SR 10-25-2022 5D
City Council
Report
City Council Meeting: October 25, 2022
Agenda Item: 5.D
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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) for Designated Historic Resources Located
at 2602 Third Street, 227 Beach Street, 227 Broadway, 818 Grant Street and
174 Kinney Street
Recommended Action
Staff recommends that the City Council adopt the attached Resolutions authorizing the
City Manager to execute Historic Property Preservation Agreements (Mills Act
Contracts) between the City of Santa Monica and the owners of City-designated historic
resources located at 2602 Third Street, 227 Beach Street, 227 Broadway, 818 Grant
Street, and 174 Kinney Street.
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, 95
properties in Santa Monica are protected with Mills Act contracts.
The City received five applications for consideration in 2022, three are residential multi-
family properties, located at 227 Beach Street, 2602 Third Street and, 818 Grant Street,
and two are commercial buildings, the former Enterprise Fish Company, located at 174
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Kinney and the Keller Block building, located at 227 Broadway. On September 12,
2022, the Landmarks Commission reviewed and recommended approval of all five
applications. Staff has determined that each application meets all applicable
requirements of State law and the Santa Monica Municipal Code (SMMC). Therefore,
staff recommends approval of all five Mills Act Contracts. Mills Act contracts are
approved by Resolution of the City Council (Attachments F through J).
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 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 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 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 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
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in property tax. In exchange for a property tax reduction, the owner agrees to protect,
maintain and, if necessary, restore the historic property.
The initial Mills Act contract term is a minimum 10-year period. Each year on the
anniversary of the effective date of the agreement, also known as the renewal date, a
year is automatically added to the initial 10-year term of the agreement. This effectively
makes the term of the contract at least 10 years, but possibly indefinite unless the
owner or City submits a notice of non-renewal. Alternatively, the owner may petition the
City to initiate an immediate cancellation, which would result in payment of a penalty
equal to 12.5% of the property’s assessed current fair market value, as determined by
the County Assessor as though the property were free of the contractual restriction. The
City may also cancel the contract in the event of a breach 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” (Weeks & Grimmer, 1995; revised 2017), as
subsequently amended from time to time. 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 three multi-family applications for consideration for this calendar year; 2602
Third Street, 227 Beach Street, and 818 Grant Street. The applications for 227
Broadway and 174 Kinney Street are commercial buildings. Staff has determined 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
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work that had been previously conducted, was done in a manner that is consistent with
the Secretary of the Interior’s Standards.
The specific details of each property are discussed below as well as the background of
the Third Street Neighborhood Historic District of which two of the three residential
properties are included as contributing structures.
Third Street Neighborhood Historic District
The Third Street Neighborhood Historic District is the City’s first Historic District and was
designated on July 1, 1990. It consists of 38 contributing buildings constructed between
1875 and 1930, on Third Street between Ocean Park Boulevard and Hill Street. This
small Ocean Park neighborhood illustrates many of the historical and architectural
patterns that characterized the larger community. Historically, the neighborhood has
ties to some of the Santa Monica’s most prominent early residents. Architecturally, the
buildings chronicle the evolution of the design from the Victorian era through the revival
styles of the 1920’s and 1930’s, with an emphasis on hipped roof, turn-of-the-century
cottages, and Craftsman bungalows.
2602 Third Street and the parcel commonly known as 227 Beach are contributing
structures located in The Third Street Neighborhood Historic District. The district is
notable for its representation of a variety of late 19th century and early 20th century
residential architectural styles as well as for its lack of substantial infill structures. The
neighborhood’s architectural consistency is also particularly memorable in Ocean Park,
where wood frame California bungalows and low scale Spanish Revival structures
frequently exist adjacent to large apartment buildings.
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2602 Third Street
Figure 1: Photo of 2602 Third Street (three structures)
A Mills Act Contract is proposed for the Craftsman style buildings that were constructed
in 1910 per the Los Angeles County Assessor’s Office. Three residential buildings
comprised of four residential units are all contributing structures to the Third Street
Neighborhood Historic District. The character defining features include wood shingle
siding and wide eaves with rafter tails. The application photos serve to detail the scope
of work and character defining features.
As part of the Mills Act application, a Historic Structure Condition Assessment and
Maintenance Plan was prepared by Robert J Chattel. The report assesses the existing
condition of the residential building and identifies repair, restoration/rehabilitation, and
maintenance needs (Attachment A) along with a general schedule for completion of
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work. As discussed more fully in Attachment A, the property appears to be in fair/good
condition. The contract would specify a landscape architect be engaged to create a
landscape plan, design/install drip irrigation and remove overgrown planting by creating
a 12-inch buffer surrounding the building thus protecting the historic features.
The largest rehabilitation costs specify hiring a structural engineer to evaluate and
prepare plans for seismic upgrades to the building(s) foundations as well as
replacement of the existing sewer lines and laterals by a licensed plumber. The texture
coat on siding, eaves and rafter tails shall be removed using the gentlest means
possible. Work proposed such as window rehabilitation and replacement of those
windows that have been altered, contracting with a licensed contractor for a building
inspection report on electrical, plumbing and heating systems (building system
upgrades), and following recommendations on verifying the existing roof conditions and
installing insulation have been included in the rehabilitation priorities and will prolong the
life and use of the building. Rehabilitation work described will be done in the
immediate/near future.
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 $7,000
with all identified exterior restoration/rehabilitation projected to cost $291,000 over the
initial 10-year contract period.
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227 Beach Street
Figure 2: Photo of 227 Beach Street
A Mills Act Contract is proposed for the multi-unit residential building and parcel
designated as a contributor to the Third Street Neighborhood Historic District on July 1,
1990 (District described above). The property consists of thirteen units sited south of
Ocean Park Boulevard and along the north side of Beach Street comprised of four
structures. The Mediterranean Revival residences predate the Spanish Colonial revival
style but share some of its materials and characteristics. Four attached bungalows
constituted within three rows and a solo building were constructed in 1924. Addresses
associated with the site include: 227, 229, 231, 233, Beach Street and 2543 and 2545
2nd Street.
The vernacular mode of these Mediterranean Revival residences is characterized by flat
roofs with parapets, capped in clay tile that step up in the center and at the ends of each
unit. With the downward grade toward Second Street, each unit is slightly offset in the
elevation from the next, with the line of the parapet reflecting the downward step of each
unit. A tile-clad linear hood lines the base of base of each parapet. Additional clay tiled
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hoods with simple wood stick-work framing provide shelter for each front door. The
exterior walls are finished with a lightly sand-textured stucco.
As part of the Mills Act application, an architect’s report was prepared by Isabelle
Duvivier. The report details the extensive renovation work that has received a Certificate
of Occupancy, and annual maintenance needs (Attachment B). Three Certificate of
Appropriateness were issued, and the exterior building was issued a final inspection on
April 2, 2022. As discussed more fully in Attachment B, the building has been
substantially renovated and the work has been completed. Rehabilitation improvements
included significant foundation, concrete site work, plumbing, electrical, mechanical,
roofing and landscape/irrigation improvements. All wood windows were replaced in-
kind including “horn details” on the upper portion of the double hung windows. Doors
were replaced or rehabilitated with flat casing trim surrounds and paint was removed
from original hardware. All roof and subfloor vents were replaced, new gutters and
downspouts were installed and 85% of the original Spanish ceramic roof tiles were
reused in the complete roof restoration. The estimated cost for these completed
rehabilitation improvements, inclusive of interior work is $3,248,892.
Future work associated with the Mills Act contract includes rehabilitation involving
cosmetic tasks addressing maintenance and cleaning of building systems, including
mechanical, plumbing, gutters, exterior lighting and wood window repairs, painting;
improvements to building wood decorative features and landscape improvements have
been prioritized by the architect’s report. Included in the application is a 10-year
rehabilitation/maintenance plan describing tasks that will be undertaken to 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
$261,500 over the ten-year contract period.
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227 Broadway
Figure 3: Photo of 227 Broadway Street
A Mills Act Contract is proposed for 227 Broadway, the building, commonly known as
the Keller Block, is located on southwest corner of the Third Street Promenade in the
City’s downtown. The commercial building was designated as a City Landmark on
October 13, 2008.
The Keller Block is a rare example of a large, architecturally distinctive, 1890’s masonry
multi-use commercial building in Santa Monica. The subject property retains the
majority of its primary character defining features on the exterior including the brickwork,
arched openings, rectangular openings with contrasting stone lintels and sills, and cast-
iron storefronts by the Llewellyn Ironworks of Los Angeles. As one of the earliest and
the most prominent commercial buildings in this immediate area of downtown, the
structure manifests the feeling of early commercial life in the central business district. It
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is an excellent and rare local example of the Richardsonian Romanesque Revival style
as applied to a commercial structure exhibiting distinguished architectural
characteristics of the style including the massing, roof form, parapets, turret, brick and
ashalar brownstone (denoting that the materials are closely laid with very little mortar
between them), as well as other signature trademarks of the idiom in its overall design.
As part of the Mills Act application, an architect’s report was prepared by Kaplan Chen
Kaplan. The building was constructed in 1893. The report assesses the condition of the
building and identifies repair, restoration/rehabilitation, and maintenance needs
(Attachment C) along with a general schedule for completion of work. The suggested
rehabilitation work includes a professional evaluation of foundation and structural
building and parapet condition.
Major expenditures include assessing windows, surrounds and seals, roof replacement
and upgrading mechanical systems. In total, the applicant has identified that the
amount of $260,000 to be invested into the rehabilitation of these systems. In addition
to the completed rehabilitation work, 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 has been included in the application. The existing
building condition is listed as fair and in need of significant maintenance. The upgrades
and repairs described specify repointing the brick and grout work, maintaining iron work,
concealing exposed conduits, and investing in systems upgrades. The identified
maintenance tasks over 10 years are estimated to have a total cost of $1,043,000.
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818 Grant Street
Figure 4: Photo of 818 Grant Street
A Mills Act Contract is proposed for the multi-unit residential building constructed in
1929 as an apartment court building in the Spanish Colonial Revival style, consisting of
12units in one U-shaped building.
The property is significant for conveying early patterns of multi-family residential
development that shaped Santa Monica and the east Santa Monica area in the early
decades of the twentieth century, prior to the establishment of Sunset Park subdivision
in 1936 from which the entire planning district has taken its name. Tract 5512, where
the subject property is located, dates from 1922, and was initially owned and recorded
by the California Trust Company of Los Angeles. By the time the subject property was
built within the neighborhood in 1929, it was one of several dozen residences that were
scattered throughout the many blocks of the east Santa Monica area. The subject
property is considered a rare example of early twentieth century housing type built prior
to 1936 and therefore, manifests early elements of the City’s architectural heritage.
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The residential building and parcel were designated as a City Landmark on July 12,
2021. It incorporates many of the typical character-defining features of the style and
period including horizonal massing, asymmetrical elevations, roof dorms and material,
stucco finish, fenestration pattern, clay tile roof/trim accents, incorporation of simple
tower features, rounded arched shaped openings, and courtyard. Besides general
maintenance work, some modifications to the building have been made, including
replacement of most of the original wood-frame windows (casement and sash) to metal
framed sliders and alterations to the staircase at the south end of the complex for
access to the second-story apartments.
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
maintenance needs (Attachment D) along with a general schedule for completion of
work. As discussed more fully in Attachment D, the building is in fair/good condition.
Recommended rehabilitation improvements include in the first year include reroofing
with assessment of parapet caps and porch overhangs, assessing condition and
painting original doors, painting and inspection of window frame and sills and repair of
stair handrails leading to the second floor. Priority replacement of non-original windows
and replacement and garage door consistency/uniformity of appearance, which has
been identified by the applicant to have a valuation of $5,000. Future work associated
with the Mills Act contract includes a maintenance plan as the primary mechanism for
general building repairs to the sitework/ drainage, maintenance of landscape with
irrigation systems, inspection of plumbing systems, with repairs to be prioritized as
detailed in the architect’s report. A 10-year maintenance plan has been developed as
part of the application. The maintenance plan describes tasks that will be undertaken to
address the identified concerns and ensure on-going upkeep that is expected to be
realized through the projected tax savings. The identified maintenance tasks are
estimated to have a total cost of approximately $305,000 with all identified rehabilitation
tasks having been completed over the initial 10-year contract period.
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174 Kinney Street
Figure 5: Photo of 174 Kinney Street/ 171-177 Pier Avenue
The property at 174 Kinney and 171-177 Pier Avenue is associated with the early
commercial and transportation history of Santa Monica, specifically the pivotal role of
the Pacific Electric Railway in the development of Ocean Park during the first decades
of the 20th century. The date of construction is 1913. The two-story vernacular
commercial building with retail storefronts facing Pier Avenue and a large single-story
truss-roof former automobile repair garage facing Kinney. The Pacific Electric Railway
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maintained an office in the Pier Avenue portion of the building from at least 1933 to
1953, when the railway ceased operations in Santa Monica, and, as such, is likely the
last extant structure associated with the Pacific Electric in Ocean Park, if not all of Santa
Monica. While it appears that the garage itself was not utilized by the Pacific Electric
Railway for its own purposes, the Kinney-facing garage operated separately and
serviced the cars of locals and visitors at a time when automobiles came to eclipse
public transportation. Designed by the in-house designers of the Pacific Electric, and
built by Houghton and Anderson, a Los Angeles contracting firm, the property displays
elements of commercial vernacular design of the period, including the Art Deco façade
of the Kinney building, and Spanish Colonial Revival elements of the Pier building. The
siting of the building also reflects its significance – its location along Trolleyway (now
Neilson Way), the former right-of-way of the Pacific Electric-adjacent to the site of the
train station at 3011 Trolleyway; and its location along Pier, the major west-east artery
of Ocean Park and the hub of railway-related activities in the neighborhood. The
building’s period of significance is 1926-1953.
Character-defining architectural features are separated into three elevations of the
Vernacular Commercial building and include a symmetrical arrangement divided into 3
bays, brick Art Deco pilasters with finials atop pilasters flanking the central bay,
recessed entry and large painted fixed wood windows located in each outer bay.
As part of the Mills Act application, a Historic Structure Condition Assessment and
Maintenance Plan was prepared by Kaplan Chen Kaplan. The report assesses the
existing condition of the residential building and identifies repair, restoration/
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 fair
condition. The Kinney building’s future work associated with the Mills Act contract
includes improvements include cleaning, painting and repair of the metal windows and
grills, masonry pointing/ grout work, and the roof replacement. The work programed for
the Pier building includes site work, maintenance of the existing aluminum windows,
upkeep of the plaster façade finish and landscape maintenance as well as removal of
overgrown vines. Also included is the rehabilitation work involving the restoration of the
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front door assembly, major heating, plumbing and structural systems, landscape
maintenance and irrigation repair. A maintenance plan has also been prepared for
general building repair. 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 $240,000 (Pier) and $403,00 (Kinney) with all identified
rehabilitation tasks projected to cost $643,500 over the initial 10-year contract period.
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
2023-24 and subsequent years thereafter. A summary financial analysis table is
included as Attachment P.
Prepared By: Regina Szilak, Associate Planner
Approved
Forwarded to Council
Attachments:
A. 2602 3rd Street application materials
B. 227 Beach application materials
C. 227 Broadway application materials
D. 818 Grant Street application materials
E. 174 Kinney Street application materials
F. OAKS INITIATIVE FORM 2602 3rd Street
G. OAKS INIATIVE FORM 227 Beach Street
H. OAKS INITIATIVE FORM 227 Broadway
I. OAKS INITIATIVE FORM 174 Kinney 171-177 Pier
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J. OAKS INITIATIVE FORM 818 Grant Street
K. CDD - Reso - Mills Act (227 Beach) 102522
L. CDD - Reso - Mills Act (2602 3rd) 102522
M. CCD - Reso - Mills Act (227 Broadway) 102522
N. CDD - Reso - Mills Act (174 Kinney) 102522
O. CDD - Reso - Mills Act (818 Grant) 102522
P. Mills Act Financial Analysis
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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. __________
2602 3rd Street and 250, 248 and 244 Beach Street
Lot 1, Block N, Vawters Ocean View Tract
Book 9, Page 1, 4287-010-022
Robert Jay Chattel, AIA
13417 Ventura Blvd.
818-788-7954 robert@chattel.us
NA
NA
Steven and Melissa Macko
1257 Cabrillo Ave
650-576-6843 stevema1214@yahoo.com and
mackomelissa@gmail.com
NA
5.D.a
Packet Pg. 66 Attachment: 2602 3rd Street application materials (5255 : Adoption of 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.
Residential
July 1, 1990
Intact property of three dwellings, and two out buildings.
X
X
Third Street Neighborhood Historic District
X
5.D.a
Packet Pg. 67 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
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
5/31/22
5.D.a
Packet Pg. 68 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
AttAchment A:
contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street
5.D.a
Packet Pg. 69 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 1: Subject property with addresses identified (Google Maps, 2022)
N
2602 3rd Street and 250 Beach Street
244 Beach Street
248 Beach Street
5.D.a
Packet Pg. 70 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 2: 2602 3rd, east and north elevations (left), 248 Beach,
north elevation (far right), view southwest (Chattel, 2022)
Image 3: 2602 3rd, east and north elevations (left), view
southwest (Chattel, 2022)
Image 4: 2602 3rd, east elevation (left), view west (Chattel, 2022)
Image 5: 2602 3rd, south (left) and north elevation (right), view
northwest (Chattel, 2022)
5.D.a
Packet Pg. 71 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 6: 2602 3rd, east elevation, view northwest, detail of porch
steps (Chattel, 2022)
Image 7: 2602 3rd, east elevation, view southwest (Chattel,
2022)
Image 8: 2602 3rd, east (left) and south elevations (center), view
north (Chattel, 2022)
Image 9: 2602 3rd, south elevation, view north, detail of brick
foundation of porch (Chattel, 2022)
5.D.a
Packet Pg. 72 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 10: 2602 3rd, east elevation of garage, view west (Chattel,
2022)
Image 11: 2602 3rd, and south elevations, view north (Chattel,
2022)
Image 12: 2602 3rd, east elevation of garage (left) and south
elevation of dwelling (right), view west (Chattel, 2022)
Image 13: 2602 3rd, north elevation of garage (center) and west
elevation of dwelling (left), view west (Chattel, 2022)
5.D.a
Packet Pg. 73 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 14: 2602 3rd, west (left) and south (right) elevations, view
northwest (Chattel, 2022)
Image 15: 2602 3rd, west (left) and south (right) elevations, view
northwest (Chattel, 2022)
Image 16: 2602 3rd, west elevation, view southeast (Chattel,
2022)
Image 17: 2602 3rd, north (left) and west (right) elevations, view
southeast, note entrance to 250 Beach (right) (Chattel, 2022)
5.D.a
Packet Pg. 74 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 18: 2602 3rd, west elevation (left), 248 Beach, north
elevation (far right), view southeast (Chattel, 2022)
Image 19: 2602 3rd, north elevation, view south (Chattel, 2022)
Image 20: 2602 3rd, north elevation, view south (Chattel, 2022)
Image 21: 2602 3rd, basement, view southwest, detail of brick
cripple wall and post and beam structure (Chattel, 2022)
5.D.a
Packet Pg. 75 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 22: 248 Beach, north (left) and west (right) elevations,
view southeast (Chattel, 2022)
Image 23: 248 Beach, north elevation, view south (Chattel, 2022)
Image 24: 248 Beach, north elevation, view south, detail of
deterioration (Chattel, 2022)
Image 25: 248 Beach, east elevation and roof, view west
(Chattel, 2022)
5.D.a
Packet Pg. 76 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 26: 248 Beach, south elevation, view northwest (Chattel,
2022)
Image 27: 248 Beach, south elevation (left), 2602 3rd, west
elevation of garage, view east (Chattel, 2022)
Image 28: 248 Beach, west elevation (right), 244 Beach, east
elevation (left), view north (Chattel, 2022)
Image 29: 248 Beach, west elevation (left), 244 Beach, east
elevation (right), view south (Chattel, 2022)
5.D.a
Packet Pg. 77 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 30: 248 Beach, east (left) and north (right) elevations of
shed, view southwest (Chattel, 2022)
Image 31: 248 Beach, north and west elevations (left), 244
Beach, north and east elevations (right), view south (Chattel,
2022)
Image 32: 244 Beach, north (left) and east (right) elevations, view
southeast (Chattel, 2022)
Image 33: 244 Beach, north elevation, view southeast (Chattel,
2022)
5.D.a
Packet Pg. 78 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 34: 244 Beach, east (left) and north (right) elevation, view
southwest (Chattel, 2022)
Image 35: 244 Beach, south elevation (left), west elevation of
shed (right), view east (Chattel, 2022)
Image 36: 244 Beach, south elevation, view west (Chattel, 2022)
Image 37: 244 Beach, crawlspace, view north, detail of structure
(Chattel, 2022)
5.D.a
Packet Pg. 79 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
AttAchment A: contemporAry photogrAphs
2602 3rd Street and 250-244 Beach Street - exterior
chAttel, Inc. | hIstorIc preservAtIon consul-
Image 38: 244 Beach, crawlspace, view north, detail of structure
(Chattel, 2022)
Image 39: 244 Beach, west elevation, view southeast, detail of
structure (Chattel, 2022)
Image 40: 244 Beach, west elevation, view southeast (Chattel,
2022)
5.D.a
Packet Pg. 80 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
2602 3rd Street and 244-250 Beach Street
Santa Monica, California 90405
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
Steve and Melissa Macko
May 31, 2022
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: _________________________________
Robert Jay Chattel, AIA, President
5.D.a
Packet Pg. 81 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
TABLE OF CONTENTS
I. Restoration/Rehabilitation Plan 1
Site 1
Dwellings, Garage and Shed 1
Systems 2
II. Maintenance Plan 3
Site 3
Dwellings, Garage and Shed 3
Systems 4
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Packet Pg. 82 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
2602 3RD STREET AND 244-250 BEACH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. RESTORATION/REHABILITATION PLAN
This Restoration/Rehabilitation Plan outlines proposed tasks addressing restoration and
rehabilitation of the subject property. Tasks are organized in tables that thematically relate to the site
as well as exterior and systems of the residence. Tasks addressing the structure, landscape,
electrical, and gutter and downspout systems may be refined and re-prioritized, based on further
consultation with professionals specializing in these systems during the first year of the contract
period.
SITE
DWELLINGS, GARAGE, AND SHED
Contract
Year of
Completion
Feature Task Estimated
Cost
2023 Landscape Engage a landscape architect to create a landscape
plan for the subject property that considers removal of
over-grown vegetation that is damaging historic
materials, drip irrigation, drainage, and incorporates a
12-inch no-planting zone around the perimeter of each
building. Implement recommendations from landscape
plan.
$35,000
Total site cost $35,000
Contract
Year of
Completion
Feature Task Estimated
Cost
2024 Exterior
Materials
Implement recommendations from termite and building
inspection reports to repair or replace in-kind wood
materials that have been damaged by water, termites
and/or fungus.
$15,000
2024 Attic
Implement recommendations from termite inspection
report to ensure attic vent mesh is secure to prevent
rodent intrusion.
$500
2024 Roof
Implement recommendations from building inspection
report to repair existing gutters and add gutters to
areas that are without.
$2,500
2026 Finishes
Remove texture coat on exterior siding, eaves and
rafters using gentlest means. Ensure all loose and
flaking paint has been removed before repainting.
$15,000
2026 Windows Rehabilitate wood windows to function as intended. $10,000
2028 Attic
Implement recommendations from building inspection
report to add insulation for energy conservation
purposes.
3,000
2028 Roof Implement recommendation from building inspection
report to engage a qualified roofing specialist to $50,000
5.D.a
Packet Pg. 83 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
2602 3RD STREET AND 244-250 BEACH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 2
SYSTEMS
evaluate the roof. Repair areas where penetrations
are not properly watertight. Replace roof if necessary.
2029 Windows Replace altered windows with operable wood windows
to match original. $25,000
2030 Doors
Refinish doors, as necessary. Hardware that is
overpainted or deteriorated beyond repair should be
replaced in-kind to closely match the historic
hardware.
$7,500
Total cost for work to dwellings, garage and shed $128,500
Contract
Year of
Completion
Feature Task Estimated
Cost
2023 Structural Engage a structural engineer to examine foundations
of all buildings and make recommendations for seismic
reinforcement. Implement recommendations from
structural engineering report.
$50,000
2024 Mechanical/
HVAC
Engage a qualified HVAC specialist to perform an
evaluation recommended by electrician. Implement
recommendations to provide adequate heating to all
units, with venting through roof.
$15,000
2023 Electrical Implement recommendations from electrician. Remove
exposed Romex cables at 248 Beach, rerun wires to
code and receive appropriate permitting.
$2,500
2024 Plumbing Implement recommendations from plumber. Replace
sewer lines and sewer laterals. Replace water heaters
that have exceeded useful life. Address water heater
venting for 2602 3rd.
$50,000
2023 Structural Implement recommendation from termite inspection
report to fumigate all buildings, including dwellings, the
garage and shed.
$10,000
Total systems cost $127,500
Total proposed restoration/rehabilitation cost $291,000
5.D.a
Packet Pg. 84 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
2602 3RD STREET AND 244-250 BEACH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 3
II. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property, with most tasks
implemented on an annual basis. Estimated costs are calculated on estimated annual expenses
over a 10-year period. Tasks are organized in tables that thematically relate to the site as well as to
the exterior, systems, and interior of the multi-family building complex.
SITE
DWELLINGS, GARAGE, AND SHED
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Hardscape Regular maintenance. Ensure pedestrian walkways
retain a flat surface to avoid tripping hazards.
$1,000
As needed Landscape Regular maintenance. Ensure adjacent soil slopes
away from buildings. Ensure water from irrigation
systems is not hitting buildings. Trim dense trees and
monitor growth to ensure that trees do not touch
building.
$1,000
Total site maintenance cost $2,000
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Windows Window repairs and maintenance. Where necessitated
by deterioration, replace wood sash and hardware in-
kind. Maintain glazing.
$750
As needed Roof Roofing repairs and maintenance. Clear any debris
from roof and gutter system, and ensure sealant is in
good condition.
$1,000
As needed Paint Maintain exterior painted finish. $1,000
As needed Termite and
pest control
Termite prevention maintenance and pest control.
$750
Total exterior maintenance cost $3,500
5.D.a
Packet Pg. 85 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
2602 3RD STREET AND 244-250 BEACH STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 4
SYSTEMS
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Structural Annual maintenance $500
As needed Mechanical Annual maintenance $250
As needed Electrical Annual maintenance $250
As needed Plumbing Annual maintenance $250
As needed Gutter and
downspout
system
Annual maintenance $250
Total systems maintenance cost $1,500
Total proposed annual maintenance cost $7,000
5.D.a
Packet Pg. 86 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
5.D.a
Packet Pg. 87 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
5.D.a
Packet Pg. 88 Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
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%)$02602 3rd Street and 250, 248, and 244 Beach Streets$10,000$120,000$72,316.415.D.aPacket Pg. 89Attachment: 2602 3rd Street application materials (5255 : Adoption of Resolutions Approving Historic
Mills Act Application
227 Beach Street
Santa Monica, CA 90405
5.D.b
Packet Pg. 90 Attachment: 227 Beach application materials (5255 : Adoption of 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. __________
227 Beach Street, Santa Monica, CA 90405
Megan Johnson
10008 National Blvd #300, Los Angeles, CA 90034
310-968-6934 megan@valenciahome.com
Isabelle Duvivier
350 Westminster Avenue, Venice, CA 90291
310-399-4944 isabelle@idarchitect.com
Beach Street Partners LLC
1000 Woodbury Road, Suite 102, Woodbury, NY 11797
310-968-6934 megan@valenciahome.com
Isabelle Duvivier
350 Westminster Avenue, Venice, CA 90291
310-399-4944 isabelle@idarchitect.com
227062
Lot 19 and Por. of Lot 20 Block M Vawter's Ocean View Tract, M.R. 9-1-2
4287-010-020
OP2: Ocean Park Low Density ResidentialHousing Element
5.D.b
Packet Pg. 91 Attachment: 227 Beach application materials (5255 : Adoption of 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.
Thirteen Unit Residential Rental Property
Recently fully rehabilitated bungalow court property including all new exterior doors/windows, new stucco, new roofing, new hardscape and
softscape as well as all new interior finishes. The new construction referenced old photos and worked closely with the Landmark
Commission to help determine the period appropriate exterior finishes such as stucco, roof tile and the paint of the doors and windows.
5.D.b
Packet Pg. 92 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
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
2022-0421
2022-0421
5.D.b
Packet Pg. 93 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
Photo by Lauren Moore
5.D.b
Packet Pg. 94 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20221
Introduction ...................................................
Significance of Property ............................................
Architectural Description ............................................
Style of Building.................................................
Windows .....................................................
Exterior Doors and Hardware .........................................
Hardscape - Concrete Pathways, Steps, and Retaining Walls .......................
Exterior Landscaping ..............................................
Roof Vents and Sub-floor Vents.........................................
Exterior Stucco .................................................
Wood Details ..................................................
Roofing and Roof Tiles .............................................
Gutters and Downspouts ............................................
Electrical and Outdoor Lighting ........................................
Plumbing ....................................................
Mechanical ...................................................
Maintenance Plan ...............................................
Table Of Content
2
2
3
4
5
8
10
13
15
17
18
20
22
24
26
27
28
5.D.b
Packet Pg. 95 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20222
The rehabilitation of this 13 unit property, a historic landmark building located at 227 Beach Street in
the City of Santa Monica, is consistent with the Secretary of the Interior’s Standards for Rehabilitation.
“Rehabilitation” is defined as “the process of returning a property to a state of utility, through repair or
alteration, which makes possible an efficient contemporary use while preserving those portions and
features of the property which are significant to its historic, architectural, and cultural values.”
Introduction
227 Beach Street is a bungalow court, a housing type that was prolific in Santa Monica in the early 20th
Century, but has declined in number in recent decades. The courts generally consisted of small units,
(+/- 485 square-feet) freestanding or partially attached, that were intended for seasonal occupation or
as working class housing. As a typological mid-point between an apartment building and a single-family
residence, they allowed for a higher density of units while providing light, air, and greenery, as well as
a built-in community of neighbors. For these reasons, complexes of this type -- particularly those that
maintain their historical integrity -- are of great value in the urban environment of Santa Monica both as
housing resources and as historical resources.
Significance Of The Property
- Photo by Lauren Moore
5.D.b
Packet Pg. 96 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20223
The property is located on the west half of a block bounded by Ocean Park Ave. on the north, Beach St.
on the south, Fourth St. on the east, and Second St. on the west. The property has frontage on Second
St. and Beach St. The widening of Ocean Park caused the demolition of a neighboring building formerly
located on Ocean Park Ave. The property slopes downward toward Second St.
The property consists of three separate buildings running parallel to Beach St., and a small fourth building
located at the rear of the landscaped courtyard. The three parallel buildings are noted as Ocean Park
Building, Courtyard Building, and Beach St. Building on the plans. Each of these has a linear arrangement
of four similar attached units. A landscaped courtyard, 19’ x 88’, lies between the Ocean Park and
Courtyard Buildings, both of which have their front doors oriented toward the courtyard. The Beach Street
Building, separated by a secondary utility court, has its front doors oriented toward Beach St. The utility
court is accessed through rear kitchen doors; the same pattern is repeated on the rear of the Ocean Ave.
building. The fourth building contains a single unit, and is identified as the Solo Building on the plans.
Architectural Description
5.D.b
Packet Pg. 97 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20224
The style of the buildings is a vernacular mode of Mediterranean Revival that predates the more fully
formed Spanish Colonial Revival style, but shares some of its materials and characteristics. The buildings
have flat roofs with parapets, capped in clay tile that step up in the center and at the ends of each unit. With
the downward grade toward Second St., each unit is slightly offset in elevation from the next, with the line of
the parapet reflecting the downward step of each unit. A tile-clad linear hood lines the base of each parapet.
Additional clay tiled hoods with simple wood stick-work framing provide shelter for each front door. The
exterior walls are finished with a lightly sand-textured stucco.
Style Of The Building
5.D.b
Packet Pg. 98 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20225
Windows
Original single-glazed double hung windows were soiled, cracked, and misaligned. Some original windows had bars over them .
The original windows are wood, single-glazed, double-hung sash with horns on the upper sash. They are
paired with a central mullion; some locations have single windows or groupings of three. The other windows
are single-light awning sash. The windows have wood frames and sills, and flat casing trim with perimeter
moldings. The double-hung sash were actuated by sash ropes and pulleys with cement blocks used as
counterweights.
Other hardware includes simple sash locks and finger lift pulls at the interior. Awning windows open to the
interior, with hinges at the top of the sash.
All the original windows were split and loose at their joints and were replaced. The wood surfaces were
soiled and weathered, with peeling paint and paint loss throughout. Several sash were misaligned or racked
within their frames. Some components were warped. Sash ropes had been cut in several locations, and
some sash were difficult to operate. Window glazing putty was heavily deteriorated throughout. Moderate to
heavy decay was observed when casing trim was removed.
The replacement windows match the originals in material, dimensions, profile, and other qualities. The
replacement windows are dual glazed and meet Title 24 energy requirements. Hardware was either reused
or replaced with similar.
Recommended Treatment: The wood windows and sills will need to be maintained and repaired annually
with a regular cycle of prep and paint touch ups.
5.D.b
Packet Pg. 99 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20226
Flat casing trim with perimeter moldings.
Original awning window.
Original single-glazed had air-cracks, were warped, and many did not open.
New replacement windows built to match the original win-dows.
Window groups remain as the original configuration. New awning window is double-pane and matches original.
5.D.b
Packet Pg. 100 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20227
Horns on upper sash were replicated to match existing.
Details match original.
Flat casing trim with perimeter molding was built to match original.
Wood sill matches original.
Original simple sash locks were replaced to match. Horns on upper sash were replicated to match existing.
5.D.b
Packet Pg. 101 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20228
The original doors consist of solid panel wood doors in wood frames, with three staggered lights. The lights
are small vertical rectangles with clear glass. The doors have similar trim as the windows with flat casing
trim and perimeter molding. The original doors and frames were typically split and decayed at their base.
Many had deep gouges, abrasions, or delamination of the veneer face. The original front door hardware
included ball tip barrel hinges, a mortise lock, and an entry set comprised of a round brass knob and
decorative escutcheon (face plate) featuring a linear pattern. The original wood door sills were heavily
worn, with wood decay, losses and rounded edges noted. Most hardware had been painted over what was
a brass or bronze finish.
Each unit front door has been replaced to match the original including the clear beveled glass and the
sills. The original hardware has been restored and reinserted in the new wood doors where possible, or
replicated to match if not possible to restore.
Recommended Treatment: The wood doors will need regular and ongoing maintenance including
repainting. Wood thresholds should be maintained. Hardware will require periodic repair but shall not be
painted.
Exterior Doors and Hardware
Original wood doors and frames were cracked, warped or delaminating. Much of the original hardware was painted over or damaged.
5.D.b
Packet Pg. 102 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 20229
New doors with flat casing trim and perimeter moldings built to match original.Decorative face plates and brass knobs restored when pos-sible and replaced to match.
Three staggered lights in door are replicated in new doors.
5.D.b
Packet Pg. 103 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202210
Hardscape consists of a concrete walk down the center of the landscaped court with entrance walks that
branch off at 90 - degree angles with radius corners toward small concrete stoops at front doors.
Between the entrance walks were areas of lush landscaping. Along the 2nd St. frontage, there is a low
concrete retaining wall with distinctive 90 - degree radius corners and which creates planting areas.
Due to the extensive cracking, and potential hazards for pedestrians, all concrete pavement was replaced
per the original. The small concrete retaining walls were in danger of collapsing. The texture, scale, and
details of original was replicated in new concrete.
Recommended Treatment: Concrete work is generally maintenance free but should be monitored to verify
tree and plant roots do not crack or damage the sidewalk or retaining walls. Concrete will require steam
power washing every 5 years. Regular weekly cleaning will occur during regular landscape maintenance.
Inspect drainage/urban runoff annually.
Hardscape -
Concrete Pathways, Steps, and Retaining Walls
Original concrete walkway was damaged. Concrete walk down the center of the court required replacement.
5.D.b
Packet Pg. 104 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202211
Planter area retaining walls were at risk of failing.
Rear courtyard concrete had to be removed for new utilities.
Radius corners along courtyard intersections was a special feature.
Planting area retaining walls and adjacent sidewalk were damaged beyond repair.
Rounded corners on planters is a special feature.
5.D.b
Packet Pg. 105 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202212
Central concrete walk down the middle of the courtyard was replaced. - Photo by Lauren Moore
Rounded planter box retaining walls were replaced to match original. - Photo by Lauren Moore
The texture and scale of original walkway were replicated in new concrete.
Rear courtyard concrete was replaced once utilities were upgraded.
90 degree radius corners were replicated. New planting in planting areas.
5.D.b
Packet Pg. 106 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202213
The original landscaping was California tropical. Over the years it became a mix of random house plants
and semi-tropical water-loving exotics. The new Mediterranean landscape still has a lush feeling however it
is more drought-resistant.
Treatment: Maintain planting away from building and irrigation pointed away from stucco walls and exposed
concrete stem wall. Maintain drainage. The trees need to be monitored and trimmed regularly to avoid
damage to residence and concrete pathways. Tree roots extend far and need to be monitored.
Recommended Treatment: Once established, landscaping will only require monthly maintenance since the
vegetation is drought-tolerant and there is a drip irrigation system for the establishment period. Every year
the trees will need moderate structural pruning to both the branches and the roots to make sure they do not
touch the building or grow under the concrete path.
Exterior Landscaping
Original landscaping was California tropical with mix of houseplants. Original landscaping was designed to give units privacy.
5.D.b
Packet Pg. 107 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202214
New landscape in the front planting areas is a mix of lavender and other hardy Mediterranean plants.
- Photo by Lauren Moore
The new Mediterranean landscaping still has a lush feeling but is drought-resistant. - Photo by Lauren Moore.
New landscape design gives unit bedrooms privacy. - Photo by Lauren Moore
Small trees are planted in front of bedrooms for privacy. - Photo by Lauren Moore.
Over the years original landscaping was a mix of plant material.
5.D.b
Packet Pg. 108 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202215
Roof Vents and Sub-floor Vents
Original sub-floor vents had rotten wood frames and rusty metal mesh.
Original roof vents are bent and uneven.
Original sub-floor access vent covers no longer fit under the openings due to building settling or wood damaged.
There are two original sub-floor vents, one bigger than the other. Both were badly damaged and unsightly,
made of deteriorating wood, rusty wire mesh, and a variety of other hodge podge materials. They appeared
to have been improvised or “upgraded” to minimize rodent and other critter infestation. The roof vents
seemed to function as needed but were slightly bent out of shape.
All vent types were replaced. The sub-floor vents were replaced with a more historically appropriate vent,
whereas the roof vents were rebuilt as original.
Recommended Treatment: Trim vegetation away from vents as needed, Verify ease of removal as building
settles.
5.D.b
Packet Pg. 109 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202216
New roof vents built to match original.
New sub-floor vents will weather the elements better.
New sub-floor vents will weather the elements better.
New sub-floor access vents will with-stand time and use.
5.D.b
Packet Pg. 110 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202217
The exterior stucco color was changed from pink to white, and the windows from dark pink to dark brown,
to create a more appropriate color scheme for the building and to remain consistent and adhere to a more
period-appropriate color scheme. The original underlying color seen in areas where later layers of paint are
flaking off appears to be white. The stucco texture was replicated to be a 60/40 light sand finish.
Recommended Treatment: Wash annually to remove dust and dirt.
Exterior Stucco
Latest color scheme is inconsistent and unsuitable. Layers of paint flaking off show the original stucco color was white.
The stucco texture was replicated.White stucco and dark brown windows create a more appropriate color scheme for the building.
5.D.b
Packet Pg. 111 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202218
Wood components, such as entry porch framing, window eyebrows, and other architectural woodwork and
trim, had many splits and wood decay. Wood components were patched and repaired when possible and
replaced when found to be beyond repair.
Recommended Treatment: Wood details including exposed roof joist and projecting beams need to be
maintained and painted on a regular cycle. The exposed ends and projecting beams are particularly
vulnerable to deterioration from moisture.
Wood Details
The original wood entry porch overhang was badly damaged.
The exposed wood member tips, and rafter tails were particularly decaying. The original wood rafter tails were badly rotten.
5.D.b
Packet Pg. 112 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202219
New eyebrow framing repaired or replaced to maintain structural integrity. New wood details repaired or replaced as needed.
New wood details will need regular maintenance to prevent decay especially at the tips and tails. The original wood framing elements were decaying.
5.D.b
Packet Pg. 113 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202220
Complete roof restoration. All the terra-cotta roof tiles were removed so that the roof could be properly
water-proofed. New sheathing and underlayment were installed. New Mansville Cool Roof torch down
material was installed. The roof of each unit was re-sheathed with plywood, properly flashed, and sloped to
each individual scupper. 85% of the original Spanish ceramic roofing tiles were in excellent condition and
reused. The 15% new roof tiles were placed in hard to see locations to maintain the historic quality of the
units.
Recommended Treatment: The torch down will need to be replaced every 20 years per the manufacturer’s
specification. It should be inspected annually to look for trouble spots and periodically patched. Removal
of leaves, branches and any debris needs to occur annually. The roof tiles are relatively maintenance-free.
When the roof is inspected, any cracked tiles will need to be replaced.
Roofing and Roof Tiles
Terracotta roof tiles brought beauty and character to the roofscape.
With downward slope to overhangs the street clay tiled step down at the end of each unit.
85% terra-cotta roof tiles were in excellent condition.
Clay tiles are characteristics of this Mediterranean structure. Most of the existing were reused.
5.D.b
Packet Pg. 114 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202221
Roof was completely restored. Existing roof tiles were removed and reinstalled over new sheathing and underlayment.
15% new roof tiles were placed in hard to see locations to maintain the historic quality of the units.Clay tile hoods were reinstalled over simple stick-work framing once repaired.
5.D.b
Packet Pg. 115 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202222
New gutters and downspouts were installed at each unit. The roof water conveyance system - roof to
gutter to downspout - is important as the roofs are flat and if not properly functioning during significant rain
events, unit flooding could occur.
Recommended Treatment: Gutters and downspouts should be inspected annually to maintain connections
at grade and repair any leaks at joints. Gutters need to be regularly cleaned out.
Gutters And Downspouts
Original gutters and downspouts were patched and re-paired many times because of leaks and blockages.
Original gutters and downspouts drained to the back of the units.
Original gutters and downspouts drained water from flat roofs.
5.D.b
Packet Pg. 116 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202223
New gutters and downspouts were installed at the back of each unit.
New gutters and downspouts were installed at the back of each unit.
Roof water conveyance system was replaced to be more functional as well as more aesthetically pleasing.
New scuppers and downspouts were necessary for functionality. Gutters were replaced to be functional as well as attractive.
5.D.b
Packet Pg. 117 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202224
Complete Electrical System Upgrade: All units were rewired to current code. Sub panels were installed in
each unit. All 120v meter sockets were replaced with 240v meter sockets. New pull boxes were installed
per plan for Edison. New switches, dimmers, and receptacles were installed throughout all units. All
subterranean conduit was replaced. New manhole covers were installed per Edison.
Recommended Treatment: Light fixtures require regular cleaning to remove dirt, dust and cobwebs. Porch
lights need to be refurbished or replaced as needed; estimated replacement 5-10 years.
Electrical And Outdoor Lightning
Electrical lines were disorganized. Original entry light was not energy efficient or attractive.
Original light fixtures were old, broken and inefficient.
5.D.b
Packet Pg. 118 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202225
Entry light was replaced to be energy efficient, to
be subtle, to only light the area needed, and met
the current code.
Exterior safety lighting at side yard are now
integrated in the landscape.
New pull boxes were installed per plan for Edison.
5.D.b
Packet Pg. 119 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202226
Completely upgraded to ABS plumbing lines in each unit.
Completely upgraded to ABS plumbing lines in each unit. Installed tankless water heaters in all units.
Installed independent fire sprinkler system.
The entire plumbing system was upgraded. In order to avoid visual clutter, a high efficiency on-demand hot
water system was installed in each unit. The entire water system was upgraded to all new copper lines.
The ABS plumbing lines were completely upgraded in each unit. All new kitchen and bathroom faucets and
hardware were installed. New wall hung toilets and shower valves were installed in each unit. Independent
fire sprinkler system was also installed.
Recommended Treatment: Plumbing fixtures require regular cleaning and maintenance.
Plumbing
5.D.b
Packet Pg. 120 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan
Beach Street Partners LLC
Duvivier Architects
May 2, 202227
The mechanical system serves to help maintain climate for long term preservation of features. New
ultra-efficient Fujitsu mini-split duct heat pumps were installed in each unit. HVAC system was completely
upgraded. The new system has been provided with appropriate humidity and temperature controls for long
term preservation of the residence. All units upgraded to Nest smart thermostats. Decorative registers and
all new duct systems were installed in all units.
Recommended Treatment: Building climate and moisture protection needs to be maintained inside by
keeping Nest thermostat on smart mode.
Mechanical
Some units had a window AC unit. Units did not have a ducted heating and cooling system.
Installed Fujitsu mini-split duct heat pumps in each unit.New ultra-efficient mini-splits were installed in each unit. - Photo by Lauren Moore
5.D.b
Packet Pg. 121 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________
REVENUES Current
1) Monthly Rental Income 3%
2) Annual Rental Income
ANNUAL EXPENSES
Gen. Expenses: 25% SFD, Others 30%
Vacancy loss 3% $0
8) Total Expenses $0
(Sum Lines 8-9)
NET OPERTING INCOME $0
(Line 2 Minus 8)
CAPITALIZATION RATE
9) 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)
TAXES
14) Mills Act Assessment $0
(NOI/ Line 13)
15) Tax Under Mills Act $0
(Line 14 X .01035146)
16) Current Tax
17) Tax Savings
(Line 16 - Line 15) $0
18) Annual Costs to City
(Line 17 X 16%) $0
227 Beach Street, Santa Monica, CA 90405
$66,334.51
$1,278
$15,336
$66,781.68
5.D.b
Packet Pg. 122 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street
Santa Monica, CA 90405
2016
5.D.b
Packet Pg. 123 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
227 Beach Street
Santa Monica, CA 90405
2022
5.D.b
Packet Pg. 124 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
5.D.b
Packet Pg. 125 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
5.D.b
Packet Pg. 126 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
5.D.b
Packet Pg. 127 Attachment: 227 Beach application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act
Feature Location Condition Recommended Treatment
Maintenance
Schedule
Estimated
Budget Per
Year
Estimated Budget
for 10 years
Windows and Hardware All units, all four buildings New Regular cycle of prep and paint touch ups. Maintain/repair operable mechanisms. annually $ 3,900.00 $ 39,000.00
Exterior Doors and Hardware All units, all four buildings
Doors and hardware
new; front door knob and face plate
are orginal Regular cycle of prep and paint. annually $ 2,600.00 $ 26,000.00
Hardscape-Concrete Pathways, Steps,
and Retaining Walls Everywhere New
Regular weekly clean with landscaping as
needed. Inspect drainage/urban runoff.annually $ 750.00 $ 750.00
Exterior Landscaping Frontyard, courtyard and in betweeen each building New
Review tree and trim as needed. Check
for irrigation near residence andfence. Check and clear drains weekly $ 6,500.00 $ 19,700.00
Attic and Crawl Space Vents All units, all four buildings New
Trim vegetation away as needed, Verify
ease of removal as building settles.annually $ 500.00 $ 5,000.00 Exterior Stucco All units, all four buildings New Wash to remove dust and dirt.annually $ 1,000.00 $ 10,000.00
Wood Details All units, all four buildings Like new Regular cycle of prep and paint. annually $ 2,000.00 $ 24,000.00
Roofing and Roof Tiles All units, all four buildings
Roof is new. Roof
tiles are original and
cleaned up.
Check roof annually; remove leaves,
branches and any debri. annually $ 1,000.00 $ 12,000.00
Gutters and Downspouts Rear of all units, all four building New
Maintain connections, repair leaks at
joints. Check for connections at grade. Clean out gutters annually $ 1,000.00 $ 12,000.00
Electrical and Outdoor Lighting All units, all four buildings New
Maintain fixtures by regular cleaning and
remove of dirt, dust and cobwebs.
Refurbish or replace porch light as needed; estimated replacement 5-10
years annually $ 200.00 $ 2,400.00
Plumbing
All units, all four buildings,
fire alarm on each building New
Maintain plumbing fixtures; regular clean
and maintenance annually $ 2,600.00 $ 31,200.00
Fire Sprinklers All units, all four buildings New
Fire Monitoring System and maintenance
plan for Fire Safe annually $ 1,500.00 $ 15,000.00
Mechanical Each unit, all four buildings New
Maintain for building climate, moisture
protection inside; keep nest thermostat
on smart mode.annually $ 2,600.00 $ 31,200.00
MILLS ACT MAINTENANCE PLAN
227 Beach Street, Santa Monica
5.D.b
Packet Pg. 128 Attachment: 227 Beach application materials (5255 : Adoption of 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.
5.D.c
Packet Pg. 129 Attachment: 227 Broadway application materials (5255 : Adoption of 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.
5.D.c
Packet Pg. 130 Attachment: 227 Broadway application materials (5255 : Adoption of 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. __________
310.665.9665
e.mahl@festivalcos.com
michelle.schurgin@festivalcos.com13274 Fiji Way 2nd Floor, Marina del Rey, CA 90292
Bayside Conservation
Keller Block I, LLC and Keller Block II, LLC
099452
david@kckarchitects.com310-452-1494310-452-7505
2526 18th Street, Santa Monica 90405
David Kaplan
david@kckarchitects.com310-452-1494310-452-7505
2526 18th Street, Santa Monica 90405
David Kaplan
4291-016-012
227 Broadway
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Packet Pg. 131 Attachment: 227 Broadway application materials (5255 : Adoption of 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 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.
However, the asset is a Landmark Property.
Fair condition with exterior elements in need of minor repair and maintenance
2008
Commercial/Office
x
x
x
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Packet Pg. 132 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
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
5.D.c
Packet Pg. 133 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
Maintenance Plan
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Packet Pg. 134 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
2022
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
5.D.c
Packet Pg. 135 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 2022
CONDITION ASSESSMENT REPORT
Overview
The site at 227 Broadway contains the masonry building also know by name the
Keller Block. The property is a designated City of Santa Monica landmark. The
site and building at 227 Broadway are in fair condition and need significant
maintenance. Current planning includes ongoing maintenance of character
defining features of the historic resource.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of
227 Broadway also known as The Keller Block. The parcel was designated a City
of Santa Monica historic landmark in 2008. The Los Angeles County Assessor
identifies 277 Broadway with construction dates of 1898 and 1976. Based on
Sanborn Insurance Maps and a contemporary article in the newspaper The
Outlook, the building was constructed in 1892 and opened in 1893.
Aerial photo with site of 227 Broadway. The pedestrian oriented 3rd Street Promenade is on the
east and an alley on the west.
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Packet Pg. 136 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 2022
Neighborhood and General Building Description
The three story masonry building designed by architect John H. Carroll is sited
on the northwest corner of the Third Street Promenade and Broadway.
Storefronts line the ground floor facing 3rd Street and Broadway. An entry to the
upper floor office spaces is through an archway and small lobby located
approximately mid-point along Broadway elevation. The alley on the west
provides service access and the elevation on north side is a party wall with the
adjacent building. The northwest corner of the building along the alley was infilled
during a 1989 rehabilitation project to complete the full rectangle on the site. The
corner site is echoed in the turret like cantilevered projection at the southeast
corner of the building. The base of the building along Broadway has small
planting areas defined in front of the storefronts, otherwise the commercial
building fills the site to the property’s boundary lines.
Aerial photo of 227 Broadway, looking northwest
Character Defining Features
According to the “1456-1460 3rd Street/227 Broadway Santa Monica, California
City Landmark Assessment and Evaluation Report” by PCR Services
Corporation, October 2008, “The Keller Block is a regional interpretation of the
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Packet Pg. 137 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 2022
“Richardsonian” Romanesque Revival style that became popular during the
1890s in the United States. The Keller Block displays many character-defining
features of the Romanesque Revival style such as the rounded tower,
asymmetrical facades, ashlar brownstone sills and lintels, arched openings,
deeply recessed entrance, and masonry materials (brick and brownstone)”.
The Statement of Official Action (STOA) issued by the Landmarks Commission
following landmark designation in 2008 notes: “The subject property retains the
majority of its primary character defining features on the exterior including the
brickwork; arched openings; rectangular openings with contrasting stone lintels
and sills; and cast-iron storefronts by the Llewellyn Ironworks of Los Angeles .
The interior of the building has been extensively renovated and the fenestration
has been replaced throughout; however, the cast-iron storefronts have been
retained and the in-kind window replacements are compatible in design with the
overall architectural character of the building.”
Treatment Guidelines
The following report includes a condition assessment of
key exterior elements and character defining features as well as strategies for
ongoing maintenance.
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.
Preservation Briefs published by the National Park Service cover a range of
treatments for wood, masonry, cast stone and other typical elements of historic
buildings. These Briefs provide overall approaches and best practices to be
adapted for specific situations and conditions.
Projects at this property are also eligible for application of the California Historic
Building Code.
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Packet Pg. 138 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 2022
Character Defining Features
Site Work
Treatment:
The paving can be patched but best to replace full exposed area. Concrete to
have finished appearance. Stone work to be maintained.
Landscape
Treatment:
If the deeper storefront recess is used for planting, irrigation should be
considered.
Foundations / Structural
Treatment:
Structural engineer to review seismic strengthening
Masonry Brick Facade
Treatment:
Missing and loose grout should be re-pointed. Larger separations should be
investigated for potential structural issues. Damaged bricks can be patched
or as need provided new exterior faces. The masonry can be cleaned with low
pressure treatments.
Building Base at sidewalk
Treatment:
The base should be refinished regularly. The straps and bolts should be
reviewed for safe attachment or removal.
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Packet Pg. 139 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 2022
Cast Iron Storefront Frames
Treatment:
A thorough finish coat should be maintained to protect the iron work
Storefronts and Entry Doors
Treatment:
Storefront finishes should be maintained and re-finished as needed. New
storefronts to be consistent and compatible with building.
Stone Lintels and Headers
Treatment:
The stone should be cleaned and maintained regularly. No sealer should be
applied without careful consideration of conservation techniques.
Decorative Masonry Parapet
Treatment:
The brickwork should be reviewed for loose masonry and where grout is loose or
missing. The top bricks on the pilaster caps should be secured. The added
decorative elements should be reviewed for maintenance and possible
improvements.
Windows
Treatment:
Windows should be reviewed for operation and replacement of missing
hardware. The wood surrounds may need to be treated to avoid further
deterioration
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Packet Pg. 140 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 2022
Roof
Treatment:
The roof should be inspected on a regular cycle and repaired where necessary.
New roofing may be necessary during next 10 years. The skylight should be
reviewed for water tight finish and resealed as needed.
Downspouts and Drains
Treatment: Drainage should be reviewed and cleared of any debris.
Hardware
Treatment:
Door hardware can be refurbished. While not original, the door hardware should
be generally simple and consistent.
Exterior Lights
Treatment:
The new lights should be maintained. Modifications would be to better conceal
conduits. Additional lights at storefronts and upper façade may be appropriate.
Entry Lobby
Treatment:
The lobby should be maintained or if modified should be compatible with the
building.
Electrical
Treatment:
Electrical service should be reviewed including energy consumption. New
equipment should be installed as needed.
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Packet Pg. 141 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 2022
Plumbing
Treatment:
Plumbing should be reviewed. Plumbing issues should be monitored and
expeditiously repaired to avoid damages to the building.
Mechanical
Treatment:
Mechanical system requires ongoing maintenance. An overall review of the
mechanical systems may be helpful as well as a review for gas shut off for
safety. Metalwork at duct and vent on east façade to be repaired
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Packet Pg. 142 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
. MILLS ACT MAINTENANCE PLAN227 Broadway, Santa MonicaItem Feature Location Condition Recommended Treatment Maintenance Estimated Total Rehabiliation per Secr of Ints Stds. Schedule Budget 10 yearsN.A.EXTERIOR1 Sitework South & east facades Fair Repair damaged paving around perimeter 5 years 5,000 10,000 Review outdoor fencing and attachmentswith new tenants2 Landscape South & east facades Poor/NA Review possible use of landscape at annual 1,200 12,000 storefront wells along south, currentlyrock filled. Irrigation may be needed3 Foundations/Structural Throughout Fair Commission structural review for seismic 10 years ,000 ,000safety, review parapet structure.4 Masonry brick façade West, south & east facades Fair Repoint on west façade, repair spalling 5 years 15,000 ,000Repair previous test cores and other damage. Clean masonry low pressure5 Base curb at sidewalks South & east facades Poor Review and repair or replace treatment at 5 years 4,000 8,000 concrete base with metal guards6 Cast Iron storefront frames South & east facades Fair Prep and paint regularly to protect 5 years 5,000 10,000 7 Storefronts & entry doors South & east facades Fair Clean and maintain storefronts annual 1,000 10,000 8 Stone lintels & headers South & east facades Good Review and repoint stone lintels as 5 years 5,000 10,000 neededExterior cleaning may be appropriate9 Decorative Masonry Parapet South & east facades Fair to Poor Repair missing & damaged masonry 5 years 10,000 20,000 Review waterproof treatment at top of parapet, review bird deterrents10 Windows West, south & east facades Fair Review window wood surround 5 years ,000 0,000Clean regularly, seal annual2022 Page 1 of 2 227 Broadway, Santa Monica
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Packet Pg. 143 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
. MILLS ACT MAINTENANCE PLAN227 Broadway, Santa MonicaItem Feature Location Condition Recommended Treatment Maintenance Estimated Total Rehabiliation per Secr of Ints Stds. Schedule Budget 10 yearsN.A.EXTERIOR11 Roof Entire building Fair Repair roof regularly 5 years 30,000 60,000 Review drainage at northwest corner12 Downspouts & drains Alley (west) façade, roof Fair Remove or repair existing downspout 5 years 500 1,000 Review rooftop drainage on west 13 Hardware South & east facades Fair New compatible hardware at entries 5 years 1,000 2,000 14 Exterior lights Alley security Fair Provide new compatible fixxtures and 5 years 5,000 10,000 Building façade lighting layout. Review exposed electrical conduitsto conceal where possibleSYSTEMSN.A.Item System Location Condition Recommended Treatment Maintenance EstimatedSchedule Budget15 Plumbing Throughout Fair Review for leaks that may damage building annual 0,000Repair all plumbing issues quickly16 Electrical Throughout Fair Provide routing for exterior lights to 5 years ,000 0,000minimize exposed conduits. Review existing fixture type for energy17 Mechanical Throughout Fair Maintain heating and cooling for climate 5 years ,000 ,000control and maintenance to minimizepotential damage to buildingADMISNISTRATIVE18 PermitsTOTAL ,0002022 Page 2 of 2 227 Broadway, Santa Monica
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Packet Pg. 144 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
Architectural Report &
Photos
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Packet Pg. 145 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan227 BroadwayFEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHSSitework Site work on the east and south public facades consists primarily of public sidewalk. There are small recesses with planters in front of storefronts on the south, Recessed storefront entries on both the east and south have concrete paving. There is a small, recessed area at the rear entry off the alley with concrete paving leading to an area of brick paving in the alley. The recess on the south at the lobby entry is paved with polished dark stone pavers that matches the interior lobby floor. The City has allowed metal fencing in the public sidewalk area on the est. There is a covered transit stop along the south sidewalk.The concrete is in fair to poor condition with cracks at storefront entries. The stonework is in satisfactory condition.The paving can be patched but best to replace full exposed area. Concrete to have finished appearance.5.D.c
Packet Pg. 146 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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Packet Pg. 148 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanLandscape The only landscape features on the property are potentially the planters within storefront bay recesses although very few are wide enough for planting and there does not appear to be irrigation. There are street trees along Broadway on the south.There is no landscape currently other than street trees along the south public sidewalk.If the deeper storefront recess is used for planting, irrigation should be considered.5.D.c
Packet Pg. 149 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanFoundations/StructuralThe footings are not evident but the building has a concrete floor. Seismic improvements were added over 20 years agoThe seismictreatment wassufficient underprevious codeupgrades butcan be studiedto determine ifadditional workisrecommended.There areareas ofmissing groutand slightseparation ofbricks alongthe west.Structuralengineer toreview seismicstrengthening5.D.c
Packet Pg. 150 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanMasonry Brick FacadeThe building is primarily brick masonry on the exterior with cast stone lintels and window sills on the public facades. The upper floor has arched brick openings and decorative treatment at the upper register and parapet. The building is primarily brick masonry on the exterior with stone lintels and window sills on the public facades. The grout appears to have a fresh pointing coat.Missing and loose grout should be re-pointed. Larger separations should be investigated for potential structural issues. Damaged bricks can be patched or as need provided new exterior faces. The masonry can be cleaned with low pressure treatments.5.D.c
Packet Pg. 151 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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Packet Pg. 153 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanBuilding base at sidewalkThe building base runs along the bottom of the building at grade on the south and east public facades. A metal strap and line of bolts was added to the top of the base to discourage use.The building base is in poor to fair condition with areas of missing paint finish and rust beginning to appear.The base should be refinished regularly. The straps and bolts should be reviewed for safe attachment or removal.5.D.c
Packet Pg. 154 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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Packet Pg. 155 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanCast Iron storefront framesA key feature is the assembly of cast iron columns and beams that frame the storefronts at the ground floor.The cast iron elements appear in relatively good condition although finish is in fair condition.A thorough finish coat should be maintained to protect the iron work.
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Packet Pg. 156 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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Packet Pg. 157 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanStorefronts and Entry DoorsThe current storefronts are large plate glass and set back from the cast iron surrounds. The storefronts are aluminum framed, primarily a dark color including the entrance doors to the lobby along the south façade. The storefronts are tall and have a horizontal divider toward the top where there may have been transom windows. Signage covers some of these areas.. The storefronts are in fair condition with some of the elements aging with faded finishesStorefront finishes should be maintained and re-finished as needed. New storefronts to be consistent andcompatible with building.5.D.c
Packet Pg. 158 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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Packet Pg. 159 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanStone Lintels and HeadersOther than the arched brick headers on the upper windows, the windows on the south and east have ashlar brownstone headers and sills.The stone appears in fair to good condition The stone should be cleaned and maintained regularly. No sealer should be applied without careful consideration of conservation techniques.5.D.c
Packet Pg. 160 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanDecorative Masonry Parapet and Upper CorniceThe brickwork at the top of the building includes decorative arches and corbelling as well stepped pilaster caps. There are reconstructed decorative elements (from images of original building) constructed of artificial material at the southeast corner and north end of the east façade added in an arrangement to conceal wireless communication equipmentThe brickwork is in fair condition and in some localized areas in poor condition. A few bricks are loose or missing at top of pilasters. The artificial elements are not completely integrated and there are areas of separation from the brick parapet as well as possible color change. The brickwork should bereviewed forloose masonryand where grout is loose or missing.The top brickson the pilastercaps should be secured.The added decorative elementsshould bereviewed formaintenanceand possibleimprovements.Bird deterrentsshould be reviewed5.D.c
Packet Pg. 161 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan
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Packet Pg. 162 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanWindows All the windows on the upper floors were previously replaced with aluminum framed windows. The windows are subdivided at the midpoint horizontally to appear as double hung windows although the lower half is an awning window. Aluminum windows are in fair condition The windows were installed with a small wood surround that is highly deteriorated from both water and termite damage.Windowsshould bereviewed foroperation andreplacementof missing hardware.The wood surroundsmay need to be treated toavoid further deterioration5.D.c
Packet Pg. 163 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanRoof The roof is primarily a flat roof with sloping areas for drawings and at the back of the corner turret tower. There are several locations with installation of mechanical and electrical equipment. There is one large skylight.The roof should be inspected for ongoing repairs especially around exhaust, vents and other protrusions through the surface. The roofshould beinspected on aregular cycleand repairedwhere necessary.The skylightshould be reviewed for water tightfinish and resealed as needed.5.D.c
Packet Pg. 164 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanDownspouts and DrainsDrainage may be direct from roof through concealed piping. There is an abandoned parapet opening and leader box along the west façade where the original building ended before the infill addition at the northwest corner. The drainage currently continues sloping to a drain at the far northwest corner.Condition of drains is unknown. Small areas of ponding are visible on the roof.reviewed and cleared of any debris.
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Packet Pg. 165 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanHardware The storefronts and building entry have simple modern hardware.The hardware is in moderate condition.Door hardware can berefurbished.While not original, the door hardware should be generally simple and consistent. 5.D.c
Packet Pg. 166 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanExterior LightsThere are exterior lights along the building above the storefronts. A horizontal conduit is partly concealed on a brick cornice ledge. There are also wall mounted exterior lights at the rear service entry.The exterior lights havebeen recentlyupgraded toLED fixtures.Additionallighting at storefrontsmay bedesired.The new lights should be maintained. Modifications would be to better conceal conduits. Additional lights at storefronts and upper façade may be appropriate. 5.D.c
Packet Pg. 167 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanEntry Lobby The lobby with interior stair is on the south elevation through an arched entry.The interior space is in fair condition. There is wearing of wood finishes along the base and stair railsThe lobby should be maintained or if modified should be compatible with the building.5.D.c
Packet Pg. 168 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanElectrical Electrical service is below grade from Third Street.The electrical service appears to be in adequate condition. There are exposed conduits on the facades.Electrical service should be reviewed including energyconsumption.Newequipment5.D.c
Packet Pg. 169 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanPlumbing The plumbing service is from the street. There is noobvious failure.The plumbing serviceewerhas not beeninvestigated.Plumbing5.D.c
Packet Pg. 170 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanMechanical/HeatingThe primary heating system appears to be gas. Most of the equipment is located on the roof of the buildingThe mechanical system currently operational but elements may be toward end of service.Duct and vent at alley in poor and damaged condition.Mechanicalsystemrequiresongoingmaintenance.review of themechanicalsystemsgas.Metalwork at duct and vent on east facade to be 5.D.c
Packet Pg. 171 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen KaplanPhotographs – Large Format227 Broadway – View from southeast corner of Third Street Promenade and Broadway5.D.c
Packet Pg. 172 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan227 Broadway – View looking southwest5.D.c
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227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan227 Broadway – East elevation on Third Street Promenade
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227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan227 Broadway – View of Broadway (south) elevation and west elevation along alley.5.D.c
Packet Pg. 175 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan227 Broadway – South elevation5.D.c
Packet Pg. 176 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
227 Broadway, Santa Monica Condition Assessment and TreatmentMills Act Application Kaplan Chen Kaplan227 Broadway – looking south along Third Street Promenade towards Broadway 5.D.c
Packet Pg. 177 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
Financial Analysis
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3RD & BROADWAY
227 Broadway, Santa Monica, CA 90401
As of:4/21/2022
REVENUES
Monthly Rental Income 29,083
Annual Rental Income 348,992
ANNUAL EXPENSES
Gen. Expenses: 25% SFD, Others 30%104,698
Vacancy loss 3%10,470
Total Expenses 115,167
(Sum Lines: General Expenses + Vacancy Loss)
NET OPERTING INCOME 233,825
(Annual Income - Total Expenses)
CAPITALIZATION RATE
Interest Component 5.5%
Historic Property Risk 4.0%
(2%, or 4% for SFD)
Property Tax Component 1.0%
Amortization Component 0.5%
Capitalization Rate 11.0%
(Sum Interest through Amortization)
TAXES
Mills Act Assessment 2,125,680
(NOI / Cap Rate)
Tax Under Mills Act 22,004
(Assessment X .01035146)
Current Tax 146,294
Tax Savings 124,290
(Current Tax - Tax Under Mills Act)
Annual Costs to City 19,886
(Tax Savings X 16%)
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Grant Deed
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Property Tax Bill
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Packet Pg. 192 Attachment: 227 Broadway application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills
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. 193 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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. 194 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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. __________
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Packet Pg. 195 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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. 196 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
01-10-2022
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Packet Pg. 197 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street
Santa Monica, California Historic Structure Condition Assessment and Maintenance Plan
December 1, 2021
Submitted by:
Kaplan Chen Kaplan 2526 Eighteenth Street Santa Monica, CA 90405 David Kaplan, Preservation Architect
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Packet Pg. 198 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 January 1, 2022
CONDITION ASSESSMENT REPORT
Overview The site at 818 Grant Street includes a Spanish Mediterranean Revival courtyard residential complex with two long one-story buildings framing the central court and a two story building across the back of the property with garages at grade
entered from an alley. The parcel is just east of the commercial buildings on Lincoln Boulevard and a parallel alley that intersects with the alley on the south. The property is a City of Santa Monica designated historic landmark. The site and buildings at 818 Grant Street are in adequate to fair condition and in need of significant maintenance.
Project Site Kaplan Chen Kaplan conducted an historic resources condition assessment of
818 Grant Street, a property in Santa Monica on south side of Grant Street just east of Lincoln Boulevard. This parcel contains a residential complex with 12 units arranged on three sides of a central courtyard and designated a City of Santa Monica Historic Landmark in 2020.
Aerial photo with property at 818 Grant Street circled, east of Lincoln Boulevard.
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Packet Pg. 199 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 January 1, 2022
According to the Los Angeles County Assessor, the Spanish Mediterranean Revival style plaster finished residential building at 818 Grant Street was constructed in 1929.
Aerial photo of 2524 Fourth Street with residence.
Neighborhood and General Building Description The property is located on the south side of Grant Street just west of the
commercial block along Lincoln Boulevard. The alley behind the commercial
buildings on Lincoln Boulevard runs along the west side of the property and intersects with the end of the alley parallel to Grant Street along the south side of the building. The nearby properties Grant Street are a mix of one and two story multi family buildings of differing styles built over the ensuing decades.
The subject parcel is slightly trapezoidal at approximately 130 feet deep with an 88 foot frontage on Grant Street and 72 foot wide rear property line. The site is generally flat. The Los Angeles County Assessor indicates 12 units on the site with a total of 5,570 square feet of interior space. The building has a stucco
façade with aluminum replacement windows and original wood frames and trim.
The one story wings along the central court splay outwards towards Grant Street coinciding with the shape of the property. Each wing has a small clay tile roofed
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Packet Pg. 200 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 January 1, 2022
tower element at the front that frames the entry to the court. At the south end of the central court is a two story building across the back of the property with second floor units reached by a central stair that splits at the landing and turns to
go to either side. The building parapets have clay tile caps and step up and down slightly along the courtyard facades to articulate the individual unit divisions, Each unit entry also has a projecting porch with either a shed or gable configuration with barrel clay
tile roofing. The main roofs of the buildings are flat with sheet roofing behind low parapets. The landscape in the front yard and courtyard is primarily lawn. There are a set of flanking palm trees at the front of the courtyard and low planting along the
fronts of the two building wings. The west and south facades are along alleys with no landscape and the sideyard on the east is primarily concrete walkways and concrete steps at rear entries. The central walkway from the sidewalk into the courtyard appears original. The walk splits into two walkways within the court to access the units with a central long median of lawn. Each unit entry on the
court has a set of concrete steps up to the front doors flanked by a variety of low plantings. Character Defining Features – Condition Assessment and Treatment
Primary character-defining features of 818 Grant Street as outlined in the “Landmark Assessment Report” for 818 Grant Street (GPA, December 18, 2020) notes:
“Overall Visual Character • U-shaped plan • Horizontal massing • One- and two-story height • Flat roof with flush eaves and parapet
• Two rectangular towers, each with tile-clad pyramidal hipped roofs • Asymmetrical courtyard elevations • Central, landscaped courtyard with concrete walkways • Pedestrian entrances on primary, courtyard-facing elevations with varying design details
• Round arched openings • Window and door openings recessed within thick exterior walls • Balconies on two-story portion Exterior Materials and Craftsmanship
• Stucco with hand-troweled texture • Red clay tile coping at parapet • Wood window frames and sills
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Packet Pg. 201 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 January 1, 2022
• Arched, multi-light wood windows on the north elevation • Wood-sash casement windows, where extant • Wood slab doors with applied molding and multi-light wood doors
• Rectangular, recessed garage openings • Canopies over primary entrance doors clad in red clay tile • Concrete steps • Stucco medallions on the north and courtyard-facing elevations of the towers • Concrete walkway in courtyard with curved entry from Grant street” 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. Preservation Briefs by the National Park Service are available for examples of treatments for rehabilitation of historic features and structures.
Projects at this property are also eligible for application of the California Historic Building Code.
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Packet Pg. 202 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 January 1, 2022
SUMMARY OF REPAIR / MAINTENANCE WORK
Sitework Location:
Sitework is an important character defining feature of the property. There is a
front yard of mostly lawn and a long linear courtyard between the two residential wings. Sitework is distinguished by a concrete central walk through an area of front lawn that then splits into 2 paths serving the two sides of the linear courtyard space. The outer sideyards are narrow strips of concrete with steps
into rear doorways. The back of the property is along the alley.
Condition: Concrete is in adequate condition with a few areas of settling along the walk.
The concrete steps in front and at the rear of the units are similarly in general in adequate condition. Treatment:
The paved walk can be cleaned but not aggressively. Steps should be
maintained and additional markings for safety can be added on stair treads Landscape
Location: The front yard is primarily lawn with small plants against the front facades of the two wings. There is also lawn in the central medium inside the court and
plantings against the fronts of the units with landscape enhanced at the stairs into each unit. There is a small group of palm trees on each side of the front entry into the courtyard that are a distinguishing feature. There are no plantings on the rear and side yards
Condition: Areas of the front yard and central medium have worn areas creating patches in the lawn. Plantings along the two sides of the central court are mixed and some of the plants are up against the plaster building facades.
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Packet Pg. 203 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 January 1, 2022
Treatment:
New plantings in the front area of the building and along the sides of the
courtyards are possible to enhance the overall design of the space. Existing plantings should betrimmed away from the buildings. Bare areas should be fertilized and re-seeded. Added irrigation may help in maintenance.
Foundations / Structural Location:
There are concrete footings, but little is visible as plaster finish continues to
grade. The foundations do not show obvious failures. A few areas of upgrade are visible in the garages in the two story structure at the back of the property Condition:
There is no evidence of structural concerns but more investigation may be warranted especially for the two story structure at the south. Treatment:
Structural engineer should review. Additional seismic strengthening may be required.
Plaster Exterior Location: The building exterior is a textured finish with offset strokes of smooth stucco.
This texture appears original around the entire building except in areas of repairs. On the two front towers there is a decorative cast plaster insert. Condition:
The stucco is in adequate to fair condition with no obvious failures. Areas of previous repairs are not all consistent in texture. There is slight cracking in areas . Treatment:
The stucco is best maintained with regular cycles of prep and paint. Repairs
need to be carefully crafted to match the original finish. (not “Spanish lace”)
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Packet Pg. 204 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 January 1, 2022
. Wood Doors
Location: Wood doors are prevalent throughout the building as entry doors to all the units. Back door and upstairs unit and storage doors. Original doors have recessed panels with surrounding trims A few doors have been replaced with slab doors.
Condition: The original doors are mostly intact and should be preserved. The specific details at the view window of the front doors varies..
Treatment: Doors should be prepped and painted on a regular basis. Rotting at the bottom of doors should be checked so that there is no long term deterioration. Painting
should be provided that carefully protects and maintains the original door hardware. Windows
Location: Almost all windows have been replaced with aluminum slider windows. Only the large arched windows in the two corner towers appear original or similar to the
original wood windows. Condition: Windows are in adequate condition but they would appear more appropriate to
the building if wood windows are restored. Future window maintenance programs may consider timely replacements to match likely original Treatment:
Windows need to be maintained to avoid water intrusion into wood frames and
exterior walls. Aluminum window sash may pit especially near the ocean. The wood windows at the tower elements should be carefully maintained with regular schedule of prep and paint.
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Packet Pg. 205 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 January 1, 2022
Wood Trim
Location: The minimal trim on the building is wood including porch ceilings at both levels and trim at doors and windows
Condition: The wood trim is deteriorated. Paint finishes are peeling. There are a few areas of rot at window sills
Treatment: The wood trim needs treatment and refurbishment including prep and paint. Wood sills and porch ceilings should also be treated or replaced with matching as needed. A regular cycle of prep and paint should be provided.
Metal Rails Location:
The metal work is at the central stairs to the second floor units. There is decorative metalwork feature on either side of the stair landing that support decorative light fixtures
Condition:
The metal stair has areas of rust. Most stair elements are intact and in otherwise fair condition.
Treatment: The metal railings need significant prep to eliminate rusting and then appropriate re- painting
Clay Tile Roofs and Parapet Caps and Roof Drains Location:
Each main unit entry is protected by a short porch extension with clay barrel tile
roof including the upper level units. Clay tile is also used as a parapet cap to the exterior stucco walls. There are holes in the parapet where clay tile inserts may
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Packet Pg. 206 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 January 1, 2022
have originally penetrated the wall for drainage but removed The tile drains appear to remain in place draining through the parapet at the back of the two story building
Condition: The clay tiles are in generally good condition and may have been replacement for original tile however the grout at the parapet cap tiles appears very old. The
parapet clay tiles are not all aligned. Attachments have not been confirmed.
Treatment: The roof should be inspected on a regular cycle and repaired where necessary. The roof
tile should be inspected for attachments. Missing and dislocated parapet caps
should be repaired. The clay tile drainpipes that were removed should be reviewed for possible reinstallation
Roofing
Location: The roof is covered composite sheet roofing. There are low parapet separations
between some portions of the roof all covered by the roofing. All roofing is
concealed from public view by low parapets although the roof over the ground floor units is visible from the second floor units and is sometimes used as an informal outdoor space
Condition:
The current roofing may be adequate for the next few years. No obvious areas of leaking were evident.
Treatment: . Roof life cycle should be evaluated. A new roof may be needed over the next years. Any leaks should be identified and repaired expeditiously.
Gutters and Drainage Location:
There are several methods of roof drainage with openings through the parapets
and downspouts on the outer sideyard elevations. There are also drain holes centered between units in the long facades flanking the courtyard. There were
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Packet Pg. 207 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 January 1, 2022
likely round clay tiles as part of the drainage system but the tiles have been removed and only the holes remain.
Condition: The metal leader boxes and down spouts appear in adequate to fair condition. The drain holes through the parapets appear unfinished. There are no drain guards on the roof to prevent accumulation of debris from blocking drainage.
Treatment: Drainage should be reviewed including water tests as necessary. At time of stucco repairs and refurbishment, the drain holes n the court side should be reviewed. Metalwork of downspouts should be maintained and painted as needed.
Hardware Location:
The main entry doors appear to have original matching hardware with a few exceptions. The black handle and deadbolt are the primary hardware. Doorbells have been added under the view windows. Original mail slot coverings are also evident on most units’ front entries. Non original deadbolts have also been
added in some locations. Upper floor units may not have original hardware. Window hardware is not original. Condition:
The front door handle appears in satisfactory condition. Other hardware on the
front door appears added and inconsistent. Upper floor door knobs appear in poor condition and inconsistent Treatment:
The front door hardware should be reviewed and refurbished. Replacement hardware for other doorways should be selected to maintain consistency Window hardware should be maintained
Exterior Lights Location:
There are wall mounted front porch lights at the ground floor units. The stair to
the second floor has a pair of decorative exterior lights that flank the landing at
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Packet Pg. 208 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 11 January 1, 2022
the midpoint. There is a service light under the stair at the electrical meters. Otherwise there does not appear to be exterior lighting.
Condition: Streetlights may be adequate but additional lighting may be appropriate. 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. Existing porch lights can be re-lamped for energy conservation if the appropriate bulb is chosen.
Garage Doors Location:
There are eight garages each with an individual wood garage door. The garage doors have a thin wood frame that wraps each opening. Condition:
The doors are generally in poor to fair condition. The operating mechanisms for some of the doors are also in need of repair and maintenance. Treatment:
The wood doors can be maintained with significant prep and paint. A few doors may need wood repair and additional framing. The operating mechanisms may also need review and repair.
Electrical Location:
The primary electrical appears to come from the service along the alley to the
back of the building. The individual unit meters are on the courtyard side of the two story rear building. . Condition:
The current service connects with overhead wires to the building. The electrical meters appear to be in need of update and some equipment may need upgrades
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Packet Pg. 209 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 12 January 1, 2022
Treatment:
The electrical service should be reviewed by an engineer. Potential upgrades
may be appropriate for safety. Plumbing
Location: There are outlets for exterior water. The interior plumbing and underfloor system is generally not visible but exposed areas in the garage below the second floor
units show some of the plumbing
Condition: The plumbing service including sewer has not been investigated. The system is
old and does not appear to have been upgraded. Area in garage ceiling shows possible issues. Treatment:
Plumbing should be reviewed. Outlets and fixtures should be repaired to prevent
water damage. New service lines may be necessary. Mechanical/Heating
Location: There is gas service to the building so that both water and space heating is gas.
Condition: The system is currently operable Treatment:
Mechanical systems including water heating may require update. Review gas shut off for safety.
5.D.d
Packet Pg. 210 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Photographs
818 Grant Street - North elevation along Grant Street.
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Packet Pg. 211 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street - View looking south into central court with walkways and unit entries.
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Packet Pg. 212 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – West elevation along side alley
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Packet Pg. 213 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – South elevation along rear alley.
5.D.d
Packet Pg. 214 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – East elevation along side setback with adjacent property
5.D.d
Packet Pg. 215 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework is an important character defining feature of the property. There is a front yard of mostly lawn
and a long linear courtyard
between the two residential wings. Sitework is distinguished by a concrete central walk through an
area of front lawn that then
splits into 2 paths serving the two sides of the linear courtyard space. The outer sideyards are narrow strips
of concrete with steps into
rear doorways. The back of the property is along the alley.
Concrete is in adequate condition with a few areas of
settling along
the walk. The concrete steps in front and at the rear of the
units are
similarly in general in adequate condition.
The paved walk can be cleaned but not
aggressively.
Steps should be maintained and additional markings for
safety can be
added on stair treads.
5.D.d
Packet Pg. 216 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.d
Packet Pg. 217 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The front yard is primarily
lawn with small plants against the front facades of the two wings. There is also lawn in the central medium
inside the court and
plantings against the fronts of the units with landscape enhanced at the stairs into each unit. There is a small
group of palm trees on
each side of the front entry into the courtyard that are a distinguishing feature. There are no plantings on
the rear and side yards
Areas of the
front yard and central medium have worn areas creating
patches in the
lawn. Plantings along the two sides of the central
court are mixed
and some of the plants are up against the plaster building
facades.
New plantings
in the front area of the building and along the
sides of the
courtyards are possible to enhance the overall design
of the space.
Existing plantings should betrimmed
away from the
buildings. Bare areas should be fertilized and
re-seeded.
Added irrigation may help in maintenance.
5.D.d
Packet Pg. 218 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.d
Packet Pg. 219 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete
footings, but little is visible as plaster finish continues to grade. The foundations do not show obvious
failures. A few areas of
upgrade are visible in the garages in the two story structure at the back of the property
There is no
evidence of structural concerns but more
investigation
may be warranted especially for the two story
structure at the
south.
Structural
engineer should review. Additional seismic
strengthening
may be required
5.D.d
Packet Pg. 220 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plaster
Exterior
The building exterior is a
textured finish with offset strokes of smooth stucco. This texture appears original around the entire
building except in areas of
repairs. On the two front towers there is a decorative cast plaster insert.
The stucco is in
adequate to fair condition with no obvious failures. Areas
of previous
repairs are not all consistent in texture. There is slight
cracking in
areas
The stucco is
best maintained with regular cycles of prep
and paint.
Repairs need to be carefully crafted to match the
original finish.
(not “Spanish lace”)
5.D.d
Packet Pg. 221 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.d
Packet Pg. 222 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Wood doors Wood doors are prevalent
throughout the building as entry doors to all the units. Back door and upstairs unit and storage doors. Original
doors have recessed
panels with surrounding trims A few doors have been replaced with slab doors.
The original
doors are mostly intact and should be preserved.
The specific
details at the view window of the front doors varies.
Doors should
be prepped and painted on a regular basis. Rotting
at the bottom
of doors should be checked so that there is
no long term
deterioration. Painting should be provided that
carefully
protects and maintains the original door hardware.
5.D.d
Packet Pg. 223 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Windows Almost all windows have
been replaced with aluminum slider windows. Only the large arched windows in the two corner
towers appear original or
similar to the original wood windows.
Windows are in
adequate condition but they would appear more
appropriate to
the building if wood windows are restored. Future window
maintenance
programs may consider timely replacements to match likely
original
Windows need
to be maintained to avoid water intrusion into
wood frames
and exterior walls. Aluminum window sash
may pit
especially near the ocean. The wood windows
at the tower
elements should be carefully maintained
with regular
schedule of prep and paint.
5.D.d
Packet Pg. 224 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.d
Packet Pg. 225 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Wood Trim The minimal trim on the
building is wood including porch ceilings at both levels and trim at doors and windows
The wood trim
is deteriorated. Paint finishes are peeling. There are a
few areas of rot
at window sills.
The wood trim
needs treatment and refurbishment including prep
and paint.
Wood sills and porch ceilings should also be treated or
replaced with
matching as needed. A regular cycle of prep and
paint should
be provided.
5.D.d
Packet Pg. 226 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Metal rails The metal work is at the
central stairs to the second floor units. There is decorative metalwork feature on either side of the
stair landing that support
decorative light fixtures
The metal stair
has areas of rust. Most stair elements are intact and in
otherwise fair
condition.
The metal
railings need significant prep to eliminate
rusting and
then appropriate re- painting
5.D.d
Packet Pg. 227 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Roof, Parapet Caps and Roof Drains
Each main unit entry is
protected by a short porch extension with clay barrel tile roof including the upper level units. Clay tile is also
used as a parapet cap to
the exterior stucco walls. There are holes in the parapet where clay tile inserts may have originally
penetrated the wall for
drainage but removed The tile drains appear to remain in place draining through the parapet at the back of
the two story building
The clay tiles
are in generally good condition and may have been
replacement for
original tile however the grout at the parapet cap
tiles appears
very old. The parapet clay tiles are not all aligned.
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 that
were removed should be reviewed for possible
reinstallation
5.D.d
Packet Pg. 228 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Roofing The roof is covered
composite sheet roofing. There are low parapet separations between some portions of the roof all
covered by the roofing. All
roofing is concealed from public view by low parapets although the roof over the ground floor units is visible
from the second floor units
and is sometimes used as an informal outdoor space
The current
roofing may be adequate for the next few years. No
obvious areas
of leaking were evident.
Roof life cycle
should be evaluated. A new roof may be needed
over the next
years. Any leaks should be identified and repaired
expeditiously.
5.D.d
Packet Pg. 229 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Gutters and
Drainage
There are several methods
of roof drainage with openings through the parapets and downspouts on the outer sideyard
elevations. There are also
drain holes centered between units in the long facades flanking the courtyard. There were
likely round clay tiles as
part of the drainage system but the tiles have been removed and only the holes remain.
The metal
leader boxes and down spouts appear in adequate to
fair condition.
The drain holes through the parapets appear
unfinished.
There are no drain guards on the roof to prevent
accumulation
of debris from blocking drainage.
Drainage
should be reviewed including water tests as
necessary. At
time of stucco repairs and refurbishment, the drain holes
n the court
side should be reviewed. Metalwork of downspouts
should be
maintained and painted as needed.
5.D.d
Packet Pg. 230 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Hardware The main entry doors
appear to have original matching hardware with a few exceptions. The black handle and deadbolt are
the primary hardware.
Doorbells have been added under the view windows. Original mail slot coverings are also evident on most
units’ front entries. Non
original deadbolts have also been added in some locations. Upper floor units may not have original
hardware. Window
hardware is not original.
The front door
handle appears in satisfactory condition. Other hardware
on the front
door appears added and inconsistent. Upper floor
door knobs
appear in poor condition and inconsistent
The front door
hardware should be reviewed and refurbished.
Replacement
hardware for other doorways should be
selected to
maintain consistency Window hardware
should be
maintained.
5.D.d
Packet Pg. 231 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There are wall mounted
front porch lights at the ground floor units. The stair to the second floor has a pair of decorative exterior
lights that flank the landing
at the midpoint. There is a service light under the stair at the electrical meters. Otherwise there does not
appear to be exterior
lighting.
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. Existing porch
lights can be
re-lamped for energy conservation if the
appropriate
bulb is chosen.
5.D.d
Packet Pg. 232 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Garage
Doors
There are eight garages
each with an individual wood garage door. The garage doors have a thin wood frame that wraps
each opening.
The doors are
generally in poor to fair condition. The operating
mechanisms
for some of the doors are also in need of repair and
maintenance.
The wood
doors can be maintained with significant prep and
paint. A few
doors may need wood repair and additional
framing. The
operating mechanisms may also need review and
repair.
5.D.d
Packet Pg. 233 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come from the service along the alley to the back of the building. The individual unit meters
are on the courtyard side of
the two story rear building. .
The current
service connects with overhead wires to the building.
The electrical
meters appear to be in need of update and some
equipment may
need upgrades
The electrical
service should be reviewed by an engineer.
Potential
upgrades may be appropriate for safety.
5.D.d
Packet Pg. 234 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing There are outlets for
exterior water. The interior plumbing and underfloor system is generally not visible but exposed areas in
the garage below the
second floor units show some of the plumbing
The plumbing
service including sewer has not been investigated.
The system is
old and does not appear to have been upgraded.
Area in garage
ceiling shows possible issues.
Plumbing
should be reviewed. Outlets and fixtures should
be repaired to
prevent water damage. New service lines may be
necessary.
5.D.d
Packet Pg. 235 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Mechanical/
Heating
There is gas service to the
building so that both water and space heating is gas.
The system is
currently operable
Mechanical
systems including water heating may require
update.
Review gas shut off for safety.
5.D.d
Packet Pg. 236 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
MILLS ACT MAINTENANCE PLAN
818 Grant Street
MAINTENANCE PLAN: 818 Grant Street
Item #Maintenance Feature Location Recommended Treatment Total
Schedule Maintenance per Secr of Ints Stds.(Est. Budgets)
SITE
1 repair yr1 Sitework Unit front entry steps Review site paving for damage. Patch as 15,000.00$
as needed Courtyard walkways needed. Check impact of planting on walls
2 monthly Landscape Streetscape, courtyard Maintain landscape, check irrigation 65,000.00$
Avoid plants and irrigation against stucco walls
EXTERIOR
3 as needed Foundations/Structural Footings at buildings Review structural as needed, patch cracks 2,000.00$
in exposed concrete
4 annual Plaster exterior All facades Review plaster. Patch cracks 50,000.00$
Prep and paint on 5 year cycle
5 yr1 review Wood doors Unit entry doors Maintain original doors 15,000.00$
5 year Rear unit doors on sideyard and Prep and paint as needed
cycle alley
6 5 year Windows Throughout Maintain windows and operation. 30,000.00$
cycle Front (north elevation) and courtyard alumnum
can be replaced with wood type windows
7 5 year Wood Trim All windows frames and sills Prep and paint approx 5 year cycle 50,000.00$
cycle
8 yr 1 repair Metal Rails Handrails for stair to second Significant prep and paint 25,000.00$
5 year floor
cycle
9 5 year Clay tile roofs and parapets Porch overhangs and flat roof Check for attachments. Replace missing with 20,000.00$
cycle parapet caps matching clay barrel tile
10 year 10 Roofing Throughout Reivew for leaks, Re-roof at 10 years 75,000.00$
11 repair yr1 Drainage Clay tile openings thru parapets Provide screens to keep drains clear of debris.10,000.00$
as needed Drainage throughout site Clay tile liner removed from some penetrations
and can be reinstalled
12 yr 1 Hardware Doors and windows Maintain origional entry door hardware, 5,000.00$
as needed replace missing hardware with consistent
finish
13 as needed Exterior Lights Site lighting,porch lights Relamp as needed 5,000.00$
Check for weather seal and finish conditon
14 repair yr 1 Garage doors Garages entered from south Repair garage doors as needed for consistent 35,000.00$
5 year aley appearance or drywall off.
cycle
SYSTEMS
15 as needed Electrical Overhead from south alley Maintain as needed 5,000.00$
Review exterior outlets for safety
Relamp as needed
16 as needed Plumbing Throughout site and units Maintain plumbing. Repairs when needed 50,000.00$
to be expedited.
17 as needed Heating/AC/Gas All residential units Maintain service, repair as needed 10,000.00$
Gas meters at south end of Check for shutoffs
court under stairs
TOTAL MILLS ACT MAINTENANCE PLAN 10 Years 467,000.00$
2022 1 818 Grant Street, Santa Monica
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Packet Pg. 237 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
Financial Analysis for Mills Act Contract at
818 Grant in Santa Monica, CA
Monthly Rental Income 15,800.27$
Annual Rental Income 189,603.19$ Actual
Vacancy loss (5,688.10)$ 3%
Annual Rental Income 183,915.09$
Insurance 4,573.00$
Utilities 9,417.13$
Trash 4,400.00$
Repairs & Maintenance 62,350.00$
Management 11,034.91$
Landscaping 6,000.00$
Pest Control 2,500.00$
Professional and Marketing 3,600.00$
Legal 12,355.85$
Rent control registration 2,376.00$
Miscellaneous Op Ex 5,000.00$
Total Expenses 123,606.89$
Net total 60,308.21$
Interest component 5.50%
historic property risk component 4%
property tax component 1%
amortization component 0.5%
total = cap rate 11.00%
Mills Act Accesed Value $548,256.44
Current Tax $42,549.43 23%
Tax under Mills Act $5,482.56
Estimated Tax Reduction $37,066.87
5.D.d
Packet Pg. 238 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street
Santa Monica, California Historic Structure Condition Assessment and Maintenance Plan
December 1, 2021
Submitted by:
Kaplan Chen Kaplan 2526 Eighteenth Street Santa Monica, CA 90405 David Kaplan, Preservation Architect
5.D.d
Packet Pg. 239 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 January 1, 2022
CONDITION ASSESSMENT REPORT
Overview The site at 818 Grant Street includes a Spanish Mediterranean Revival courtyard residential complex with two long one-story buildings framing the central court and a two story building across the back of the property with garages at grade
entered from an alley. The parcel is just east of the commercial buildings on Lincoln Boulevard and a parallel alley that intersects with the alley on the south. The property is a City of Santa Monica designated historic landmark. The site and buildings at 818 Grant Street are in fair to poor condition and in need of significant maintenance and repairs.
Project Site Kaplan Chen Kaplan conducted an historic resources condition assessment of
818 Grant Street, a property in Santa Monica on south side of Grant Street just east of Lincoln Boulevard. This parcel contains a residential complex with 12 units arranged on three sides of a central courtyard and designated a City of Santa Monica Historic Landmark in 2020.
Aerial photo with property at 818 Grant Street circled, east of Lincoln Boulevard.
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Packet Pg. 240 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 January 1, 2022
According to the Los Angeles County Assessor, the Spanish Mediterranean Revival style plaster finished residential building at 818 Grant Street was constructed in 1929.
Aerial photo of 2524 Fourth Street with residence.
Neighborhood and General Building Description The property is located on the south side of Grant Street just west of the
commercial block along Lincoln Boulevard. The alley behind the commercial
buildings on Lincoln Boulevard runs along the west side of the property and intersects with the end of the alley parallel to Grant Street along the south side of the building. The nearby properties Grant Street are a mix of one and two story multi family buildings of differing styles built over the ensuing decades.
The subject parcel is slightly trapezoidal at approximately 130 feet deep with an 88 foot frontage on Grant Street and 72 foot wide rear property line. The site is generally flat. The Los Angeles County Assessor indicates 12 units on the site with a total of 5,570 square feet of interior space. The building has a stucco
façade with aluminum replacement windows and original wood frames and trim.
The one story wings along the central court splay outwards towards Grant Street coinciding with the shape of the property. Each wing has a small clay tile roofed
5.D.d
Packet Pg. 241 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 January 1, 2022
tower element at the front that frames the entry to the court. At the south end of the central court is a two story building across the back of the property with second floor units reached by a central stair that splits at the landing and turns to
go to either side. The building parapets have clay tile caps and step up and down slightly along the courtyard facades to articulate the individual unit divisions, Each unit entry also has a projecting porch with either a shed or gable configuration with barrel clay
tile roofing. The main roofs of the buildings are flat with sheet roofing behind low parapets. The landscape in the front yard and courtyard is primarily lawn. There are a set of flanking palm trees at the front of the courtyard and low planting along the
fronts of the two building wings. The west and south facades are along alleys with no landscape and the sideyard on the east is primarily concrete walkways and concrete steps at rear entries. The central walkway from the sidewalk into the courtyard appears original. The walk splits into two walkways within the court to access the units with a central long median of lawn. Each unit entry on the
court has a set of concrete steps up to the front doors flanked by a variety of low plantings. Character Defining Features – Condition Assessment and Treatment
Primary character-defining features of 818 Grant Street as outlined in the “Landmark Assessment Report” for 818 Grant Street (GPA, December 18, 2020) notes:
“Overall Visual Character • U-shaped plan • Horizontal massing • One- and two-story height • Flat roof with flush eaves and parapet
• Two rectangular towers, each with tile-clad pyramidal hipped roofs • Asymmetrical courtyard elevations • Central, landscaped courtyard with concrete walkways • Pedestrian entrances on primary, courtyard-facing elevations with varying design details
• Round arched openings • Window and door openings recessed within thick exterior walls • Balconies on two-story portion Exterior Materials and Craftsmanship
• Stucco with hand-troweled texture • Red clay tile coping at parapet • Wood window frames and sills
5.D.d
Packet Pg. 242 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 January 1, 2022
• Arched, multi-light wood windows on the north elevation • Wood-sash casement windows, where extant • Wood slab doors with applied molding and multi-light wood doors
• Rectangular, recessed garage openings • Canopies over primary entrance doors clad in red clay tile • Concrete steps • Stucco medallions on the north and courtyard-facing elevations of the towers • Concrete walkway in courtyard with curved entry from Grant street” 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. Preservation Briefs by the National Park Service are available for examples of treatments for rehabilitation of historic features and structures.
Projects at this property are also eligible for application of the California Historic Building Code.
5.D.d
Packet Pg. 243 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 January 1, 2022
SUMMARY OF REPAIR / MAINTENANCE WORK
Sitework Location:
Sitework is an important character defining feature of the property. There is a
front yard of mostly lawn and a long linear courtyard between the two residential wings. Sitework is distinguished by a concrete central walk through an area of front lawn that then splits into 2 paths serving the two sides of the linear courtyard space. The outer sideyards are narrow strips of concrete with steps
into rear doorways. The back of the property is along the alley.
Condition: Concrete is in adequate condition with a few areas of settling along the walk.
The concrete steps in front and at the rear of the units are similarly in general in adequate condition. Treatment:
The paved walk can be cleaned but not aggressively. Steps should be
maintained and additional markings for safety can be added on stair treads Landscape
Location: The front yard is primarily lawn with small plants against the front facades of the two wings. There is also lawn in the central medium inside the court and
plantings against the fronts of the units with landscape enhanced at the stairs into each unit. There is a small group of palm trees on each side of the front entry into the courtyard that are a distinguishing feature. There are no plantings on the rear and side yards
Condition: Areas of the front yard and central medium have worn areas creating patches in the lawn. Plantings along the two sides of the central court are mixed and some of the plants are up against the plaster building facades.
5.D.d
Packet Pg. 244 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 January 1, 2022
Treatment:
New plantings in the front area of the building and along the sides of the
courtyards are possible to enhance the overall design of the space. Existing plantings should betrimmed away from the buildings. Bare areas should be fertilized and re-seeded. Added irrigation may help in maintenance.
Foundations / Structural Location:
There are concrete footings, but little is visible as plaster finish continues to
grade. The foundations do not show obvious failures. A few areas of upgrade are visible in the garages in the two story structure at the back of the property Condition:
There is no evidence of structural concerns but more investigation may be warranted especially for the two story structure at the south. Treatment:
Structural engineer should review. Additional seismic strengthening may be required.
Plaster Exterior Location: The building exterior is a textured finish with offset strokes of smooth stucco.
This texture appears original around the entire building except in areas of repairs. On the two front towers there is a decorative cast plaster insert. Condition:
The stucco is in adequate to fair condition with no obvious failures. Areas of previous repairs are not all consistent in texture. There is slight cracking in areas . Treatment:
The stucco is best maintained with regular cycles of prep and paint. Repairs
need to be carefully crafted to match the original finish. (not “Spanish lace”)
5.D.d
Packet Pg. 245 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 January 1, 2022
. Wood Doors
Location: Wood doors are prevalent throughout the building as entry doors to all the units. Back door and upstairs unit and storage doors. Original doors have recessed panels with surrounding trims A few doors have been replaced with slab doors.
Condition: The original doors are mostly intact and should be preserved. The specific details at the view window of the front doors varies..
Treatment: Doors should be prepped and painted on a regular basis. Rotting at the bottom of doors should be checked so that there is no long term deterioration. Painting
should be provided that carefully protects and maintains the original door hardware. Windows
Location: Almost all windows have been replaced with aluminum slider windows. Only the large arched windows in the two corner towers appear original or similar to the
original wood windows. Condition: Windows are in adequate condition but they would appear more appropriate to
the building if wood windows are restored. Future window maintenance programs may consider timely replacements to match likely original Treatment:
Windows need to be maintained to avoid water intrusion into wood frames and
exterior walls. Aluminum window sash may pit especially near the ocean. The wood windows at the tower elements should be carefully maintained with regular schedule of prep and paint.
5.D.d
Packet Pg. 246 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 January 1, 2022
Wood Trim
Location: The minimal trim on the building is wood including porch ceilings at both levels and trim at doors and windows
Condition: The wood trim is deteriorated. Paint finishes are peeling. There are a few areas of rot at window sills
Treatment: The wood trim needs treatment and refurbishment including prep and paint. Wood sills and porch ceilings should also be treated or replaced with matching as needed. A regular cycle of prep and paint should be provided.
Metal Rails Location:
The metal work is at the central stairs to the second floor units. There is decorative metalwork feature on either side of the stair landing that support decorative light fixtures
Condition:
The metal stair has areas of rust. Most stair elements are intact and in otherwise fair condition.
Treatment: The metal railings need significant prep to eliminate rusting and then appropriate re- painting
Clay Tile Roofs and Parapet Caps and Roof Drains Location:
Each main unit entry is protected by a short porch extension with clay barrel tile
roof including the upper level units. Clay tile is also used as a parapet cap to the exterior stucco walls. There are holes in the parapet where clay tile inserts may
5.D.d
Packet Pg. 247 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 January 1, 2022
have originally penetrated the wall for drainage but removed The tile drains appear to remain in place draining through the parapet at the back of the two story building
Condition: The clay tiles are in generally good condition and may have been replacement for original tile however the grout at the parapet cap tiles appears very old. The
parapet clay tiles are not all aligned. Attachments have not been confirmed.
Treatment: The roof should be inspected on a regular cycle and repaired where necessary. The roof
tile should be inspected for attachments. Missing and dislocated parapet caps
should be repaired. The clay tile drainpipes that were removed should be reviewed for possible reinstallation
Roofing
Location: The roof is covered composite sheet roofing. There are low parapet separations
between some portions of the roof all covered by the roofing. All roofing is
concealed from public view by low parapets although the roof over the ground floor units is visible from the second floor units and is sometimes used as an informal outdoor space
Condition:
The current roofing may be adequate for the next few years. No obvious areas of leaking were evident.
Treatment: . Roof life cycle should be evaluated. A new roof may be needed over the next years. Any leaks should be identified and repaired expeditiously.
Gutters and Drainage Location:
There are several methods of roof drainage with openings through the parapets
and downspouts on the outer sideyard elevations. There are also drain holes centered between units in the long facades flanking the courtyard. There were
5.D.d
Packet Pg. 248 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 January 1, 2022
likely round clay tiles as part of the drainage system but the tiles have been removed and only the holes remain.
Condition: The metal leader boxes and down spouts appear in adequate to fair condition. The drain holes through the parapets appear unfinished. There are no drain guards on the roof to prevent accumulation of debris from blocking drainage.
Treatment: Drainage should be reviewed including water tests as necessary. At time of stucco repairs and refurbishment, the drain holes n the court side should be reviewed. Metalwork of downspouts should be maintained and painted as needed.
Hardware Location:
The main entry doors appear to have original matching hardware with a few exceptions. The black handle and deadbolt are the primary hardware. Doorbells have been added under the view windows. Original mail slot coverings are also evident on most units’ front entries. Non original deadbolts have also been
added in some locations. Upper floor units may not have original hardware. Window hardware is not original. Condition:
The front door handle appears in satisfactory condition. Other hardware on the
front door appears added and inconsistent. Upper floor door knobs appear in poor condition and inconsistent Treatment:
The front door hardware should be reviewed and refurbished. Replacement hardware for other doorways should be selected to maintain consistency Window hardware should be maintained
Exterior Lights Location:
There are wall mounted front porch lights at the ground floor units. The stair to
the second floor has a pair of decorative exterior lights that flank the landing at
5.D.d
Packet Pg. 249 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 11 January 1, 2022
the midpoint. There is a service light under the stair at the electrical meters. Otherwise there does not appear to be exterior lighting.
Condition: Streetlights may be adequate but additional lighting may be appropriate. 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. Existing porch lights can be re-lamped for energy conservation if the appropriate bulb is chosen.
Garage Doors Location:
There are eight garages each with an individual wood garage door. The garage doors have a thin wood frame that wraps each opening. Condition:
The doors are generally in poor to fair condition. The operating mechanisms for some of the doors are also in need of repair and maintenance. Treatment:
The wood doors can be maintained with significant prep and paint. A few doors may need wood repair and additional framing. The operating mechanisms may also need review and repair.
Electrical Location:
The primary electrical appears to come from the service along the alley to the
back of the building. The individual unit meters are on the courtyard side of the two story rear building. . Condition:
The current service connects with overhead wires to the building. The electrical meters appear to be in need of update and some equipment may need upgrades
5.D.d
Packet Pg. 250 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Santa Monica Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 12 January 1, 2022
Treatment:
The electrical service should be reviewed by an engineer. Potential upgrades
may be appropriate for safety. Plumbing
Location: There are outlets for exterior water. The interior plumbing and underfloor system is generally not visible but exposed areas in the garage below the second floor
units show some of the plumbing
Condition: The plumbing service including sewer has not been investigated. The system is
old and does not appear to have been upgraded. Area in garage ceiling shows possible issues. Treatment:
Plumbing should be reviewed. Outlets and fixtures should be repaired to prevent
water damage. New service lines may be necessary. Mechanical/Heating
Location: There is gas service to the building so that both water and space heating is gas.
Condition: The system is currently operable Treatment:
Mechanical systems including water heating may require update. Review gas shut off for safety.
5.D.d
Packet Pg. 251 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Photographs
818 Grant Street - North elevation along Grant Street.
5.D.d
Packet Pg. 252 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street - View looking south into central court with walkways and unit entries.
5.D.d
Packet Pg. 253 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – West elevation along side alley
5.D.d
Packet Pg. 254 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – South elevation along rear alley.
5.D.d
Packet Pg. 255 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – East elevation along side setback with adjacent property
5.D.d
Packet Pg. 256 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework is an important character defining feature of the property. There is a front yard of mostly lawn
and a long linear courtyard
between the two residential wings. Sitework is distinguished by a concrete central walk through an
area of front lawn that then
splits into 2 paths serving the two sides of the linear courtyard space. The outer sideyards are narrow strips
of concrete with steps into
rear doorways. The back of the property is along the alley.
Concrete is in adequate condition with a few areas of
settling along
the walk. The concrete steps in front and at the rear of the
units are
similarly in general in adequate condition.
The paved walk can be cleaned but not
aggressively.
Steps should be maintained and additional markings for
safety can be
added on stair treads.
5.D.d
Packet Pg. 257 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.d
Packet Pg. 258 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The front yard is primarily
lawn with small plants against the front facades of the two wings. There is also lawn in the central medium
inside the court and
plantings against the fronts of the units with landscape enhanced at the stairs into each unit. There is a small
group of palm trees on
each side of the front entry into the courtyard that are a distinguishing feature. There are no plantings on
the rear and side yards
Areas of the
front yard and central medium have worn areas creating
patches in the
lawn. Plantings along the two sides of the central
court are mixed
and some of the plants are up against the plaster building
facades.
New plantings
in the front area of the building and along the
sides of the
courtyards are possible to enhance the overall design
of the space.
Existing plantings should betrimmed
away from the
buildings. Bare areas should be fertilized and
re-seeded.
Added irrigation may help in maintenance.
5.D.d
Packet Pg. 259 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
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Packet Pg. 260 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete
footings, but little is visible as plaster finish continues to grade. The foundations do not show obvious
failures. A few areas of
upgrade are visible in the garages in the two story structure at the back of the property
There is no
evidence of structural concerns but more
investigation
may be warranted especially for the two story
structure at the
south.
Structural
engineer should review. Additional seismic
strengthening
may be required
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Packet Pg. 261 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plaster
Exterior
The building exterior is a
textured finish with offset strokes of smooth stucco. This texture appears original around the entire
building except in areas of
repairs. On the two front towers there is a decorative cast plaster insert.
The stucco is in
adequate to fair condition with no obvious failures. Areas
of previous
repairs are not all consistent in texture. There is slight
cracking in
areas
The stucco is
best maintained with regular cycles of prep
and paint.
Repairs need to be carefully crafted to match the
original finish.
(not “Spanish lace”)
5.D.d
Packet Pg. 262 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
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Packet Pg. 263 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Wood doors Wood doors are prevalent
throughout the building as entry doors to all the units. Back door and upstairs unit and storage doors. Original
doors have recessed
panels with surrounding trims A few doors have been replaced with slab doors.
The original
doors are mostly intact and should be preserved.
The specific
details at the view window of the front doors varies.
Doors should
be prepped and painted on a regular basis. Rotting
at the bottom
of doors should be checked so that there is
no long term
deterioration. Painting should be provided that
carefully
protects and maintains the original door hardware.
5.D.d
Packet Pg. 264 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Windows Almost all windows have
been replaced with aluminum slider windows. Only the large arched windows in the two corner
towers appear original or
similar to the original wood windows.
Windows are in
adequate condition but they would appear more
appropriate to
the building if wood windows are restored. Future window
maintenance
programs may consider timely replacements to match likely
original
Windows need
to be maintained to avoid water intrusion into
wood frames
and exterior walls. Aluminum window sash
may pit
especially near the ocean. The wood windows
at the tower
elements should be carefully maintained
with regular
schedule of prep and paint.
5.D.d
Packet Pg. 265 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
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Packet Pg. 266 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Wood Trim The minimal trim on the
building is wood including porch ceilings at both levels and trim at doors and windows
The wood trim
is deteriorated. Paint finishes are peeling. There are a
few areas of rot
at window sills.
The wood trim
needs treatment and refurbishment including prep
and paint.
Wood sills and porch ceilings should also be treated or
replaced with
matching as needed. A regular cycle of prep and
paint should
be provided.
5.D.d
Packet Pg. 267 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Metal rails The metal work is at the
central stairs to the second floor units. There is decorative metalwork feature on either side of the
stair landing that support
decorative light fixtures
The metal stair
has areas of rust. Most stair elements are intact and in
otherwise fair
condition.
The metal
railings need significant prep to eliminate
rusting and
then appropriate re- painting
5.D.d
Packet Pg. 268 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Roof, Parapet Caps and Roof Drains
Each main unit entry is
protected by a short porch extension with clay barrel tile roof including the upper level units. Clay tile is also
used as a parapet cap to
the exterior stucco walls. There are holes in the parapet where clay tile inserts may have originally
penetrated the wall for
drainage but removed The tile drains appear to remain in place draining through the parapet at the back of
the two story building
The clay tiles
are in generally good condition and may have been
replacement for
original tile however the grout at the parapet cap
tiles appears
very old. The parapet clay tiles are not all aligned.
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 that
were removed should be reviewed for possible
reinstallation
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Packet Pg. 269 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Roofing The roof is covered
composite sheet roofing. There are low parapet separations between some portions of the roof all
covered by the roofing. All
roofing is concealed from public view by low parapets although the roof over the ground floor units is visible
from the second floor units
and is sometimes used as an informal outdoor space
The current
roofing may be adequate for the next few years. No
obvious areas
of leaking were evident.
Roof life cycle
should be evaluated. A new roof may be needed
over the next
years. Any leaks should be identified and repaired
expeditiously.
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Packet Pg. 270 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Gutters and
Drainage
There are several methods
of roof drainage with openings through the parapets and downspouts on the outer sideyard
elevations. There are also
drain holes centered between units in the long facades flanking the courtyard. There were
likely round clay tiles as
part of the drainage system but the tiles have been removed and only the holes remain.
The metal
leader boxes and down spouts appear in adequate to
fair condition.
The drain holes through the parapets appear
unfinished.
There are no drain guards on the roof to prevent
accumulation
of debris from blocking drainage.
Drainage
should be reviewed including water tests as
necessary. At
time of stucco repairs and refurbishment, the drain holes
n the court
side should be reviewed. Metalwork of downspouts
should be
maintained and painted as needed.
5.D.d
Packet Pg. 271 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Hardware The main entry doors
appear to have original matching hardware with a few exceptions. The black handle and deadbolt are
the primary hardware.
Doorbells have been added under the view windows. Original mail slot coverings are also evident on most
units’ front entries. Non
original deadbolts have also been added in some locations. Upper floor units may not have original
hardware. Window
hardware is not original.
The front door
handle appears in satisfactory condition. Other hardware
on the front
door appears added and inconsistent. Upper floor
door knobs
appear in poor condition and inconsistent
The front door
hardware should be reviewed and refurbished.
Replacement
hardware for other doorways should be
selected to
maintain consistency Window hardware
should be
maintained.
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Packet Pg. 272 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There are wall mounted
front porch lights at the ground floor units. The stair to the second floor has a pair of decorative exterior
lights that flank the landing
at the midpoint. There is a service light under the stair at the electrical meters. Otherwise there does not
appear to be exterior
lighting.
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. Existing porch
lights can be
re-lamped for energy conservation if the
appropriate
bulb is chosen.
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Packet Pg. 273 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Garage
Doors
There are eight garages
each with an individual wood garage door. The garage doors have a thin wood frame that wraps
each opening.
The doors are
generally in poor to fair condition. The operating
mechanisms
for some of the doors are also in need of repair and
maintenance.
The wood
doors can be maintained with significant prep and
paint. A few
doors may need wood repair and additional
framing. The
operating mechanisms may also need review and
repair.
5.D.d
Packet Pg. 274 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come from the service along the alley to the back of the building. The individual unit meters
are on the courtyard side of
the two story rear building. .
The current
service connects with overhead wires to the building.
The electrical
meters appear to be in need of update and some
equipment may
need upgrades
The electrical
service should be reviewed by an engineer.
Potential
upgrades may be appropriate for safety.
5.D.d
Packet Pg. 275 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing There are outlets for
exterior water. The interior plumbing and underfloor system is generally not visible but exposed areas in
the garage below the
second floor units show some of the plumbing
The plumbing
service including sewer has not been investigated.
The system is
old and does not appear to have been upgraded.
Area in garage
ceiling shows possible issues.
Plumbing
should be reviewed. Outlets and fixtures should
be repaired to
prevent water damage. New service lines may be
necessary.
5.D.d
Packet Pg. 276 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Mechanical/
Heating
There is gas service to the
building so that both water and space heating is gas.
The system is
currently operable
Mechanical
systems including water heating may require
update.
Review gas shut off for safety.
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Packet Pg. 277 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic
MILLS ACT MAINTENANCE PLAN
818 Grant Street
MAINTENANCE PLAN: 818 Grant Street
Item #Maintenance Feature Location Recommended Treatment Total
Schedule Maintenance per Secr of Ints Stds.(Est. Budgets)
SITE
1 2023 Sitework Unit front entry steps Review site paving for damage. Patch as 5,000.00$
ongoing Courtyard walkways needed. Check impact of planting on walls
2 monthly Landscape Streetscape, courtyard Maintain landscape, check irrigation 20,000.00$
Avoid plants and irrigation against stucco walls
EXTERIOR
3 as needed Foundations/Structural Footings at buildings Review structural as needed, patch cracks 2,000.00$
2025 review when occurs in exposed concrete
4 2024 Plaster exterior All facades Review plaster. Patch cracks 50,000.00$
5 year cycle Prep and paint on 5 year cycle
2029
5 2024 Wood doors Unit entry doors Maintain original doors 10,000.00$
5 year cycle Rear unit doors on sideyard and Prep and paint as needed
2029 alley
6 annual Windows Throughout Maintain windows and operation. 20,000.00$ ongoing Front (north elevation) and courtyard alumnum
can be replaced with wood type windows
7 2024 Wood Trim All windows frames and sills Prep and paint approx 5 year cycle 50,000.00$
5 year cycle
2029
8 2023 Metal Rails Handrails for stair to second Significant prep and paint 20,000.00$
5 year cycle floor
2028
9 2023 Clay tile roofs and parapets Porch overhangs and flat roof Check for attachments. Replace missing with 10,000.00$
5 year cycle parapet caps matching clay barrel tile
2028
10 2023 Roofing Throughout Provide new roofing surface. Review in 10 years 50,000.00$
11 2023 Drainage Clay tile openings thru parapets Provide screens to keep drains clear of debris.10,000.00$
& ongoing Drainage throughout site Clay tile liner removed from some penetrations
and can be reinstalled
12 2025 Hardware Doors and windows Maintain orignal entry door hardware, 5,000.00$
& ongoing replace missing hardware with consistent
finish
13 as needed Exterior Lights Site ligihting,porch lights Relamp as needed 5,000.00$
Check for weather seal and finish conditon
14 2023 Garage ddors Garages entered from south Repair garage doors as needed for consistent 30,000.00$
5 year cycle aley appearrrance
2028
SYSTEMS
15 as needed Electrical Overhead from south alley Maintain as needed 5,000.00$
Review exterior outlets for safety
Relamp as needed
16 as needed Plumbing Throughout site and units Maintain plumbing. Repairs when needed 8,000.00$
to be expedited.
17 review shutoff Heating/AC/Gas All residential units Maintain service, repair as needed 5,000.00$
2023 Gas meters at south end of Check for shutoffs
as needed court under stairs
TOTAL MILLS ACT MAINTENANCE PLAN 10 Years 305,000.00$
2022 1 818 Grant Street, Santa Monica
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Packet Pg. 278 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
Financial Analysis for Mills Act Contract at
818 Grant in Santa Monica, CA
Monthly Rental Income 15,800.27$
Annual Rental Income 189,603.19$ Actual
Vacancy loss (5,688.10)$ 3%
Annual Rental Income 183,915.09$
Insurance 4,573.00$
Utilities 9,417.13$
Trash 4,400.00$
Repairs & Maintenance 62,350.00$
Management 11,034.91$
Landscaping 6,000.00$
Pest Control 2,500.00$
Professional and Marketing 3,600.00$
Legal 12,355.85$
Rent control registration 2,376.00$
Miscellaneous Op Ex 5,000.00$
Total Expenses 123,606.89$
Net total 60,308.21$
Interest component 5.50%
historic property risk component 4%
property tax component 1%
amortization component 0.5%
total = cap rate 11.00%
Mills Act Accesed Value $548,256.44
Current Tax $42,549.43 23%
Tax under Mills Act $5,482.56
Estimated Tax Reduction $37,066.87
5.D.d
Packet Pg. 279 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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Packet Pg. 280 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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5.D.d
Packet Pg. 283 Attachment: 818 Grant Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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. 284 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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.
5.D.e
Packet Pg. 285 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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. __________
362 Camden Fee, LLC
9744 Wilshire Blvd Ste 203, Beverly Hills, CA 90212
Leo@slhinvestments.com818-425-9776
5.D.e
Packet Pg. 286 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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. 287 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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
02/14/2022
5.D.e
Packet Pg. 288 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street / 171-177 Pier Avenue
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
February 1, 2022
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
5.D.e
Packet Pg. 289 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 February 1, 2022
CONDITION ASSESSMENT REPORT
Overview
The site at 174 Kinney Steet/171-177 Pier Avenue contains two building types:
the exposed masonry building at 174 Kinney Street and a two story plaster
finished building at 171-177 Pier Avenue. The property is a designated City of
Santa Monica landmark. The site and buildings at 174 Kinney Steet/171-177 Pier
Avenue are in fair condition and need of significant maintenance. Current
planning includes ongoing maintenance of character defining features of the
historic resource.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of
174 Kinney Steet/171-177 Pier Avenue that covers the two parts of the building.
The parcel was designated a City of Santa Monica Landmark in 2015.
Aerial photo with site and outline of two buildings, one facing north on at 174 Kinney Street and
the other facing south at 171-177 Pier Avenue.
5.D.e
Packet Pg. 290 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 February 1, 2022
According to the Los Angeles County Assessor, the property is identified as 177
Pier Avenue with construction dates of 1909 and 1950. Based on permit research
in “171-177 Pier Avenue/174 Kinney Street Landmark Assessment Report –
Draft” by Architectural Resources Group, May 20, 2015, the current buildings
were generally constructed ca. 1915 and 1926 with the main façade on Kinney
street added in 1926. The report described the building as “commercial
vernacular in style, with Art Deco and Spanish Colonial Revival elements.”
Aerial photo of 174 Kinney Street looking south.
Neighborhood and General Building Description
The property is located in southwest Santa Monica, on the east side of Neilson
Way one block from the Pacific Ocean and a half block from Main Street on the
west. The property is within the Main Street commercial district.
5.D.e
Packet Pg. 291 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 February 1, 2022
The subject parcel is an approximately 90 x 193 foot rectangular site that is
generally flat with a slight slope down to the east to Main Street. The Los
Angeles County Assessor indicates a total of 14,264 square feet of interior space
on the site. The buildings on the site front directly to the public way on three
sides but on the east are setback approximately 20 feet from the property line
creating a private alley like space the length of the parcel. The northern portion
of the building has exposed brick masonry on the north and west street front
facades while the east facade is finished with plaster with openings to the
outdoor dining area.
The northern building features a large one story space with vaulted roof on bow
string trusses that has served as a restaurant space since the 1970s. Remodels
include the addition of several long windowed light monitors down the center of
the ceiling. The building on the south is two stories with commercial storefronts
on the ground floor along Pier Avenue with a corner storefront at Neilson Way
and offices on the upper floor. The offices are entered from a wood stair in the
alleyway on the east side of the property and there is an additional wood exit
stair in the planting area on the west along Neilson Way.
For site landscape the north façade has small planting areas on either side of the
main entry and there is a long strip for planting along Neilson Way with Ficus
type bushes that extends the full length of the site to the corner entry at Pier
Avenue. A single tall palm tree is also located along Neilson Way toward the
south. There is no landscape along Pier Avenue. The alleyway on the east at the
south end of the site adjacent to 171-177 Pier Avenue is a small, landscaped
court with a large tree that is close to the building and extensive vines that grow
up the side of the building and over the rooftop parapet at the second floor. The
overall property is in fair condition throughout.
Character Defining Features – Condition Assessment and Treatment
The primary character-defining features for the site with buildings consisting of
Art Deco and Spanish Colonial Revival elements are outlined in the Statement of
Official Action (STOA) by the City of Santa Monica Landmarks Commission:
“SECTION IV. The following building elements and features shall constitute the
historic character-defining features of the building:
Kinney Street elevation:
1. Symmetrical arrangement divided into three bays
2. Brick Art Deco pilasters with finials atop pilasters flanking the central bay
3. Recessed entry
4. Exposed brick
5. Large paired fixed wood windows located in each outer bay
5.D.e
Packet Pg. 292 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 February 1, 2022
Pier Avenue elevation:
1. Flat roof with stepped parapet and finials
2. Chamfered recessed corner entry
Neilsen Way elevation:
1. uniformly sized and spaced window openings with concrete lintels “
The following report includes a condition assessment of all key exterior elements
including the listed character defining features with strategies for repair,
refurbishment and ongoing maintenance of these structures and site.
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.
Preservation Briefs published by the National Park Service cover a range of
treatments for wood, masonry, cast stone and other typical elements of historic
buildings. These Briefs provide overall approaches and best practices to be
adapted for specific situations and conditions.
Projects at this property are also eligible for application of the California Historic
Building Code.
5.D.e
Packet Pg. 293 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 February 1, 2022
SUMMARY OF REPAIR / MAINTENANCE WORK
174 Kinney Street
Sitework, Streetscape
Treatment:
Paving should be cleaned regularly. Water use around wood entry is to be
avoided. Concrete slabs along west should be evaluated for repairs
Landscape
Treatment:
Streetscape landscape should be trimmed regularly with attention to overgrowth.
The plantings along Neilson Way may need cleaning out underneath frequently.
Should the landscape change, appropriate irrigation should be considered.
Foundations / Structural
Treatment:
Structural engineer to review. Additional seismic strengthening may not be
required but areas of missing grout should be filled to avoid water intrusion.
These areas may also indicate possible further structural review.
Entry Way
.
Treatment:
The woodwork should be re-finished and as an active area of the building should
be regularly maintained with cycles of prep and paint. The flooring should also
receive a fresh finish to help protect from weather and frequent public use.
.
Front Windows
Treatment:
The wood and steel elements should be prepped for a regular cycle of painting. .
5.D.e
Packet Pg. 294 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 February 1, 2022
Metal Windows
Treatment:
The metal windows should be prepped for a regular cycle of painting. Operability
should be reviewed and missing hardware replaced. .
Metal Security Grills
Treatment:
The metal window grills should be well prepped and painted and then
maintained with a regular cycle of prep and paint. Attachments to masonry
surround should be reviewed.
Masonry Facades
Treatment:
Masonry should be reviewed for missing grout. All missing and loose pointing
mortar should be replaced. Areas of brick separation should be investigated for
additional repairs.
Clay Tile Parapet
Treatment:
The tiles should be reviewed for attachment to the building. Missing tiles should
be replaced with matching barrel roof tile.
Drainage
Treatment:
Drains should be tested for adequate flow. Appropriate guards should be
reviewed for drains to prevent debris from clogging drain lines.
Roofing and Rooftop Monitors
Treatment:
The roof should be reviewed for age and warranty. A cycle of roof replacement
should be developed to maintain a watertight enclosure. Side walls with windows
at light monitors should be revied and refurbished as needed
5.D.e
Packet Pg. 295 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 February 1, 2022
Hardware
Treatment:
Door hardware can be refurbished. Window hardware should be reviewed and
refurbished. While not fully original, the door hardware should be reviewed and
better aligned and finished where appropriate. New hardware should be
compatible with the historic design.
Exterior Lights
Treatment:
The few lights should be reviewed for possible conversion to LED. New exterior
lighting can be added for security or lighting in the landscape that illuminates the
building but should be carefully considered and installed to be unobtrusive and
compatible. Locations on the front façade should be carefully evaluated for new
compatible lighting.
Electrical
Treatment:
An electrical engineer should review the system for capacity and safety.
Plumbing
Treatment:
Plumbing should be reviewed. Plumbing issues should be monitored and
expeditiously repaired to avoid damages to the building.
Mechanical/Heating
Treatment:
Mechanical system requires ongoing maintenance. An overall review of the
mechanical systems may be helpful as well as a review for gas shut off for safety
5.D.e
Packet Pg. 296 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 February 1, 2022
171 – 175 Pier Avenue
Sitework, Streetscape and Signage
Treatment:
Concrete areas can be patched or replaced. Pavers are not original at
storefronts and can also be replaced as needed. The east court concrete is in
satisfactory condition but requires cleaning. The brick planter needs repair at
separation.
Landscape
Treatment:
The vine that grows across the Pier Ave façade may damage decorative
elements and should be cut back. The tree adjacent to the east elevation should
be reviewed and trimmed to minimize impact to roof including drainage. The
large palm tree on the west should be trimmed of dead leaves and the Ficus
bushes maintained. Irrigation may be needed.
Foundations / Structural
Treatment:
Structural engineer to review. Additional seismic strengthening may be
recommended.
Corner Entry and Storefronts
Treatment:
Woodwork should be prepped and painted including minor patching.
.
Side Entries and Wood Stairs
Treatment:
The wood stairs and rails should be prepped and painted. Any repairs should
include better attachment at grade. Safety strips should be added, especially at
top and bottom treads
5.D.e
Packet Pg. 297 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 February 1, 2022
Aluminum Upper Windows
Treatment:
Operable windows should be reviewed for operation and replacement of missing
hardware. Replacement of windows with more compatible can be considered as
needed
Plaster Finish
Treatment:
The plaster should be cleaned and painted on regular cycle. Missing and
cracked areas should be patched.
Decorative Cast Features
Treatment:
The cast elements should be reviewed, cleaned and treated potentially with a
protective consolidant without impacting finishes. Vines should be removed.
Attachment of corner arched feature should be reviewed.
Clay Tile Parapet Caps
Treatment:
The tile should be checked for anchorage and missing barrel tiles replaced.
Roofing
Treatment:
The roof should be inspected on a regular cycle and repaired where necessary.
Edge details should also be secured. New roofing may be necessary during next
10 years.
Drainage
Treatment:
Drainage should be reviewed and any missing pieces replaced. Drain lines
should be checked and cleared of any debris.
5.D.e
Packet Pg. 298 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 February 1, 2022
Hardware
Treatment:
Door hardware can be refurbished. Window hardware should be reviewed and
refurbished. While not fully original, the door hardware should be reviewed and
better aligned and finished where appropriate.
Exterior Lights
Treatment:
The few lights should be reviewed for possible conversion to LED. New exterior
lighting can be added for security as well as lighting in the landscape that
illuminates the building. The storefronts would be well served by additional
lighting.
Electrical
Treatment:
Electrical service should be reviewed. Better and safer access should be
provided to the location of meters and electrical boxes.
Plumbing
Treatment:
Plumbing should be reviewed. Plumbing issues should be monitored and
expeditiously repaired to avoid damages to the building.
Mechanical/Heating
Treatment:
Mechanical system requires ongoing maintenance. An overall review of the unit
mechanical systems may be helpful as well as a review for gas shut off for safety
5.D.e
Packet Pg. 299 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street – north entry elevation
5.D.e
Packet Pg. 300 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street along west façade on Nielson Way
5.D.e
Packet Pg. 301 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street view of side façade on east
5.D.e
Packet Pg. 302 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework There is minimal site work
along the public way with
planters flanking the
recessed entryway. The
front is paved concrete
except at the recessed
entry with wood flooring.
Along the west side of the
building is a long planting
strip along the public
sidewalk the length of the
property There are small
areas of concrete paving
into the landscape at the
two side exit areas and at
utility meters.
.
The concrete is
in fair condition
along the north.
The wood floor
at the entry is
in fair condition
with worn
finishes. The
concrete
paving at the
side entries
and utilities has
been damaged.
Paving should
be cleaned
regularly.
Water use
around wood
entry is to be
avoided.
Concrete
slabs along
west should
be evaluated
for repairs
5.D.e
Packet Pg. 303 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The primary landscape
features are the planters
under the front windows
flanking the main entry
way. There is also a series
of Ficus trees trimmed to
bush shapes the length of
the building on the west.
The landscape
is in fair
condition. The
landscape area
is not clearly
defined along
the west.
There is no
apparent
irrigation..
Streetscape
landscape
should be
trimmed
regularly with
attention to
overgrowth.
The plantings
along Neilson
Way may
need cleaning
out
underneath
frequently.
Should the
landscape
change,
appropriate
irrigation
should be
considered.
5.D.e
Packet Pg. 304 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
The footings are not
evident but there are
seismic upgrades visible
with exposed bolts and
vertical metal structs
around the exterior
facades. The front façade
also has steel braces
behind the projection above
the roof.
The seismic
treatment was
sufficient under
previous code
upgrades but
can be studied
to determine if
additional work
would be
recommended.
There areas of
missing grout
and slight
separation of
bricks along
the west that
may indicate
structural
stress.
Structural
engineer to
review.
Additional
seismic
strengthening
may not be
required but
areas of
missing grout
should be
filled to avoid
water
intrusion.
These areas
may also
indicate
possible
further
structural
review.
5.D.e
Packet Pg. 305 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.e
Packet Pg. 306 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Entry Door
and
Entryway
Assembly
The recessed entryway
with surrounding wood
framed storefront.is
centrally located on the
north façade.
.
The entryway
is in fair
condition with
surface
damaged wood
boards and
faded finishes
especially on
the wood
flooring.
The woodwork
should be re-
finished and
as an active
area of the
building
should be
regularly
maintained
with cycles of
prep and
paint. The
flooring should
also receive a
fresh finish to
help protect
from weather
and frequent
public use.
5.D.e
Packet Pg. 307 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Front
Windows
On either side of the central
front entry are large opens
with fixed glass windows
within wood and steel
frames. A flat steel plate
creates the header across
the openings Both
windows have a center
wood mullion, dividing the
opening into two equal
fixed glass panels.
The wood
frames are in
fair condition
with wood grain
showing
through finish
paint. The steel
header
appears
straight.
The wood and
steel elements
should be
prepped for a
regular cycle
of painting.
5.D.e
Packet Pg. 308 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.e
Packet Pg. 309 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Metal
Windows
and Doors
The four openings along
the long west elevation
consist of metal windows
with a central post in each
opening to provide a pair of
windows in each opening.
The openings have brick
jambs, concrete header
beams and concrete sills.
The metal
windows are
generally intact
and in fair
condition.
The metal
windows
should be
prepped for a
regular cycle
of painting.
Operability
should be
reviewed and
missing
hardware
replaced.
5.D.e
Packet Pg. 310 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.e
Packet Pg. 311 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Metal
Security
Grills
The openings along the
west façade have gridded
metal grills protecting the
metal windows. The grills
consist of metal rods in an
approximately square grid
with the outer frame bolted
into the masonry jambs,
concrete header and sill
The grills are in
fair condition
with areas of
rust showing
through the
paint finish
The metal
window grills
should be well
prepped and
painted and
then
maintained
with a regular
cycle of prep
and paint.
Attachments
to masonry
surround
should be
reviewed.
5.D.e
Packet Pg. 312 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Masonry
facades
The exposed masonry
facades run the length of
the front (north façade) and
along Neilson Way on the
west. The front façade was
added to create a formal
entry to the building and the
brick construction and brick
type is different than the
earlier exterior brick
primarily seen along
Neilson Way
The brick is in
fair condition
on the north
and fair to poor
condition on
the west with
missing grout
and areas of
separation.
The east
façade
currently not
visible from the
public way has
been
strengthened
and has a
plaster finish
over the
masonry.
Masonry
should be
reviewed for
missing grout.
All missing
and loose
pointing
mortar should
be replaced.
Areas of brick
separation
should be
investigated
for additional
repairs.
5.D.e
Packet Pg. 313 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.e
Packet Pg. 314 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Parapet
A line of clay barrel tile
perpendicular to the
parapet runs the length of
the west façade on top of
the cast stone parapet cap.
The pattern consists of
single under tiles and
double over tiles.
The tiles are
generally intact
and may be
attached
directly to the
parapet cap. A
small number
of tiles are
missing.
The tiles
should be
reviewed for
attachment to
the building.
Missing tiles
should be
replaced with
matching
barrel roof tile.
5.D.e
Packet Pg. 315 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Roofing,
Rooftop
Monitors
The main roof is covered
with sheet roofing and the
light monitors with gable
roofs are covered with
composite shingles.
s
The roof is in
fair condition.
The composite
shingles on the
light monitors
are similarly in
fair condition.
The windows in
the light
monitors are in
fair condition
and likely in
need repairs
and
adjustments to
maintain water
tight enclosure
The roof
should be
reviewed for
age and
warranty. A
cycle of roof
replacement
should be
developed to
maintain a
watertight
enclosure.
Side walls with
windows at
light monitors
should be
reviewed and
refurbished as
needed
5.D.e
Packet Pg. 316 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Drainage Drainage appears to be
through a series of roof
drains along the east and
west facades and through
concealed piping
Drains may be
in adequate
condition but
should be
tested.
Drains should
be tested for
adequate flow.
Appropriate
drain guards
should be
reviewed to
prevent debris
from clogging
drain lines..
5.D.e
Packet Pg. 317 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Hardware No original door hardware
remains. The current front
door hardware is
compatible. A side exit
door on Neilson Way does
not have exterior hardware.
The hardware
is in moderate
condition.
Door
hardware can
be
refurbished.
Window
hardware
should be
reviewed and
refurbished.
New hardware
should be
compatible
with the
historic
design.
.
5.D.e
Packet Pg. 318 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There does not appear to
be any original lights
although there is a shaped
metal bracket on either side
of the main entry that may
have served as part of a
decorative fixtures flanking
the entry. There are also
pipes down the central two
pilasters to apparently gas
lamps higher up on the
façade. There are also
sets of modern projecting
lights over the two main
windows on either side of
the entry. At the top of the
two central pilasters are
decorative round fixtures
with blue lenses and
pointed top. The restaurant
use has installed a variety
of added decorative lights
emphasizing the pilaster
but those are no longer
present.
The few
exterior lights
are in fair
condition.
Except for the
set of
projecting lights
over the
flanking
windows, there
is very little
exterior lighting
currently on the
building
The few lights
should be
reviewed for
possible
conversion to
LED. New
exterior
lighting can be
added for
security or
lighting in the
landscape that
illuminates the
building but
should be
carefully
considered
and installed
to be
unobtrusive
and
compatible.
Locations on
the front
façade should
be carefully
evaluated for
new
compatible
lighting.
5.D.e
Packet Pg. 319 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.e
Packet Pg. 320 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Electrical Service access is from the
overhead line on the east
into the building at roof
level. Electrical service
gear is along the east wall.
.
The electrical
service
appears to be
in adequate
condition
although the
overhead lines
and connection
at the building
are exposed.
An electrical
engineer
should review
the system for
capacity and
safety.
.
5.D.e
Packet Pg. 321 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing The plumbing service is
from the street.
There is no
obvious failure
but possible
ongoing issues
with buried
water lines.
Overall service
appears
adequate. The
plumbing
service
including sewer
has not been
investigated
Plumbing
should be
reviewed.
Plumbing
issues should
be monitored
and
expeditiously
repaired to
avoid
damages to
the building.
5.D.e
Packet Pg. 322 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Mechanical/
Heating
The primary heating system
appears to be gas. Gas
meters are grouped and
located on the west side of
the building.
The
mechanical
system is
currently
operational but
may require
maintenance.
There may be
older
equipment as
well as highly
visible rusted
elements.
Rooftop
mechanical
equipment
requires
ongoing
maintenance.
An overall
review of the
mechanical
system may
be helpful as
well as a
review for gas
shut off for
safety.
Rooftop
equipment
locations
should be
reviewed for
visibility.
5.D.e
Packet Pg. 323 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Photographs
171 – 177. Pier Avenue south elevation
5.D.e
Packet Pg. 324 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
171 – 177 Pier Avenue west elevation along Nielson Way
5.D.e
Packet Pg. 325 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
171 – 177 Pier Avenue corner view at Nielson Way
5.D.e
Packet Pg. 326 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
171 – 177 Pier Avenue view along east façade at service alley
5.D.e
Packet Pg. 327 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
171-177 Pier Avenue
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS
Sitework Sitework varies around the
building. On the west is an
approximately four foot
deep setback from the
sidewalk, continuing the
same planting area along
174 Kinney Street. One
section has concrete
paving where a wood stair
exits from the second floor
and then the space
continues with Ficus
trimmed as bushes The
corner entry at Pier Avenue
is paved concrete and
small setbacks of the
storefronts along Pier
Avenue have large pavers
that match the non-original
storefronts, On the east is
a small court that doubles
as a service access to the
rear of 174 Kinney Street
with concrete paving and a
long brick planter.
The paved
concrete areas
on the west
and at corner
entry are in
poor condition
The tile paving
at the Pier
Avenue
storefronts
matches
pavers on the
storefront
bulkheads
although
installation is
not well
detailed esp. at
sidewalk where
a sloping strip
of concrete is
added. The
alleyway court
on the east is
in satisfactory
condition. The
brick planter
has an area of
separation.
Concrete
areas can be
patched or
replaced.
Pavers are not
original at
storefronts
and can also
be replaced as
needed. The
east court
concrete is in
satisfactory
condition but
requires
cleaning. The
brick planter
needs repair
at separation.
.
5.D.e
Packet Pg. 328 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The landscape consists of
the Ficus bushes on the
west including a mature
palm tree, and a large tree
and miscellaneous low
plantings in the brick
enclosed planting area on
the east. A vine covers the
east facade and grows over
the top of the parapet along
the south facade to the far
corner at Neilson Way.
The landscape
is in fair
condition.
There may be
no irrigation.
The palm tree
on west needs
trimming. The
large tree on
the east is
adjacent to the
façade and
taller than the
building. The
vine on the
east covers
most of that
façade and has
grown across
the Pier
Avenue
parapet to the
corner
The vine that
grows across
the Pier Ave
façade may
damage
decorative
elements and
should be cut
back. The tree
adjacent to the
east elevation
should be
reviewed and
trimmed to
minimize
impact to roof
including
drainage. The
large palm
tree on the
west should
be trimmed of
dead leaves
and the Ficus
bushes
maintained.
Irrigation may
be needed.
5.D.e
Packet Pg. 329 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
Foundations are not visible
around the building. There
are metal straps on the
west that indicate a
possible earlier seismic
strengthening.
There is no
obvious
structural
weakness but
structure may
not have been
recently
evaluated.
.
Structural
engineer to
review.
Additional
seismic
strengthening
may be
recommended
.
5.D.e
Packet Pg. 330 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Corner Entry
and
Storefronts
on Pier Ave.
The corner entry at Pier
Avenue is recessed and the
two storefronts along Pier
Avenue are setback in
different configurations. A
fan occupies the transom
over the corner entry door.
The corner
entry door and
flanking
windows are in
deteriorating
wood frames.
The non-
original
storefronts are
in fair condition
although the
finishes have
faded. The
wood storefront
window frames
and wood
doors show
need for
deferred
maintenance. A
more
compatible
treatment can
be provided at
the location of
the fan at the
transom.
Woodwork
should be
prepped and
painted on
regular cycle
including
minor
patching.
5.D.e
Packet Pg. 331 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
5.D.e
Packet Pg. 332 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
E & W Side
Entries with
Wood Doors
and Stairs
Wood stairs on both east
and west facades lead to
second floor offices. Both
stairs with wood rails make
straight runs alongside the
building to small landings at
second floor doors.
The stairs are
in fair
condition. The
stair on the
west meets
grade at a
damaged slab
and the corner
post has an
exposed metal
bracket. The
stair on east is
in slightly better
condition with
less exposure
to the sun.
The wood
stairs and rails
should be
prepped and
painted. Any
repairs should
include better
attachment at
grade. Safety
strips should
be added,
especially at
top and
bottom treads
5.D.e
Packet Pg. 333 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Aluminum
upper
windows
Aluminum sliding windows
are installed at the second
floor
Aluminum
windows are in
fair condition
An air
conditioning
unit protrudes
from the corner
window over
the corner
entry The
windows are
not original.
Operable
windows
should be
reviewed for
operation and
replacement
of missing
hardware.
Replacement of
windows with
more
compatible can
be considered
as needed
5.D.e
Packet Pg. 334 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plaster
Finish
The primary exterior
material is plaster in a
relatively modern “knock-
down” finish and all facades
The plaster is
in adequate
condition with
areas of minor
cracking. There
is a small
damage at the
base near the
corner entry.
The texture of
plaster finish
likely dirt filled.
The plaster
should be
cleaned and
painted on
regular cycle.
Missing and
cracked areas
should be
patched.
5.D.e
Packet Pg. 335 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Decorative
Cast
Features
Four pointed cast
decorative caps are
mounted on the decorative
parapet cap at the
southwest corner of the
building. The angled
corner at Pier Avenue is
also highlighted by a cast
decorative element in the
arched transom area of the
second floor corner
window.
The decorative
cast elements
on the roof may
be intact but
exact condition
unknown. The
vines have
partially
overgrown the
parapet.
The cast
elements
should be
reviewed,
cleaned and
treated
potentially with
a protective
consolidant
without
impacting
finishes.
Vines should
be removed.
Attachment of
corner arched
feature should
be reviewed.
5.D.e
Packet Pg. 336 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Parapet
Caps
The portion of parapet on
the west and south away
from the corner treatment
with cast decorative
elements has a band of
barrel clay tiles
perpendicular to the street
on top.
The band of tile
is a pattern of
one under and
one over
although tiles
are missing at
the ends of the
parapet.
The tile should
be checked for
anchorage
and missing
barrel tiles
replaced.
5.D.e
Packet Pg. 337 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Roofing The roof consists of
primarily flat surfaces with
composite sheet roofing.
Drainage appears
concealed although older
elements of downspouts
remain on the building.
The roof should
be inspected
for ongoing
repairs
especially
around
exhaust, vents
and other
protrusions
through the
surface as well
as the roof
edges at
parapet. Roof
should also be
reviewed for
ponding and
adequate
drainage.
The roof
should be
inspected on a
regular cycle
and repaired
where
necessary.
Edge details
should be
secured. New
roofing may
be necessary
during next 10
years.
.
5.D.e
Packet Pg. 338 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Drainage Drainage may be direct
from roof through
concealed piping. There
are abandoned downspouts
at the northern end of this
building. Sthere appears to
be a drain from 171-177
Pier Ave rooof onto the roof
of 174 Kinney Street A
disconnected downspout
may have been part of that
system.
Condition of
drains is
unknown.
Drainage
should be
reviewed and
any missing
pieces
replaced.
Drain lines
should be
checked and
cleared of any
debris.
5.D.e
Packet Pg. 339 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Hardware There is minimal hardware
at the upper doors and
ground floor storefronts.
The hardware
is in moderate
condition.
Locksets are a
mix of metal
type.
Door
hardware can
be
refurbished.
Window
hardware
should be
reviewed and
refurbished.
While not fully
original, the
door hardware
should be
reviewed and
treated where
appropriate.
5.D.e
Packet Pg. 340 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There are minimal site and
porch lights There is a
small industrial light over
the two upper doors and an
added security light on the
west
The few
exterior lights
are fair
condition but
not energy
efficient
The few lights
should be
reviewed for
possible
conversion to
LED. New
exterior
lighting can be
added for
security as well
as lighting in
the landscape
that
illuminates the
building. The
storefronts
would be well
served by
additional
lighting.
5.D.e
Packet Pg. 341 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Electrical Service access is from
overhead line from the
east. Electrical circuit
boxes are along the east
wall off the court,
The electrical
service
appears to be
in adequate
condition
although
overhead lines
and connection
at the building
are exposed.
The boxes are in
an area
overgrown with
landscape.
Electrical
service should
be reviewed.
Better and
safer access
can be
provided to
the location of
meters and
electrical
boxes.
5.D.e
Packet Pg. 342 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing The plumbing service is
from the street.
There is no
obvious failure
and overall
service
appears
adequate
The plumbing
service
including sewer
has not been
investigated.
Plumbing
should be
reviewed.
Plumbing
issues should
be monitored
and
expeditiously
repaired to
avoid
damages to
the building.
5.D.e
Packet Pg. 343 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment
Mills Act Application 2022 Kaplan Chen Kaplan
Mechanical/
Heating
The primary heating system
appears to be gas. Gas
meters are grouped and
located on the west side of
the property
.
The
mechanical
system
currently
operational but
possibly older
equipment
Mechanical
system
requires
ongoing
maintenance.
An overall
review of the
mechanical
systems may
be helpful as
well as a
review for gas
shut off for
safety
5.D.e
Packet Pg. 344 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
MILLS ACT MAINTENANCE PLAN174 Kinney Street, 171-175 Pier Avenue,Santa Monica
MAINTENANCE SCOPE: 174 Kinney Street
Item #Year Feature Location Recommended Treatment Total
Maintenance per Secr of Ints Stds.(Est. Budgets)
174 Kinney Street Yrs 1-10
SITE
1 annual Sitework Frontwalk Clean and repair paving as needed 3,500.00$
Side patio on east Maintain flooring at inset entry
2 monthly Landscape Planting area flanking entry Maintain landscape 300/mo.36,000.00$
Planting along west Check irrigation as needed
Review planting design flanking entry
EXTERIOR
3 as needed Foundations/Structural Footings Review previous seismic work 5,000.00$
Previous seismic project Check anchors. Refurbish at rusted bolts
4 3 yr cycle Entry Door assembly Front entry (north)Maintain wood windows, siding & door 6,000.00$
Prep and paint
5 3 year cycle Front Windows Fixed glass in wood frames Maintain wood surrounds. Prep and paint 3,000.00$
on regular cycle
6 5 yr cycle Metal windows West façade and east Maintain all, Prep and paint in cycle 60,000.00$
Adjust for water tight fit as needed
7 5 yr cycle Metal security grills along west façade Prep and paint with windows 15,000.00$
Repair as needed
8 year 1 Masonry façades Primarily north and west Review for missing pointing mortar 100,000.00$
5 yr cycle elevations Review missing grout at separation on
west, repair and repoint
9 Year 1 Clay Tile Parapet West façade parapet Review for loose clay tiles, repair as 8,500.00$
5 yr cycle needed
10 as needed Drainage Rooftop internal drainage Test and clear as needed 4,000.00$
& with roof Drainage to adjacent roof Check for disconnected downspouts
11 inspection Roofing Roof throughout Review for repairs or possible roof 100,000.00$
year 1 Rooftop monitors with Monitors along center replacement. Check for drainage
& as needed windows Review roof monitors for water tight detail
12 as needed Hardware Front entry Maintain hardware, repair as needed 2,000.00$
(side door no hardware)
13 as needed Exterior lights Front entry Provide sufficient lighting for safety and 4,000.00$
security. Provide compatible lighting at
front entry
SYSTEMS
14 as needed Electrical Overhead at east Confirm service, repair as needed 10,000.00$
15 as needed Plumbing Main service & connections Maintain plumbing, fix all damaged 40,000.00$
elements immediately
16 as needed Mechanical/Heating Building May require update/replacement 6,000.00$
Review rooftop equipment visible
along Nielson Way, possble screening
SUBTOTAL 174 Kinney Avenue 403,000.00$
2022 Page 1 of 2 174 Kinney Street, 171-175 Pier Avenue,Santa Monica
5.D.e
Packet Pg. 345 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
MILLS ACT MAINTENANCE PLAN174 Kinney Street, 171-175 Pier Avenue,Santa Monica
MAINTENANCE SCOPE: 171 - 175 Pier Avenue
Item #Year Feature Location Recommended Treatment Total
Rehabilitation per Secr of Ints Stds.(Est. Budgets)
171 - 175 Pier Avenue Yrs 1-10
SITE
17 bi-annual Sitework Entry areas at storefronts Maintain streetfronts 9,000.00$
Side court on west
18 monthly Landscape Planting on west, court on Maintain landscape around 100/mo.12,000.00$
east with planter & large tree. Trim vines away from deco features
Vines on upper parapet Review tree touching building and parapet
EXTERIOR
19 as needed Foundations/Structural Footings Observe for structural issues. Upgrade 5,000.00$
Minimal seismic as needed
20 3 yr cycle Corner entry and Storefronts Streetfronts at corner and Maintain windows, doors and finishes 10,000.00$
on Pier Ave south elevation If new storefronts then to be compatible
21 5 yr cycle E & W side entries with West and east elevations Review steps and rail for safety 8,000.00$
wood doors & wood stairs Refurbish as needed
22 5 yr cycle Aluminum upper windows Upper floor Clean and maintain 6,000.00$
If any replacements, all should be replaced
with compatible
23 5 yr cycle Plaster finish All facades (incl upper Maintain and paint as needed. Plaster 80,000.00$
north façade)texture and deco paint treatment not orig.
Refurbish, prep and paint all
24 year 1 Decorative cast features Decorative cast caps on Check anchorage. Maintain coating 15,000.00$
5 yr cycle parapet, decoration at Review at roof, Patch as needed
upper corner window
25 year 1 Clay tile parapet cap West parapet cap Check attachments, Replace broken tiles 4,500.00$
5 yr cycle
26 year 1 Roofing Flat roof, sheet roofing Inspect and repair/replace roof as 50,000.00$
& as needed needed
27 year 1 Drainage Rooftop and downspouts Review, test drainage, replace missing 4,000.00$
& as needed
28 5 yr cycle Hardware Doors and Windows Maintain door and window hardware 3,000.00$
29 3 yr cycle Exterior Lights Upper stair landings Review exterior lighting for security &4,000.00$
Minimal exterior lighting safety. Supplement as needed
Fixtures to be compatible
SYSTEMS
30 as needed Electrical Overhead at east Observe and repair any electrical issues 12,000.00$
Controls, meters on east
31 as needed Plumbing Restrooms Maintain plumbing, fix all damaged 15,000.00$
elements immediately
32 as needed Mechanical/Heating incl rooftop equipment May require repair/update 10,000.00$
Corner window AC unit Remove exposed window unit at corner
2nd floor window
SUBTOTAL 171-175 Pier Avenue 240,500.00$
TOTAL MILLS ACT PLAN 10 Years 643,500.00$
2022 Page 2 of 2 174 Kinney Street, 171-175 Pier Avenue,Santa Monica
5.D.e
Packet Pg. 346 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
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%) $0138,790.1731,725380,7005.D.ePacket Pg. 347Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic
5.D.e
Packet Pg. 348 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
5.D.e
Packet Pg. 349 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
5.D.e
Packet Pg. 350 Attachment: 174 Kinney Street application materials (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
5.D.e
Packet Pg. 351 Attachment: 174 Kinney Street application materials (5255 : Adoption of 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.
5.D.f
Packet Pg. 352 Attachment: OAKS INITIATIVE FORM 2602 3rd Street (5255 : Adoption of 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 # ___________________________
5.D.f
Packet Pg. 353 Attachment: OAKS INITIATIVE FORM 2602 3rd Street (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
5.D.g
Packet Pg. 354 Attachment: OAKS INIATIVE FORM 227 Beach Street (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
5.D.g
Packet Pg. 355 Attachment: OAKS INIATIVE FORM 227 Beach Street (5255 : Adoption of 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.
DocuSign Envelope ID: 6FBC1A94-6F4F-4DDB-AF5F-69DC2EDD028C
5.D.h
Packet Pg. 356 Attachment: OAKS INITIATIVE FORM 227 Broadway (5255 : Adoption of 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 # ___________________________
DocuSign Envelope ID: 6FBC1A94-6F4F-4DDB-AF5F-69DC2EDD028C
Mark A. Schurgin, President
Rosalind J. Schurgin, Vice President
Michelle Schurgin, Vice President
Jonathan Schurgin, Vice President
Stuart Mercer, CFO
Jill Rosenberg, Secretary
8/19/2022
Jonathan Schurgin
Stanley Gribble and Mark Schurgin
Vice President per LLC Agreement
310.665.9665 (Eli)
310.665.9658 (Jonathan)
Eli Mahl - e.mahl@festivalcos.com
Jonathan Schurgin - jschurgin@festivalcos.com
Known as the Keller Block
Building aka 3RD + BROADWAY.
227 Broadway
Santa Monica, CA 90401
Keller Block, LLC - a Delaware Limited Liability Company
Keller Block II, LLC - a Delaware Limited Liability Company
5.D.h
Packet Pg. 357 Attachment: OAKS INITIATIVE FORM 227 Broadway (5255 : Adoption of 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.
5.D.i
Packet Pg. 358 Attachment: OAKS INITIATIVE FORM 174 Kinney 171-177 Pier (5255 : Adoption of Resolutions Approving Historic Property Preservation
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 # ___________________________
5.D.i
Packet Pg. 359 Attachment: OAKS INITIATIVE FORM 174 Kinney 171-177 Pier (5255 : Adoption of Resolutions Approving Historic Property Preservation
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.
5.D.j
Packet Pg. 360 Attachment: OAKS INITIATIVE FORM 818 Grant Street (5255 : Adoption of 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 # ___________________________
5.D.j
Packet Pg. 361 Attachment: OAKS INITIATIVE FORM 818 Grant Street (5255 : Adoption of Resolutions Approving Historic Property Preservation Agreements
1
City Council Meeting: October 25, 2022 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 227 BEACH
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
5.D.k
Packet Pg. 362 Attachment: CDD - Reso - Mills Act (227 Beach) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
2
WHEREAS, the property located at 227 Beach Street is a contributing structure
located in the Third Street Neighborhood 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 227
Beach 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 227 Beach 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 227 Beach 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 227 Beach
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
5.D.k
Packet Pg. 363 Attachment: CDD - Reso - Mills Act (227 Beach) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
3
the owner of the property located at 227 Beach 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:
______________________________
DOUGLAS SLOAN
City Attorney
5.D.k
Packet Pg. 364 Attachment: CDD - Reso - Mills Act (227 Beach) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
1
City Council Meeting: October 25, 2022 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 2602 THIRD
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
5.D.l
Packet Pg. 365 Attachment: CDD - Reso - Mills Act (2602 3rd) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
2
WHEREAS, the property located at 2602 Third Street is a contributing structure
located in the Third Street Neighborhood 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 2602
Third 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 2602 Third 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 2602 Third 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 2602 Third
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
5.D.l
Packet Pg. 366 Attachment: CDD - Reso - Mills Act (2602 3rd) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
3
the owner of the property located at 2602 Third 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:
______________________________
DOUGLAS SLOAN
City Attorney
5.D.l
Packet Pg. 367 Attachment: CDD - Reso - Mills Act (2602 3rd) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
1
City Council Meeting: October 25, 2022 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 227
BROADWAY, 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
5.D.m
Packet Pg. 368 Attachment: CCD - Reso - Mills Act (227 Broadway) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property
2
WHEREAS, the property located at 227 Broadway 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 227
Broadway
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 227 Broadway 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 227 Broadway 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 227 Broadway
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
5.D.m
Packet Pg. 369 Attachment: CCD - Reso - Mills Act (227 Broadway) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property
3
the owner of the property located at 227 Broadway, 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:
______________________________
DOUGLAS SLOAN
City Attorney
5.D.m
Packet Pg. 370 Attachment: CCD - Reso - Mills Act (227 Broadway) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property
1
City Council Meeting: October 25, 2022 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 174 KINNEY
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
5.D.n
Packet Pg. 371 Attachment: CDD - Reso - Mills Act (174 Kinney) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
2
WHEREAS, the property located at 174 Kinney Street 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 174
Kinney 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 174 Kinney 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 174 Kinney 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 174 Kinney
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
5.D.n
Packet Pg. 372 Attachment: CDD - Reso - Mills Act (174 Kinney) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
3
the owner of the property located at 174 Kinney 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:
______________________________
DOUGLAS SLOAN
City Attorney
5.D.n
Packet Pg. 373 Attachment: CDD - Reso - Mills Act (174 Kinney) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
1
City Council Meeting: October 25, 2022 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 818 GRANT
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
5.D.o
Packet Pg. 374 Attachment: CDD - Reso - Mills Act (818 Grant) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
2
WHEREAS, the property located at 818 Grant Street 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 818 Grant
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 818 Grant 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 818 Grant 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 818 Grant
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
5.D.o
Packet Pg. 375 Attachment: CDD - Reso - Mills Act (818 Grant) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
3
the owner of the property located at 818 Grant 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:
______________________________
Douglas Sloan
City Attorney
5.D.o
Packet Pg. 376 Attachment: CDD - Reso - Mills Act (818 Grant) 102522 [Revision 1] (5255 : Adoption of Resolutions Approving Historic Property Preservation
2022 -- SUMMARY OF ESTIMATE FINANCIAL ANALYSIS FOR MILLS ACT CONTRACTS**
Property Address Est. Assessed
Value (MILLS
ACT)
Current Tax
(Prop. 13)
Est. Tax
(MILLS ACT)
Est. Reduction in
Property Tax
City Revenue
(Prop. 13)
City Revenue
(MILLS ACT)
City Revenue
Reduction
Est. Reduction
in Property Tax
as a %
2602 3rd Street
$790,411
$72,316
$10,045
$62,271
$11,571
$1,607
($9,964)
86%
227 Beach Street $12,409 $66,782 $1,284 $65,498 $10,685 $205 ($10,480) 98%
227 Broadway $2,822,247 $146,294 $29,241 $117,080 $23407 $4,674 ($18,733) 80%
818 Grant Street. $1,533,276 $42,549 $15,872 $15,872 $23,407 $2,539 ($20,867) 89%
174 Kinney Street $3,078,630
$138,790
$31,868 $46,850 $22,206 $5,099 ($17,107) 77%
** estimate $14,124
5.D.p
Packet Pg. 377 Attachment: Mills Act Financial Analysis [Revision 1] (5255 : Adoption of Resolutions Approving Historic