M i l l s Ac t Ap p l i c a ti o n
2 2 7 B e a c h Str e e t
S a nt a Mo n i c a , C A 9 0 4 0 5
City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________ Land Use Element District ________________ Zoning District __________________ Legal Description (Lot, Block, Tract) ____________________ Legal Description (Book, Page, Parcel #) __________________ APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
227 Beach Street, Santa Monica, CA 90405
Megan Johnson 10008 National Blvd #300, Los Angeles, CA 90034 310-968-6934 [email protected] Isabelle Duvivier 350 Westminster Avenue, Venice, CA 90291 310-399-4944 [email protected] Beach Street Partners LLC 1000 Woodbury Road, Suite 102, Woodbury, NY 11797 310-968-6934 [email protected] Isabelle Duvivier 350 Westminster Avenue, Venice, CA 90291 310-399-4944 [email protected] 227062 Lot 19 and Por. of Lot 20 Block M Vawter's Ocean View Tract, M.R. 9-1-2 4287-010-020 Housing Element OP2: Ocean Park Low Density Residential Existing Use of Property: ____________________________________ Date of Local Designation: __________________________________ Please give a brief summary of the general condition of the Landmark Structure:
Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance
Is the property designated as part of an historic district? Yes ____ No ____ If so, what district? ______________________________
Is the property listed on the National Register of Historic Places? Yes ____ No ____ If so, date of designation: _________________
APPLICATION MATERIALS
The following materials must be submitted to the Planning Division along with this application form in order to process a Mills Act Contract application:
An Architectural Report and a Restoration/Rehabilitation plan are required for the designated historic property. If the building is already restored and in good condition, a maintenance list must be submitted to support the need for tax relief.
Please submit one (1) unbound, single-sided copy of each of the following items:
1. An Architectural Report identifying the status and condition of all character-defining features of the building and site prepared by a certified architect.
2. A ten (10) year Restoration/Rehabilitation Plan with estimate cost and schedule prepared by a certified architect.
Please note that a Mills Act Contract only regulates exterior restoration/rehabilitation and general maintenance of your property. If you are also planning interior work, please include a description of this work in a separate section (please see attached sample plan).
3. A ten (10) year Maintenance Plan with estimate cost and schedule. Please describe all periodic/ongoing maintenance needs of the structure including plumbing, electrical, roofing and structural systems. This information must be submitted as a section of the Restoration/Rehabilitation Plan.
4. Photographs (35 mm or digital) of all building elevations and character defining features.
5. Information required for the Financial Analysis (fill in the two highlighted boxes on the attached form). Staff will use this form to calculate an estimate of the Mills Act tax assessment with the information provided. Please note that this forthcoming analysis is only an estimate. The Los Angeles County Office of the Assessor will make a revised tax assessment that will be applicable for the next tax year.
Thirteen Unit Residential Rental Property
Recently fully rehabilitated bungalow court property including all new exterior doors/windows, new stucco, new roofing, new hardscape and softscape as well as all new interior finishes. The new construction referenced old photos and worked closely with the Landmark Commission to help determine the period appropriate exterior finishes such as stucco, roof tile and the paint of the doors and windows.
6. Copy of the legal description for the property ("Exhibit A" on a Grant Deed).
7. Copy of the latest property tax bill for the property.
8. OPTIONAL: One (1) digital copy of above listed items #1-4 on a CD or diskette.
I (we) hereby certify that the information contained in this application and attached hereto is correct to the best of my knowledge and that this application is made with the knowledge and consent of the property owner.
APPLICANT'S SIGNATURE: ___________________________ DATE: __________ APPLICANT'S SIGNATURE: ___________________________ DATE: __________ I (we) hereby declare under the penalty of perjury that I (we) am (are) the owners of the property involved in this request, or if the owner is a corporation or other entity that I (we) are duly authorized to execute this affidavit on behalf of said corporations or entity. I further declare that the foregoing statements and the information submitted herewith are true and correct. I certify that this application is being made with my consent.
____________________________________ ________________________ PROPERTY OWNER’S SIGNATURE DATE
____________________________________ ________________________
PROPERTY OWNER'S SIGNATURE DATE
2022-0421 2022-0421
Photo by Lauren Moore
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
1 May 2, 2022
Introduction ...................................................
Significance of Property ............................................
Architectural Description ............................................
Style of Building.................................................
Windows .....................................................
Exterior Doors and Hardware .........................................
Hardscape - Concrete Pathways, Steps, and Retaining Walls .......................
Exterior Landscaping ..............................................
Roof Vents and Sub-floor Vents.........................................
Exterior Stucco .................................................
Wood Details ..................................................
Roofing and Roof Tiles .............................................
Gutters and Downspouts ............................................
Electrical and Outdoor Lighting ........................................
Plumbing ....................................................
Mechanical ...................................................
Maintenance Plan ...............................................
Table Of Content
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28 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
2 May 2, 2022
The rehabilitation of this 13 unit property, a historic landmark building located at 227 Beach Street in the City of Santa Monica, is consistent with the Secretary of the Interior’s Standards for Rehabilitation. “Rehabilitation” is defined as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.” Introduction
227 Beach Street is a bungalow court, a housing type that was prolific in Santa Monica in the early 20th Century, but has declined in number in recent decades. The courts generally consisted of small units, (+/- 485 square-feet) freestanding or partially attached, that were intended for seasonal occupation or as working class housing. As a typological mid-point between an apartment building and a single-family residence, they allowed for a higher density of units while providing light, air, and greenery, as well as a built-in community of neighbors. For these reasons, complexes of this type -- particularly those that maintain their historical integrity -- are of great value in the urban environment of Santa Monica both as housing resources and as historical resources.
Significance Of The Property
- Photo by Lauren Moore
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
3 May 2, 2022
The property is located on the west half of a block bounded by Ocean Park Ave. on the north, Beach St. on the south, Fourth St. on the east, and Second St. on the west. The property has frontage on Second St. and Beach St. The widening of Ocean Park caused the demolition of a neighboring building formerly located on Ocean Park Ave. The property slopes downward toward Second St.
The property consists of three separate buildings running parallel to Beach St., and a small fourth building located at the rear of the landscaped courtyard. The three parallel buildings are noted as Ocean Park Building, Courtyard Building, and Beach St. Building on the plans. Each of these has a linear arrangement of four similar attached units. A landscaped courtyard, 19’ x 88’, lies between the Ocean Park and Courtyard Buildings, both of which have their front doors oriented toward the courtyard. The Beach Street Building, separated by a secondary utility court, has its front doors oriented toward Beach St. The utility court is accessed through rear kitchen doors; the same pattern is repeated on the rear of the Ocean Ave. building. The fourth building contains a single unit, and is identified as the Solo Building on the plans.
Architectural Description
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
4 May 2, 2022
The style of the buildings is a vernacular mode of Mediterranean Revival that predates the more fully formed Spanish Colonial Revival style, but shares some of its materials and characteristics. The buildings have flat roofs with parapets, capped in clay tile that step up in the center and at the ends of each unit. With the downward grade toward Second St., each unit is slightly offset in elevation from the next, with the line of the parapet reflecting the downward step of each unit. A tile-clad linear hood lines the base of each parapet.
Additional clay tiled hoods with simple wood stick-work framing provide shelter for each front door. The exterior walls are finished with a lightly sand-textured stucco.
Style Of The Building
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
5 May 2, 2022
Windows
Original single-glazed double hung windows were soiled, cracked, and misaligned.
Some original windows had bars over them .
The original windows are wood, single-glazed, double-hung sash with horns on the upper sash. They are paired with a central mullion; some locations have single windows or groupings of three. The other windows are single-light awning sash. The windows have wood frames and sills, and flat casing trim with perimeter moldings. The double-hung sash were actuated by sash ropes and pulleys with cement blocks used as counterweights.
Other hardware includes simple sash locks and finger lift pulls at the interior. Awning windows open to the interior, with hinges at the top of the sash.
All the original windows were split and loose at their joints and were replaced. The wood surfaces were soiled and weathered, with peeling paint and paint loss throughout. Several sash were misaligned or racked within their frames. Some components were warped. Sash ropes had been cut in several locations, and some sash were difficult to operate. Window glazing putty was heavily deteriorated throughout. Moderate to heavy decay was observed when casing trim was removed.
The replacement windows match the originals in material, dimensions, profile, and other qualities. The replacement windows are dual glazed and meet Title 24 energy requirements. Hardware was either reused or replaced with similar.
Recommended Treatment: The wood windows and sills will need to be maintained and repaired annually with a regular cycle of prep and paint touch ups.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
6 May 2, 2022
Flat casing trim with perimeter moldings.
Original awning window.
Original single-glazed had air-cracks, were warped, and many did not open.
New replacement windows built to match the original windows.
New awning window is double-pane and matches original. Window groups remain as the original configuration. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
7 May 2, 2022
Horns on upper sash were replicated to match existing.
Details match original.
Flat casing trim with perimeter molding was built to match original.
Wood sill matches original.
Horns on upper sash were replicated to match existing. Original simple sash locks were replaced to match. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
8 May 2, 2022
The original doors consist of solid panel wood doors in wood frames, with three staggered lights. The lights are small vertical rectangles with clear glass. The doors have similar trim as the windows with flat casing trim and perimeter molding. The original doors and frames were typically split and decayed at their base.
Many had deep gouges, abrasions, or delamination of the veneer face. The original front door hardware included ball tip barrel hinges, a mortise lock, and an entry set comprised of a round brass knob and decorative escutcheon (face plate) featuring a linear pattern. The original wood door sills were heavily worn, with wood decay, losses and rounded edges noted. Most hardware had been painted over what was a brass or bronze finish.
Each unit front door has been replaced to match the original including the clear beveled glass and the sills. The original hardware has been restored and reinserted in the new wood doors where possible, or replicated to match if not possible to restore.
Recommended Treatment: The wood doors will need regular and ongoing maintenance including repainting. Wood thresholds should be maintained. Hardware will require periodic repair but shall not be painted.
Exterior Doors and Hardware
Original wood doors and frames were cracked, warped or
delaminating.
Much of the original hardware was painted over or
damaged.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
9 May 2, 2022
New doors with flat casing trim and perimeter moldings built to match original.
Decorative face plates and brass knobs restored when possible and replaced to match.
Three staggered lights in door are replicated in new doors. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
10 May 2, 2022
Hardscape consists of a concrete walk down the center of the landscaped court with entrance walks that branch off at 90 - degree angles with radius corners toward small concrete stoops at front doors.
Between the entrance walks were areas of lush landscaping. Along the 2nd St. frontage, there is a low concrete retaining wall with distinctive 90 - degree radius corners and which creates planting areas.
Due to the extensive cracking, and potential hazards for pedestrians, all concrete pavement was replaced per the original. The small concrete retaining walls were in danger of collapsing. The texture, scale, and details of original was replicated in new concrete.
Recommended Treatment: Concrete work is generally maintenance free but should be monitored to verify tree and plant roots do not crack or damage the sidewalk or retaining walls. Concrete will require steam power washing every 5 years. Regular weekly cleaning will occur during regular landscape maintenance.
Inspect drainage/urban runoff annually.
Hardscape -
Concrete Pathways, Steps, and Retaining Walls
Original concrete walkway was damaged. Concrete walk down the center of the court required replacement.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
11 May 2, 2022
Planter area retaining walls were at risk of failing.
Rear courtyard concrete had to be removed for new
utilities.
Radius corners along courtyard intersections was a special feature.
Planting area retaining walls and adjacent sidewalk were damaged beyond repair.
Rounded corners on planters is a special feature.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
12 May 2, 2022
Central concrete walk down the middle of the courtyard was replaced. - Photo by Lauren Moore
Rounded planter box retaining walls were replaced to
match original. - Photo by Lauren Moore
The texture and scale of original walkway were replicated in new concrete.
Rear courtyard concrete was replaced once utilities were upgraded.
New planting in planting areas. 90 degree radius corners were replicated. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
13 May 2, 2022
The original landscaping was California tropical. Over the years it became a mix of random house plants and semi-tropical water-loving exotics. The new Mediterranean landscape still has a lush feeling however it is more drought-resistant.
Treatment: Maintain planting away from building and irrigation pointed away from stucco walls and exposed concrete stem wall. Maintain drainage. The trees need to be monitored and trimmed regularly to avoid damage to residence and concrete pathways. Tree roots extend far and need to be monitored.
Recommended Treatment: Once established, landscaping will only require monthly maintenance since the vegetation is drought-tolerant and there is a drip irrigation system for the establishment period. Every year the trees will need moderate structural pruning to both the branches and the roots to make sure they do not touch the building or grow under the concrete path.
Exterior Landscaping
Original landscaping was California tropical with mix of houseplants.
Original landscaping was designed to give units privacy. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
14 May 2, 2022
New landscape in the front planting areas is a mix of
lavender and other hardy Mediterranean plants.
- Photo by Lauren Moore
The new Mediterranean landscaping still has a lush feeling but is drought-resistant. - Photo by Lauren Moore.
New landscape design gives unit bedrooms privacy.
- Photo by Lauren Moore
Small trees are planted in front of bedrooms for privacy. - Photo by Lauren Moore.
Over the years original landscaping was a mix of plant
material.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
15 May 2, 2022
Roof Vents and Sub-floor Vents
Original sub-floor vents had rotten wood frames and rusty metal mesh.
Original roof vents are bent and uneven.
Original sub-floor access vent covers no longer fit under the openings due to building settling or wood damaged.
There are two original sub-floor vents, one bigger than the other. Both were badly damaged and unsightly, made of deteriorating wood, rusty wire mesh, and a variety of other hodge podge materials. They appeared to have been improvised or “upgraded” to minimize rodent and other critter infestation. The roof vents seemed to function as needed but were slightly bent out of shape.
All vent types were replaced. The sub-floor vents were replaced with a more historically appropriate vent, whereas the roof vents were rebuilt as original.
Recommended Treatment: Trim vegetation away from vents as needed, Verify ease of removal as building settles.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
16 May 2, 2022
New roof vents built to match original.
New sub-floor vents will weather the elements better.
New sub-floor vents will weather the elements better.
New sub-floor access vents will with-stand time and use. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
17 May 2, 2022
The exterior stucco color was changed from pink to white, and the windows from dark pink to dark brown, to create a more appropriate color scheme for the building and to remain consistent and adhere to a more period-appropriate color scheme. The original underlying color seen in areas where later layers of paint are flaking off appears to be white. The stucco texture was replicated to be a 60/40 light sand finish.
Recommended Treatment: Wash annually to remove dust and dirt.
Exterior Stucco
Latest color scheme is inconsistent and unsuitable. Layers of paint flaking off show the original stucco color was white.
White stucco and dark brown windows create a more The stucco texture was replicated. appropriate color scheme for the building.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
18 May 2, 2022
Wood components, such as entry porch framing, window eyebrows, and other architectural woodwork and trim, had many splits and wood decay. Wood components were patched and repaired when possible and replaced when found to be beyond repair.
Recommended Treatment: Wood details including exposed roof joist and projecting beams need to be maintained and painted on a regular cycle. The exposed ends and projecting beams are particularly vulnerable to deterioration from moisture.
Wood Details
The original wood entry porch overhang was badly
damaged.
The exposed wood member tips, and rafter tails were
particularly decaying.
The original wood rafter tails were badly rotten.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
19 May 2, 2022
New eyebrow framing repaired or replaced to maintain
structural integrity.
New wood details repaired or replaced as needed.
New wood details will need regular maintenance to prevent decay especially at the tips and tails.
The original wood framing elements were decaying.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
20 May 2, 2022
Complete roof restoration. All the terra-cotta roof tiles were removed so that the roof could be properly water-proofed. New sheathing and underlayment were installed. New Mansville Cool Roof torch down material was installed. The roof of each unit was re-sheathed with plywood, properly flashed, and sloped to each individual scupper. 85% of the original Spanish ceramic roofing tiles were in excellent condition and reused. The 15% new roof tiles were placed in hard to see locations to maintain the historic quality of the units.
Recommended Treatment: The torch down will need to be replaced every 20 years per the manufacturer’s specification. It should be inspected annually to look for trouble spots and periodically patched. Removal of leaves, branches and any debris needs to occur annually. The roof tiles are relatively maintenance-free.
When the roof is inspected, any cracked tiles will need to be replaced.
Roofing and Roof Tiles
Terracotta roof tiles brought beauty and character to the roofscape.
With downward slope to overhangs the street clay tiled step down at the end of each unit.
85% terra-cotta roof tiles were in excellent condition.
Clay tiles are characteristics of this Mediterranean
structure. Most of the existing were reused.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
21 May 2, 2022
Roof was completely restored. Existing roof tiles were removed and reinstalled over new sheathing and underlayment.
15% new roof tiles were placed in hard to see locations to maintain the historic quality of the units.
Clay tile hoods were reinstalled over simple stick-work framing once repaired.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
22 May 2, 2022
New gutters and downspouts were installed at each unit. The roof water conveyance system - roof to gutter to downspout - is important as the roofs are flat and if not properly functioning during significant rain events, unit flooding could occur.
Recommended Treatment: Gutters and downspouts should be inspected annually to maintain connections at grade and repair any leaks at joints. Gutters need to be regularly cleaned out.
Gutters And Downspouts
Original gutters and downspouts were patched and repaired many times because of leaks and blockages.
Original gutters and downspouts drained to the back of the units.
Original gutters and downspouts drained water from flat roofs.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
23 May 2, 2022
New gutters and downspouts were installed at the back of each unit.
New gutters and downspouts were installed at the back of each unit.
Roof water conveyance system was replaced to be more
functional as well as more aesthetically pleasing.
New scuppers and downspouts were necessary for
functionality.
Gutters were replaced to be functional as well as attractive. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
24 May 2, 2022
Complete Electrical System Upgrade: All units were rewired to current code. Sub panels were installed in each unit. All 120v meter sockets were replaced with 240v meter sockets. New pull boxes were installed per plan for Edison. New switches, dimmers, and receptacles were installed throughout all units. All subterranean conduit was replaced. New manhole covers were installed per Edison.
Recommended Treatment: Light fixtures require regular cleaning to remove dirt, dust and cobwebs. Porch lights need to be refurbished or replaced as needed; estimated replacement 5-10 years.
Electrical And Outdoor Lightning
Original entry light was not energy efficient or attractive. Electrical lines were disorganized.
Original light fixtures were old, broken and inefficient. 227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
25 May 2, 2022
Entry light was replaced to be energy efficient, to
be subtle, to only light the area needed, and met
the current code.
Exterior safety lighting at side yard are now
integrated in the landscape.
New pull boxes were installed per plan for Edison.
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
26 May 2, 2022
Completely upgraded to ABS plumbing lines in each unit.
Completely upgraded to ABS plumbing lines in each unit. Installed tankless water heaters in all units.
Installed independent fire sprinkler system.
The entire plumbing system was upgraded. In order to avoid visual clutter, a high efficiency on-demand hot water system was installed in each unit. The entire water system was upgraded to all new copper lines.
The ABS plumbing lines were completely upgraded in each unit. All new kitchen and bathroom faucets and hardware were installed. New wall hung toilets and shower valves were installed in each unit. Independent fire sprinkler system was also installed.
Recommended Treatment: Plumbing fixtures require regular cleaning and maintenance.
Plumbing
227 Beach Street, Santa Monica Condition Assessment and Maintenance Plan Beach Street Partners LLC
Duvivier Architects
27 May 2, 2022
The mechanical system serves to help maintain climate for long term preservation of features. New ultra-efficient Fujitsu mini-split duct heat pumps were installed in each unit. HVAC system was completely upgraded. The new system has been provided with appropriate humidity and temperature controls for long term preservation of the residence. All units upgraded to Nest smart thermostats. Decorative registers and all new duct systems were installed in all units.
Recommended Treatment: Building climate and moisture protection needs to be maintained inside by keeping Nest thermostat on smart mode.
Mechanical
Some units had a window AC unit. Units did not have a ducted heating and cooling system.
New ultra-efficient mini-splits were installed in each unit. Installed Fujitsu mini-split duct heat pumps in each unit. - Photo by Lauren Moore
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current
1) Monthly Rental Income 3%
2) Annual Rental Income
ANNUAL EXPENSES
Gen. Expenses: 25% SFD, Others 30%
Vacancy loss 3% $0
8) Total Expenses $0
(Sum Lines 8-9)
NET OPERTING INCOME $0
(Line 2 Minus 8)
CAPITALIZATION RATE
9) Interest Component 5.5%
10) Historic Property Risk 4%
(2%, or 4% for SFD)
11) Property Tax Component 1%
12) Amortization Component 0.5%
13) Capitalization Rate 11%
(Sum Line 9 - 12)
TAXES
14) Mills Act Assessment $0
(NOI/ Line 13)
15) Tax Under Mills Act $0
(Line 14 X .01035146)
16) Current Tax
17) Tax Savings
(Line 16 - Line 15) $0
18) Annual Costs to City
(Line 17 X 16%) $0 227 Beach Street, Santa Monica, CA 90405 $66,334.51 $1,278 $15,336 $66,781.68
227 Beach Street
Santa Monica, CA 90405
2016
227 Beach Street
Santa Monica, CA 90405
2022
Feature Location Condition Recommended Treatment
Maintenance
Schedule
Estimated
Budget Per
Year
Estimated Budget
for 10 years
Windows and Hardware All units, all four buildings New
Regular cycle of prep and paint touch ups.
Maintain/repair operable mechanisms. annually $ 3,900.00 $ 39,000.00 Exterior Doors and Hardware All units, all four buildings Doors and hardware
new; front door
knob and face plate
are orginal Regular cycle of prep and paint. annually $ 2,600.00 $ 26,000.00 Hardscape-Concrete Pathways, Steps,
and Retaining Walls Everywhere New
Regular weekly clean with landscaping as
needed. Inspect drainage/urban runoff. annually $ 750.00 $ 750.00 Exterior Landscaping
Frontyard, courtyard and in
betweeen each building New
Review tree and trim as needed. Check
for irrigation near residence and
fence. Check and clear drains weekly $ 6,500.00 $ 19,700.00 Attic and Crawl Space Vents All units, all four buildings New Trim vegetation away as needed, Verify
ease of removal as building settles. annually $ 500.00 $ 5,000.00 Exterior Stucco All units, all four buildings New Wash to remove dust and dirt. annually $ 1,000.00 $ 10,000.00 Wood Details All units, all four buildings Like new Regular cycle of prep and paint. annually $ 2,000.00 $ 24,000.00 Roofing and Roof Tiles All units, all four buildings
Roof is new. Roof
tiles are original and
cleaned up.
Check roof annually; remove leaves,
branches and any debri. annually $ 1,000.00 $ 12,000.00 Gutters and Downspouts
Rear of all units, all four
building New
Maintain connections, repair leaks at
joints. Check for connections at grade.
Clean out gutters annually $ 1,000.00 $ 12,000.00
Electrical and Outdoor Lighting All units, all four buildings New Maintain fixtures by regular cleaning and
remove of dirt, dust and cobwebs.
Refurbish or replace porch light as
needed; estimated replacement 5-10
years annually $ 200.00 $ 2,400.00
Plumbing
All units, all four buildings,
fire alarm on each building New
Maintain plumbing fixtures; regular clean
and maintenance annually $ 2,600.00 $ 31,200.00
Fire Sprinklers All units, all four buildings New
Fire Monitoring System and maintenance
plan for Fire Safe annually $ 1,500.00 $ 15,000.00
Mechanical Each unit, all four buildings New
Maintain for building climate, moisture
protection inside; keep nest thermostat
on smart mode. annually $ 2,600.00 $ 31,200.00
MILLS ACT MAINTENANCE PLAN
227 Beach Street, Santa Monica