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 __Northeast______________ Zoning District ______R2_________ Phone: _818-788-7954_______ Fax: ___________________ e-mail: [email protected]___________ ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Phone: _310-451-3669________ Fax: ___________________ e-mail: [email protected]_________ Santa Monica Business License No. __163563________
1138-1142 Princeton Street
TRACT NO 11783, LOT 12 AND SE 42.52' OF LOT 13
NA
Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: 1138 Princeton LLC__________________
Address: 11693 San Vicente Blvd. #452 Los Angeles, CA
Phone: 424- 271-9344____ Fax: ___________________ e-mail: [email protected]_ ATTORNEY (optional):
Name: Kenneth L. Kutcher
Address: __1250 Sixth Street, Suite 200 Santa Monica, CA _______________________________________ Legal Description (Lot, Block, Tract)_ _
Legal Description (Book, Page, Parcel #) _4266-016-058
APPLICANT:
Name: 1138 Princeton LLC___________________
Address: 11693 San Vicente Blvd. #452 Los Angeles, CA
Phone: 424-271-9344____ Fax: ___________________ e-mail: [email protected]_ CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: Robert Jay Chattel, AIA
Address: _13147 Ventura Blvd.________________________________________ 24ENT-0092
Existing Use of Property: ____________________________________ Is rehabilitation or maintenance needed? (Select one)
_____ Rehabilitation _____Maintenance
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.
Residential
Date of Local Designation: Continued to June 10, 2024 (24ENT-0032) Please give a brief summary of the general condition of the Structure of Merit Structure:
Intact garden Late American Colonial Revival style apartment building with associated garden court. New accessory dwelling unit building at the southwest not a part of the Structure of Merit designation.
X
Is the property designated as part of an historic district? Yes ___ No _X__ If so, what district? _____________________
Is the property listed on the National Register of Historic Places? Yes ____ No __X_ 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:
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
5/20/24
5/20/24
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
1138-1142 Princeton Street
Santa Monica, California 90403
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
1138 Princeton LLC
May 23, 2024
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: _________________________________
Robert Jay Chattel, AIA, President
TABLE OF
CONTENTS
I. Restoration/Rehabilitation Plan1
Site 1
Dwellings, Garage and Shed1
Systems 2
II. Maintenance Plan3
Site 3
Dwellings, Garage and Shed3
Systems 4
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. RESTORATION/REHABILITATION PLAN
This Restoration/Rehabilitation Plan outlines completed, ongoing and future tasks addressing restoration and rehabilitation of the subject property. Tasks are organized in tables that thematically relate to the site, exterior and systems of the property. Tasks addressing the second floor wood siding, roof and seismic retfofit may be refined and re-prioritized, based on further consultation with professionals specializing in these systems during the first year of the contract period.
SITE
EXTERIOR
Contract
Year of
Completion
Feature Task Estimated
Cost
2024 Hardscape Removed portions of concrete pathways along south elevation and reconstructed, repairs to concrete
pathways along west and north elevation.
$20,000
2024 Landscape Removed and replaced juniper trees at west entrance, replanted drought-tolerant vegetation along north
elevation and added mulch, appropriately pruned and
trimmed existing trees and bushes along west and
south elevations, fertilize lawns and replaced dying
grass with new sod.
$20,000
Total site cost $40,000
Contract
Year of
Completion
Feature Task Estimated
Cost
2024 Paint New paint $30,000
2024 Light fixtures New light fixtures $5,000
2024 Vent covers New vent covers $5,000
2027
Windows and
Doors
Engage contractor to evaluate windows; create report
on recommended treatments. $5,000
2029
Windows and
Doors
Rehabilitate existing wood windows and doors
according to report, which may include fabrication new
wood windows and doors to replace those that were
not in conformance, replace glazing and putty,
rehabilitate hinges, latches and sash weights to
improve function. $15,000
2029 Roof Repairs to roofing material and gutter systems. $4,000 2029 Wood Siding
Engage a contractor to evaluate the siding; create
report on recommended treatments. $2,500
2030 Wood Siding
Rehabilitate siding according to recommended
treatments. $7,500
2030
Corridors and
stairways
Restore magnesite in public corridors and stairways;
restore metal banisters at stairs. $15,000
2030 Roof
Engage roofing contractor to evaluate roof; create
report on recommended treatments. $3,000
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 2
SYSTEMS
2033 Roof
Implement recommendations made by roofing
contractor, which may include removal and
replacement of roofing material, replace decking,
install insulation and waterproofing, repair gutters and downspouts. $75,000
2033 Paint
Apply paint to new stucco, prepare existing wood
windows, doors, siding, trim and decorative elements
to receive paint, apply paint to wood features. $30,000 Total exterior cost $197,000
Contract
Year of
Completion
Feature Task Estimated
Cost
2023 Electrical
Engaged a qualified electrician, upgraded panel,
replaced wiring, replaced exterior outlets, new lighting. $37,000 2023 Plumbing
Engaged a qualified plumbing contractor, replaced
main sewer line. $10,000
2023 HVAC
Engaged a qualified HVAC specialist, installed minisplit systems in vacant units. $25,000 2024 Structural
Engage engineer to evaluate foundation and structure;
create report on recommended treatments.
$5000
2026 Structural
Implement recommendations made by engineer,
which may include seismic reinforcement and
structural strengthening of structure or walls. $100,000 2033 HVAC
Engage a qualified HVAC specialist, install mini-split
systems upon tenant turnover. $25,000
Total systems cost $222,000
Total completed and proposed restoration/rehabilitation cost $459,000 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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II. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property, with most tasks implemented on an annual basis. Estimated costs are calculated on estimated annual expenses over a 10-year period. Tasks are organized in tables that thematically relate to the site as well as to the exterior, systems, and interior of the multi-family building complex.
SITE
EXTERIOR
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Hardscape Regular maintenance. Ensure walkways retain a flat surface to avoid tripping hazards.
$3,000
As needed Landscape Regular maintenance. Ensure adjacent soil slopes away from buildings. Ensure water from irrigation
systems is not hitting buildings. Trim dense trees and
monitor growth to ensure that trees do not touch
building. Prune and care for shrubs. Apply necessary
seasonal mulch or fertilizer.
$5,000
Total site maintenance cost $8,000
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Windows Window repairs and maintenance. Where necessitated by deterioration, replace wood sash and hardware inkind. Maintain glazing. $3,500
As needed Roof Roofing repairs and maintenance. Clear any debris from roof and gutter system, and ensure sealant is in
good condition.
$5,000
As needed Paint Maintain exterior painted finish. $2,500 As needed Termite and
pest control
Termite prevention maintenance and pest control. $500
Total exterior maintenance cost $11,500
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SYSTEMS
Contract
Year of
Completion
Feature Task Estimated
Cost
As needed Structural Annual maintenance $1,000
As needed Mechanical Annual maintenance $2,500
As needed Electrical Annual maintenance $1,000
As needed Plumbing Annual maintenance $2,500
As needed Gutter and
downspout
system
Annual maintenance $1,000
Total systems maintenance cost $8,000
Total proposed annual maintenance cost $27,500
MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
1138-1142 Princeton Street
Santa Monica, California 90403
Prepared for:
City of Santa Monica
Planning & Community Development
Prepared by:
Chattel, Inc. | Historic Preservation Consultants
Los Angeles
Prepared on behalf of:
1138 Princeton LLC
May 23, 2024 (Updated through June 10, 2024)
CHATTEL, INC. | HISTORIC PRESERVATION CONSULTANTS
By: ____________________________________
Robert Jay Chattel, AIA, President
TABLE OF CONTENTS
I. Introduction..................................................................................................................................................................................................... 1 II. Qualifications................................................................................................................................................................................................. 3 III. Secretary of the Interior’s Standards for the Treatment of Historic Properties............................................................................................. 4 IV. Statement of Significance ............................................................................................................................................................................ 6 V. Physical Description...................................................................................................................................................................................... 7 SETTING AND OVERALL DESCRIPTION ................................................................................................................................................... 7 EXTERIOR .................................................................................................................................................................................................... 7 INTERIOR...................................................................................................................................................................................................... 8 ALTERATIONS.............................................................................................................................................................................................. 8 VI. Rehabilitation, Restoration, and Maintenance Recommendations .............................................................................................................. 9 COMPLETED WORK .................................................................................................................................................................................. 10 SITE .................................................................................................................................................................................................... 10 EXTERIOR.......................................................................................................................................................................................... 12 SYSTEMS........................................................................................................................................................................................... 16 FUTURE WORK.......................................................................................................................................................................................... 19 SITE .................................................................................................................................................................................................... 19 EXTERIOR.......................................................................................................................................................................................... 20 SYSTEMS........................................................................................................................................................................................... 25 VII. Conclusion ................................................................................................................................................................................................ 27 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 1
I. INTRODUCTION
This Architectural Report documents existing conditions of the two-story garden apartment building and associated courtyard of 1138-1142 Princeton Street in Santa Monica, California (Assessor’s Parcel Number 4226-016-058, subject property) and provides recommendations for future rehabilitation, restoration, and maintenance work for the purpose of entering into a Mills Act contract with the City of Santa Monica (City).
The subject property consists of a two-story, L-shaped, apartment building developed in 1947 and designed by master architect Martin Stern, Jr., AIA, in the Late American Colonial Revival style (subject building).
1 The subject building forms a U-shape with the
building to the north, 1132-1136 Princeton Street, and shares a landscaped courtyard which occupies the space between the two mirrored apartment buildings. (Figure 1).
The subject building was designated as a Structure of Merit on June 10, 2024 (24ENT0032). Considered together with the building to the north, they are an excellent example of garden apartments designed in the Late American Colonial Revival style. Moreover, Martin Stern, Jr. is recognized as a master architect who influenced the architecture of his time, and the subject is an excellent example of the earliest phase of his career, designing garden apartment complexes.
Proposed work on buildings designated as a Structure of Merit are subject to review by City Planning Division staff and the Landmarks Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards).
Findings of this report are informed by observations made by Chattel, Inc. (Chattel) during multiple site visits to the subject property (January 2020 through February 2024), and considers information contained in reports prepared by Commercial Real Estate Inspectors, LLC (February 19, 2019)
All future work to rehabilitate and maintain the subject building will be completed in accordance with the Secretary’s Standards. All required Planning and Building Permit approvals shall be obtained. 1 Located on the west side of the street, the subject property is one quarter of a historically four-parcel garden apartment complex that predated the establishment of 26th Court alley. All four parcels, each containing a two-story apartment building with an L-shaped footprint, were developed in 1947 and designed by architect Martin Stern, Jr., AIA in the Late American Colonial Revival style, and were constructed as one project.
Figure 1: Subject property, parcel denoted
in red. Note that the ADU has been
completed since this aerial photograph was
taken (Google Earth 2024)
Princeton Street
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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The subject property is a remarkable example of a garden apartment complex within the City and an important example of Stern’s early work that has retained integrity. However, alterations and deferred maintenance has the potential to cause substantial damage to historic materials and compromise the integrity of the subject building. Rehabilitation work has been completed by the property owner—such as upgrading electrical service, upgrading the main sewer line, and applying new paint—in anticipation of receiving a Mills Act contract for the subject property. Nevertheless, additional rehabilitation is necessary to return the subject building to a state of utility—such as seismic retrofitting and window rehabilitation throughout—coupled with the recently completed work demonstrates the need for incentive through the Mills Act contract to help preserve this unique architectural resource. 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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II. QUALIFICATIONS
Chattel is a full service historic preservation consulting firm with practice throughout the western United States. Based in Los Angeles, the firm represents governmental agencies and private ventures, successfully balancing project goals with a myriad of historic preservation regulations without sacrificing principles on either side. Comprising professionals meeting the Secretary of the Interior’s Professional Qualifications Standards in history, architecture, architectural history, and historic architecture, the firm offers professional services including historical resources evaluation and project effects analysis, in addition to consultation on federal, state, and local historic preservation statutes and regulations.
Staff engage in a collaborative process and work together as a team on individual projects. This architectural report was prepared by firm President Robert Chattel, historic preservation architect and Senior Associate Nels Youngborg, architectural historian. 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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III. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES The Secretary’s Standards are the standard of review for properties with Mills Act contracts employed by the City of Santa Monica and include four treatment approaches: rehabilitation, restoration, maintenance, and preservation. The specific standard of review for properties with Mills Act contracts is rehabilitation, which is defined as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.”2 Rehabilitation involves returning a property to a state of utility and does not require the more invasive approach of restoration, which means to return a property to its appearance during a specific period in time.
The rehabilitation standards include the following:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials.
Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
2 Kay D. Weeks, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings” (Washington D.C.: National Park Service, 2017). 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
The Secretary’s Standards are not intended to be prescriptive, but instead to provide general guidance. They are intended to be flexible and adaptable to specific project conditions in order to balance continuity and change while also retaining historic building fabric to the greatest extent feasible. Their interpretation requires exercise of professional judgment and balance of the various opportunities and constraints of any given project based on use, materials retention and treatment, and compatibility of new construction. Not every standard necessarily applies to every aspect of a project, nor is it necessary to comply with every standard to achieve conformance. 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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IV. STATEMENT OF SIGNIFICANCE
In support of a Mills Act application, Chattel, Inc. has identified the following character-defining features of the subject property:
• Two stories in height
• One quarter of a garden apartment complex now consisting of four properties • L-shaped building oriented around a courtyard shared with 1132-1136 Princeton to the north • Symmetrical, primary east elevation with central entrance • Stucco cladding at first floor and wide clapboard at second floor • Open entries with fluted pilasters, broken pediment door surrounds with a single octagonal multi-light window above • Low-sloping, cross-hipped roof
• Paired four-over-four, double-hung windows
• Shutters
• Three breezeways connect through the building providing access to four units, two on the first floor and two on the second floor • Tinted concrete paving, decorative handrails and magnesite paving at the breezeways 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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V. PHYSICAL DESCRIPTION
The following is a description of the subject property, including its setting, exterior, and interior. Alterations are also summarized.
SETTING AND OVERALL DESCRIPTION
The subject property is situated on the west side of Princeton Street north of the intersection with Wilshire Boulevard in Santa Monica. The physical character of the surrounding neighborhood reflects low-rise, multi-family housing to the north and retail to the south.
EXTERIOR
1138-1142 Princeton is two-stories tall, with the long leg of its L-shaped plan perpendicular to the street and the short leg paralleling the street across the front. It sits on a concrete foundation and is wood-framed. Exterior walls are clad in stucco at the first floor and wide horizontal wood siding at the second floor.
The primary, east elevation is symmetrical. Centered on the elevation is an open entryway sheltering entries to two first floor apartments and a stairway to the front, second story apartments. Set into a slightly raised frontispiece, the opening is embellished with a surround consisting of fluted pilasters topped by a broken pediment (typical). Centered above it on the second floor is an octagonal multilight window. A concrete walkway and concrete steps with a stoop lead to this open entry. On either side of the opening are paired, wood-framed, four-overfour, double-hung sash windows on both the first and second floors. Shutters flank the second story windows. Similar single windows are located near the corners. The building is capped by a complex hipped roof clad in asphalt shingles and features enclosed overhanging eaves.
At the north, courtyard-facing elevation, the building has a pattern of regularly spaced, paired, wood-framed, double-hung windows with four-over-four multilight sashes on both the first and second floors. Wood siding on the second floor continues from the return of the east elevation for the first one-third of the elevation, with the remainder of the second floor clad in stucco. There are two open entries on this elevation, both of which match that of the east elevation; one roughly centered, and one near the rear of the courtyard. These entries are level Photograph of subject property, west elevation, view northwest.
Note 1132-1136 Princeton Street in the background (far right). (Chattel 2024)
Sanborn map (1950) of subject property (outlined in red). Note 1132-1136 Princeton Street to the left of the subject property. (LAPL, 1950)
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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with the courtyard. Above each of these entries on the second floor is a single octagonal multi-light window. At the rear, west end of the courtyard, an abbreviated return of the long leg of the “L” extends north towards 1132-1136 Princeton Street, creating a sense of enclosure for the shared courtyard.
The west, alley-facing elevation is clad in stucco. Its fenestration echoes that of the south elevation but eschews the formal entries.
The south elevation continues the same design language but is also more utilitarian and lacks the door surrounds found on the east and south elevations. The elevation is clad in stucco save for wood siding present at the ends of second floor open hallways.
INTERIOR
The building is a 12-unit apartment building; units are typically double-loaded off a breezeway at each of the three entrances into the building. Each entrance also includes a stairway to the second floor with similarly double-loaded corridor. Units have two entrances, one off of the living room and another off of the kitchen. Each unit has one kitchen and one bathroom.
ALTERATIONS
Roof. The original building permit notes that the building had a cedar shingle roof. There is a 2003 building permit to reroof the building with fiberglass shingles, though the roof may have been previously replaced before this time.
Interiors. Recently completed work to the interior of the subject building has included reconfiguring the layout of units, demolition of existing kitchens and installation of new kitchen cabinets, floor tile, countertops and appliances. Work also has included the remodeling of existing bathrooms and installation of new bathrooms to select units. Additionally, work has included construction of new partition walls and door to create a new bedroom. The building also received new electrical and new plumbing. Some apartments have received new HVAC units.
Accessory Dwelling Units (ADU). Adjacent to the subject building to the south was a 12-stall garage that recently was converted into ADUs.
Work to convert the garage structure did not physically alter the subject building or affect the eligibility as a Structure of Merit.3 Also, the ADUs were designed to not cause a substantial adverse change to the subject building through design collaboration and construction monitoring by Chattel, Inc. The former detached garage structure now converted to ADUs at the rear of the subject property was not a part of the Structure of Merit nomination.
None of the alterations detracts from the garden apartment character of the building and its surroundings, the prominence of the master architect that designed the building, or character-defining features of the Late American Colonial Revival style architecture. 3 Precedence for this finding includes a project at Chase Knolls, a designated and historically significant garden apartment complex in Los Angeles, that included demolition of parking lots and garage structures to construct new infill housing. 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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VI. REHABILITATION, RESTORATION, AND MAINTENANCE RECOMMENDATIONS This section includes an assessment of existing conditions and recommendations for future work. The subject building generally appears to be in fair to good condition. However, physical inspection reveals areas of deterioration, in particular the exterior siding and roof material, and lack of seismic retrofit as items of serious concern.
While all recommended work is important, tasks addressing maintenance of building systems (including structural and electrical) and prevention of deterioration linked to water penetration (such as site drainage and roof repairs) should be prioritized over more cosmetic tasks (e.g., replacing insensitive contemporary grout at porch). The tables in this section outline recommendations for future work. Further discussion on prioritizing implementation of recommended tasks is included in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application. 1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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COMPLETED WORK
SITE
Feature Description Condition Recommendation(s) Photos
Landscape Landscape
includes areas
adjacent to
Princeton Street
and the
courtyard, as well
as planters lining
the north
elevation.
Good:
Landscape
rehabilitation and
vegetation
replacement, and
improvements to
irrigation has
been completed
as approved
through permits
with the City.
Maintain landscape, which
includes appropriate fertilizing,
pruning, watering, repairing
irrigation lines, and other tasks
supporting the garden-like
setting of the site.
Before:
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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Feature Description Condition Recommendation(s) Photos
After:
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EXTERIOR
Feature Description Condition Recommendation(s) Photos
Roof The roof was
replaced in 2003;
however, it has
undergone repairs
to roofing material
and gutter system.
Good:
Roof continually
repaired and
maintained.
Regularly remove debris that
accumulate on roof.
Perform regular inspections of
the roof to ensure that proper
maintenance and repair is
completed.
After:
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Feature Description Condition Recommendation(s) Photos
Exterior
Paint
Exterior siding
consists of painted
stucco with a
20/30 sand float
finish.
Good:
Exterior surfaces
were cleaned
and prepared for
receiving new
paint and then
painted.
Preparation
included
sensitive
removal of loose
and flaking paint
per NPS
Preservation
Briefs 6 and 22.
Maintain exterior paint by
patching damaged areas and
pruning back vegetation that
may physically touch exterior
surfaces.
Regularly assess useful life of
exterior paint and ensure that
the building is repainted at
necessary intervals.
Before:
After:
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Feature Description Condition Recommendation(s) Photos
Exterior
Light
Fixtures
Removed noncontributing torch
fixtures from
above entrances,
replaced with new
sconce fixture and
restored recessed
lights.
Good:
Original
recessed lights
were reused,
fixtures repaired,
new bulbs
installed, noncontributing torch
fixtures removed
and new sconce
fixtures.
Maintain light fixtures, as
necessary.
Before:
After:
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 15
Feature Description Condition Recommendation(s) Photos
Exterior
Vent
Covers
Replaced vent
covers to improve
compatibility with
historic building.
Good:
All vent covers
were removed,
wall surfaces
treated,
waterproofed
and repaired,
new vent covers
installed, new
stucco applied
and painted to
seamlessly
connect to
exterior walls.
Maintain vents and vent
covers, as necessary.
Before:
After:
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 16
SYSTEMS
Feature Description Condition Recommendation(s) Photos
Mechanical
- HVAC
A portion of the
dwellings are
heated and
cooled by minisplits, and
condensers are
located at grade
and mounted on
the exterior walls
on north
elevation, not
visible from the
street. Since
these systems
have been
installed upon
tenant turnover,
over the past few
years, only some
of the units have
had new HVAC
installed to date.
Good:
Mini-split systems were
installed as approved
through permit.
Engage a qualified HVAC
specialist to perform an
evaluation, as necessary.
Implement tenant turnover
plan to install updated
HVAC as apartments
become vacant.
Before:
After:
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 17
Feature Description Condition Recommendation(s) Photos
Electrical Electrical service
was upgraded.
Good:
Electrical was updated
and replaced as
approved through
permit. Electrical
cabinet upgraded with
expanded enclosed
space.
Engage a qualified
electrician specialist to
perform an evaluation, as
necessary.
Before:
After:
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 18
Feature Description Condition Recommendation(s) Photos
Plumbing Main sewer line
was replaced.
Good:
Replacement of main
sewer line was
completed as approved.
Engage a plumbing
specialist to evaluate, as
necessary.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 19
FUTURE WORK
SITE
Feature Description Condition Recommendation(s) Photos
Hardscape Hardscape
includes
concrete
walkways and
steps, tinted
concrete stoops
throughout the
site.
Fair to good:
Portions of the
concrete
walkways have
been replaced at
the north
elevation .
However, steps
and tinted
concrete stoops
show varying
levels of
deficiencies,
including
spalling, through
cracking, and
settlement.
Repair existing hardscape, as
necessary. Replace in-kind if
repair is not feasible. Ensure
that any site conditions that
may be causing or
accelerating deterioration are
also ameliorated as part of
the repair and rehabilitation of
hardscape features. Maintain
tinted concrete stoops.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 20
EXTERIOR
Feature Description Condition Recommendation(s) Photos
Doors and
windows
Original window
windows consist
of wood sash and
trim. Doors consist
of wood.
Fair:
A portion of
original windows
and doors
demonstrate
deterioration and
damage around
hardware and
sills.
Engage a contractor to
perform a window and door
survey that would evaluate the
condition of each window and
door and provide treatment
recommendations.
Rehabilitate original wood
windows and doors, according
to recommendations from the
window and door survey.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 21
Feature Description Condition Recommendation(s) Photos
Roof Existing roof
consisting of
asphalt shingles
and gutter system.
Fair to good:
Existing roof
installed in 2003
by previous
property owner;
however, after
an inspection
was completed
in 2019 before
purchasing the
property, the roof
was in good
condition.
Nevertheless,
the inspector
recommended
regular
inspections to
ensure the
materials were
properly
maintained.
Continue regular maintenance
of the roof.
Engage roofing contractor to
evaluate roof; create report on
recommended treatments.
Implement recommendations
made by roofing contractor,
which may include removal
and replacement of roofing
material, replace decking,
install insulation and
waterproofing, repair gutters
and downspouts.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
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CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 22
Feature Description Condition Recommendation(s) Photos
Wood
siding
The exterior of the
second-floor
features wood
siding.
Poor to Fair:
Original wood
siding along the
second floor is
deteriorating.
Engage a contractor to
evaluate the siding and make
recommendations on
treatment.
Rehabilitate wood siding
according to recommended
treatments.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 23
Feature Description Condition Recommendation(s) Photos
Breezeways
and
Stairways
There are three
public breezeways
and stairways.
Each one features
original magnesite
flooring and steps
with elegant metal
banisters.
Fair to poor:
Magnesite
flooring chipped
and cracked.
Restore magnesite in public
corridors and stairways;
restore metal banisters at
stairs.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 24
Feature Description Condition Recommendation(s) Photos
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 25
SYSTEMS
Feature Description Condition Recommendation(s) Photos
Structural Concrete stem
wall foundation
with wood cripple
walls and piers.
Fair:
Concrete stem wall
foundation shows signs
of efflorescence, which
suggests previous
ingress of moisture.
Cripple walls are intact,
but lack plywood sheer
panels, steel anchor
plates and metal
framing that would
increase seismic
resistance.
Engage engineer to
evaluate foundation and
structure; create report on
recommended treatments.
Implement
recommendations made
by engineer, which may
include seismic
reinforcement and
structural strengthening of
structure or walls.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 26
Feature Description Condition Recommendation(s) Photos
Mechanical
- HVAC
A portion of the
apartments are
heated and
cooled by minisplits, and
condensers are
located at grade
and mounted on
the exterior walls
on south
elevation, not
visible from the
street. Since
these systems
have been
installed upon
tenant turnover,
only some of the
apartments have
had HVAC units
installed.
Apartments that
have not been
upgraded do not
have cooling but
have wall
heaters.
Fair to poor:
Wall heaters are
typically working but
have deteriorated due
to wear and tear
through time.
Engage a qualified HVAC
specialist, install mini-split
systems upon tenant
turnover. Continue to
place condensers at grade
and mounted on exterior
walls at rear.
1138-1142 PRINCETON STREET, SANTA MONICA, CALIFORNIA
ARCHITECTURAL REPORT
CHATTEL INC. | HISTORIC PRESERVATION CONSULTANTS 27
VII. CONCLUSION
This Architectural Report documents existing conditions of the multi-family residence at 1138-1142 Princeton Street in Santa Monica, California and provides recommendations for future rehabilitation, restoration, and maintenance work in conformance with the Secretary’s Standards. More detailed information on prioritizing future work and associated costs are outlined in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application.
1) Monthly Rental Income 3%
2) Annual Rental IncomeANNUAL EXPENSESGen. 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
7.25%
2%
9) 2024 Interest Component10) Historic Property Risk
(2%, or 4% for SFD)
11) Property Tax Component 1%
13) Capitalization Rate 10.75%
(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) $0
18) Annual Costs to City
(Line 17 X 16%) $0
FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):1138-1142 Princeton Street REVENUES Current
$38,975
$460,700
$63,620.02
$0
12) Amortization Component 0.5%
Mills Act Contract Application
Contemporary Images
1138-1142 Princeton Street
Santa Monica, California
1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 2: 1138-1142 Princeton (left) and 1132-1136 Princeton (far right) (Chattel, 2024)
Image 1: 1138-1142 Princeton (left) and 1132-1136 Princeton (far right) (Chattel, 2024)
1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 3: 1138-1142 Princeton, east elevation (Chattel, 2024) Image 4: 1138-1142 Princeton, east elevation (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 5: 1138-1142 Princeton, east elevation (left) and north elevation (right) (Chattel, 2024)
Image 6: 1138-1142 Princeton, north elevation (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 7: 1138-1142 Princeton, north elevation (Chattel, 2024) Image 8: 1138-1142 Princeton (left), north elevation, 1132-1136 Princeton (right), south elevation (Chattel, 2024)
1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 9: 1138-1142 Princeton, north elevation (Chattel, 2024) Image 10: 1138-1142 Princeton (left), 1132-1136 Princeton (right) (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 11: 1138-1142 Princeton (left) and 1132-1136 Princeton (right) (Chattel, 2024) Image 12: 1138-1142 Princeton, west elevation (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 13: 1138-1142 Princeton, west elevation (Chattel, 2024) Image 14: 1138-1142 Princeton, west elevation (left), south elevation (right) (Chattel, 2024)
1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 15: 1138-1142 Princeton, south elevation (left) and west elevation (center) (Chattel, 2024)
Image 16: 1138-1142 Princeton, south elevation (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 17: 1138-1142 Princeton, south elevation (Chattel, 2024) Image 18: 1138-1142 Princeton (left), west elevation (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 19: 1138-1142 Princeton, south elevation (Chattel, 2024) Image 20: 1138-1142 Princeton, south elevation (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 21: 1138-1142 Princeton, first floor corridor (Chattel, 2024) Image 22: 1138-1142 Princeton, first floor corridor with primary entrance door (left) (Chattel, 2024)
1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 23: 1138-1142 Princeton, stairway (Chattel, 2024) Image 24: 1138-1142 Princeton, entrance stoop with tinted concrete (Chattel, 2024) 1138-1142 Princeton Street, Santa Monica, California
Mills Act Contract Application: Contemporary images
Chattel, Inc. | Historic Preservation Consultants
Image 25: 1138-1142 Princeton, foundation (Chattel, 2024)