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2646 Victoria Drive
Laguna Beach, CA
Mills Act Application Report
Prepared by:
July 2025
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Mills Act Application Report – 2646 Victoria Drive, 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 .....................................................................................................................8
3.4 Construction History....................................................................................................................12
4.0 EXISTING CONDITIONS AND RECOMMENDED TREATMENTS......................................................................15
4.1 Existing Conditions Assessment Summary ...................................................................................15
4.2 General Treatment Recommendations ........................................................................................15
4.3 Character-Defining Features and Recommended Treatments......................................................16
4.4 Incompatible Features ................................................................................................................26
4. PROPOSED REHABILITATION/MAINTENANCE PLAN AND TIMELINE (WORK PLAN)..................... 27
5. ADDITIONAL PRESERVATION GUIDANCE...............................................................................................................29
7. SOURCES ..................................................................................................................................................................................30
APPENDICES
Appendix A: Résumés
Appendix B: Guidelines for the Treatment of Historic Fabric Appendix C: Historic Register Application and Historic Resources Assessment Report Attchment 8
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 1
1. INTRODUCTION
1.1 Purpose and Methodology
2646 Victoria Drive is associated with Assessor Parcel Number (APN) 656-152-38 (property) and is located in South Laguna Beach in the Arch Beach neighborhood of the City of Laguna Beach (City). The hillside property comprises a three-story, single-family above garage constructed in 1936. 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 4) 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. Ms. von Ahrens meets 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.
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Mills Act Application Report – 2646 Victoria Drive, 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. 1 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.
1 The Standards relevant to the Laguna Beach Mills Act program are codified at 36 Code of Federal Regulations (CFR) Section
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 3 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-historic-properties.htm.
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 to 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.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 4 • 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.
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.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 5
2. SUMMARY OF SIGNIFICANCE
On November 13, 2025, 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 February 7, 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 for owner consent, criterion 3 as an extant example of 1930s residential development in Laguna Beach, and appeared eligible for listing under criterion 5 as an excellent example of architect Aubrey St. Clair’s work in Laguna Beach, and under criterion 6 as an intact example of a Monterey Revival residence in Laguna Beach. The period of significance identified in the HRA is 1936, the date of construction.
2 The property was subsequently designated Historic Register 348 on July 29, 2025.
Figure 1: West (primary) elevation. 1936 rendering of 2646 Victoria Drive. Source: HRG, 40. 2 “Historic Resource Group, Historic Resource Assessment 2646 Victoria Drive, Laguna Beach (Laguna Beach: City of Laguna Beach, February 2025), 23, 27.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 6
3. PROPERTY DESCRIPTION AND HISTORY
3.1 Location Map
The property is near Victoria Beach in a neighborhood commonly known as Arch Beach. The area is characterized by single-family residences of varying architectural styles, generally constructed on irregularly shaped hillside lots on both sides of the South Coast Highway. 2646 Victoria Drive is located towards the center of the Arch Beach neighborhood southwest of South Coast Highway. It is a rectangular parcel bounded by neighboring houses on the east and Victoria Drive on the west (see Figure 2).
Figure 2: 2025 aerial photo showing subject property outlined in orange.
3.2 Property Description
The property comprises a rectangular parcel with a three-story single-family residence above garage facing Victoria Drive. It is “U”-shaped in plan with a shallow setback from the street. The residence is constructed into the hillside such that it is three-stories in height on the west, street-facing elevation, and two stories on the east, rear-facing elevation. It has a main, front-gabled roof with various hipped and shed roofs clad in wood shake shingles with clay barrel tile ridge caps. The exterior walls are primarily clad with textured, hand troweled stucco and wood horizontal Dutch lap siding. Fenestration primarily consists of fully and partially glazed multi-light wood doors, and fixed and casement sash single- and multi-light wood windows.
The main entrance is located on the second story of the west (primary) elevation and consists of a partially glazed wood paneled door with decorative leaded glass within a recessed opening with brick steps and landing. A secondary entrance is located on the north end of the first story and consists of a slightly recessed, partially glazed wood paneled door with four divided lights flanked by multi-light paired casements windows. On the south end of the elevation is the partially-subterranean garage, which projects from the elevation at street-level with Attchment 8
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 7 shed roof and wood paneled roll-up door. On the upper levels, there are wrap-around balconies clad with low stucco walls with clay tile coping and rectangular openings with decorative clay tile in a diamond pattern. The primary elevation also has a brick chimney on the north end.
The east (rear) and north elevations are clad in stucco on the lower level and wood clapboard on the upper level.
The fenestration is asymmetrically arranged. The rear elevation has a stucco chimney, and fenestration consists of multi-light wood casement windows, multi-light wood French doors, a wood paneled storage closet door, and a multi-light wood door with pebble glass and a multi-light pebble glass transom. The north elevation fenestration consists of multi-light wood casement windows, a multi-light wood casement window with pebble glass, and a multi-light wood door.
The property has a concrete driveway lined with brick and a series of brick steps that lead to the main and secondary entrances. Landscaping in the front yard consists of trees and shrubs. The rear yard is terraced with natural stone retaining walls, brick paving, and vegetation.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 8
3.3 Current Photographs
Figure 3: Photo Key. Photographs of building(s) indicated in blue and landscaping indicated in green.
Photo 1. View of property from Victoria Drive, looking east. Source: GPA, May 2025.
Project North
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 9 Photo 2. South (side) elevation, view from second story patio facing northwest. Source: GPA, May 2025.
Photo 3. East (rear) elevation, view facing northwest. Source: GPA, May 2025.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 10 Photo 4 North (side) elevation, view facing southwest. Source: GPA, May 2025.
Photo 5. North (front yard) landscaping and hardscaping, view facing northeast. Source: GPA, May 2025.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 11 Photo 6. South (side yard) landscaping and hardscaping, view facing southeast. Source: GPA, May 2025.
Photo 7. East (rear yard) landscaping, view facing northeast. Source: GPA, May 2025.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 12 Photo 8. East (rear yard) landscaping, view facing northeast. Source: GPA, May 2025.
3.4 Construction History
The residence at 2646 Victoria Drive was designed by local architect Aubrey St. Clair for Henry and Olive Levinson and constructed in 1936.
3 No exterior alterations are documented in building permit records until 1984 when a 463-square-foot, two-story addition was constructed on the east end of the south elevation and a second chimney was added on the north end of the east elevation. 4 In 1999, the second-story front deck was repaired
by adding a new structural beam, installing drainage, and in-kind replacement of the brick flooring. 5 In 2021,
the wood shake roof was replaced with the existing Class A fire-rated wood shakes.6 No other alterations are documented in building permit records (see Table 1 for building permit records).
Table 1: Building Permit History7
Date Permit Work Completed Architect (A)/
Builder (B) Owner
1936/08/08 3831 Construct new single-family residence with garage.
Smith Const. (B) Henry Levinson
1984/03/13 84-120 Construct 2-story, 463 sq. ft. addition and chimney.
Morris S (A)/Bee
Rite Bldrs (B)
Edward Jussen
3 City of Laguna Beach, Building Permit No. 3831, August 8, 1936 4 Building Permit No. 84-170, March 13, 1984; Building Permit No. 84-1215, May 8, 1984. 5 Building Permit No. B99-0950, May 25, 1999; Building Permit No. B99-1419, August 2, 1999. 6 Building Permit No. RBP-2021-7184, June 30, 2021.
7 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.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 13 Table 1: Building Permit History7
Date Permit Work Completed Architect (A)/
Builder (B) Owner
1999/05/25 B99-0950 Remove bricks and mortar base from 2nd floor entry deck and replace with 3-layer Dex-O-Tex, relayer using ½ bricks.
John W. Verdugo
(B)
Janice Jones
2021/07/13 RBP2021-
7184
Tear off wood shake and install 2800 SF 30# felt,
72# cap sheet & wood shake for Class A rated
system.
Beach Cities
Roofing (B)
Brent
Liljestrom Trust
Additional modifications, primarily identified through research, such as a comparison of historical and current photographs 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 possible.
• Removal and partial infill of three second-story windows on the north end of the primary (west) elevation, replaced with one large tripartite window, circa 1937-1963. 8 • Removal and partial infill of two second-story windows on the west elevation, south of the main entrance, replaced with one large picture window, circa 1937-2007. 9 • Removal and partial infill of two second-story windows on the west end of the south elevation, replaced with existing tripartite window, circa 1940s-2007. 10 • Removal and partial infill of third-story windows and doors on the south end of the west elevation, replaced with existing multi-light paired casement and double-doors with sidelights, 1937- 2007.
11 • Replacement of main entrance door, west elevation, circa 1963-2007. 12 • Installation of four canvas awnings on the east and south elevations, unknown date. • New metal gate and railings at main entrance walkway and steps, date unknown. 8 HRG, 40; Flight PAI_199V_1, Frame 10, February 20, 1963, courtesy of UCSB Library Geospatial Collection. 9 HRG, 40; Google Street View, September 2007, Google Maps, Accessed June 2025, https://www.google.com/maps. 10 “19xx Aerial Victoria Beach – Tom Pulley Postcard Collection,” N.D., courtesy of Laguna Beach Historical Society; Google Street View, September 2007, Google Maps, Accessed June 2025, https://www.google.com/maps. 11 HRG, 40; Google Street View, September 2007, Google Maps, Accessed June 2025, https://www.google.com/maps. 12 Flight PAI_199V_1, Frame 10, February 20, 1963, courtesy of UCSB Library Geospatial Collection; Google Street View, September 2007.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 14 Figure 4: 1947 historical aerial photo showing property after initial construction. Source: Flight C_11730, Frame 4-77, July 31. Courtesy of UCSB Library Geospatial Collection.
Figure 5: 1948 Sanborn showing property. Source: Sanborn Map Company, Laguna Beach, Sheet 16, courtesy of
Historical Information Gatherers, Inc.
Figure 6: ca. 1940s historical photo showing south and west elevations. Source: Source: courtesy of Laguna Beach
Historical Society.
Figure 7: 1963 historical aerial photograph of property.
Source: Flight PAI_199V_1, Frame 10, February 20.
Courtesy of UCSB Library Geospatial Collection.
Figure 8: 1963 historical aerial photograph of property.
Source: Flight PAI_199V_1, Frame 52, February 20.
Courtesy of UCSB Library Geospatial Collection.
Figure 9: 2001 historical aerial photograph showing
property after construction of additions. Source: Flight CCC_BQK_C, Frame 29-9, May 30. Courtesy of UCSB
Library Geospatial Collection.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 15
4.0 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 overall good condition; however, some individual features and materials are in fair to poor condition. The roof was last refinished in 2021, and no visible signs of damage was observed. Exterior stucco cladding, including wood boards and stucco, generally appear to be in good condition but the wood elements are largely concealed beneath built-up layers of paint. Some of the decorative diamond patterned clay tile railings are chipped on the primary elevation porch. Additionally, cracked and spalling concrete was observed throughout the hardscaping on the property, particularly around the rear and north (side) yard.
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 overall good condition, as detailed in Section 4.1, the proposed work primarily entails continued maintenance and as-needed repairs of the historic features. Repair of the existing damaged and deteriorated features, listed above, are prioritized. Features expected to need the most regular maintenance are primarily constructed of wood and clay tile, though stucco and metal features will require monitoring and asneeded 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 5. This guidance should be consulted when planning and carrying out applicable work on the property.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 16
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 4) 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
• U-shaped in plan
• Three stories above
garage
• Asymmetrically
arranged elevations
• Second-story deck
• Third-story balcony
☒ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain and maintain.
OVERALL VISUAL
CHARACTER
Roof Form
• Complex, multi-gabled
o Front, hipped, and
shed
• Flush eaves (front
gable)
• Open, overhanging
eaves, exposed rafter
tails
☐ Total
Building
☒ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain and maintain.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 17 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Exterior Cladding Type A
• Wood shakes
☐ Total
Building
☒ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• Periodically replace in kind or with
compatible material.
FEATURE / MATERIAL
Exterior Cladding Type B
• Barrel clay tile
• Ridge caps
☐ Total
Building
☒ Roof
☐ North el.
☐ East el.
☐ South el.
☐ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Exterior Cladding Type C
• Stucco
• Hand-troweled texture
☐ Total
Building
☐ Roof
☒ North el.
☒ East el.
☒ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 18 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Exterior Cladding Type D
• Wood siding
• Horizontal Dutch lap
☐ Total
Building
☐ Roof
☒ North el.
☒ East el.
☒ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☒ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• Remove built-up layers of paint by
gently scraping, prep and repaint.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Door Type A
• Secondary entrance
• Wood paneled
• Partially glazed
o Four divided lights
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in kind or
with equally compatible door
within existing opening.
FEATURE / MATERIAL
Door Type B
• Secondary and balcony
entrances
• Wood
• Fully glazed
o Ten divided lights
• Single and double
doors
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☒ South el.
☒ West el.
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in kind or
with equally compatible option.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 19 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Door Type C
• Rear Entrance
• Wood
o Partially glazed
o Four vertical
divided lights over
wood panel
• Multi-light wood hopper
sash transom
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☐ South el.
☐ West el.
☐ 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 D
• Balcony Entrance
• Wood
• Double doors
o Ten divided lights
• Ten-divided-light
sidelights
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in kind or
with equally compatible option.
NonFEATURE / MATERIAL
Door Type E
• Garage Entrance
• Wood paneled
• Roll-up
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in kind or
with equally compatible option
within existing opening.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 20 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Main Entrance Opening
• Recessed entry
• Rectangular opening
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☒ Fair
☐ Poor
• Retain, maintain, and repair
original entryway and opening as
needed.
• Door may be replaced with new
compatible door within existing
opening or consider restoring
original door based on
documentary evidence if
available. FEATURE / MATERIAL
Window Type A
• Wood
• Casements (single and
paired)
• Three and four divided
light sash
• Thin muntins
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☒ North el.
☒ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind
within existing opening.
FEATURE / MATERIAL
Window Type B
• Wood
• Casements (single and
paired)
• Three and four divided
light sash
• Thick muntins
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☒ South el.
☒ West el.
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind or
with equally compatible window.
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Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Window Type C
• Wood
• Casements (single and
paired)
• Three and four divided
light sash
• Textured glazing
• Thin muntins
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☐ South el.
☐ West el.
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind
within existing opening.
FEATURE / MATERIAL
Window Type D
• Wood
• Paired casement
• Four divided light sash
• Fixed, multi-light
transom
• Wood surround
• Thin muntins
• Wood surround
• Wood sill
☐ Total
Building
☐ Roof
☒ North el.
☐ East el.
☐ South el.
☐ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind
within existing opening.
FEATURE / MATERIAL
Window Type E
• Wood
• Group of four
o Fixed, multi-light
at center
o Three divided light
side casement
sash
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain, and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 22 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Window Type F
• Wood
• Tripartite
o Fixed multi-light
center
o Three divided light
side casements
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☐ West el.
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Maintain and repair as needed.
• If ever damaged or deteriorated
beyond repair, replace in like-kind
or consider restoring original
window(s)/opening(s) based on
documentary evidence.
FEATURE / MATERIAL
Window Type G
• Wood
• Arched
• Fixed
• Multi-light
• Wood surround
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ 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 (third story)
• Rectangular
• Brick
☐ Total
Building
☒ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 23 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Main Entrance Stairs
• Brick risers and treads
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If individual units are ever
damaged or deteriorated beyond
repair, replace in kind.
FEATURE / MATERIAL
Second Story Deck
• Half-brick flooring
o Basketweave
pattern
• Stucco and tile
perimeter wall
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Third Story Balcony
• Carved wood posts and
beams
• Carved wood outriggers
and brackets
• Stucco and tile half wall
railings
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☒ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If individual units are ever
damaged or deteriorated beyond
repair, replace in kind.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 24 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment FEATURE / MATERIAL Railings/Perimeter Walls
• Second-story deck and
third-story balcony
• Stucco walls
• Clay tile coping
• Rectangular openings
with decorative clay tile
in a diamond pattern
☐ Total
Building
☐ Roof
☐ North el.
☐ East el.
☒ South el.
☒ West el.
☒ Primary
☐ Secondary
☐ Good
☒ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
FEATURE / MATERIAL
Attic Vents
• Clay tile tube vents
• Gable ends
• Groups of three
☐ Total
Building
☐ Roof
☐ North el.
☒ East el.
☐ South el.
☒ West el.
☒ Primary
☐ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If ever damaged or deteriorated
beyond repair, replace in kind.
SITE
Street-Level Pedestrian
Entrance
• Stepped brick retaining
walls and planters
o Common bond
• Brick steps
☒ Front
☐ Rear
☐ Side
☒ Primary
☐ Secondary
☐ Good
☒ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If individual units are ever
damaged or deteriorated beyond
repair, replace in kind.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach 25 Character-Defining Features (CDFs)
Type Description Location Photo (If Applicable) Importance Condition Recommended Treatment SITE Stone Retaining Walls and
Planters
• Terraced
☐ Front
☒ Rear
☒ Side
☒ Primary
☐ Secondary
☐ Good
☒ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If individual units are ever
damaged or deteriorated beyond
repair, replace in kind.
SITE
Brick Walkways and Walls
• Running bond
• Basketweave pattern
☐ Front
☒ Rear
☐ Side
☐ Primary
☒ Secondary
☒ Good
☐ Fair
☐ Poor
• Retain, maintain and repair as
needed.
• If individual units are ever
damaged or deteriorated beyond
repair, replace in kind.
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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 4).
Incompatible Features
Description Location Photo (If Applicable) Recommended Treatment Main Entry Light Fixture
• Recessed metal/plastic light
☐ Total Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
• Replace incompatible light fixture within
main entry porch on primary elevation
with new light fixture in the same
location (to avoid cutting new openings
into wood siding). New light should be
compatible with the historic character of
the property in terms of style and
materials.
Metal/Plastic Flood Light Fixture ☐ Total Building
☐ Roof
☐ North el.
☐ East el.
☐ South el.
☒ West el.
• Replace incompatible utilitarian flood
lights on primary elevation with new
lights in the same location (to avoid
cutting new openings into wood siding).
New lights should be compatible with
the historic character of the property in
terms of style and materials.
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4. 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.
$25,000
2. 2026 Chimneys Engage the services of a chimney specialist or structural engineer with experience in historic preservation to investigate the existing condition of the chimneys and prepare an implementation plan for any recommended work to ensure chimneys are structurally sound and weathertight. Commence and complete any necessary work as recommended.
$10,000
3. 2026 Exterior Drainage Property owner to engage the services of a drainage specialist to install trench drain in northside walkway to divert water away from the house.
$6,000
4. 2026-2036
(annually)
Total Building Treat property for pests such as rodents and termites. $8,000*
5. 2026-2036
(annually)
Roof Property owner to inspect roof and clean of debris. Make any necessary repairs in a timely and sensitive manner.
$15,000*
6. 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.
$10,000*
7. 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. $70,000*
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.
$20,000*
9. 2026-2036
(annually)
Landscaping Property owner to inspect landscaping and trim plants/trees away from the building exterior. $30,000*
10. 2027-2036
(biennially)
Metal Railings Clean metal of corrosion by gently sanding, make any necessary repairs, and refinish. $20,000* Attchment 8
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Mills Act Application Report –2646 Victoria Drive, Laguna Beach 28 Contract Year Building Feature Proposed Work/Task Est. Cost
11. 2026-2036
(biennially)
Lower Brick Planter Property owner to remove exiting plants from brick planter, clear out and repair compacted weepholes and damp-proof the planter to prevent future blockage and promote proper drainage.
Homeowner will then replant the brick planter.
$7,500*
12. 2027-2036
(biennially)
Air Circulation
System
Property owner to engage the services of a ventilation specialist to service and repair as needed the existing internal air circulation system to maintain proper air flow in structure. $10,000*
13. 2026-2036
(triennially)
Chimney Brick Property owner inspect for loose or damaged bricks. Repoint as needed using mortar to match the existing in terms of color, composition, and texture.
$15,000*
14. 2028-2036
(triennially)
Brick and Stone
Hardscaping
Property owner inspect for loose or damaged bricks and stones and replace in kind where severely damaged or missing. Repoint as needed using mortar to match the existing in terms of color, composition, and texture.
$30,000*
15. 2026 Clay Tiles Inspect clay tiles for damage and deterioration and make related repairs. Replace in kind individual tiles if severely damaged or deteriorated beyond repair. Repoint tiles using mortar to match the existing in terms of color, composition, and texture.
$15,000*
16. 2026 Light Fixtures Replace existing incompatible exterior light fixtures (plastic/metal flood lights and porch light) with new options that are compatible with the historic character of the property in terms of style and materials. $5,000*
17. 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. $15,000*
TOTAL: $311,500
*Estimate total of reoccurring costs over 10-year contract.
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5. ADDITIONAL PRESERVATION GUIDANCE
Preservation Briefs13
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:
#1 Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings. #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. #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.
#19 The Repair and Replacement of Historic Wooden Shingle Roofs. #22 The Preservation and Repair of Historic Stucco.
#24 Heating, Ventilating, and Cooling Historic Buildings: Problems and Recommended Approaches. #30 The Preservation and Repair of Historic Clay Tile Roofs. #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. 13 “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.
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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. “Laguna Beach Historical Society Photos.” SmugMug. Accessed June 2025. https://lagunabeachhistory.smugmug.com/browse/.
Sanborn Map Company. Various Dates. Accessed June 2025. www.proquest.com.
Sanborn Map Company. Various Dates. Accessed June 2025. fims-historicalinfo-com 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.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach Appendix A
APPENDIX A
Résumés
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Mills Act Application Report – 2646 Victoria Drive, 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
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Mills Act Application Report – 2646 Victoria Drive, 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
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Mills Act Application Report – 2646 Victoria Drive, 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.
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Mills Act Application Report – 2646 Victoria Drive, 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.
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Mills Act Application Report – 2646 Victoria Drive, 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.
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Mills Act Application Report – 2646 Victoria Drive, 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 long-term 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.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach Appendix B Guidelines for the Treatment of Metals
Retain all original metal features such as windows and door, railings, light fixtures, brackets, and door/window hardware as applicable.
Protect and Maintain
• Inspect all metal elements annually as follows:
o Check for signs of moisture damage or deterioration.
o Ensure water is being properly diverted away from the metal feature and is not accumulating or pooling on any curved or flat surfaces. o If signs of moisture damage are discovered, such as corrosion or loose/broken joints, determine and abate the cause right away. Treat and/or repair metal element immediately to prevent widespread damage. Treatment should be carried out in the least invasive way possible, as determined by a contractor or experienced practitioner. • Cleaning may be necessary prior to repair or repainting/recoating. o Clean surface with wire brush or by hand scraping. If more extensive cleaning is needed, hire an experienced practitioner to assist with other appropriate methods such as lowpressure grit blasting or chemical rust removal. o Immediately after cleaning, protect the newly cleaned metal with a new layer of an appropriate paint or coating. If a metal was not historically painted, use a clear protective coating.
Repair
• When necessary, repair using in-kind materials and appropriate construction methods such using patching compounds or limited replacement in kind (e.g., a single baluster in a railing) using the existing feature as a guide.
Replace
• If a metal 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 feature should match the historic as closely as possible in design, color, texture, and other qualities to retain the building’s architectural character.
For more information and guidance, see Preservation Brief #13. The Repair and Thermal Upgrading of Historic Steel Windows.
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Mills Act Application Report – 2646 Victoria Drive, Laguna Beach Appendix C
APPENDIX C
Historic Register Application and Historic Resources Assessment Report
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