Attachment 2
18 426 Holly Street
Laguna Beach, CA
Mills Act Application Report
Prepared by:
July 2025
Attachment 2
19 Mills Act Application Report – 426 Holly Street, Laguna Beach Table of Contents
TABLE OF CONTENTS
1. INTRODUCTION........................................................................................................................................................................ 1
1.1 Purpose and Methodology.............................................................................................................1
1.2 Qualifications ................................................................................................................................1
1.3 Secretary of the Interior’s Standards for Rehabilitation ..................................................................2
1.4 Definitions and Terminology ..........................................................................................................3
2. SUMMARY OF SIGNIFICANCE...........................................................................................................................................5
3. PROPERTY DESCRIPTION AND HISTORY .................................................................................................................. 6
3.1 Location Map ................................................................................................................................6
3.2 Property Description .....................................................................................................................6
3.3 Current Photographs .....................................................................................................................7
3.4 Construction History....................................................................................................................14
4. EXISTING CONDITIONS AND RECOMMENDED TREATMENTS..................................................................... 18
4.1 Existing Conditions Assessment Summary ...................................................................................18
4.2 General Treatment Recommendations ........................................................................................18
4.3 Character-Defining Features and Recommended Treatments......................................................19
4.4 Incompatible Features ................................................................................................................28
5. PROPOSED REHABILITATION/MAINTENANCE PLAN AND TIMELINE (WORK PLAN).....................29
6. ADDITIONAL PRESERVATION GUIDANCE................................................................................................................31
7. SOURCES .................................................................................................................................................................................. 32
APPENDICES
Appendix A: Résumés
Appendix B: Guidelines for the Treatment of Historic Fabric Appendix C: Historic Register Application and Historic Resources Assessment Report Attachment 2 20
Mills Act Application Report – 426 Holly Street, Laguna Beach 1
1. INTRODUCTION
1.1 Purpose and Methodology
426 Holly Street is located within the Laguna-North neighborhood of the City of Laguna Beach (City) and is associated with Assessor Parcel Number (APN) 496-155-20 (property). The property comprises a one-story single-family residence with semi-detached garage constructed in 1950. 1 The owners of the subject property
submitted an application to the City to place it on the City’s Register. It was placed on the City’s Historic Register (Register) on July 29, 2025. As such, it is eligible for a Mills Act Historic Property Contract (Mills Act Contract).
The Mills Act was enacted in 1972, giving local governments the authority to grant property tax relief to owners of “qualified” historic properties. In Laguna Beach, a ”qualified” historic property is one that is listed on the Register. To pursue the historic preservation tax reduction incentive, an owner of a qualified historic property must enter a Mills Act Contract with the City. Under this contract agreement, the property owner agrees to protect, preserve, and maintain the property in accordance with specific preservation standards and other conditions in exchange for property tax relief.
GPA Consulting (GPA) was retained by the City to prepare this Mills Act Application Report (report) as part of the Mills Act Contract application for the property. In the preparation of this report, GPA performed the following tasks:
1. Reviewed Mills Act Contract application materials prepared by the property owner(s).
2. Reviewed existing information, including building permit records, planning documents, and historic maps.
3. Conducted a site visit to ascertain the current condition of the property and all buildings and features thereon. Digital photographs were taken for use in this report.
4. Prepared a detailed table of architectural features to document existing conditions, identify character-defining features, and provide recommended treatments following the Secretary of the Interior’s Standards for Rehabilitation (Standards).
5. Coordinated with the City and property owner(s) regarding the Rehabilitation/Maintenance Plan and Timeline for the property and provided recommendations for prioritization of work. The Rehabilitation/Maintenance Plan and Timeline (work plan) included in this report (see Section 5) is based on the work plan submitted by the applicant to the City in the initial Mills Act Application Form. The applicant-submitted work plan was reviewed by GPA for consistency with the intent of the Mills Act program and revised based on a review of existing information and observations made on site. GPA provided a draft of the revised work plan to the applicant to review and to provide the cost estimates included in this report.
1.2 Qualifications
Phoebe Rayburn, Architectural Historian I at GPA, was responsible for the preparation of this report. Audrey von Ahrens, Senior Architectural Historian at GPA, reviewed the report for quality assurance and quality control.
They both meet the qualifications for a historic preservation professional outlined in Title 36 of the Code of Federal Regulations Part 61. Their résumés are included as Appendix A. 1 The garage has been converted into an accessory dwelling unit (ADU).
Attachment 2
21 Mills Act Application Report – 426 Holly Street, Laguna Beach 2
1.3 Secretary of the Interior’s Standards for Rehabilitation In exchange for the Mills Act property tax incentive, property owners must protect, preserve, and maintain the historic property following the Standards, among other specific contract conditions. 2 The definition of
“rehabilitation” assumes that at least some repair or alteration will be needed in order to provide for an efficient, contemporary use; however, these repairs and alterations must not damage or destroy the materials, features, or finishes that are important in defining the property’s historic character. The Standards for Rehabilitation are as follows:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.
Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
The Standards and associated Guidelines can be accessed online by visiting the National Park Service website using the following address: https://www.nps.gov/orgs/1739/secretary-standards-treatment-historicproperties.htm. 2 The Standards are codified at 36 Code of Federal Regulations (CFR) Section 68.
Attachment 2
22 Mills Act Application Report – 426 Holly Street, Laguna Beach 3
1.4 Definitions and Terminology
Character-Defining Features (CDFs)
This report discusses the architectural features of the property and specifically identifies the CDFs, which are the physical components that contribute to a property’s sense of time and place. For Laguna Beach Mills Act Application Reports, they include two categories: the overall visual character, and exterior materials and craftsmanship.
Some CDFs are more important than others in conveying the significance of a property. This report ranks each CDF as primary or secondary, which are defined as follows:
Primary CDF
• The most essential physical elements to conveying the significance of the property. • Generally includes features that date from the period of significance; directly relate to the original use, type, and style; display craftsmanship; are highly visible; and retain integrity.
Secondary CDF
• Generally includes features that date from the period of significance but may not directly relate to the original use, type, and style; are common features or materials; and/or are less visible due to location on rear elevations.
• A feature that replaced or modified an original or altered component of the property in a way that maintains or restores the historical appearance and does not detract from its historic character and significance.
o New features on the historic portions of the property were only considered if they were replaced in kind, or if they were placed within original openings. Such features may compromise the property’s integrity of materials but contribute to its integrity of design. • Materials and/or features that were historically located on the property based on physical or documentary evidence.
Non-Character-Defining Features
Non-historic additions and/or ancillary buildings and their individual features were eliminated from consideration as character-defining, since they do not contribute to the to the Mills Act property’s historic character.
Incompatible Features
This report identifies incompatible features when they are relevant to the Mills Act application and proposed work plan. Incompatible features include the following:
• A feature that replaced or modified an original or altered component of the property in a way that deviates from the historical appearance.
• Materials that were not, or would not have been, historically located on the property, such as materials that were not utilized for the style or type of building, or contemporary materials that did not exist at the time of construction.
Attachment 2 23
Mills Act Application Report – 426 Holly Street, Laguna Beach 4 Existing Conditions
This report also analyzes the overall existing condition of the property and each of its CDFs. The existing conditions are ranked on a scale of good, fair, and poor. These terms are defined as follows:
Good
• Intact, structurally sound, and performing its intended purpose; and • Needs no repair or rehabilitation beyond routine or preventative maintenance.
Fair
• Signs of wear, failure, or deterioration; and
• Needs repair or rehabilitation beyond routine or preventative maintenance; but • Structurally sound and performing its intended purpose overall.
Poor
• Signs of wear, failure, or deterioration to the point that it is no longer structurally sound or performing its intended purpose.
The condition of non-character-defining and incompatible features is not assessed in this report.
Attachment 2
24 Mills Act Application Report – 426 Holly Street, Laguna Beach 5
2. SUMMARY OF SIGNIFICANCE
On September 9, 2024, the owners of the property submitted an application to the City to voluntarily place it on the City’s Register. The application was accompanied by a Historic Resources Assessment (HRA) prepared by Historic Resources Group (HRG), dated January 14, 2025. The HRA evaluated the property under the appliable criteria for designation identified in the City’s Historic Preservation Ordinance (Chapter 25.45 of the Municipal Code) and assessed its physical integrity.
The HRA concluded the property met City criterion (1), owner consent, and appeared eligible for listing under Criterion 5 as an excellent example of architect Aubrey St. Clair’s later work in Laguna Beach, and under Criterion 6 as an intact example of a Minimal Traditional cottage in Laguna Beach. 3 The period of significance
identified in the HRA is 1950, the date of construction. 4 The Heritage Committee subsequently recommended
approval of the request for placement of the property on the City's Register on January 27, 2025, which was approved at the Administrative Community Development Director Meeting on April 16, 2025.
Figure 1: Site Plan. 1946/1950. Source: HRG, 38. Figure 2: East elevation. 1946/1950. Source: HRG, 41.
Figure 3: North and south elevations. 1946/1950. Source: HRG, 41 3 Historic Resource Group (HRG), Historic Resource Assessment 426 Holly Street, Laguna Beach (Laguna Beach: City of Laguna Beach, January 2025), 23.
4 HRG, 9.
Attachment 2
25 Mills Act Application Report – 426 Holly Street, Laguna Beach 6
3. PROPERTY DESCRIPTION AND HISTORY
3.1 Location Map
The property is in the Laguna-North neighborhood of the City of Laguna Beach, formerly known as Laguna Cliffs, and is located at the center of the neighborhood northeast of North Coast Highway. The area is characterized by single-family residences of varying architectural styles, primarily built between the 1920s and 1930s. 5 The
property is on the east side of Holly Street between Monterey Drive to the south and High Drive to the north. It is a rectangular parcel bounded by Holly Street on the east and an alley on the west (see Figure 4).
Figure 4: 2025 aerial photo showing subject property outlined in orange.
3.2 Property Description
The following property description was adapted from Historic Resource Group, Historic Resource Assessment 426 Holly Street, Laguna Beach, January 14, 2025.
6 The property comprises a rectangular parcel with a single-family residence situated toward the east facing Holly Street with a semi-detached ADU (historically a garage) situated on the southwest corner of the parcel and connected to the residence by a covered walkway. The residence is “L”-shaped in plan and one story in height.
It has a cross-hipped roof clad with composition shingles and exterior walls primarily clad with rough troweled stucco. Fenestration is asymmetrically arranged and consists primarily of partially glazed wood doors and 5 HRG, 2.
6 HRG, 16-17.
Attachment 2
26 Mills Act Application Report – 426 Holly Street, Laguna Beach 7 various groupings of multi-light wood, fixed and casement sash windows. Wood shutters adorn the window openings on the primary (east) elevation.
The main entrance is located on the east (primary) elevation and consists of a wood Dutch door within a recessed entryway. Flanking the entrance are multi-light wood windows including a tripartite window on the south and paired casements to the north, located on the south-facing wall of the east-projecting volume. On the north end, centered on the east elevation of the projecting volume, is a single-light picture window. A wood arbor wraps around the southwest corner of the residence above a brick patio with vertical V-groove wood siding.
An exterior chimney clad in stucco is located on the east end of the north elevation. Secondary entrances on the east end of the south elevation and north end of the west elevation have fully glazed double doors with horizontally divided lights. A side entrance on the north elevation consists of a partially-glazed wood paneled door.
The covered walkway connecting the ADU to the residence has a gabled roof supported by round columns on the north and partially enclosed on the south by a vertical wood paneled wall. Entrances within the covered walkway (west elevation of the residence and east elevation of the garage) have Dutch doors like that of the main entrance.
There are no other openings on the east elevation of the ADU. Wood and vinyl casement windows are located on the north and south elevations. The are no openings on the west elevation.
The front yard is enclosed by a painted metal picket fence with brick piers flanking a decorative metal entrance gate. A brick walkway leads to the main entrance patio which wraps around to part of the south yard. The north side yard of the house and south side yard of the ADU are paved with concrete. Landscaping consists of small fruit trees, palms, low shrubs, flowers, and other vegetation.
3.3 Current Photographs
Figure 5: Photo Key. Photographs of building(s) indicated in blue and landscaping indicated in green.
Attachment 2 27
Mills Act Application Report – 426 Holly Street, Laguna Beach 8 Photo 1. View of property from Holly Street, looking northwest. Source: GPA, May 2025.
Photo 2. East (primary) elevation, view facing west. Source: GPA, May 2025.
Attachment 2
28 Mills Act Application Report – 426 Holly Street, Laguna Beach 9 Photo 3. South (side, at left) and east (primary, at right) elevations, view facing northwest. Source: GPA, May 2025.
Photo 4. West (rear) elevation, view facing east. Source: GPA, May 2025.
Attachment 2
29 Mills Act Application Report – 426 Holly Street, Laguna Beach 10 Photo 5. North elevation, west end, view facing northwest. Source: GPA, May 2025.
Photo 6. North elevation, east end, view facing southeast. Source: GPA, May 2025.
Attachment 2
30 Mills Act Application Report – 426 Holly Street, Laguna Beach 11 Photo 7. Covered walkway, view facing south. Source: GPA, May 2025.
Photo 8. Semi-detached ADU, east elevation, view from covered walkway facing west. Source: GPA, May 2025.
Attachment 2
31 Mills Act Application Report – 426 Holly Street, Laguna Beach 12 Photo 9. ADU, north elevation, view facing south. Source: GPA, May 2025.
Photo 10. ADU, west and south elevations, view facing northeast. Source: GPA, May 2025.
Attachment 2 32
Mills Act Application Report – 426 Holly Street, Laguna Beach 13 Photo 11. Front yard landscaping, view facing south. Source: GPA, May 2025.
Photo 12. Side yard landscaping and patio, view facing west. Source: GPA, May 2025.
Attachment 2
33 Mills Act Application Report – 426 Holly Street, Laguna Beach 14 Photo 13. Rear yard landscaping and hardscaping, view facing southwest. Source: GPA, May 2025.
3.4 Construction History
The residence and garage at 426 Holly Street were designed by local architect Aubrey St. Clair for Mr. and Mrs.
A.J. Webster in January 1946 (see Figure 1 to Figure 3) and constructed between 1949 and 1950 (see Figure 6 and Figure 7).
7 According to building permit records, no alterations occurred during the first two decades after initial construction. In 1970, a prefabricated greenhouse (later demolished) was built in the rear yard, adjacent the garage.8In 2010, the residence was re-roofed and the original cedar shakes were removed and replaced with composition shingles.
9 In 2014, one window was infilled on the rear (west) elevation and the wood fence in the rear yard was replaced in like kind.
10 More recently, in 2022, a metal fence with a decorative metal gate was added to the front and west perimeters of the property between existing piers that were heightened and faced with brick. 11 In 2023, the garage was
converted to an ADU which entailed enlarging the garage westward thereby removing two garage doors and their openings, addition of two window openings on the south elevation, removal of three windows on the north elevation and reconfiguration of the openings with two pairs of vinyl casements, and infill of one pedestrian door 7 HRG, 15; City of Laguna Beach Building Permit No. 11784, issued November 11, 1949; Chain of Title, 426 Holly Street, Laguna Beach. Orange County Archives.
8 Building Permit No. 70-091, issued March 19, 1970.
9 Building Permit No. BP10-01746, issued October 6, 2010. 10 Building Permit No. RBP-2014-0443, issued March 13, 2014; Building Permit No. RBP-2014-1091, issued June 16, 2014.
11 HRG, 16; Building Permit No. RBP-2014-1091, issued June 16, 2014.
Attachment 2
34 Mills Act Application Report – 426 Holly Street, Laguna Beach 15 opening on the east elevation. No other alterations are documented in building permit records (see Table 1 for a list of relevant building permits).
Figure 6: 1948 historical aerial photo showing property (outlined in orange) prior to construction of existing buildings.
Source: Flight PAI_2_1, Frame 17-249, May 14, courtesy of UCSB Library Geospatial Collection.
Figure 7: 1960 historical aerial photo showing property (outlined in orange) after construction of existing buildings.
Source: Flight PAI_133V_1, Frame 7, October 3, courtesy of UCSB Library Geospatial Collection.
Figure 8: 1963 historical aerial photo showing property (outlined in orange). Source: Flight pai-199v_1, Frame 30, February 20, courtesy of UCSB Library Geospatial Collection.
Additional modifications identified through review of existing information, a comparison of historical and current photographs and architectural drawings, and visual observations made during the site visit conducted by GPA, are listed below. Because these alterations are not documented in permit records, exact dates are unknown; however, estimate dates of completion are provided when available.
Attachment 2
35 Mills Act Application Report – 426 Holly Street, Laguna Beach 16 • Replacement of almost all original windows in like kind, unknown date. 12 Primary (East) Elevation:
• Replacement of original wood paneled main entrance door with existing wood Dutch door, circa 2014-2018.
13 • Replacement of original arched, multi-light focal window on the north end of the elevation with a trabeated single-light window within enlarged opening and replacement of original shutters, circa 1951-August 2011.
14 • Non-original decorative shutters of focal window on north end of the elevation replaced and new shutters added to all other windows , circa 2011-2014.
15 Secondary Elevations:
• Replacement of two original doors: one original partially-glazed wood panel door on the west elevation of the residence and one original wood paneled door on the east elevation of the garage (both doors within covered walkway) with existing wood Dutch doors, circa 2020-2024.16 • Removal of one small window and infill of opening on the west end of the south elevation, circa 1964-2020.
17 • Addition of one new window opening on the west end of the north elevation, unknown date. 18 • Removal of rear entrance porch covering with wood lattice side walls on north end of the west elevation, unknown date.
19 • Replacement of horizontal wood boards from south end of west elevation (within covered walkway) with smooth stucco, unknown date.20
• Replacement of original lattice enclosure and door along south elevation of covered walkway with existing vertical wood paneling, sometime before 2020.
21 • Replacement of simple wood posts on north elevation of covered walkway with existing round columns, sometime before 2020.
22 12 HRG, 18.
13 Google Street View, January 2018 and May 2014, Google Maps, accessed June 2025, https://www.google.com/maps. 14 Aubrey St. Clair, Residence for Mr. and Mrs. A.J. Webster, 1946, East Elevation; HRG, 18, 41; Google Street View, August 2011.
15 HRG, 18; Google Street View, August 2011 and May 2014. 16 St. Clair, West Elevation and East Elevation Garage; HRG, 42; “426 Holly St, Laguna Beach, CA 92651,” Redfin, March 2020, accessed June 2025, https://www.redfin.com/CA/Laguna-Beach/426-Holly-St-92651/home/4751900. 17 St. Clair, South Elevation; HRG, 41; Flight pai-199v_1, Frame 30, February 20, courtesy of UCSB Library Geospatial Collection; “426 Holly St, Laguna Beach, CA 92651.”
18 St. Clair, North Elevation; HRG, 41.
19 St. Clair, North Elevation and West Elevation; HRG, 41-42. 20 St. Clair, West Elevation; HRG, 42.
21 St. Clair, South Elevation; HRG, 41.
22 St. Clair, North Elevation; HRG, 41; “426 Holly St, Laguna Beach, CA 92651.” Attachment 2
36 Mills Act Application Report – 426 Holly Street, Laguna Beach 17 • Cupola added on roof of covered walkway, circa 1964-2020. 23 Table 1: Building Permit History24
Date Permit Work Completed Architect (A)/
Builder (B) Owner
1949/11/09 11784 Construct new one-story, single-family residence.
Aubrey St. Clair
(A)
Mr. and Mrs. A.
J. Webster
1970/03/19 70-091 Construct new greenhouse (of aluminum preconstructed siding, to be bolted together). Owner (B) Alexander Hook 2010/10/06 BP10-01746 Tear off wood shingle roof, install 7/16” OSB sheathing, install 1 new layer 30# felt, install new
40 yr. comp shingles in brownish gray color on
7:12 pitch, all class “A” installation.
Norland Roofing
Company (B)
Paul Townsend
2014/06/16 RBP-2014-
1091
Replace 6’ high max wood fence and 6’ high
gate at rear yard and 4’ high max fence at side of
garage within property lines per approved plan
N/A Daniel O Bryant
2019/10/10 RBP-2019-
3840
Install 32” pilasters with picket fence at front
yard.
Owner (B) Daniel O’Bryant
2022/04/07 RBP-2022-
0493
Construct a new 4’ fence on the front and west
yard. Add 16” to each (2) pilasters, not to exceed
4’.
Owner (B) Sindi & Ronald
Schwartz
2023/06/28 R23-0432 Expand the existing 469 sq. ft. garage by 75 sq. ft. to create an ADU.
Owner (B) Sindi & Ronald
Schwartz
23 St. Clair, South Elevation; HRG, 41; Flight pai-199v_1, Frame 30, February 20, courtesy of UCSB Library Geospatial Collection; “426 Holly St, Laguna Beach, CA 92651.”
24 The building permit history table is not a complete list of all building permit records on file for the subject property. It includes only those permits pertaining to alterations to the building(s) exterior, site, and only major electrical and/or MEP upgrades.
Attachment 2
37 Mills Act Application Report – 426 Holly Street, Laguna Beach 18
4. EXISTING CONDITIONS AND RECOMMENDED TREATMENTS
The property’s CDFs, their existing condition, and recommended treatments are summarized below and detailed in table format in Section 4.3. See Section 1.4 for definitions of the terminology used throughout this section.
4.1 Existing Conditions Assessment Summary
The property and building thereon appear to be in good condition overall. The exterior cladding materials, and all windows and doors appear to be in good condition. The roof was last refinished in 2010, and no visible signs of leaks were observed.
4.2 General Treatment Recommendations
All work, including maintenance and repair, should be completed following the Standards (see Section 1.3).
Generally, all primary CDFs identified in this report (see Section 4.3) should be retained to the greatest extent feasible and inspected annually to determine if maintenance or repair is necessary as the building ages. If deterioration necessitates replacement, the feature should be replaced in kind. Secondary CDFs should be retained or may be replaced with an option that is equally compatible with the historic character of the property in terms of style and materials. Additionally, if documentary evidence is or becomes available, restoring original features that were previously removed or replaced is encouraged.
Because the property is in good condition overall, as detailed in Section 4.1, the proposed work primarily entails continued maintenance and as-needed repairs of the historic features. Features expected to need the most regular maintenance are primarily those constructed of wood, though stucco, and masonry will require monitoring and as-needed repairs. Appendix B: Guidelines for the Treatment of Historic Fabric includes guidance adapted from the Standards as well as the National Park Service’s series of Technical Preservation Briefs, specific to the materials that contribute to the historic character of the property. Additional preservation guidance and links to resources are included in Section 6. This guidance should be consulted when planning and carrying out applicable work on the property.
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38 Mills Act Application Report – 426 Holly Street, Laguna Beach 19
4.3 Character-Defining Features and Recommended Treatments The following table identifies all existing exterior CDFs of the property. If applicable, incompatible features that detract from the historic character and are recommended for removal/replacement in the proposed Restoration, Rehabilitation, and Maintenance Plan (Section 5) are addressed in Section 4.4. Any minor or utilitarian features (e.g., crawlspace covers, contemporary light fixtures, attic vents) not identified in this report may be assumed to be non-character-defining; however, any proposed modifications to these features should be compatible with the historic character of the building and comply with the Standards.
Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment OVERALL VISUAL CHARACTER Massing
• L-shaped in plan
• One story in height
• Asymmetrically
arranged elevations
• Semi-detached garage
(ADU) with covered
walkway
☒ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☐ N/A
☒ Good
☐ Fair
☐ Poor
• Retain and maintain.
OVERALL VISUAL
CHARACTER
Roof Form
• Hipped roof
• Boxed eaves
☒ Total
Building
☒ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ ADU
☒ Primary
☐ Secondary
☐ N/A
☒ Good
☐ Fair
☐ Poor
• Retain and maintain.
OVERALL VISUAL
CHARACTER
Garage Building (ADU)
• Rectangular in plan
• One story in height
• Hipped roof
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain and maintain.
Attachment 2
39 Mills Act Application Report – 426 Holly Street, Laguna Beach 20 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment OVERALL VISUAL CHARACTER Covered Walkway
• Gabled roof
• Partially enclosed
• Open truss ceiling
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain and maintain. FEATURE / MATERIAL
Exterior Cladding Type A
• Stucco
• Hand-troweled texture
☐ Total
Building
☐ Roof
☒ North el.
☒ East el.
☒ South el.
☒ West el.
☒ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• Periodically replace in kind as
needed. FEATURE / MATERIAL
Exterior Cladding Type B
• Wood siding
• Vertical V-joint boards
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☒ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
Attachment 2
40 Mills Act Application Report – 426 Holly Street, Laguna Beach 21 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Door Type A
• Secondary entrances
• Double doors
• Wood
• Fully glazed
o Four horizontally
divided lights
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☒ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Door Type C
• Secondary entrance
• Wood
• Partially glazed
o Three horizontally
divided lights
o Wood panel
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☐ South el.
☐ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Main Entrance Opening
• Recessed
• Trabeated
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☐ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair
original opening as needed.
• Non-original door may be
replaced with an equally
compatible option.
• Consider restoring original door
based on documentary evidence.
Attachment 2 41
Mills Act Application Report – 426 Holly Street, Laguna Beach 22 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Rear Entrance Opening
• Flush with elevation
• Trabeated
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair
original opening as needed.
• Non-original door may be
replaced with an equally
compatible option.
• Consider restoring original door
based on documentary evidence.
FEATURE / MATERIAL
Garage Entrance Opening
• Flush with elevation
• Trabeated
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair
original opening as needed.
• Non-original door may be
replaced with an equally
compatible option.
• Consider restoring original door
based on documentary evidence.
FEATURE / MATERIAL
Entrance Stoops
• Secondary entrances
• Elevated
• Brick
o Stack bond
pattern
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☒ South el.
☒ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
Attachment 2
42 Mills Act Application Report – 426 Holly Street, Laguna Beach 23 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Window Type A
• Wood
• Tripartite
o Fixed, six divided
light at center
o Side casement
sash, three
horizontally
divided lights
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind. FEATURE / MATERIAL
Window Type B
• Wood
• Tripartite
o Fixed center
o Side casement
sash
o Three horizontally
divided lights
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind. FEATURE / MATERIAL
Window Type C
• Wood
• Corner
o Group of two
paired casements
o Three horizontally
divided lights
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
Attachment 2
43 Mills Act Application Report – 426 Holly Street, Laguna Beach 24 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Window Type D
• Wood
• Corner
o Fixed, six divided
light
o Window Type B
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☐ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind. FEATURE / MATERIAL
Window Type E
• Wood
• Paired casements
• Multi-light
o Three horizontally
divided lights
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☒ North el.
☒ East el.
☒ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind. FEATURE / MATERIAL
Window Type F
• Wood
• Paired casement sash
o Three horizontally
divided lights
o Textured glazing
• Wood surround
Wood sill
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
Attachment 2
44 Mills Act Application Report – 426 Holly Street, Laguna Beach 25 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Window Type G
• Wood
• Paired casement sash
o Two horizontally
divided lights
o Textured glazing
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☐ South el.
☐ West el.
☐ ADU
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind. FEATURE / MATERIAL
Chimney
• Exterior
• Stucco cladding
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☐ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Arbor
• Main entrance patio
• Wood posts and beams
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☐ South el.
☐ West el.
☐ ADU
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
Attachment 2
45 Mills Act Application Report – 426 Holly Street, Laguna Beach 26 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment SITE Front Walkway
• Curvilinear
• Brick paving
o Basketweave
pattern
☒ Front
☐ Rear
☐ Side
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair compatible
replacement stairs as needed.
• May be replaced if desired with
equally compatible option/
configuration or consider
restoring appearance of original
stairs based on documentary
evidence.
SITE
Southeast Patio
• Brick paving
o Basketweave
pattern
☒ Front
☐ Rear
☐ Side
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair compatible
replacement stairs as needed.
• May be replaced if desired with
equally compatible option/
configuration or consider
restoring appearance of original
stairs based on documentary
evidence.
SITE
Retaining Wall/Steps
• Stucco clad wall with
brick coping
• Brick stairs
☐ Front
☒ Rear
☐ Side
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, continue to maintain, and
repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in like
kind.
Attachment 2
46 Mills Act Application Report – 426 Holly Street, Laguna Beach 27 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment SITE Patio and Raised Planter
• Brick planter walls
o Running bond
pattern
• Brick paving
o Basketweave
pattern
☐ Front
☒ Rear
☐ Side
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, continue to maintain, and
repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in like
kind.
Attachment 2
47 Mills Act Application Report – 426 Holly Street, Laguna Beach 28
4.4 Incompatible Features
The following table identifies only those incompatible non-character-defining features that detract from the historic character of the property, and should therefore be addressed as part of the potential Mills Act contract and proposed Work Plan (see Section 5).
Incompatible Features
Description Location Photo (If Applicable) Recommended Treatment Vinyl Windows
• Three total
• Multi-light casements (paired and
individual)
☐ Total Structure
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ ADU
• Replace incompatible vinyl windows
with new windows that are compatible
with the historic character of the
property in terms of materials.
Vinyl Fence and Gate ☐ Front
☐ Rear
☒ Side
• Remove or replace incompatible vinyl
fence with new option that is more
compatible with the historic character of
the property in terms of materials.
Attachment 2
48 Mills Act Application Report – 426 Holly Street, Laguna Beach 29
5. PROPOSED REHABILITATION/MAINTENANCE PLAN AND TIMELINE (WORK PLAN) (Cost Estimates Provided by the Applicant)
Contract Year Building Feature Proposed Work/Task Est. Cost
1. 2026 Foundation Engage a qualified structural engineer experienced in working with historic properties to inspect the foundation and make recommendations for any work, including seismic retrofit, with an implementation plan. Submit report to the City for review and execute any recommended work in a sensitive manner to avoid causing damage to historic fabric or visually impacting the historic character of the property. $20,000
2. 2026 Chimney Engage the services of a chimney specialist or structural engineer with experience in historic preservation to investigate the existing condition of chimney and prepare an implementation plan for any recommended work to ensure chimney is structurally sound and weathertight. Commence and complete any necessary work as recommended.
$6,500
3. 2026-2036
(annually)
Total Building Treat property for pests such as rodents and termites. $10,300 *
4. 2026-2036
(annually)
Roof Property owner to inspect roof and clean of debris. Make any necessary repairs in a timely and sensitive manner.
$18,000*
5. 2026-2036
(annually)
Gutters/Downspouts Property owner to inspect gutters and downspouts for damage or deterioration and clean out debris at least once per year, or more often as needed. Make any necessary repairs in a timely manner to prevent water damage to building.
$4,400*
6. 2026-2036
(annually)
Wood Siding,
Windows, Doors,
and Trim
Property owner to inspect all exterior wood features for chalking, blistering, peeling, or cracking paint.
Where necessary, gently scrape failing paint, inspect wood, and make any necessary repairs in a sensitive manner. Replace in kind individual wood units only if severely damaged or deteriorated beyond repair.
Carefully repaint in the same, or similar, historically appropriate color. $30,000*
7. 2026-2036 Columns at Covered
Walkway
If the two columns in the breezeway need repair or replacement in the future, the property owner should consider replacing with the original slender posts per documentary evidence $1,000
8. 2026-2036
(annually)
Windows and Doors Property owner to inspect wood windows and doors for proper operation and seal and make any necessary repairs to ensure they remain weathertight. If the property owner chooses to replace the front door in the future, the property owner should consider restoring with an original style paneled wood door. (Pending)
9. 2026-2036
(annually)
Landscaping Property owner to inspect landscaping and trim plants/trees away from the building exterior. $ 5,000* Attachment 2 49
Mills Act Application Report – 426 Holly Street, Laguna Beach 30 Contract Year Building Feature Proposed Work/Task Est. Cost
10. 2025-2035
(annually)
Mechanical Complete repairs to HVAC as needed to prevent risk of potential water damage to historic fabric. Replace existing HVAC if it exceeds its useful life. Commence and complete work in a sensitive manner to avoid damage to historic fabric.
$15,000*
11. 2028-2036
(triennially)
Fences and Gates Inspect wood fences and gates for damage and/or peeling paint and repair/repaint as needed. $6,800*
12. 2028-2036
(triennially)
Brick Hardscaping Property owner inspect for loose or damaged bricks. Repoint as needed using mortar to match the existing in terms of color, composition, and texture.
$3,500*
13. 2030-2036
(centennially)
Stucco Property owner to inspect stucco for damage and make related repairs as needed. Prep, patch, and repaint stucco in the same, or similar, historically appropriate color and texture. $12,000*
14. 2036 Exterior Paint Repaint exteriors of residence and ADU. $26,000
15. 2036 Vinyl Windows Replace all vinyl windows (ADU; three total) with new windows that are compatible with the historic character of the property in terms of style and materials (i.e. wood clad). $15,000
TOTAL: $173,500
*Estimate total of reoccurring costs over 10-year contract.
Attachment 2
50 Mills Act Application Report – 426 Holly Street, Laguna Beach 31
6. ADDITIONAL PRESERVATION GUIDANCE
Preservation Briefs25
In addition to the Standards and Guidelines, the National Park Service has produced a variety of publications, including the Preservation Briefs (https://www.nps.gov/orgs/1739/preservation-briefs.htm) and Preservation Tech Notes (https://www.nps.gov/orgs/1739/preservation-by-topic.htm), on a broad range of topics and techniques for the treatment of historic buildings and their materials. They can be accessed online by visiting the National Park Service website.
Some Preservation Briefs that may be relevant to the subject property are:
#2 Repointing Mortar Joints in Historic Masonry Buildings. #3 Improving Energy Efficiency in Historic Buildings.
#4 Roofing for Historic Buildings.
#6 Dangers of Abrasive Cleaning to Historic Buildings.
#9 The Repair of Historic Wooden Windows.
#10 Exterior Paint Problems on Historic Woodwork.
#14 New Exterior Additions to Historic Buildings: Preservation Concerns. #15 Preservation of Historic Concrete.
#16 The Use of Substitute Materials on Historic Building Exteriors. #17 Architectural Character- Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character.
#22 The Preservation and Repair of Historic Stucco.
#24 Heating, Ventilating, and Cooling Historic Buildings: Problems and Recommended Approaches. #35 Understanding Old Buildings: The Process of Architectural Investigation. #39 Holding the Line: Controlling Unwanted Moisture in Historic Buildings. #41 The Seismic Rehabilitation of Historic Buildings.
#47 Maintaining the Exterior of Small and Medium Size Historic Buildings.
State Historical Building Code
One of California’s most valuable tools for the preservation of historic buildings is the State Historical Building Code (SHBC). While the California Building Code (CBC, section 3403.5) makes provisions for the special treatment of qualified historic buildings, the SHBC amplifies and codifies this protection. The SHBC recognizes and endorses the need to find and adopt reasonable alternatives or reasonable levels of equivalency on a caseby-case basis for situations where strict compliance with the regular code would negatively affect a historic building’s appearance or jeopardize its economic viability. The City includes use of the CHBC as an incentive that may be requested by owners of properties listed in the Register. 25 “Technical Preservation Services: Preservation Briefs,” U.S. Department of the Interior, National Park Service, accessed June 2025, https://www.nps.gov/orgs/1739/preservation-briefs.htm.
Attachment 2
51 Mills Act Application Report – 426 Holly Street, Laguna Beach 32
7. SOURCES
California Code of Regulations, California Office of Administrative Law, State of California Government.
City of Laguna Beach. “Historic Preservation.” Accessed June 2025. https://www.lagunabeachcity.net/government/departments/community-development/planningzoning/historic-preservation.
City of Laguna Beach Community Development Department Building Division. Building Permits. Various Dates.
City of Laguna Beach Municipal Code. Chapter 25.45.
Google Maps. Street View Images. Various Dates. Accessed June 2025. https://www.google.com/maps.
Historic Resource Group (HRG). Historic Resource Assessment 426 Holly Street, Laguna Beach. Laguna Beach: City of Laguna Beach. January 2025.
Redfin. “426 Holly St, Laguna Beach, CA 92651.”March 2020. Accessed June 2025. https://www.redfin.com/CA/Laguna-Beach/426-Holly-St-92651/home/4751900.
Sanborn Map Company. Various Dates. Accessed June 2025. www.proquest.com.
Sanborn Map Company. Various Dates. Accessed June 2025. fims-historicalinfo-com.
St. Clair, Aubrey. Residence for Mr. and Mrs. A.J. Webster. 1946. Drawing Set.
UCSB Geospatial Collection. Various Dates. Accessed June 2025. https://mil.library.ucsb.edu/.
US Department of the Interior, National Park Service. “Technical Preservation Services: Preservation Briefs.” Accessed June 2025. https://www.nps.gov/orgs/1739/preservation-briefs.htm.
US Department of the Interior. National Park Service. “The Secretary of the Interior’s Standards for the Treatment of Historic Properties.” Accessed June 2025.
https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf.
Attachment 2
52 Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix A
APPENDIX A
Résumés
Attachment 2
53 Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix A
AUDREY VON AHRENS
Audrey von Ahrens is a Senior Architectural Historian at GPA. She has been involved in the field of historic preservation since 2013. Audrey graduated from the University of Pennsylvania with a Master of Science in Historic Preservation and City Planning where she focused on preservation planning and community economic development. She has since worked in private historic preservation consulting in California. Audrey joined GPA in 2017 and her experience has included the preparation of environmental compliance documents in accordance with the California Environmental Quality Act and Section 106 of the National Historic Preservation Act; historic context statements; Secretary of the Interior’s Standards analysis; large-scale historic resources surveys; and evaluations of eligibility for a wide variety of projects and property types throughout Southern California. Audrey is also experienced in coordinating with property owners and local governments in the preparation and review of Mills Act Property Contract applications and the inspection and reporting of properties applying for or with existing contracts.
Educational Background: Selected Projects:
• M.S., Historic Preservation, University of Pennsylvania, 2016
• Master of City Planning, University of Pennsylvania,
2016
• B.A., Architectural Studies and Urban Studies,
University of Pittsburgh, 2013
• 20 E. Colorado Boulevard, Pasadena, Los Angeles
County, Mills Act Application, 2019.
• 26 E. Colorado Boulevard, Pasadena, Los Angeles
County, Mills Act Application, 2019
• 34-38 E. Holly Street, Pasadena, Mills Act
Application, 2022
• Casa de Rosas, Federal Rehabilitation Tax Credit,
2017-2022
• City of Anaheim, Mills Act Program, Inspections of
Existing Contracts, 2024-2025
• City of Costa Mesa, Mills Act Program, Applications
Processing and Contract, Costa Mesa, Orange
County, 2024
• City of San Clemente Historic Property Preservation
Agreements, Pre-Approval Inspections, San Clemente,
Orange County, 2018-2024
• City of San Clemente Historic Property Preservation
Agreements, Periodic Inspections, San Clemente,
Orange County, 2018-2024
• Los Angeles Mills Act Historical Property Contract
Program, Inspections of Existing Contracts, Los
Angeles, 2017-2025
• Los Angeles Mills Act Historical Property Contract
Program, Pre-Contract Services, Los Angeles, 2018-
2020
• North Beach Historic District, San Clemente, National Register Nomination, 2021
• Whittier Public Library, Construction Monitoring,
2021-2023
• Vortox Co. Building, 121 S. Indian Hill Boulevard,
Claremont, CEQA Historical Resource Documentation
Report, 2022
Professional Experience:
• GPA Consulting, Senior Architectural Historian, 2024- Present
― Associate Architectural Historian, 2021-2024
― Architectural Historian II, 2017-2021
• Heritage Consulting, Inc., Intern, 2015-2016
• Tacony Community Development Corp., Intern, 2014
• Pittsburgh History & Landmarks Foundation, Intern,
2013
• University of Pittsburgh, Teaching Assistant, 2012-
2013
• Pittsburgh Planning Department, Intern, 2012
• Pittsburgh Downtown Partnership, Intern, 2011
Qualifications:
• Meets the Secretary of the Interior’s Professional
Qualification Standards for history and architectural
history pursuant to the Code of Federal Regulations, 36 CFR Part 61, Appendix A.
• National Preservation Institute, Section 106: An
Introduction
Professional Activities:
• Downtown Los Angeles Neighborhood Council,
Planning and Land Use Committee (DLANC), 2018-
2024
• DLANC, Board of Directors, Alternate, 2019-2024
Attachment 2
54 Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix A
PHOEBE RAYBURN
Phoebe Rayburn is an Architectural Historian I at GPA. She has been involved with the field of historic preservation since 2024. Phoebe graduated from the College of Charleston with a bachelor’s degree in historic preservation and community planning and a minor in art history. At GPA, she assists the architectural historian team with the preparation of environmental compliance documents in accordance with the California Environmental Quality Act (CEQA), National Environmental Policy Act (NEPA), Section 106 of the National Historic Preservation Act (NHPA), and the Secretary of the Interior’s Standards (SOIS). Prior to GPA, Ms. Rayburn was a preservation intern at the Historic Charleston Foundation, where she performed historic property inspections, coordinated inspection schedules, prepared and mailed inspection reports, and performed archival research on endangered historic properties for presentation. She is proficient in a number of software programs, including AutoCAD, Adobe InDesign, SketchUp, Adobe Photoshop and Lightroom, and Microsoft Office. She uses these skills to add depth to her analyses and reports in the form of maps, illustrations, and graphics.
Educational Background: Selected Projects:
• B.A., Historic Preservation and Community Planning,
Minor in Art History, College of Charleston, 2024
• 5679 Corso di Napoli, CEQA Historical Resource
Evaluation Report, Long Beach, 2025
• Kensington Historic District, National Register of
Historic Places Nomination Form, San Diego, 2025
• 8910-8924 Ardendale Avenue, CEQA Historical
Resource Evaluation Report, San Gabriel, 2025
• Lodi Downtown Specific Plan Historic Resources
Inventory, Lodi, 2025
• Telegraph Road over San Gabriel River Bridge, Section 106 Historic Property Survey Report, Los Angeles
County, 2025
• 1323 South Pacific Street, CEQA Historical Resources
Evaluation Report, Oceanside, 2025
• Henningsen-Lotus Road Multi-Use Trail, Section 106
Historic Property Survey Report, El Dorado County,
2025
• I-405 Auxiliary Lanes from I-110 to Wilmington, Section 106 Historic Property Survey Report, Los Angeles
County, 2025
• Max Berg Plaza Park Fountain Rehabilitation, Section
106 Historic Property Survey Report, San Clemente,
2025
• Washington Boulevard Bridge over Rio Hondo Channel,
Section 106 Historic Property Survey Report, Pico
Rivera, 2025
Professional Experience:
• GPA Consulting, Architectural Historian I, February
2025 – Present
• Historic Charleston Foundation, Preservation Intern,
January 2024 – May 2024
Attachment 2 55
Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix B
APPENDIX B
Guidelines for the Treatment of Historic Fabric
The following guidelines are derived from the Secretary of the Interior’s Standards for Rehabilitation as well as the National Park Service’s series of Technical Preservation Briefs.
Attachment 2
56 Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix B Guidelines for the Treatment of Wood
Retain all original wood features such as siding, window and door surrounds, windows, doors, decorative features, and trim, as applicable.
Protect and Maintain
• Inspect all wood elements annually as follows:
o Check for signs of moisture and/or insect damage.
o Ensure water is being properly diverted away from wood elements by means of flashing, caulking, gutters, etc. Keep all plants trimmed away from building(s). o If insect or moisture damage is discovered, determine and abate the cause right away. Treat and/or repair wood members immediately to prevent widespread damage. Treatment should be carried out in the least invasive way possible, as determined by an extermination specialist, contractor, and/or experienced practitioner. • Repaint (or stain) regularly to protect the wood from moisture, sunlight, and other elements that cause deterioration.
o Remove any damaged or deteriorated paint to the next sound layer using the gentlest method possible (e.g., hand scraping and hand sanding).
o Apply compatible coating by hand following proper surface preparation. o Repaint (or stain) with a color that is consistent with the age and style of the building.
Repair
• When necessary, repair using in-kind materials and appropriate construction methods such as by patching, piecing-in, consolidating, or otherwise reinforcing the wood using recognized preservation methods.
Replace
• If a wood element is damaged or deteriorated beyond repair, it should be replaced in kind to the extent feasible using the existing feature as a guide. Replacement wood feature should match the historic as closely as possible in design, color, texture, and other qualities to retain the building’s architectural character.
Attachment 2
57 Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix B Guidelines for the Treatment of Stucco
Retain all original stucco features such as walls, brackets, steps, columns, and chimneys as applicable.
Protect and Maintain
• Inspect all stucco elements annually as follows:
o Check for signs of moisture damage or cracks.
o Ensure water is being properly diverted away the building by means of flashing, gutters, etc.
Keep all plants trimmed away from building(s).
o If signs of moisture damage are discovered, such as loss of bond, determine and abate the cause right away. Treat and/or repair stucco immediately to prevent widespread damage.
Treatment should be carried out in the least invasive way possible, as determined by a contractor or experienced practitioner.
• Clean only when absolutely necessary using the gentlest means necessary, e.g., to halt deterioration or to remove heavy soiling.
o Clean surface with low-pressure water, gentle (non-ionic) detergent, and natural bristle brushes.
o Spot-test cleaning methods over a sufficient period of time to determine any potential longterm effects of the cleaning process/solution. o Do not apply harsh chemicals or sandblast. Stucco is particularly susceptible to abrasive cleaning.
Repair
• When necessary, repair using in-kind materials, appropriate construction methods, and experienced practitioners to avoid damage to the historic fabric. o Repair hairline cracks in the stucco with a thin slurry of finish coat ingredients or even paint.
o Repair larger areas of damage by patching over with a similarly textured stucco of an appropriate mix.
o Finish coat should be worked to match the texture of the original stucco. o Do not use Portland cement.
o Limit areas of repair to the areas that are damaged.
o Repaint as needed.
Replace
• Total replacement of stucco is likely only to be necessary when 50% or more of the stucco is failing, or when it was previously replaced with an incompatibly textured stucco.
For more information and guidance, see Preservation Brief #22. The Preservation and Repair of Historic Stucco.
Attachment 2 58
Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix B Guidelines for the Treatment of Masonry
Retain all original masonry features such as such as walls, brackets, steps, columns, window sills, and chimneys as applicable.
Protect and Maintain
• Inspect all masonry elements annually as follows:
o Check for signs of moisture damage.
o Ensure water is being properly diverted away from masonry elements by means of flashing, caulking, gutters, etc. Keep all plants trimmed away from building(s). o If signs of moisture damage are discovered, such as efflorescence or mildew, determine and abate the cause right away. Treat and/or repair masonry immediately to prevent widespread damage. Treatment should be carried out in the least invasive way possible, as determined by a contractor or experienced practitioner.
• Clean only when absolutely necessary using the gentlest means possible, e.g., to halt deterioration or to remove heavy soiling.
o Clean masonry surface with low-pressure water, gentle detergent, and natural bristle brushes. o Spot-test cleaning methods over a sufficient period of time to determine any potential longterm effects of the cleaning process/solution. o Do not apply harsh chemicals.
o Never sandblast. Masonry can be irreparably damaged.
Repair
• Repair when necessary using in-kind materials, appropriate construction methods, and experienced practitioners to avoid damage to the historic fabric. o Repair brick by patching or piecing-in limited masonry units using recognized preservation methods.
o If repointing is needed, use a mortar that duplicates the existing in binder type, aggregate type, strength, composition, color, and texture. Duplicate existing mortar joints in width and joint profile.
o Regularly repaint only if feature was historically painted.
Replace
• If a masonry element is damaged or deteriorated beyond repair, it should be replaced in kind to the extent feasible using the existing feature as a guide.
For more information and guidance, see the following Preservation Brief 1. Cleaning and Water-Repellent Treatments for Historic Masonry Buildings, 2. Repointing Mortar Joints in Historic Masonry Buildings, 6. Dangers of Abrasive Cleaning to Historic Building, and 15. Preservation of Historic Concrete.
Attachment 2
59 Mills Act Application Report – 426 Holly Street, Laguna Beach Appendix C
APPENDIX C
Historic Register Application and Historic Resources Assessment Report Attachment 2 60