ 0$ 100$ -$ -$ 8,400$ 0%
104 H-O-AV 180 Public Space AV/IT 200,000$ 4$ 2,381$ 6,344.00$ 6,344$ 193,656$ 3%
105 H-O-SS 150 Security 10,000$ 0$ 119$ -$ -$ 10,000$ 0%
106 H-O-RA 160 Radios 5,600$ 0$ 67$ 1,518.00$ 1,518$ 4,082$ 27%
107 H-O-AT 170 TV Casting 33,000$ 1$ 393$ -$ -$ 33,000$ 0%
108 H-O-HS 180 HSIA -$ -$ -$ -$ -$ -$ #DIV/0!
109 H-O-PT 190 PMS System -$ -$ -$ -$ -$ -$ #DIV/0!
110 H-O-MB 200 Mini Bar Push Button 33,000$ 1$ 393$ -$ -$ 33,000$ 0%
111 H-O-HT 210 Software 33,600$ 1$ 400$ -$ -$ 33,600$ 0%
112 H-O-BE 220 Computers/Equipment 4,200$ 0$ 50$ -$ -$ 4,200$ 0%
113 H-O-MI 230 Miscellaneous 10,000$ 0$ 119$ 2,658.80$ 2,659$ 7,341$ 27%
114 H-O-LA 240 Plants, Pots + Landscaping 80,000$
115 H-O-CO 250 OS&E Contingency (5%)47,750$ 1$ 568$ -$ -$ 47,750$ 0%
116 Total OS&E Costs 1,002,750$ 20$ 11,938$ 10,520.80$ 11,730.80$ 991,019$ 1%
117
118
119 700 H-H-PB 100 Pre-Opening Working Capital -$ -$ -$ -$ -$ -$ #DIV/0!
120 H-H-PI 110 Pre-Opening Inventory (Uniforms)23,000$ 0$ 274$ -$ -$ 23,000$ 0%
121 H-H-PS 120 Pre-Opening Inventory (Smallwares)46,000$ 1$ 548$ -$ -$ 46,000$ 0%
122 H-H-PE 130 Payroll, Benefits -$ -$ -$ -$ -$ -$ #DIV/0!
123 H-H-SB 140 Application Fee (Soft Brand) -$ -$ -$ -$ -$ -$ #DIV/0!
124 H-H-HR 150 Human Resources -$ -$ -$ -$ -$ -$ #DIV/0!
125 H-H-MI 160 Other Expenses 29,400$ 1$ 350$ -$ -$ 29,400$ 0%
126 H-H-BD 170 Branding/Identity/Web 125,000$ 3$ 1,488$ -$ 16,700$ 108,300$ 13%
127 H-H-AD 180 Advertising, Sales, Promos -$ -$ -$ -$ -$ #DIV/0!
128 H-H-CT 190 Collateral, Promotion (Non Media)-$ -$ -$ -$ -$ -$ #DIV/0!
129 H-H-MS 200 Marketing, PR -$ -$ -$ -$ -$ -$ #DIV/0!
130 H-H-RI 210 Operator Reimbusements 15,000$ 0$ 179$ -$ -$ 15,000$ 0%
131 H-H-CO 220 Pre-Opening Contingency (5%)11,920$ 0$ 142$ -$ -$ 11,920$ 0%
132 Total Pre-Opening Costs 250,320$ 5$ 2,980$ -$ 16,700$ 233,620$ 7%
133
134
135 800 H-M-FF 100 Origination/Finance Fees -$ -$ -$ -$ -$ -$ #DIV/0!
136 H-M-OF Pref/Mezz Origination Fees -$ -$ -$ -$ -$ -$ #DIV/0!
137 H-M-OI 110 Operating Interest Reserve (Real Estate
Tax, Insurance, Other) 2,074,387$ 42$ 24,695$ 913,250.46$ 913,250$ 1,161,136$ 44%
138 H-M-LI 120 Lenders Interest Reserve 4,825,000$ 98$ 57,440$ 1,271,130.33$ 1,271,130$ 3,553,870$ 26%
139 H-M-LC 130 Legal and Misc. Closing Costs -$ -$ -$ -$ -$ -$ #DIV/0!
140 H-M-LE 140 Lenders Inspector Admin. Fee -$ -$ -$ -$ -$ -$ #DIV/0!
141 H-M-CO 150 Finance Contingency (0%)-$ -$ -$ -$ -$ -$ #DIV/0!
142 Total Finance Costs 6,899,387$ 141$ 82,136$ 2,184,380.79$ 2,184,381$ 4,715,006$ 32%
143
144 100 Total Acquisitions Costs 71,310,083$ 1,455$ 848,930$ 63,310,083$ 63,310,083$ 8,000,000$ 89%
145 200 Total Development Costs $ 1,239,559 25$ 14,757$ 144,787$ 104,408$ 1,135,151$ 8%
146 300 Total Design Costs $ 820,890 17$ 9,773$ 440,240$ 258,485$ 562,405$ 31%
147 400 Total Construction Costs $ 7,008,198 143$ 83,431$ -$ -$ 6,888,198$ 2%
148 500 Total FF&E Costs $ 2,756,645 56$ 32,817$ 83,868$ 149,355$ 2,607,290$ 5%
149 600 Total OS&E Costs $ 1,002,750 20$ 11,938$ 10,521$ 11,731$ 991,019$ 1%
150 700 Total Pre-Opening Costs $ 250,320 5$ 2,980$ -$ 16,700$ 233,620$ 7%
151 800 Finance Costs $ 6,899,387 141$ 82,136$ 2,184,381$ 2,184,381$ 4,715,006$ 32%
152 Total Project Costs $ 91,287,832 $ 1,863 $ 1,086,760 $ 66,173,879 66,035,142$ 25,132,690$ 72%
153
154
155 Acquisitions Contingency (0%)-$ -$ -$
156 Development Contingency (5%)59,027$ 1$ 703$
157 Design Contingency (5%)39,090$ 1$ 465$
158 Owner Construction Contingency (7.5%)488,944$ 10$ 5,821$
Contingency (in the budget)
OS&E Costs
Finance Costs
Pre-Opening Costs
3.A.f
Packet Pg. 434 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 4 of 8
Line
Item #Item Invoiced
to Date
Balance
Remaining Committed Costs Cost Per
SF CodeCost Code %
Complete Cost Per Key Full Reno Budget
05.13.21
159 FF&E Contingency (5%)131,269$ 3$ 1,563$
160 OS&E Contingency (5%)47,750$ 1$ 568$
161 Pre-Opening Contingency (5%)11,920$ 0$ 142$
162 Finance Contingency (0%)-$ -$ -$
163 Total Project Contingency 777,999$ 16$ 9,262$
3.A.f
Packet Pg. 435 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 5 of 8
BLVD Fee includes 3% of all hard/soft-ffe/ose
Pool Entitlements + Basement South Access Day
Increased due to kitchen relocation structural w
Historic Consultant (includes base+add service f
C-Below survey
Fettle contract + add service 1-2
HLW contract + add service 1-3 +4-7 - added allo
Structural for kitchen relocation to first floor + a
ARC contract + added scope projected
KPFF hourly contract
pending proposal
ADA assement per contract
Acoustic contract
CLAY contract + new kitchen
Design/ops consultant
Removed exterior paint scope
VE'd new ceiling, keep existing
mechanical platform added, ROM from JTM on
Notes
3.A.f
Packet Pg. 436 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 6 of 8
Notes
Reduced pricing by $700K by engaging a smaller
holding allowance
allowance, pending GC pricing
Carried in GC base building scope
Carried in GC base building scope
Carried in GC base building scope
Carried in FFE
Carried in GC base building scope
Carried in GC base building scope
JTM onboarded for preconstruction as of 04.12
FFE update based on SUMMA pricing
model room included in scope as of March 2021
carried in FF&E
per AV proposal
added fee for purchasing agent to include mode
3.A.f
Packet Pg. 437 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 7 of 8
Notes
Includes GEORGIAN sign + interior branded sign
Includes speakers, karaoke equipment, relocatio
allowance camera upgrades
allowance for all suite/speakeasy push buttons
Moved from Construction to OS&E
Losses
3.A.f
Packet Pg. 438 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
5/27/2021 Page 8 of 8
Notes
3.A.f
Packet Pg. 439 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
Mills Act Scope Description
The phase one focus of the renovation scope has been the two new bars in the lobby and basement
speakeasy which is currently in plan check. The phase two focus of the team has been the relocation of
the kitchen to level one and renovation of all guest suites and rooms.
Exterior renovations such as replacement of the Veranda awning fabric and flooring, new paint and façade
repair do not require Landmark’s Committee approval, they have been submitted for administrative
approval by the building department. The exterior scope also includes new neon signage on the façade.
3.A.f
Packet Pg. 440 Attachment: 1415 Ocean Ave. Mills Act application (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
2021 -- 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. Mills Act
Tax as a % of
Current Tax
124 Hart
$686,645 $37,799 $7,108
$30,692 $6,048
$1,137 ($4,911)
18.8%
2508 4th Street $491,265 $16,123.47 $5,085 $11,038 $2,580 $814 ($3,196) 31.5%
2524 4th Street $249,354 $27,352 $2,581 $24,771 $4,376 $413 ($5,969) 9.4%
2525 4th Street $249,354 $22,556 $2,581 $19,975 $3,609 $413 ($3,196) 11.4%
317 Ocean Park
Boulevard $360,780 $31,477 $3,735 $27,742 $5,036 $598
($4,439) 11.9%
1415 Ocean Avenue N/A $187,843.29* N/A N/A N/A N/A N/A
($21,711
)
* Property was sold late in 2020 and property tax does not reflect the sale
** This worksheet provides only an estimate analysis. The County of Los Angeles Office of the Assessor is responsible for calculating
the Mills Act property tax assessments each year.
3.A.g
Packet Pg. 441 Attachment: 2021 Mills Act Financial Analysis [Revision 1] (4630 : Adoption of a Resolutions approving
1
City Council Meeting: October 26, 2021 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
2508 4TH STREET, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California 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(F) 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(F) further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
3.A.h
Packet Pg. 442 Attachment: 2508 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
2
WHEREAS, the property located at 2508 4th Street is a contributing structure to
the 4th Street Corner Historic District 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 2508 4th
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(F):
A. The property located at 2508 4th 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 2508 4th 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 2508 4th
Street conform to the Secretary of Interior’s Standards for the treatment of Historic
Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the
City Council authorizes the City Manager to enter into a historical property contract with
3.A.h
Packet Pg. 443 Attachment: 2508 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
3
the owner of the property located at 2508 4th 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:
______________________________
JOSEPH LAWRENCE
Interim City Attorney
3.A.h
Packet Pg. 444 Attachment: 2508 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
1
City Council Meeting: October 26, 2021 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
2524 4TH STREET, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California 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(F) 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(F) further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
3.A.i
Packet Pg. 445 Attachment: 2524 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
2
WHEREAS, the property located at 2524 4th Street is a contributing structure to
the 4th Street Corner Historic District 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 2524 4th
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(F):
A. The property located at 2524 4th 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 2524 4th 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 2524 4th
Street conform to the Secretary of Interior’s Standards for the treatment of Historic
Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the
City Council authorizes the City Manager to enter into a historical property contract with
3.A.i
Packet Pg. 446 Attachment: 2524 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
3
the owner of the property located at 2524 4th 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:
______________________________
JOSEPH LAWRENCE
Interim City Attorney
3.A.i
Packet Pg. 447 Attachment: 2524 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
CITY OF SANTA MONICA
OAKS INITIATIVE DISCLOSURE FORM
In order to facilitate compliance with the requirements of the Oaks Initiative, the City
compiles and maintains certain information. That information includes the name of any
person or persons who is seeking a “public benefit.” If the “public benefit” is sought by
an entity, rather than an individual person, the information includes the name of every
person who is: (a) trustee, (b) director, (c) partner, (d) officer, or has (e) more than a ten
percent interest in the entity.
Public benefits include:
1.Personal services contracts in excess of $25,000 over any 12-month period;
2.Sale of material, equipment or supplies to the City in excess of $25,000 over a 12-
month period;
3.Purchase, sale or lease of real property to or from the City in excess of $25,000
over a 12- month period;
4.Non-competitive franchise awards with gross revenue of $50,000 or more in any
12-month period;
5.Land use variance, special use permit, or other exception to an established land
use plan, where the decision has a value in excess of $25,000;
6.Tax “abatement, exception, or benefit” of a value in excess of $5,000 in any 12-
month period; or
7.Payment of “cash or specie” of a net value to the recipient of $10,000 in any 12-
month period.
Name(s) of persons or entities receiving public benefit:
Name(s) of trustees, directors, partners, and officers:
Name(s) of persons with more than a 10% equity, participation, or revenue interest:
Prepared by: ____________________________Title: __________________________
Signature: ______________________________________ Date: ________________
Email: ____________________________________ Phone: ____________________
FOR CITY USE ONLY:
Bid/PO/Contract # ____________________________ Permit # ___________________________
3.A.j
Packet Pg. 448 Attachment: OAKS INITIATIVE FORM - Executed 1415 Ocean Avenue (4630 : Adoption of a Resolutions approving Historic Property
1
City Council Meeting: October 26, 2021 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
2525 4TH STREET, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California 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(F) 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(F) further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
3.A.k
Packet Pg. 449 Attachment: 2525 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
2
WHEREAS, the property located at 2525 4th Street is a contributing structure to
the 4th Street Corner Historic District 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 2525 4th
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(F):
A. The property located at 2525 4th 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 2525 4th 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 2525 4th
Street conform to the Secretary of Interior’s Standards for the treatment of Historic
Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the
City Council authorizes the City Manager to enter into a historical property contract with
3.A.k
Packet Pg. 450 Attachment: 2525 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
3
the owner of the property located at 2525 4th 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:
______________________________
JOSEPH LAWRENCE
Interim City Attorney
3.A.k
Packet Pg. 451 Attachment: 2525 4th St-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
3.A.l
Packet Pg. 452 Attachment: Oaks Initiative 124 Hart Ave (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements (Mills Act
1
City Council Meeting: October 26, 2021 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
124 HART AVENUE, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California 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(F) 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(F) further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
3.A.m
Packet Pg. 453 Attachment: 124 Hart-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
2
WHEREAS, the property located at 124 Hart Avenue is a designated Structure of
Merit and the owner of the property has filed an application to enter into a historical
property contract with the City; and
WHEREAS, the 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 124 Hart
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(F):
A. The property located at 124 Hart 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 124 Hart 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 124 Hart
Avenue conform to the Secretary of Interior’s Standards for the treatment of
Historic Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the
City Council authorizes the City Manager to enter into a historical property contract with
3.A.m
Packet Pg. 454 Attachment: 124 Hart-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
3
the owner of the property located at 124 Hart 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:
______________________________
JOSEPH LAWRENCE
Interim City Attorney
3.A.m
Packet Pg. 455 Attachment: 124 Hart-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic Property
CITY OF SANTA MONICA
OAKS INITIATIVE NOTICE
NOTICE TO APPLICANTS, BIDDERS, PROPOSERS
AND OTHERS SEEKING DISCRETIONARY PERMITS, CONTRACTS,
OR OTHER BENEFITS FROM THE CITY OF SANTA MONICA
Santa Monica’s voters adopted a City Charter amendment commonly known as
the Oaks Initiative. The Oaks Initiative requires the City to provide this notice and
information about the Initiative’s requirements. You may obtain a full copy of the Initiative’s
text from the City Clerk.
This information is required by City Charter Article XXII—Taxpayer Protection. It
prohibits a public official from receiving, and a person or entity from conferring, specified
personal benefits or campaign advantages from a person or entity after the official votes,
or otherwise takes official action, to award a “public benefit” to that person or entity. The
prohibition applies within and outside of the geographical boundaries of Santa Monica.
All persons or entities applying or receiving public benefits from the City of Santa
Monica shall provide the names of trustees, directors, partners, and officers, and names
of persons with more than a 10% equity, participation or revenue interest. An exception
exists for persons serving in those capacities as volunteers, without compensation, for
organizations exempt from income taxes under Section 501(c)(3), (4), or (6), of the
Internal Revenue Code. However, this exception does not apply if the organization is a
political committee or controls political committees. Examples of a “public benefit” include
public contracts to provide goods or services worth more than $25,000 or a land use
approval worth more than $25,000 over a 12-month period.
In order to facilitate compliance with the requirements of the Oaks Initiative, the City
compiles and maintains certain information. That information includes the name of any
person or persons who is seeking a “public benefit.” If the “public benefit” is sought by an
entity, rather than an individual person, the information includes the name of every person
who is: (a) trustee, (b) director, (c) partner, (d) officer, or has (e) more than a ten percent
interest in the entity. Therefore, if you are seeking a “public benefit” covered by the Oaks
Initiative, you must supply that information on the Oaks Initiative Disclosure Form. This
information must be updated and supplied every 12 months.
3.A.n
Packet Pg. 456 Attachment: OAKS INITIATIVE FORM-2508 4th Street (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
CITY OF SANTA MONICA
OAKS INITIATIVE DISCLOSURE FORM
In order to facilitate compliance with the requirements of the Oaks Initiative, the City
compiles and maintains certain information. That information includes the name of any
person or persons who is seeking a “public benefit.” If the “public benefit” is sought by
an entity, rather than an individual person, the information includes the name of every
person who is: (a) trustee, (b) director, (c) partner, (d) officer, or has (e) more than a ten
percent interest in the entity.
Public benefits include:
1. Personal services contracts in excess of $25,000 over any 12-month period;
2. Sale of material, equipment or supplies to the City in excess of $25,000 over a 12-
month period;
3. Purchase, sale or lease of real property to or from the City in excess of $25,000
over a 12- month period;
4. Non-competitive franchise awards with gross revenue of $50,000 or more in any
12-month period;
5. Land use variance, special use permit, or other exception to an established land
use plan, where the decision has a value in excess of $25,000;
6. Tax “abatement, exception, or benefit” of a value in excess of $5,000 in any 12-
month period; or
7. Payment of “cash or specie” of a net value to the recipient of $10,000 in any 12-
month period.
Name(s) of persons or entities receiving public benefit:
Name(s) of trustees, directors, partners, and officers:
Name(s) of persons with more than a 10% equity, participation, or revenue interest:
Prepared by: ____________________________Title: __________________________
Signature: ______________________________________ Date: ________________
Email: ____________________________________ Phone: ____________________
FOR CITY USE ONLY:
Bid/PO/Contract # ____________________________ Permit # ___________________________
3.A.n
Packet Pg. 457 Attachment: OAKS INITIATIVE FORM-2508 4th Street (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
CITY OF SANTA MONICA
OAKS INITIATIVE NOTICE
NOTICE TO APPLICANTS, BIDDERS, PROPOSERS
AND OTHERS SEEKING DISCRETIONARY PERMITS, CONTRACTS,
OR OTHER BENEFITS FROM THE CITY OF SANTA MONICA
Santa Monica’s voters adopted a City Charter amendment commonly known as
the Oaks Initiative. The Oaks Initiative requires the City to provide this notice and
information about the Initiative’s requirements. You may obtain a full copy of the Initiative’s
text from the City Clerk.
This information is required by City Charter Article XXII—Taxpayer Protection. It
prohibits a public official from receiving, and a person or entity from conferring, specified
personal benefits or campaign advantages from a person or entity after the official votes,
or otherwise takes official action, to award a “public benefit” to that person or entity. The
prohibition applies within and outside of the geographical boundaries of Santa Monica.
All persons or entities applying or receiving public benefits from the City of Santa
Monica shall provide the names of trustees, directors, partners, and officers, and names
of persons with more than a 10% equity, participation or revenue interest. An exception
exists for persons serving in those capacities as volunteers, without compensation, for
organizations exempt from income taxes under Section 501(c)(3), (4), or (6), of the
Internal Revenue Code. However, this exception does not apply if the organization is a
political committee or controls political committees. Examples of a “public benefit” include
public contracts to provide goods or services worth more than $25,000 or a land use
approval worth more than $25,000 over a 12-month period.
In order to facilitate compliance with the requirements of the Oaks Initiative, the City
compiles and maintains certain information. That information includes the name of any
person or persons who is seeking a “public benefit.” If the “public benefit” is sought by an
entity, rather than an individual person, the information includes the name of every person
who is: (a) trustee, (b) director, (c) partner, (d) officer, or has (e) more than a ten percent
interest in the entity. Therefore, if you are seeking a “public benefit” covered by the Oaks
Initiative, you must supply that information on the Oaks Initiative Disclosure Form. This
information must be updated and supplied every 12 months.
3.A.o
Packet Pg. 458 Attachment: 2017 OAKS INITIATIVE_WORKXYZLP (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
CITY OF SANTA MONICA
OAKS INITIATIVE DISCLOSURE FORM
In order to facilitate compliance with the requirements of the Oaks Initiative, the City
compiles and maintains certain information. That information includes the name of any
person or persons who is seeking a “public benefit.” If the “public benefit” is sought by
an entity, rather than an individual person, the information includes the name of every
person who is: (a) trustee, (b) director, (c) partner, (d) officer, or has (e) more than a ten
percent interest in the entity.
Public benefits include:
1. Personal services contracts in excess of $25,000 over any 12-month period;
2. Sale of material, equipment or supplies to the City in excess of $25,000 over a 12-
month period;
3. Purchase, sale or lease of real property to or from the City in excess of $25,000
over a 12- month period;
4. Non-competitive franchise awards with gross revenue of $50,000 or more in any
12-month period;
5. Land use variance, special use permit, or other exception to an established land
use plan, where the decision has a value in excess of $25,000;
6. Tax “abatement, exception, or benefit” of a value in excess of $5,000 in any 12-
month period; or
7. Payment of “cash or specie” of a net value to the recipient of $10,000 in any 12-
month period.
Name(s) of persons or entities receiving public benefit:
Name(s) of trustees, directors, partners, and officers:
Name(s) of persons with more than a 10% equity, participation, or revenue interest:
Prepared by: ____________________________Title: __________________________
Signature: ______________________________________ Date: ________________
Email: ____________________________________ Phone: ____________________
FOR CITY USE ONLY:
Bid/PO/Contract # ____________________________ Permit # ___________________________
3.A.o
Packet Pg. 459 Attachment: 2017 OAKS INITIATIVE_WORKXYZLP (4630 : Adoption of a Resolutions approving Historic Property Preservation Agreements
1
City Council Meeting: October 26, 2021 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
317 OCEAN PARK BOULEVARD, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California 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(F) 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(F) further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
3.A.p
Packet Pg. 460 Attachment: 317 Ocean Park Blvd-Resolution of Approval of Mills Act Contract-20211026 (4630 : Adoption of a Resolutions approving Historic
2
WHEREAS, the property located at 317 Ocean Park Boulevard is a contributing
structure to the 4th Street Corner Historic District 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 317
Ocean Park Boulevard.
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(F):
A. The property located at 317 Ocean Park Boulevard 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 317 Ocean Park Boulevard 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 Ocean Park
Boulevard conform to the Secretary of Interior’s Standards for the treatment of
Historic Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the
City Council authorizes the City Manager to enter into a historical property contract with
3.A.p
Packet Pg. 461 Attachment: 317 Ocean Park Blvd-Resolution of Approval of Mills Act Contract-20211026 (4630 : Adoption of a Resolutions approving Historic
3
the owner of the property located at 317 Ocean Park Boulevard, 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:
______________________________
JOSEPH LAWRENCE
Interim City Attorney
3.A.p
Packet Pg. 462 Attachment: 317 Ocean Park Blvd-Resolution of Approval of Mills Act Contract-20211026 (4630 : Adoption of a Resolutions approving Historic
1
City Council Meeting: October 26, 2021 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
1415 OCEAN AVENUE, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California 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(F) 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(F) further provides that the City Council shall, by
resolution, approve a historical property contract with the owner of a qualified historical
property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
3.A.q
Packet Pg. 463 Attachment: 1415 Ocean Avenue-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic
2
WHEREAS, the property located at 1415 Ocean Avenue is a designated 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 1415
Ocean 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(F):
A. The property located at 1415 Ocean 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 1415 Ocean 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 1415 Ocean
Avenue conform to the Secretary of Interior’s Standards for the treatment of
Historic Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the
City Council authorizes the City Manager to enter into a historical property contract with
3.A.q
Packet Pg. 464 Attachment: 1415 Ocean Avenue-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic
3
the owner of the property located at 1415 Ocean 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:
______________________________
JOSEPH LAWRENCE
Interim City Attorney
3.A.q
Packet Pg. 465 Attachment: 1415 Ocean Avenue-Resolution of Approval of Mills Act Contract-pdf (4630 : Adoption of a Resolutions approving Historic
City CouncilOctober 26, 2020
Mills Act Contracts
3.A.r
Packet Pg. 466 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
2021 Mills Act Contracts
•Mills Act is a most important incentive for historic
preservation
•Qualified properties receive a tax reduction with
required maintenance and rehabilitation to
ensure the continued life of the historic structure
•Currently City has 90 Mills Act Contracts
•Six proposed this year
•Four properties within the 4th Street Corner
Historic District
3.A.r
Packet Pg. 467 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
124 Hart Street
MILLS ACT APPLICATION 21ENT-0117
•Built in 1908
•Designated a Structure of Merit
in 2020
•Rehabilitation completed,
maintenance going forward
•$90,000 over 10 years
3.A.r
Packet Pg. 468 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
2508 4th Street
MILLS ACT APPLICATION 21ENT-0118
•Built in 1925
•Contributor to the 4th
Street Corner Historic
District
•Maintenance and
Rehabilitation
approximately $74,500
over 10 years
3.A.r
Packet Pg. 469 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
2525 4th Street
MILLS ACT APPLICATION 21ENT-0119
•Built in the 1920s
•Contributor to the 4th
Street Corner Historic
District
•Maintenance and
Rehabilitation
approximately $71,250
over 10 years
3.A.r
Packet Pg. 470 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
2524 4th Street
MILLS ACT APPLICATION 21ENT-0120
•Built in the 1920s
•Contributor to the 4th
Street Corner Historic
District
•Maintenance and
Rehabilitation
approximately $67,600
over 10 years
3.A.r
Packet Pg. 471 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
317 Ocean Park Boulevard
MILLS ACT APPLICATION 21ENT-0121
•Contributor to the 4th
Street Corner Historic
District
•Maintenance and
Rehabilitation
approximately $1,365,500
over 10 years
3.A.r
Packet Pg. 472 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving
1415 Ocean Avenue
MILLS ACT APPLICATION 21ENT-0131
•Built in 1930
•Designated a City Landmark in 1995
•Maintenance and Rehabilitation approximately
$2,363,242 over 10 years
3.A.r
Packet Pg. 473 Attachment: PowerPoint Presentation (4630 : Adoption of a Resolutions approving