818 Grant 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. __________
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.
01-10-2022
818 Grant Street
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
December 1, 2021
Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 January 1, 2022

CONDITION ASSESSMENT REPORT
Overview
The site at 818 Grant Street includes a Spanish Mediterranean Revival courtyard residential complex with two long one-story buildings framing the central court and a two story building across the back of the property with garages at grade entered from an alley. The parcel is just east of the commercial buildings on Lincoln Boulevard and a parallel alley that intersects with the alley on the south.

The property is a City of Santa Monica designated historic landmark. The site and buildings at 818 Grant Street are in adequate to fair condition and in need of significant maintenance.

Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 818 Grant Street, a property in Santa Monica on south side of Grant Street just east of Lincoln Boulevard. This parcel contains a residential complex with 12 units arranged on three sides of a central courtyard and designated a City of Santa Monica Historic Landmark in 2020.

Aerial photo with property at 818 Grant Street circled, east of Lincoln Boulevard. 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 January 1, 2022
According to the Los Angeles County Assessor, the Spanish Mediterranean Revival style plaster finished residential building at 818 Grant Street was constructed in 1929.

Aerial photo of 2524 Fourth Street with residence.

Neighborhood and General Building Description
The property is located on the south side of Grant Street just west of the commercial block along Lincoln Boulevard. The alley behind the commercial buildings on Lincoln Boulevard runs along the west side of the property and intersects with the end of the alley parallel to Grant Street along the south side of the building. The nearby properties Grant Street are a mix of one and two story multi family buildings of differing styles built over the ensuing decades.

The subject parcel is slightly trapezoidal at approximately 130 feet deep with an 88 foot frontage on Grant Street and 72 foot wide rear property line. The site is generally flat. The Los Angeles County Assessor indicates 12 units on the site with a total of 5,570 square feet of interior space. The building has a stucco façade with aluminum replacement windows and original wood frames and trim.

The one story wings along the central court splay outwards towards Grant Street coinciding with the shape of the property. Each wing has a small clay tile roofed 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 January 1, 2022
tower element at the front that frames the entry to the court. At the south end of the central court is a two story building across the back of the property with second floor units reached by a central stair that splits at the landing and turns to go to either side.

The building parapets have clay tile caps and step up and down slightly along the courtyard facades to articulate the individual unit divisions, Each unit entry also has a projecting porch with either a shed or gable configuration with barrel clay tile roofing. The main roofs of the buildings are flat with sheet roofing behind low parapets.

The landscape in the front yard and courtyard is primarily lawn. There are a set of flanking palm trees at the front of the courtyard and low planting along the fronts of the two building wings. The west and south facades are along alleys with no landscape and the sideyard on the east is primarily concrete walkways and concrete steps at rear entries. The central walkway from the sidewalk into the courtyard appears original. The walk splits into two walkways within the court to access the units with a central long median of lawn. Each unit entry on the court has a set of concrete steps up to the front doors flanked by a variety of low plantings.

Character Defining Features – Condition Assessment and Treatment Primary character-defining features of 818 Grant Street as outlined in the “Landmark Assessment Report” for 818 Grant Street (GPA, December 18, 2020) notes:
“Overall Visual Character
• U-shaped plan
• Horizontal massing
• One- and two-story height
• Flat roof with flush eaves and parapet
• Two rectangular towers, each with tile-clad pyramidal hipped roofs • Asymmetrical courtyard elevations
• Central, landscaped courtyard with concrete walkways
• Pedestrian entrances on primary, courtyard-facing elevations with varying design details
• Round arched openings
• Window and door openings recessed within thick exterior walls • Balconies on two-story portion
Exterior Materials and Craftsmanship
• Stucco with hand-troweled texture
• Red clay tile coping at parapet
• Wood window frames and sills
818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 January 1, 2022
• Arched, multi-light wood windows on the north elevation • Wood-sash casement windows, where extant
• Wood slab doors with applied molding and multi-light wood doors • Rectangular, recessed garage openings
• Canopies over primary entrance doors clad in red clay tile • Concrete steps
• Stucco medallions on the north and courtyard-facing elevations of the towers • Concrete walkway in courtyard with curved entry from Grant street” The following report includes a condition assessment of key exterior elements and character defining features as well as strategies for refurbishment and ongoing maintenance and repair of these structures and property.

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

Preservation Briefs by the National Park Service are available for examples of treatments for rehabilitation of historic features and structures.

Projects at this property are also eligible for application of the California Historic Building Code.
818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 January 1, 2022

SUMMARY OF REPAIR / MAINTENANCE WORK
Sitework
Location:

Sitework is an important character defining feature of the property. There is a front yard of mostly lawn and a long linear courtyard between the two residential wings. Sitework is distinguished by a concrete central walk through an area of front lawn that then splits into 2 paths serving the two sides of the linear courtyard space. The outer sideyards are narrow strips of concrete with steps into rear doorways. The back of the property is along the alley.

Condition:

Concrete is in adequate condition with a few areas of settling along the walk.

The concrete steps in front and at the rear of the units are similarly in general in adequate condition.

Treatment:

The paved walk can be cleaned but not aggressively. Steps should be maintained and additional markings for safety can be added on stair treads Landscape
Location:

The front yard is primarily lawn with small plants against the front facades of the two wings. There is also lawn in the central medium inside the court and plantings against the fronts of the units with landscape enhanced at the stairs into each unit. There is a small group of palm trees on each side of the front entry into the courtyard that are a distinguishing feature. There are no plantings on the rear and side yards
Condition:

Areas of the front yard and central medium have worn areas creating patches in the lawn. Plantings along the two sides of the central court are mixed and some of the plants are up against the plaster building facades. 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 January 1, 2022
Treatment:

New plantings in the front area of the building and along the sides of the courtyards are possible to enhance the overall design of the space. Existing plantings should betrimmed away from the buildings. Bare areas should be fertilized and re-seeded. Added irrigation may help in maintenance.

Foundations / Structural
Location:

There are concrete footings, but little is visible as plaster finish continues to grade. The foundations do not show obvious failures. A few areas of upgrade are visible in the garages in the two story structure at the back of the property Condition:

There is no evidence of structural concerns but more investigation may be warranted especially for the two story structure at the south.

Treatment:

Structural engineer should review. Additional seismic strengthening may be required.

Plaster Exterior
Location:

The building exterior is a textured finish with offset strokes of smooth stucco.

This texture appears original around the entire building except in areas of repairs.

On the two front towers there is a decorative cast plaster insert.

Condition:

The stucco is in adequate to fair condition with no obvious failures. Areas of previous repairs are not all consistent in texture. There is slight cracking in areas .

Treatment:

The stucco is best maintained with regular cycles of prep and paint. Repairs need to be carefully crafted to match the original finish. (not “Spanish lace”) 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 January 1, 2022
.

Wood Doors
Location:

Wood doors are prevalent throughout the building as entry doors to all the units.

Back door and upstairs unit and storage doors. Original doors have recessed panels with surrounding trims A few doors have been replaced with slab doors.

Condition:

The original doors are mostly intact and should be preserved. The specific details at the view window of the front doors varies..

Treatment:

Doors should be prepped and painted on a regular basis. Rotting at the bottom of doors should be checked so that there is no long term deterioration. Painting should be provided that carefully protects and maintains the original door hardware.

Windows
Location:

Almost all windows have been replaced with aluminum slider windows. Only the large arched windows in the two corner towers appear original or similar to the original wood windows.

Condition:

Windows are in adequate condition but they would appear more appropriate to the building if wood windows are restored. Future window maintenance programs may consider timely replacements to match likely original Treatment:

Windows need to be maintained to avoid water intrusion into wood frames and exterior walls. Aluminum window sash may pit especially near the ocean. The wood windows at the tower elements should be carefully maintained with regular schedule of prep and paint.
818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 January 1, 2022
Wood Trim
Location:

The minimal trim on the building is wood including porch ceilings at both levels and trim at doors and windows
Condition:

The wood trim is deteriorated. Paint finishes are peeling. There are a few areas of rot at window sills
Treatment:

The wood trim needs treatment and refurbishment including prep and paint.

Wood sills and porch ceilings should also be treated or replaced with matching as needed. A regular cycle of prep and paint should be provided.

Metal Rails
Location:

The metal work is at the central stairs to the second floor units. There is decorative metalwork feature on either side of the stair landing that support decorative light fixtures
Condition:

The metal stair has areas of rust. Most stair elements are intact and in otherwise fair condition.

Treatment:

The metal railings need significant prep to eliminate rusting and then appropriate re- painting
Clay Tile Roofs and Parapet Caps and Roof Drains
Location:

Each main unit entry is protected by a short porch extension with clay barrel tile roof including the upper level units. Clay tile is also used as a parapet cap to the exterior stucco walls. There are holes in the parapet where clay tile inserts may 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 January 1, 2022
have originally penetrated the wall for drainage but removed The tile drains appear to remain in place draining through the parapet at the back of the two story building
Condition:

The clay tiles are in generally good condition and may have been replacement for original tile however the grout at the parapet cap tiles appears very old. The parapet clay tiles are not all aligned. Attachments have not been confirmed.

Treatment:

The roof should be inspected on a regular cycle and repaired where necessary. The roof tile should be inspected for attachments. Missing and dislocated parapet caps should be repaired. The clay tile drainpipes that were removed should be reviewed for possible reinstallation
Roofing
Location:

The roof is covered composite sheet roofing. There are low parapet separations between some portions of the roof all covered by the roofing. All roofing is concealed from public view by low parapets although the roof over the ground floor units is visible from the second floor units and is sometimes used as an informal outdoor space
Condition:

The current roofing may be adequate for the next few years. No obvious areas of leaking were evident.

Treatment: .

Roof life cycle should be evaluated. A new roof may be needed over the next years. Any leaks should be identified and repaired expeditiously.

Gutters and Drainage
Location:

There are several methods of roof drainage with openings through the parapets and downspouts on the outer sideyard elevations. There are also drain holes centered between units in the long facades flanking the courtyard. There were 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 January 1, 2022
likely round clay tiles as part of the drainage system but the tiles have been removed and only the holes remain.

Condition:

The metal leader boxes and down spouts appear in adequate to fair condition.

The drain holes through the parapets appear unfinished. There are no drain guards on the roof to prevent accumulation of debris from blocking drainage.

Treatment: Drainage should be reviewed including water tests as necessary.

At time of stucco repairs and refurbishment, the drain holes n the court side should be reviewed. Metalwork of downspouts should be maintained and painted as needed.

Hardware
Location:

The main entry doors appear to have original matching hardware with a few exceptions. The black handle and deadbolt are the primary hardware. Doorbells have been added under the view windows. Original mail slot coverings are also evident on most units’ front entries. Non original deadbolts have also been added in some locations. Upper floor units may not have original hardware.

Window hardware is not original.

Condition:

The front door handle appears in satisfactory condition. Other hardware on the front door appears added and inconsistent. Upper floor door knobs appear in poor condition and inconsistent
Treatment:

The front door hardware should be reviewed and refurbished. Replacement hardware for other doorways should be selected to maintain consistency Window hardware should be maintained
Exterior Lights
Location:

There are wall mounted front porch lights at the ground floor units. The stair to the second floor has a pair of decorative exterior lights that flank the landing at 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 11 January 1, 2022
the midpoint. There is a service light under the stair at the electrical meters.

Otherwise there does not appear to be exterior lighting.

Condition:

Streetlights may be adequate but additional lighting may be appropriate.

Treatment:

New exterior lighting can be added for security or lighting in the landscape that illuminates the residence but should be carefully considered and installed to be compatible. Existing porch lights can be re-lamped for energy conservation if the appropriate bulb is chosen.

Garage Doors
Location:

There are eight garages each with an individual wood garage door. The garage doors have a thin wood frame that wraps each opening.

Condition:

The doors are generally in poor to fair condition. The operating mechanisms for some of the doors are also in need of repair and maintenance.

Treatment:

The wood doors can be maintained with significant prep and paint. A few doors may need wood repair and additional framing. The operating mechanisms may also need review and repair.

Electrical
Location:

The primary electrical appears to come from the service along the alley to the back of the building. The individual unit meters are on the courtyard side of the two story rear building. .

Condition:

The current service connects with overhead wires to the building. The electrical meters appear to be in need of update and some equipment may need upgrades 818 Grant Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 12 January 1, 2022
Treatment:

The electrical service should be reviewed by an engineer. Potential upgrades may be appropriate for safety.

Plumbing
Location:

There are outlets for exterior water. The interior plumbing and underfloor system is generally not visible but exposed areas in the garage below the second floor units show some of the plumbing
Condition:

The plumbing service including sewer has not been investigated. The system is old and does not appear to have been upgraded. Area in garage ceiling shows possible issues.

Treatment:

Plumbing should be reviewed. Outlets and fixtures should be repaired to prevent water damage. New service lines may be necessary.

Mechanical/Heating
Location:

There is gas service to the building so that both water and space heating is gas.

Condition:

The system is currently operable
Treatment:

Mechanical systems including water heating may require update. Review gas shut off for safety.

818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Photographs
818 Grant Street - North elevation along Grant Street.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street - View looking south into central court with walkways and unit entries. 818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – West elevation along side alley
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – South elevation along rear alley.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street – East elevation along side setback with adjacent property 818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street

FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS Sitework Sitework is an important
character defining feature
of the property. There is a
front yard of mostly lawn
and a long linear courtyard
between the two residential
wings. Sitework is
distinguished by a concrete
central walk through an
area of front lawn that then
splits into 2 paths serving
the two sides of the linear
courtyard space. The outer
sideyards are narrow strips
of concrete with steps into
rear doorways. The back
of the property is along the
alley.

Concrete is in
adequate
condition with a
few areas of
settling along
the walk. The
concrete steps
in front and at
the rear of the
units are
similarly in
general in
adequate
condition.

The paved
walk can be
cleaned but
not
aggressively.

Steps should
be maintained
and additional
markings for
safety can be
added on stair
treads.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Landscape The front yard is primarily
lawn with small plants
against the front facades of
the two wings. There is also
lawn in the central medium
inside the court and
plantings against the fronts
of the units with landscape
enhanced at the stairs into
each unit. There is a small
group of palm trees on
each side of the front entry
into the courtyard that are a
distinguishing feature.

There are no plantings on
the rear and side yards
Areas of the
front yard and
central medium
have worn
areas creating
patches in the
lawn.

Plantings along
the two sides of
the central
court are mixed
and some of
the plants are
up against the
plaster building
facades.

New plantings
in the front
area of the
building and
along the
sides of the
courtyards are
possible to
enhance the
overall design
of the space.

Existing
plantings
should
betrimmed
away from the
buildings.

Bare areas
should be
fertilized and
re-seeded.

Added
irrigation may
help in
maintenance.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Foundations/
Structural
There are concrete
footings, but little is visible
as plaster finish continues
to grade. The foundations
do not show obvious
failures. A few areas of
upgrade are visible in the
garages in the two story
structure at the back of the
property
There is no
evidence of
structural
concerns but
more
investigation
may be
warranted
especially for
the two story
structure at the
south.

Structural
engineer
should review.

Additional
seismic
strengthening
may be
required
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Plaster
Exterior
The building exterior is a
textured finish with offset
strokes of smooth stucco.

This texture appears
original around the entire
building except in areas of
repairs. On the two front
towers there is a decorative
cast plaster insert.

The stucco is in
adequate to fair
condition with
no obvious
failures. Areas
of previous
repairs are not
all consistent in
texture. There
is slight
cracking in
areas
The stucco is
best
maintained
with regular
cycles of prep
and paint.

Repairs need
to be carefully
crafted to
match the
original finish.
(not “Spanish
lace”)
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Wood doors Wood doors are prevalent
throughout the building as
entry doors to all the units.

Back door and upstairs unit
and storage doors. Original
doors have recessed
panels with surrounding
trims A few doors have
been replaced with slab
doors.

The original
doors are
mostly intact
and should be
preserved.

The specific
details at the
view window of
the front doors
varies.

Doors should
be prepped
and painted
on a regular
basis. Rotting
at the bottom
of doors
should be
checked so
that there is
no long term
deterioration.

Painting
should be
provided that
carefully
protects and
maintains the
original door
hardware.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Windows Almost all windows have
been replaced with
aluminum slider windows.

Only the large arched
windows in the two corner
towers appear original or
similar to the original wood
windows.

Windows are in
adequate
condition but
they would
appear more
appropriate to
the building if
wood windows
are restored.

Future window
maintenance
programs may
consider timely
replacements
to match likely
original
Windows need
to be
maintained to
avoid water
intrusion into
wood frames
and exterior
walls.

Aluminum
window sash
may pit
especially
near the
ocean. The
wood windows
at the tower
elements
should be
carefully
maintained
with regular
schedule of
prep and
paint.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Wood Trim The minimal trim on the
building is wood including
porch ceilings at both levels
and trim at doors and
windows
The wood trim
is deteriorated.

Paint finishes
are peeling.

There are a
few areas of rot
at window sills.

The wood trim
needs
treatment and
refurbishment
including prep
and paint.

Wood sills and
porch ceilings
should also be
treated or
replaced with
matching as
needed. A
regular cycle
of prep and
paint should
be provided.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Metal rails The metal work is at the
central stairs to the second
floor units. There is
decorative metalwork
feature on either side of the
stair landing that support
decorative light fixtures
The metal stair
has areas of
rust. Most stair
elements are
intact and in
otherwise fair
condition.

The metal
railings need
significant
prep to
eliminate
rusting and
then
appropriate repainting
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Clay Tile
Roof,
Parapet
Caps and
Roof Drains
Each main unit entry is
protected by a short porch
extension with clay barrel
tile roof including the upper
level units. Clay tile is also
used as a parapet cap to
the exterior stucco walls.

There are holes in the
parapet where clay tile
inserts may have originally
penetrated the wall for
drainage but removed The
tile drains appear to remain
in place draining through
the parapet at the back of
the two story building
The clay tiles
are in generally
good condition
and may have
been
replacement for
original tile
however the
grout at the
parapet cap
tiles appears
very old. The
parapet clay
tiles are not all
aligned.

Attachments
have not been
confirmed
The roof tile
should be
inspected for
attachments.

Missing and
dislocated
parapet caps
should be
repaired. The
clay tile
drainpipes that
were removed
should be
reviewed for
possible
reinstallation
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Roofing The roof is covered
composite sheet roofing.

There are low parapet
separations between some
portions of the roof all
covered by the roofing. All
roofing is concealed from
public view by low parapets
although the roof over the
ground floor units is visible
from the second floor units
and is sometimes used as
an informal outdoor space
The current
roofing may be
adequate for
the next few
years. No
obvious areas
of leaking were
evident.

Roof life cycle
should be
evaluated. A
new roof may
be needed
over the next
years. Any
leaks should
be identified
and repaired
expeditiously.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Gutters and
Drainage
There are several methods
of roof drainage with
openings through the
parapets and downspouts
on the outer sideyard
elevations. There are also
drain holes centered
between units in the long
facades flanking the
courtyard. There were
likely round clay tiles as
part of the drainage system
but the tiles have been
removed and only the holes
remain.

The metal
leader boxes
and down
spouts appear
in adequate to
fair condition.

The drain holes
through the
parapets
appear
unfinished.

There are no
drain guards on
the roof to
prevent
accumulation
of debris from
blocking
drainage.

Drainage
should be
reviewed
including
water tests as
necessary. At
time of stucco
repairs and
refurbishment,
the drain holes
n the court
side should be
reviewed.

Metalwork of
downspouts
should be
maintained
and painted as
needed.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Hardware The main entry doors
appear to have original
matching hardware with a
few exceptions. The black
handle and deadbolt are
the primary hardware.

Doorbells have been added
under the view windows.

Original mail slot coverings
are also evident on most
units’ front entries. Non
original deadbolts have
also been added in some
locations. Upper floor units
may not have original
hardware. Window
hardware is not original.

The front door
handle appears
in satisfactory
condition.

Other hardware
on the front
door appears
added and
inconsistent.

Upper floor
door knobs
appear in poor
condition and
inconsistent
The front door
hardware
should be
reviewed and
refurbished.

Replacement
hardware for
other
doorways
should be
selected to
maintain
consistency
Window
hardware
should be
maintained.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Exterior
Lights
There are wall mounted
front porch lights at the
ground floor units. The
stair to the second floor has
a pair of decorative exterior
lights that flank the landing
at the midpoint. There is a
service light under the stair
at the electrical meters.

Otherwise there does not
appear to be exterior
lighting.

Streetlights
may be
adequate but
additional
lighting may be
appropriate.

New exterior
lighting can be
added for
security or
lighting in the
landscape that
illuminates the
residence but
should be
carefully
considered
and installed
to be
compatible.

Existing porch
lights can be
re-lamped for
energy
conservation if
the
appropriate
bulb is
chosen.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Garage
Doors
There are eight garages
each with an individual
wood garage door. The
garage doors have a thin
wood frame that wraps
each opening.

The doors are
generally in
poor to fair
condition. The
operating
mechanisms
for some of the
doors are also
in need of
repair and
maintenance.

The wood
doors can be
maintained
with significant
prep and
paint. A few
doors may
need wood
repair and
additional
framing. The
operating
mechanisms
may also need
review and
repair.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Electrical The primary electrical
appears to come from the
service along the alley to
the back of the building.

The individual unit meters
are on the courtyard side of
the two story rear building.
.

The current
service
connects with
overhead wires
to the building.

The electrical
meters appear
to be in need of
update and
some
equipment may
need upgrades
The electrical
service should
be reviewed
by an
engineer.

Potential
upgrades may
be appropriate
for safety.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Plumbing There are outlets for
exterior water. The interior
plumbing and underfloor
system is generally not
visible but exposed areas in
the garage below the
second floor units show
some of the plumbing
The plumbing
service
including sewer
has not been
investigated.

The system is
old and does
not appear to
have been
upgraded.

Area in garage
ceiling shows
possible
issues.

Plumbing
should be
reviewed.

Outlets and
fixtures should
be repaired to
prevent water
damage. New
service lines
may be
necessary.
818 Grant Street, Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2022 Kaplan Chen Kaplan
Mechanical/
Heating
There is gas service to the
building so that both water
and space heating is gas.

The system is
currently
operable
Mechanical
systems
including
water heating
may require
update.

Review gas
shut off for
safety.

MILLS ACT MAINTENANCE PLAN
818 Grant Street
MAINTENANCE PLAN: 818 Grant Street
Item # Maintenance Feature Location Recommended Treatment Total Schedule Maintenance per Secr of Ints Stds. (Est. Budgets) SITE
1 repair yr1 Sitework Unit front entry steps Review site paving for damage. Patch as $ 15,000.00 as needed Courtyard walkways needed. Check impact of planting on walls 2 monthly Landscape Streetscape, courtyard Maintain landscape, check irrigation $ 65,000.00 Avoid plants and irrigation against stucco walls

EXTERIOR
3 as needed Foundations/Structural Footings at buildings Review structural as needed, patch cracks $ 2,000.00 in exposed concrete
4 annual Plaster exterior All facades Review plaster. Patch cracks $ 50,000.00 Prep and paint on 5 year cycle
5 yr1 review Wood doors Unit entry doors Maintain original doors $ 15,000.00 5 year Rear unit doors on sideyard and Prep and paint as needed cycle alley
6 5 year Windows Throughout Maintain windows and operation. $ 30,000.00 cycle Front (north elevation) and courtyard alumnum
can be replaced with wood type windows
7 5 year Wood Trim All windows frames and sills Prep and paint approx 5 year cycle $ 50,000.00 cycle
8 yr 1 repair Metal Rails Handrails for stair to second Significant prep and paint $ 25,000.00 5 year floor
cycle
9 5 year Clay tile roofs and parapets Porch overhangs and flat roof Check for attachments. Replace missing with $ 20,000.00 cycle parapet caps matching clay barrel tile
10 year 10 Roofing Throughout Reivew for leaks, Re-roof at 10 years $ 75,000.00 11 repair yr1 Drainage Clay tile openings thru parapets Provide screens to keep drains clear of debris. $ 10,000.00 as needed Drainage throughout site Clay tile liner removed from some penetrations and can be reinstalled
12 yr 1 Hardware Doors and windows Maintain origional entry door hardware, $ 5,000.00 as needed replace missing hardware with consistent
finish
13 as needed Exterior Lights Site lighting,porch lights Relamp as needed $ 5,000.00 Check for weather seal and finish conditon
14 repair yr 1 Garage doors Garages entered from south Repair garage doors as needed for consistent $ 35,000.00 5 year aley appearance or drywall off.
cycle

SYSTEMS
15 as needed Electrical Overhead from south alley Maintain as needed $ 5,000.00 Review exterior outlets for safety
Relamp as needed
16 as needed Plumbing Throughout site and units Maintain plumbing. Repairs when needed $ 50,000.00 to be expedited.
17 as needed Heating/AC/Gas All residential units Maintain service, repair as needed $ 10,000.00 Gas meters at south end of Check for shutoffs
court under stairs
TOTAL MILLS ACT MAINTENANCE PLAN 10 Years $ 467,000.00
2022 1 818 Grant Street, Santa Monica
Financial Analysis for Mills Act Contract at
818 Grant in Santa Monica, CA
Monthly Rental Income $ 15,800.27
Annual Rental Income $ 189,603.19 Actual
Vacancy loss $ (5,688.10) 3%
Annual Rental Income $ 183,915.09
Insurance $ 4,573.00
Utilities $ 9,417.13
Trash $ 4,400.00
Repairs & Maintenance $ 62,350.00
Management $ 11,034.91
Landscaping $ 6,000.00
Pest Control $ 2,500.00
Professional and Marketing $ 3,600.00
Legal $ 12,355.85
Rent control registration $ 2,376.00
Miscellaneous Op Ex $ 5,000.00
Total Expenses $ 123,606.89
Net total $ 60,308.21
Interest component 5.50%
historic property risk component 4%
property tax component 1%
amortization component 0.5%
total = cap rate 11.00%
Mills Act Accesed Value $548,256.44
Current Tax $42,549.43 23%
Tax under Mills Act $5,482.56
Estimated Tax Reduction $37,066.87
818 Grant Street
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
December 1, 2021
Submitted by:

The property is a City of Santa Monica designated historic landmark. The site and buildings at 818 Grant Street are in fair to poor condition and in need of significant maintenance and repairs.