174 Kinney Street application materials — Santa Monica City Council, October 25, 2022

CITY OF SANTA MONICA

PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION
(310) 458-8341

MILLS ACT CONTRACT APPLICATION INSTRUCTIONS
WHAT IS THE MILLS ACT?
The Mills Act is a California State law that enables cities to enter into contracts with property owners of qualified historic structures. Mills Act contracts can provide tax benefits for both owner-occupied and income producing properties. In the case of owner-occupied property, the income projection is based on comparable rents for similar property in the area or, if insufficient rental information is available, the income that it could reasonably be expected to produce. For income producing property, the income amount is based on rent actually received and on typical rents received for similar property in similar use.

The owner of any building that is either a designated local landmark or a contributing building in a designated historic district may file a Mills Act Contract Application. Once approved, a Mills Act contract requires the County Tax Assessor's office to determine the value of the historic property based upon its current income, rather than future development potential.

In exchange for this reduction in property taxes, the contract requires the property owner to undertake specific restoration tasks, if necessary, and to properly maintain the historic structure. The proposed restoration and maintenance items are included in a work plan that is submitted by the applicant and, if approved, becomes attached to the contract as an exhibit.

More details about the State enacting law are available at www.ohp.parks.ca.gov.

CONTRACT TERM
Mills Act contracts are for a ten-year term and are renewed automatically each year on the contract's anniversary. As a result, unless either the property owner or the City submits a notice of non-renewal, the owner is always ten years away from the contract termination. The effect of a non-renewal notice is contract termination at the end of the then current ten-year term. The owner may also petition the City to initiate an immediate cancellation. If cancelled, a penalty equal to 12 1/2 percent of the property's assessed market value is imposed. The City may also cancel the contract in the case of breach of the contract conditions. The rights and obligations to the contract are also binding upon successive property owners during the contract term. Although new contracts can take place at any time, new valuations will not be effective until March of any given year.

APPLICATION PROCESS
The deadline for filing an application for a Mills Act Contract is May 31st annually.

Applications must be filed by appointment at the City Planning Division’s public information counter.

Appointments are available weekly on Tuesdays and Thursdays. Please contact the City Planning Division at (310) 458-8341 at least one week in advance to schedule an appointment to file your application.

Staff will review your Mills Act Contract application upon receipt and will contact you and/or your representative to schedule a site visit. Following a site visit, staff will prepare a report to present to the Landmarks Commission for their recommendation (tentatively scheduled for the August or September Landmarks Commission meeting). It is important for you and/or your representative (architect) to be present at this meeting to answer any questions the Commission may have regarding the property.

After the Landmarks Commission has made a recommendation on the Contract application, staff will then take it to the City Council for their review and approval. Once City Council approves the Contract, notarized signatures of both the property owner and City officials must be obtained no later than earlyDecember. The City will endeavor to submit the signed document to the Los Angeles County Recorder for recordation no later than December 28 for benefits to begin the following tax year.

Upon receipt of the fully executed and recorded document, the City will then forward it to the Los Angeles County Tax Assessor, who will recalculate the property owner's tax payment (usually mid April). Staff will provide you a copy of the fully executed Contract after it has been sent to the County Tax Assessor.

CHECKLIST
Please review the attached application form for more information about submittal requirements. If you have any other questions, please contact Steve Mizokami, Senior Planner, Landmarks Commission Liaison, at (310) 458-8341 or by email at [email protected].

Before submitting your application, please check that you have included the following items:
 Completed application form.
 Restoration/Rehabilitation and/or Maintenance Plan.
 An Architectural Report identifying the status of all character-defining features of the building prepared by a certified architect.
 Financial Analysis form with information required (two highlighted boxes only).  Photographs of all building elevations and character-defining features of the structure(s).  Copy of the Grant Deed for the property.
 Copy of latest property tax bill.

City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341

MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:

Fee:

Receipt #
Received by:

PROJECT ADDRESS ___________________________________________________ Land Use Element District ________________ Zoning District __________________ Legal Description (Lot, Block, Tract) ____________________ Legal Description (Book, Page, Parcel #) __________________ APPLICANT:

Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ARCHITECT/DESIGNER:

Name: __________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ATTORNEY (optional):

Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
362 Camden Fee, LLC
9744 Wilshire Blvd Ste 203, Beverly Hills, CA 90212
818-425-9776 [email protected]
Existing Use of Property: ____________________________________ Date of Local Designation: __________________________________ Please give a brief summary of the general condition of the Landmark Structure:

Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance
Is the property designated as part of an historic district? Yes ____ No ____ If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____ If so, date of designation: _________________

APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in order to process a Mills Act Contract application:

An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.

Please submit one (1) unbound, single-sided copy of each of the following items:

1. An Architectural Report identifying the status and condition of all character-defining features of the building and site prepared by a certified architect.

2. A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by a certified architect.

Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of this work in a separate section (please see attached sample plan).

3. A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.

4. Photographs (35 mm or digital) of all building elevations and character defining features.

5. Information required for the Financial Analysis (fill in the two highlighted boxes on the attached form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles County Office of the Assessor will make a revised tax assessment that will be applicable for the next tax year.

6. Copy of the legal description for the property ("Exhibit A" on a Grant Deed).

7. Copy of the latest property tax bill for the property.

8. OPTIONAL: One (1) digital copy of above listed items #1-4 on a CD or diskette.

I (we) hereby certify that the information contained in this application and attached hereto is correct to the best of my knowledge and that this application is made with the knowledge and consent of the property owner.

APPLICANT'S SIGNATURE: ___________________________ DATE: __________ APPLICANT'S SIGNATURE: ___________________________ DATE: __________ I (we) hereby declare under the penalty of perjury that I (we) am (are) the owners of the property involved in this request, or if the owner is a corporation or other entity that I (we) are duly authorized to execute this affidavit on behalf of said corporations or entity. I further declare that the foregoing statements and the information submitted herewith are true and correct. I certify that this application is being made with my consent.
____________________________________ ________________________ PROPERTY OWNER’S SIGNATURE DATE
____________________________________

PROPERTY OWNER'S SIGNATURE DATE
02/14/2022

174 Kinney Street / 171-177 Pier Avenue
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
February 1, 2022
Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 February 1, 2022

CONDITION ASSESSMENT REPORT
Overview
The site at 174 Kinney Steet/171-177 Pier Avenue contains two building types:
the exposed masonry building at 174 Kinney Street and a two story plaster finished building at 171-177 Pier Avenue. The property is a designated City of Santa Monica landmark. The site and buildings at 174 Kinney Steet/171-177 Pier Avenue are in fair condition and need of significant maintenance. Current planning includes ongoing maintenance of character defining features of the historic resource.

Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 174 Kinney Steet/171-177 Pier Avenue that covers the two parts of the building.

The parcel was designated a City of Santa Monica Landmark in 2015.

Aerial photo with site and outline of two buildings, one facing north on at 174 Kinney Street and the other facing south at 171-177 Pier Avenue.
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 February 1, 2022
According to the Los Angeles County Assessor, the property is identified as 177 Pier Avenue with construction dates of 1909 and 1950. Based on permit research in “171-177 Pier Avenue/174 Kinney Street Landmark Assessment Report – Draft” by Architectural Resources Group, May 20, 2015, the current buildings were generally constructed ca. 1915 and 1926 with the main façade on Kinney street added in 1926. The report described the building as “commercial vernacular in style, with Art Deco and Spanish Colonial Revival elements.” Aerial photo of 174 Kinney Street looking south.

Neighborhood and General Building Description
The property is located in southwest Santa Monica, on the east side of Neilson Way one block from the Pacific Ocean and a half block from Main Street on the west. The property is within the Main Street commercial district. 174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 February 1, 2022
The subject parcel is an approximately 90 x 193 foot rectangular site that is generally flat with a slight slope down to the east to Main Street. The Los Angeles County Assessor indicates a total of 14,264 square feet of interior space on the site. The buildings on the site front directly to the public way on three sides but on the east are setback approximately 20 feet from the property line creating a private alley like space the length of the parcel. The northern portion of the building has exposed brick masonry on the north and west street front facades while the east facade is finished with plaster with openings to the outdoor dining area.

The northern building features a large one story space with vaulted roof on bow string trusses that has served as a restaurant space since the 1970s. Remodels include the addition of several long windowed light monitors down the center of the ceiling. The building on the south is two stories with commercial storefronts on the ground floor along Pier Avenue with a corner storefront at Neilson Way and offices on the upper floor. The offices are entered from a wood stair in the alleyway on the east side of the property and there is an additional wood exit stair in the planting area on the west along Neilson Way.

For site landscape the north façade has small planting areas on either side of the main entry and there is a long strip for planting along Neilson Way with Ficus type bushes that extends the full length of the site to the corner entry at Pier Avenue. A single tall palm tree is also located along Neilson Way toward the south. There is no landscape along Pier Avenue. The alleyway on the east at the south end of the site adjacent to 171-177 Pier Avenue is a small, landscaped court with a large tree that is close to the building and extensive vines that grow up the side of the building and over the rooftop parapet at the second floor. The overall property is in fair condition throughout.

Character Defining Features – Condition Assessment and Treatment The primary character-defining features for the site with buildings consisting of Art Deco and Spanish Colonial Revival elements are outlined in the Statement of Official Action (STOA) by the City of Santa Monica Landmarks Commission:
“SECTION IV. The following building elements and features shall constitute the historic character-defining features of the building:

Kinney Street elevation:

1. Symmetrical arrangement divided into three bays

2. Brick Art Deco pilasters with finials atop pilasters flanking the central bay

3. Recessed entry

4. Exposed brick

5. Large paired fixed wood windows located in each outer bay 174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 February 1, 2022
Pier Avenue elevation:

1. Flat roof with stepped parapet and finials

2. Chamfered recessed corner entry
Neilsen Way elevation:

1. uniformly sized and spaced window openings with concrete lintels “ The following report includes a condition assessment of all key exterior elements including the listed character defining features with strategies for repair, refurbishment and ongoing maintenance of these structures and site.

Treatment Guidelines
All work is to conform to the Secretary of the Interiors Standards for Treatment of Historic Properties, in particular the Secretary of the Interiors Standards for Rehabilitation.

Preservation Briefs published by the National Park Service cover a range of treatments for wood, masonry, cast stone and other typical elements of historic buildings. These Briefs provide overall approaches and best practices to be adapted for specific situations and conditions.

Projects at this property are also eligible for application of the California Historic Building Code.
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 February 1, 2022

SUMMARY OF REPAIR / MAINTENANCE WORK
174 Kinney Street
Sitework, Streetscape
Treatment:

Paving should be cleaned regularly. Water use around wood entry is to be avoided. Concrete slabs along west should be evaluated for repairs Landscape
Treatment:

Streetscape landscape should be trimmed regularly with attention to overgrowth.

The plantings along Neilson Way may need cleaning out underneath frequently.

Should the landscape change, appropriate irrigation should be considered.

Foundations / Structural
Treatment:

Structural engineer to review. Additional seismic strengthening may not be required but areas of missing grout should be filled to avoid water intrusion.

These areas may also indicate possible further structural review.

Entry Way
.

Treatment:

The woodwork should be re-finished and as an active area of the building should be regularly maintained with cycles of prep and paint. The flooring should also receive a fresh finish to help protect from weather and frequent public use. .

Front Windows
Treatment:

The wood and steel elements should be prepped for a regular cycle of painting. . 174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 February 1, 2022
Metal Windows
Treatment:

The metal windows should be prepped for a regular cycle of painting. Operability should be reviewed and missing hardware replaced. .

Metal Security Grills
Treatment:

The metal window grills should be well prepped and painted and then maintained with a regular cycle of prep and paint. Attachments to masonry surround should be reviewed.

Masonry Facades
Treatment:

Masonry should be reviewed for missing grout. All missing and loose pointing mortar should be replaced. Areas of brick separation should be investigated for additional repairs.

Clay Tile Parapet
Treatment:

The tiles should be reviewed for attachment to the building. Missing tiles should be replaced with matching barrel roof tile.

Drainage
Treatment:

Drains should be tested for adequate flow. Appropriate guards should be reviewed for drains to prevent debris from clogging drain lines.

Roofing and Rooftop Monitors
Treatment:

The roof should be reviewed for age and warranty. A cycle of roof replacement should be developed to maintain a watertight enclosure. Side walls with windows at light monitors should be revied and refurbished as needed 174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 February 1, 2022
Hardware
Treatment:

Door hardware can be refurbished. Window hardware should be reviewed and refurbished. While not fully original, the door hardware should be reviewed and better aligned and finished where appropriate. New hardware should be compatible with the historic design.

Exterior Lights
Treatment:

The few lights should be reviewed for possible conversion to LED. New exterior lighting can be added for security or lighting in the landscape that illuminates the building but should be carefully considered and installed to be unobtrusive and compatible. Locations on the front façade should be carefully evaluated for new compatible lighting.

Electrical
Treatment:

An electrical engineer should review the system for capacity and safety.

Plumbing
Treatment:

Plumbing should be reviewed. Plumbing issues should be monitored and expeditiously repaired to avoid damages to the building.

Mechanical/Heating
Treatment:

Mechanical system requires ongoing maintenance. An overall review of the mechanical systems may be helpful as well as a review for gas shut off for safety 174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 February 1, 2022
171 – 175 Pier Avenue
Sitework, Streetscape and Signage
Treatment:

Concrete areas can be patched or replaced. Pavers are not original at storefronts and can also be replaced as needed. The east court concrete is in satisfactory condition but requires cleaning. The brick planter needs repair at separation.

Landscape
Treatment:

The vine that grows across the Pier Ave façade may damage decorative elements and should be cut back. The tree adjacent to the east elevation should be reviewed and trimmed to minimize impact to roof including drainage. The large palm tree on the west should be trimmed of dead leaves and the Ficus bushes maintained. Irrigation may be needed.

Foundations / Structural
Treatment:

Structural engineer to review. Additional seismic strengthening may be recommended.

Corner Entry and Storefronts

Treatment:

Woodwork should be prepped and painted including minor patching. .

Side Entries and Wood Stairs
Treatment:

The wood stairs and rails should be prepped and painted. Any repairs should include better attachment at grade. Safety strips should be added, especially at top and bottom treads
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 February 1, 2022
Aluminum Upper Windows
Treatment:

Operable windows should be reviewed for operation and replacement of missing hardware. Replacement of windows with more compatible can be considered as needed
Plaster Finish
Treatment:

The plaster should be cleaned and painted on regular cycle. Missing and cracked areas should be patched.

Decorative Cast Features
Treatment:

The cast elements should be reviewed, cleaned and treated potentially with a protective consolidant without impacting finishes. Vines should be removed.

Attachment of corner arched feature should be reviewed.

Clay Tile Parapet Caps
Treatment:

The tile should be checked for anchorage and missing barrel tiles replaced.

Roofing
Treatment:

The roof should be inspected on a regular cycle and repaired where necessary.

Edge details should also be secured. New roofing may be necessary during next 10 years.

Drainage
Treatment:

Drainage should be reviewed and any missing pieces replaced. Drain lines should be checked and cleared of any debris.
174 Kinney Street /171-177 Pier Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 February 1, 2022
Hardware
Treatment:

Door hardware can be refurbished. Window hardware should be reviewed and refurbished. While not fully original, the door hardware should be reviewed and better aligned and finished where appropriate.

Exterior Lights
Treatment:

The few lights should be reviewed for possible conversion to LED. New exterior lighting can be added for security as well as lighting in the landscape that illuminates the building. The storefronts would be well served by additional lighting.

Electrical
Treatment:

Electrical service should be reviewed. Better and safer access should be provided to the location of meters and electrical boxes.

Plumbing
Treatment:

Plumbing should be reviewed. Plumbing issues should be monitored and expeditiously repaired to avoid damages to the building.

Mechanical/Heating
Treatment:

Mechanical system requires ongoing maintenance. An overall review of the unit mechanical systems may be helpful as well as a review for gas shut off for safety 174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street – north entry elevation
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street along west façade on Nielson Way
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street view of side façade on east
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street

FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS Sitework There is minimal site work
along the public way with
planters flanking the
recessed entryway. The
front is paved concrete
except at the recessed
entry with wood flooring.

Along the west side of the
building is a long planting
strip along the public
sidewalk the length of the
property There are small
areas of concrete paving
into the landscape at the
two side exit areas and at
utility meters.
.

The concrete is
in fair condition
along the north.

The wood floor
at the entry is
in fair condition
with worn
finishes. The
concrete
paving at the
side entries
and utilities has
been damaged.

Paving should
be cleaned
regularly.

Water use
around wood
entry is to be
avoided.

Concrete
slabs along
west should
be evaluated
for repairs
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The primary landscape
features are the planters
under the front windows
flanking the main entry
way. There is also a series
of Ficus trees trimmed to
bush shapes the length of
the building on the west.

The landscape
is in fair
condition. The
landscape area
is not clearly
defined along
the west.

There is no
apparent
irrigation..

Streetscape
landscape
should be
trimmed
regularly with
attention to
overgrowth.

The plantings
along Neilson
Way may
need cleaning
out
underneath
frequently.

Should the
landscape
change,
appropriate
irrigation
should be
considered.

174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
The footings are not
evident but there are
seismic upgrades visible
with exposed bolts and
vertical metal structs
around the exterior
facades. The front façade
also has steel braces
behind the projection above
the roof.

The seismic
treatment was
sufficient under
previous code
upgrades but
can be studied
to determine if
additional work
would be
recommended.

There areas of
missing grout
and slight
separation of
bricks along
the west that
may indicate
structural
stress.

Structural
engineer to
review.

Additional
seismic
strengthening
may not be
required but
areas of
missing grout
should be
filled to avoid
water
intrusion.

These areas
may also
indicate
possible
further
structural
review.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Entry Door
and
Entryway
Assembly
The recessed entryway
with surrounding wood
framed storefront.is
centrally located on the
north façade.
.

The entryway
is in fair
condition with
surface
damaged wood
boards and
faded finishes
especially on
the wood
flooring.

The woodwork
should be refinished and
as an active
area of the
building
should be
regularly
maintained
with cycles of
prep and
paint. The
flooring should
also receive a
fresh finish to
help protect
from weather
and frequent
public use.

174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Front
Windows
On either side of the central
front entry are large opens
with fixed glass windows
within wood and steel
frames. A flat steel plate
creates the header across
the openings Both
windows have a center
wood mullion, dividing the
opening into two equal
fixed glass panels.

The wood
frames are in
fair condition
with wood grain
showing
through finish
paint. The steel
header
appears
straight.

The wood and
steel elements
should be
prepped for a
regular cycle
of painting.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Metal
Windows
and Doors
The four openings along
the long west elevation
consist of metal windows
with a central post in each
opening to provide a pair of
windows in each opening.

The openings have brick
jambs, concrete header
beams and concrete sills.

The metal
windows are
generally intact
and in fair
condition.

The metal
windows
should be
prepped for a
regular cycle
of painting.

Operability
should be
reviewed and
missing
hardware
replaced.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Metal
Security
Grills
The openings along the
west façade have gridded
metal grills protecting the
metal windows. The grills
consist of metal rods in an
approximately square grid
with the outer frame bolted
into the masonry jambs,
concrete header and sill
The grills are in
fair condition
with areas of
rust showing
through the
paint finish
The metal
window grills
should be well
prepped and
painted and
then
maintained
with a regular
cycle of prep
and paint.

Attachments
to masonry
surround
should be
reviewed.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Masonry
facades
The exposed masonry
facades run the length of
the front (north façade) and
along Neilson Way on the
west. The front façade was
added to create a formal
entry to the building and the
brick construction and brick
type is different than the
earlier exterior brick
primarily seen along
Neilson Way
The brick is in
fair condition
on the north
and fair to poor
condition on
the west with
missing grout
and areas of
separation.

The east
façade
currently not
visible from the
public way has
been
strengthened
and has a
plaster finish
over the
masonry.

Masonry
should be
reviewed for
missing grout.

All missing
and loose
pointing
mortar should
be replaced.

Areas of brick
separation
should be
investigated
for additional
repairs.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Parapet
A line of clay barrel tile
perpendicular to the
parapet runs the length of
the west façade on top of
the cast stone parapet cap.

The pattern consists of
single under tiles and
double over tiles.

The tiles are
generally intact
and may be
attached
directly to the
parapet cap. A
small number
of tiles are
missing.

The tiles
should be
reviewed for
attachment to
the building.

Missing tiles
should be
replaced with
matching
barrel roof tile.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Roofing,
Rooftop
Monitors
The main roof is covered
with sheet roofing and the
light monitors with gable
roofs are covered with
composite shingles.
s
The roof is in
fair condition.

The composite
shingles on the
light monitors
are similarly in
fair condition.

The windows in
the light
monitors are in
fair condition
and likely in
need repairs
and
adjustments to
maintain water
tight enclosure
The roof
should be
reviewed for
age and
warranty. A
cycle of roof
replacement
should be
developed to
maintain a
watertight
enclosure.

Side walls with
windows at
light monitors
should be
reviewed and
refurbished as
needed
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Drainage Drainage appears to be
through a series of roof
drains along the east and
west facades and through
concealed piping
Drains may be
in adequate
condition but
should be
tested.

Drains should
be tested for
adequate flow.

Appropriate
drain guards
should be
reviewed to
prevent debris
from clogging
drain lines..
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Hardware No original door hardware
remains. The current front
door hardware is
compatible. A side exit
door on Neilson Way does
not have exterior hardware.

The hardware
is in moderate
condition.

Door
hardware can
be
refurbished.

Window
hardware
should be
reviewed and
refurbished.

New hardware
should be
compatible
with the
historic
design.
.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There does not appear to
be any original lights
although there is a shaped
metal bracket on either side
of the main entry that may
have served as part of a
decorative fixtures flanking
the entry. There are also
pipes down the central two
pilasters to apparently gas
lamps higher up on the
façade. There are also
sets of modern projecting
lights over the two main
windows on either side of
the entry. At the top of the
two central pilasters are
decorative round fixtures
with blue lenses and
pointed top. The restaurant
use has installed a variety
of added decorative lights
emphasizing the pilaster
but those are no longer
present.

The few
exterior lights
are in fair
condition.

Except for the
set of
projecting lights
over the
flanking
windows, there
is very little
exterior lighting
currently on the
building
The few lights
should be
reviewed for
possible
conversion to
LED. New
exterior
lighting can be
added for
security or
lighting in the
landscape that
illuminates the
building but
should be
carefully
considered
and installed
to be
unobtrusive
and
compatible.

Locations on
the front
façade should
be carefully
evaluated for
new
compatible
lighting.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Electrical Service access is from the
overhead line on the east
into the building at roof
level. Electrical service
gear is along the east wall.
.

The electrical
service
appears to be
in adequate
condition
although the
overhead lines
and connection
at the building
are exposed.

An electrical
engineer
should review
the system for
capacity and
safety.
.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing The plumbing service is
from the street.

There is no
obvious failure
but possible
ongoing issues
with buried
water lines.

Overall service
appears
adequate. The
plumbing
service
including sewer
has not been
investigated
Plumbing
should be
reviewed.

Plumbing
issues should
be monitored
and
expeditiously
repaired to
avoid
damages to
the building.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Mechanical/
Heating
The primary heating system
appears to be gas. Gas
meters are grouped and
located on the west side of
the building.

The
mechanical
system is
currently
operational but
may require
maintenance.

There may be
older
equipment as
well as highly
visible rusted
elements.

Rooftop
mechanical
equipment
requires
ongoing
maintenance.

An overall
review of the
mechanical
system may
be helpful as
well as a
review for gas
shut off for
safety.

Rooftop
equipment
locations
should be
reviewed for
visibility.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Photographs
171 – 177. Pier Avenue south elevation
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
171 – 177 Pier Avenue west elevation along Nielson Way
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
171 – 177 Pier Avenue corner view at Nielson Way
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
171 – 177 Pier Avenue view along east façade at service alley 174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
171-177 Pier Avenue

FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS Sitework Sitework varies around the
building. On the west is an
approximately four foot
deep setback from the
sidewalk, continuing the
same planting area along
174 Kinney Street. One
section has concrete
paving where a wood stair
exits from the second floor
and then the space
continues with Ficus
trimmed as bushes The
corner entry at Pier Avenue
is paved concrete and
small setbacks of the
storefronts along Pier
Avenue have large pavers
that match the non-original
storefronts, On the east is
a small court that doubles
as a service access to the
rear of 174 Kinney Street
with concrete paving and a
long brick planter.

The paved
concrete areas
on the west
and at corner
entry are in
poor condition
The tile paving
at the Pier
Avenue
storefronts
matches
pavers on the
storefront
bulkheads
although
installation is
not well
detailed esp. at
sidewalk where
a sloping strip
of concrete is
added. The
alleyway court
on the east is
in satisfactory
condition. The
brick planter
has an area of
separation.

Concrete
areas can be
patched or
replaced.

Pavers are not
original at
storefronts
and can also
be replaced as
needed. The
east court
concrete is in
satisfactory
condition but
requires
cleaning. The
brick planter
needs repair
at separation.
.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The landscape consists of
the Ficus bushes on the
west including a mature
palm tree, and a large tree
and miscellaneous low
plantings in the brick
enclosed planting area on
the east. A vine covers the
east facade and grows over
the top of the parapet along
the south facade to the far
corner at Neilson Way.

The landscape
is in fair
condition.

There may be
no irrigation.

The palm tree
on west needs
trimming. The
large tree on
the east is
adjacent to the
façade and
taller than the
building. The
vine on the
east covers
most of that
façade and has
grown across
the Pier
Avenue
parapet to the
corner
The vine that
grows across
the Pier Ave
façade may
damage
decorative
elements and
should be cut
back. The tree
adjacent to the
east elevation
should be
reviewed and
trimmed to
minimize
impact to roof
including
drainage. The
large palm
tree on the
west should
be trimmed of
dead leaves
and the Ficus
bushes
maintained.

Irrigation may
be needed.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
Foundations are not visible
around the building. There
are metal straps on the
west that indicate a
possible earlier seismic
strengthening.

There is no
obvious
structural
weakness but
structure may
not have been
recently
evaluated.
.

Structural
engineer to
review.

Additional
seismic
strengthening
may be
recommended
.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Corner Entry
and
Storefronts
on Pier Ave.

The corner entry at Pier
Avenue is recessed and the
two storefronts along Pier
Avenue are setback in
different configurations. A
fan occupies the transom
over the corner entry door.

The corner
entry door and
flanking
windows are in
deteriorating
wood frames.

The nonoriginal
storefronts are
in fair condition
although the
finishes have
faded. The
wood storefront
window frames
and wood
doors show
need for
deferred
maintenance. A
more
compatible
treatment can
be provided at
the location of
the fan at the
transom.

Woodwork
should be
prepped and
painted on
regular cycle
including
minor
patching.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
E & W Side
Entries with
Wood Doors
and Stairs
Wood stairs on both east
and west facades lead to
second floor offices. Both
stairs with wood rails make
straight runs alongside the
building to small landings at
second floor doors.

The stairs are
in fair
condition. The
stair on the
west meets
grade at a
damaged slab
and the corner
post has an
exposed metal
bracket. The
stair on east is
in slightly better
condition with
less exposure
to the sun.

The wood
stairs and rails
should be
prepped and
painted. Any
repairs should
include better
attachment at
grade. Safety
strips should
be added,
especially at
top and
bottom treads

174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Aluminum
upper
windows
Aluminum sliding windows
are installed at the second
floor
Aluminum
windows are in
fair condition
An air
conditioning
unit protrudes
from the corner
window over
the corner
entry The
windows are
not original.

Operable
windows
should be
reviewed for
operation and
replacement
of missing
hardware.

Replacement of
windows with
more
compatible can
be considered
as needed

174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Plaster
Finish
The primary exterior
material is plaster in a
relatively modern “knockdown” finish and all facades
The plaster is
in adequate
condition with
areas of minor
cracking. There
is a small
damage at the
base near the
corner entry.

The texture of
plaster finish
likely dirt filled.

The plaster
should be
cleaned and
painted on
regular cycle.

Missing and
cracked areas
should be
patched.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Decorative
Cast
Features
Four pointed cast
decorative caps are
mounted on the decorative
parapet cap at the
southwest corner of the
building. The angled
corner at Pier Avenue is
also highlighted by a cast
decorative element in the
arched transom area of the
second floor corner
window.

The decorative
cast elements
on the roof may
be intact but
exact condition
unknown. The
vines have
partially
overgrown the
parapet.

The cast
elements
should be
reviewed,
cleaned and
treated
potentially with
a protective
consolidant
without
impacting
finishes.

Vines should
be removed.

Attachment of
corner arched
feature should
be reviewed.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Parapet
Caps
The portion of parapet on
the west and south away
from the corner treatment
with cast decorative
elements has a band of
barrel clay tiles
perpendicular to the street
on top.

The band of tile
is a pattern of
one under and
one over
although tiles
are missing at
the ends of the
parapet.

The tile should
be checked for
anchorage
and missing
barrel tiles
replaced.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Roofing The roof consists of
primarily flat surfaces with
composite sheet roofing.

Drainage appears
concealed although older
elements of downspouts
remain on the building.

The roof should
be inspected
for ongoing
repairs
especially
around
exhaust, vents
and other
protrusions
through the
surface as well
as the roof
edges at
parapet. Roof
should also be
reviewed for
ponding and
adequate
drainage.

The roof
should be
inspected on a
regular cycle
and repaired
where
necessary.

Edge details
should be
secured. New
roofing may
be necessary
during next 10
years.
.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Drainage Drainage may be direct
from roof through
concealed piping. There
are abandoned downspouts
at the northern end of this
building. Sthere appears to
be a drain from 171-177
Pier Ave rooof onto the roof
of 174 Kinney Street A
disconnected downspout
may have been part of that
system.

Condition of
drains is
unknown.

Drainage
should be
reviewed and
any missing
pieces
replaced.

Drain lines
should be
checked and
cleared of any
debris.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Hardware There is minimal hardware
at the upper doors and
ground floor storefronts.

The hardware
is in moderate
condition.

Locksets are a
mix of metal
type.

Door
hardware can
be
refurbished.

Window
hardware
should be
reviewed and
refurbished.

While not fully
original, the
door hardware
should be
reviewed and
treated where
appropriate.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There are minimal site and
porch lights There is a
small industrial light over
the two upper doors and an
added security light on the
west
The few
exterior lights
are fair
condition but
not energy
efficient
The few lights
should be
reviewed for
possible
conversion to
LED. New
exterior
lighting can be
added for
security as well
as lighting in
the landscape
that
illuminates the
building. The
storefronts
would be well
served by
additional
lighting.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Electrical Service access is from
overhead line from the
east. Electrical circuit
boxes are along the east
wall off the court,
The electrical
service
appears to be
in adequate
condition
although
overhead lines
and connection
at the building
are exposed.

The boxes are in
an area
overgrown with
landscape.

Electrical
service should
be reviewed.

Better and
safer access
can be
provided to
the location of
meters and
electrical
boxes.
174 Kinney Street / 171-177 Pier Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing The plumbing service is
from the street.

There is no
obvious failure
and overall
service
appears
adequate
The plumbing
service
including sewer
has not been
investigated.

Plumbing
should be
reviewed.

The
mechanical
system
currently
operational but
possibly older
equipment

Mechanical
system
requires
ongoing
maintenance.

An overall
review of the
mechanical
systems may
be helpful as
well as a
review for gas
shut off for
safety

MILLS ACT MAINTENANCE PLAN
174 Kinney Street, 171-175 Pier Avenue,Santa Monica
MAINTENANCE SCOPE: 174 Kinney Street
Item # Year Feature Location Recommended Treatment Total Maintenance per Secr of Ints Stds. (Est. Budgets)
174 Kinney Street Yrs 1-10
SITE
1 annual Sitework Frontwalk Clean and repair paving as needed $ 3,500.00 Side patio on east Maintain flooring at inset entry
2 monthly Landscape Planting area flanking entry Maintain landscape 300/mo. $ 36,000.00 Planting along west Check irrigation as needed
Review planting design flanking entry

EXTERIOR
3 as needed Foundations/Structural Footings Review previous seismic work $ 5,000.00 Previous seismic project Check anchors. Refurbish at rusted bolts 4 3 yr cycle Entry Door assembly Front entry (north) Maintain wood windows, siding & door $ 6,000.00 Prep and paint
5 3 year cycle Front Windows Fixed glass in wood frames Maintain wood surrounds. Prep and paint $ 3,000.00 on regular cycle
6 5 yr cycle Metal windows West façade and east Maintain all, Prep and paint in cycle $ 60,000.00 Adjust for water tight fit as needed
7 5 yr cycle Metal security grills along west façade Prep and paint with windows $ 15,000.00 Repair as needed
8 year 1 Masonry façades Primarily north and west Review for missing pointing mortar $ 100,000.00 5 yr cycle elevations Review missing grout at separation on west, repair and repoint
9 Year 1 Clay Tile Parapet West façade parapet Review for loose clay tiles, repair as $ 8,500.00 5 yr cycle needed
10 as needed Drainage Rooftop internal drainage Test and clear as needed $ 4,000.00 & with roof Drainage to adjacent roof Check for disconnected downspouts 11 inspection Roofing Roof throughout Review for repairs or possible roof $ 100,000.00 year 1 Rooftop monitors with Monitors along center replacement. Check for drainage & as needed windows Review roof monitors for water tight detail 12 as needed Hardware Front entry Maintain hardware, repair as needed $ 2,000.00 (side door no hardware)
13 as needed Exterior lights Front entry Provide sufficient lighting for safety and $ 4,000.00 security. Provide compatible lighting at
front entry

SYSTEMS
14 as needed Electrical Overhead at east Confirm service, repair as needed $ 10,000.00 15 as needed Plumbing Main service & connections Maintain plumbing, fix all damaged $ 40,000.00 elements immediately
16 as needed Mechanical/Heating Building May require update/replacement $ 6,000.00 Review rooftop equipment visible
along Nielson Way, possble screening
SUBTOTAL 174 Kinney Avenue $ 403,000.00
2022 Page 1 of 2 174 Kinney Street, 171-175 Pier Avenue,Santa Monica

MILLS ACT MAINTENANCE PLAN
174 Kinney Street, 171-175 Pier Avenue,Santa Monica
MAINTENANCE SCOPE: 171 - 175 Pier Avenue
Item # Year Feature Location Recommended Treatment Total Rehabilitation per Secr of Ints Stds. (Est. Budgets)
171 - 175 Pier Avenue Yrs 1-10
SITE
17 bi-annual Sitework Entry areas at storefronts Maintain streetfronts $ 9,000.00 Side court on west
18 monthly Landscape Planting on west, court on Maintain landscape around 100/mo. $ 12,000.00 east with planter & large tree. Trim vines away from deco features Vines on upper parapet Review tree touching building and parapet

EXTERIOR
19 as needed Foundations/Structural Footings Observe for structural issues. Upgrade $ 5,000.00 Minimal seismic as needed
20 3 yr cycle Corner entry and Storefronts Streetfronts at corner and Maintain windows, doors and finishes $ 10,000.00 on Pier Ave south elevation If new storefronts then to be compatible 21 5 yr cycle E & W side entries with West and east elevations Review steps and rail for safety $ 8,000.00 wood doors & wood stairs Refurbish as needed
22 5 yr cycle Aluminum upper windows Upper floor Clean and maintain $ 6,000.00 If any replacements, all should be replaced
with compatible
23 5 yr cycle Plaster finish All facades (incl upper Maintain and paint as needed. Plaster $ 80,000.00 north façade) texture and deco paint treatment not orig.

Refurbish, prep and paint all
24 year 1 Decorative cast features Decorative cast caps on Check anchorage. Maintain coating $ 15,000.00 5 yr cycle parapet, decoration at Review at roof, Patch as needed upper corner window
25 year 1 Clay tile parapet cap West parapet cap Check attachments, Replace broken tiles $ 4,500.00 5 yr cycle
26 year 1 Roofing Flat roof, sheet roofing Inspect and repair/replace roof as $ 50,000.00 & as needed needed
27 year 1 Drainage Rooftop and downspouts Review, test drainage, replace missing $ 4,000.00 & as needed
28 5 yr cycle Hardware Doors and Windows Maintain door and window hardware $ 3,000.00 29 3 yr cycle Exterior Lights Upper stair landings Review exterior lighting for security & $ 4,000.00 Minimal exterior lighting safety. Supplement as needed
Fixtures to be compatible

SYSTEMS
30 as needed Electrical Overhead at east Observe and repair any electrical issues $ 12,000.00 Controls, meters on east
31 as needed Plumbing Restrooms Maintain plumbing, fix all damaged $ 15,000.00 elements immediately
32 as needed Mechanical/Heating incl rooftop equipment May require repair/update $ 10,000.00 Corner window AC unit Remove exposed window unit at corner 2nd floor window
SUBTOTAL 171-175 Pier Avenue $ 240,500.00
TOTAL MILLS ACT PLAN 10 Years $ 643,500.00
2022 Page 2 of 2 174 Kinney Street, 171-175 Pier Avenue,Santa Monica FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0 138,790.17
31,725
380,700

Santa Monica City CouncilOctober 25, 2022

Santa Monica City Council
October 25, 2022