City of Santa Monica
City Council Meeting
AGENDA
CAROLINE TOROSIS
MAYOR
ELLIS RASKIN JESSE ZWICK
COUNCILMEMBER MAYOR PRO TEM
DAN HALL BARRY SNELL
COUNCILMEMBER COUNCILMEMBER
LANA NEGRETE NATALYA ZERNITSKAYA
COUNCILMEMBER COUNCILMEMBER
OLIVER C. CHI
CITY MANAGER
HEIDI VON TONGELN
INTERIM CITY ATTORNEY
DENISE ANDERSON-WARREN
INTERIM CITY CLERK
STANDARDS OF BEHAVIOR THAT PROMOTE CIVILITY AT ALL PUBLIC MEETINGS:
• Treat everyone courteously; • Embrace respectful disagreement and dissent as democratic rights, inherent components of an inclusive
public process, and tools for forging sound decisions
• Hate has no place in Santa Monica. The City opposes
abusive or threatening hate speech, intolerance, or
dehumanization, and supports basic civil respect and
human decency.
• Listen to others respectfully;
• Exercise self-control;
• Give open-minded consideration
to all viewpoints;
• Focus on the issues and avoid
personalizing debate;
Regular meetings are broadcast live on CityTV cable channel 16 and on the internet at santamonica.gov. Cable television re-broadcasts air on Thursday and Saturday at 11:30 AM. The agenda will air on CityTV on Saturday and Sunday at 11:00 AM and 6:00 PM, and on Monday and Tuesday at 12:30 PM and 6:00 PM.
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 2
RULES OF ORDER FOR THE CONDUCT OF CITY COUNCIL MEETINGS (Resolution No.11663(CCS))
WAYS TO PROVIDE PUBLIC COMMENT
If you are interested in providing public comment at a City Council meeting, there are several ways to participate:
(1) Written public comment. In lieu of oral public comment, the public is strongly encouraged to submit written public comment on agenda items via email to [email protected]. For written public comment submitted by 12:00 pm on the day of the meeting, best efforts shall be made to have them available online for viewing. Please note the agenda item number in the subject line of your written comments.
(2) Oral public comment.
- In-person: Persons wishing to address the City Council regarding items on the agenda must be present and submit their name and address (optional) to the City Clerk before the public comment section is opened for that item or before the public hearing is opened where one is required by law. Register to speak at the Speaker Kiosk prior to the meeting. - Telephone: Persons wishing to address the Council by telephone must register at santamonica.gov/public-comment no later than 5:00 p.m. the day before a meeting. Showing electronic presentation materials are not permitted when commenting by telephone.
Oral public comment from any one individual is limited to a total of 6 minutes per City Council meeting, with a maximum of 2 minutes per agenda item if speaking on multiple items. A member of the public may allocate time between items in one-minute increments up to 2 minutes and those requesting to speak on only one agendized item for the meeting may speak for up to 4 minutes on that one item. Except for noticed public hearings or quasi-judicial items, if more than 25 speakers are registered to speak during a public input section, the amount of time shall be reduced to 1 minute per speaker during that section.
Except for the author of the request, public comment on 15-items are limited to 1 minute.
Levine Act Disclosure. Pursuant to the Levine Act (Govt Code Section 84308), any party to a permit, license, contract, or other entitlement before the Council is required to disclose on the record any contribution, including aggregated contributions, of more than $500 made by the party or the party's agents within the preceding 12 months to any City official. Participants and agents are requested to make this disclosure as well. The disclosure must include the name of the party, participant, or agent, and any other person making the contribution; the name of the recipient, the amount of the contribution, and the date the contribution was made. Information regarding the Levine Act can be found here or you can contact the FPPC.
ORDER OF BUSINESS (may not be changed except by majority vote of the City Council.)
1. General Public Input
(Members of the public may address the City Council
only on items not on the agenda, but within the
subject matter jurisdiction of the City and on Special
Agenda Items.)
2. Special Agenda Items (Commendations and
Proclamations presented).
3. Public Comment for Consent Calendar and Closed
Sessions Only.
4. Consent Calendar (All items considered in one
motion unless removed by a City Councilmember for
discussion. No public comment is permitted on
second readings.)
5. Closed Sessions.
6. Public Comment on remaining Agenda Items
7. Study Session.
8. Continued Items.
9. Administrative Proceedings.
10. Ordinances:
• 1
st Reading
• 2
nd Reading (No public comment is
permitted on second readings.)
11. Staff Administrative Item.
12. Public Hearings.
13. Reports of Boards and Commissions.
14. Resolutions.
15. Written Communications (Other than
Reports of Commission and Officers.)
16. Councilmember Discussion Items.
Agendas and reports are accessible on the City's webpage at smgov.net/council/agendas. They are also available at the City Clerk's Office and in alternate formats upon request. For a free email subscription to the City Council Agendas, please contact the City Clerk’s Office at (310) 458-8211 or [email protected].
Si desea comunicarse con alguien en español, llame a nuestra oficina al (310) 458-8211 y pida hablar con Esterlina Lugo.
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 3
AGENDAS
CITY OF SANTA MONICA
REGULAR MEETING
CITY HALL COUNCIL CHAMBERS
1685 MAIN STREET, ROOM 250,
TUESDAY, OCTOBER 28, 2025
MEETING BEGINS AT 5:30 PM
HOW TO PROVIDE PUBLIC COMMENT BY TELEPHONE
Persons wishing to address the City Council by telephone must register at santamonica.gov/public-comment no later than 5:00 p.m. the day before a meeting.
Donation of time and showing electronic presentation materials are not permitted when commenting by telephone.
CALL TO ORDER
PLEDGE OF ALLEGIANCE/ LAND ACKNOWLEDGEMENT
ROLL CALL
City of Santa Monica Statement of Accountability (Land Acknowledgement) The City of Santa Monica is located on the land of Tovangaar. With great respect, the City acknowledges the Gabrieleño/Tongva as the First People of this ancestral and unceded territory of Kuruvungna, a village that we know as Santa Monica. We honor their elders, past and present, and the Gabrieleño descendants who are part of the Gabrieleño /Tongva tribes.
We recognize that these peoples are still here, and as settlers and kuyam (guests), we recognize our responsibility and obligation to care for their land in partnership with them.
The City of Santa Monica commits to work in partnership with the Gabrieleño/Tongva people to uplift their voices and visibility on their ancestral land.
LEVINE ACT DISCLOSURES AND ANNOUNCEMENTS / PROCEDURAL
MOTIONS
1. GENERAL PUBLIC INPUT AND COMMENT ON SPECIAL AGENDA ITEMS (For regular meetings, public comment is permitted on Special Agenda Items and items not on the agenda that are within the subject matter jurisdiction of the City. State law prohibits the City Council from taking any action on items not listed on the agenda, including issues City of Santa Monica Generated: 3/4/2026 11:52 AM Page 4 raised under this agenda item. For special meetings, public input is limited to scheduled Special Agenda Items only.)
1.A. Written Comments
2. SPECIAL AGENDA ITEMS
No items
3. PUBLIC INPUT (ITEMS UNDER CONSENT CALENDAR AND CLOSED SESSION ONLY)
4. CONSENT CALENDAR
(All items will be considered and approved in one motion unless removed by a Councilmember for discussion. In accordance with Charter section 615, the adoption of all ordinances and resolutions shall be by reading of title only unless a Councilmember present dissents. No public discussion is permitted on ordinances for second reading and adoption.)
4.A. Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act Contracts) with the Owners of the Properties Located at 137 Hart Avenue, 1958 20th Street, and 226 Palisades Avenue Recommended Action
Staff recommends that the City Council:
1. Adopt a finding of categorical exemption pursuant to Section 15331 of the California Environmental Quality Act (CEQA) Guidelines.
2. Adopt the attached Resolutions authorizing the City Manager to execute Historic Property Preservation Agreement (Mills Act Contract) between the City of Santa Monica and the owners of City-designated historic resources located at: 137 Hart Avenue, 1958 20th Street, and 226 Palisades Avenue.
3. Receive an update on future proposed changes to Mills Act Contract renewal, monitoring, and cost recovery.
4.B. Approval of an Agreement with Praesidium Inc. for Child Protection Program Services
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 5 Recommended Action
Staff recommends that the City Council:
1. Adopt a finding of no possibility of significant effect pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines; and
2. Authorize the City Manager to negotiate and execute an agreement with Praesidium Inc. for Child Protection Program services for the Finance Department. This recommended award is made as an exception to the competitive bidding process pursuant to Section 2.24.250 (b) and is for a total amount not to exceed $510,000, with future year funding contingent on Council budget approval.
4.C. Approval of Eighth Contract Modification with Trapeze for Operator and Vehicle Scheduling Software for BBB
Recommended Action
Staff recommends that the City Council:
1. Adopt a finding of no possibility of significant effects pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines; and
2. Authorize the City Manager to negotiate and execute an eighth modification to agreement #8928 (CCS) in an amount not to exceed $830,895 with Trapeze Software Group for software licenses and maintenance support of the Trapeze operator and vehicle scheduling systems for the Department of Transportation. This will result in a 15-year amended agreement (16 years if the option is exercised) with a new total amount not to exceed $4,749,265 (including the option year), with future year funding contingent on Council budget approval.
4.D. Approval of First Modification to Agreement #11255 with MentorAPM, LLC for Asset Collection and Management Services
Recommended Action
Staff recommends that the City Council:
1. Adopt a finding of categorical exemption pursuant to Section 15061 (b)(3) of the California Environmental Quality Act (CEQA) Guidelines; and
2. Authorize the City Manager to negotiate and execute a first modification to agreement #11255 (CCS) in the amount of $250,000 with MentorAPM, LLC for asset collection and management services for the Public Works Department. This will result in a five-year amended agreement with a new total amount not to exceed $1,013,000, with future year funding contingent on Council budget approval.
4.E. Introduction and Adoption of an Urgency Ordinance Amending Chapter 4.68 to Establish One Additional 5K Race Route, and Modifying Permitted Race Frequency Parameters
Recommended Action
Staff recommend that the City Council:
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 6
1. Adopt a finding of Categorical Exemption pursuant to CEQA Guidelines Section 15323 (Class 23 Normal Operations of Facilities for Public Gatherings).
2. Introduce and adopt the attached urgency ordinance to amend Chapter 4.68 of the Municipal Code to Establish One Additional 5K Race Route, and Modifying Permitted Race Frequency Parameters.
4.F. Authorization to Enter into Third Amendment to Amended and Restated Lease Agreement with Bank of America for City-Owned Property Located at 1301 Fourth Street
Recommended Action
Staff recommends that the City Council authorize:
1. City Manager to negotiate and execute a Third Amendment to the Amended and Restated Lease Agreement with Bank of America for the City-owned property at 1301 Fourth Street. The Third Amendment would extend term from February 1, 2026 through December 31, 2028; and
2. Adopt a finding of no possibility of significant effect pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines.
4.G. Adoption of Resolution Ratifying Homelessness Emergency Proclamation Staff recommends that the City Council:
1. Adopt a finding of no possibility of significant effect pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines; and
2. Adopt the proposed resolution ratifying the 2025 Proclamation of the City Council of the City of Santa Monica Declaring a Local Emergency on Homelessness.
4.H. Adoption of Resolution Ratifying Regional Fires Emergency Proclamation and Supplements
Recommended Action
Staff recommends that the City Council:
1. Adopt a finding of no possibility of significant effect pursuant to Sections 15061(b)(3) (Common Sense Exemption). 15268 (Ministerial Projects), and 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines; and
2. Adopt the proposed resolution ratifying the Executive Order issued by the Director of Emergency Services declaring the existence of a local emergency in the City of Santa Monica and the Supplements to that Order.
4.I. City Council - Special Meeting - Oct 20, 2025 5:30 PM
5. CLOSED SESSIONS
5.A. Conference with legal counsel - existing litigation - Gov. Code § 54956.9(d)(1):
Alejandra Garcia v. City; LASC # 21STCV07940
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 7
5.B. Conference with legal counsel - existing litigation - Gov. Code § 54956.9(d)(1):
John U.N.B. Doe, et al. v. City, et al.; LASC # 23STCV12746; John Doe 1, et al. v.
City, et al.; LASC # 23STCV15009; Hector Orozco v. John Doe: Does 1-2; LASC # 23SMCV03120; John JPC Doe v. Doe City, et al.; LASC # 23STCV22020; John AD Doe, et al. v. City, et al.; LASC # 23STCV26548; John CW Doe, et al. v. City, et al.; LASC # 23STCV29623; John Doe (A.G.) v. Santa Monica Police Activities League, et al; LASC # 23SMCV06066; John GA DOE, et al. v. City, et al.; LASC # 24STCV06484; John U.L.W. Doe, et al. v. City, et al.; LASC # 24STCV06768; Joseph Garcia v. Santa Monica Police Activities League, et al.; LASC # 24SMCV01368; John Doe 15, et al. v. City, et al.; LASC # 24STCV07647; John Doe 18, et al. v. City, et al.; LASC # 24STCV0239; John RR Doe, et al. v. City, et al.; LASC # 24STCV09398; John Doe 33, et al. v. City, et al.; LASC # 24STCV15580; John Doe 48 v. City, et al.; LASC # 24STCV15420; John Doe 49 v. City, et al.; LASC # 24STCV19296; John DD Doe v. City, et al.; LASC # 24SMCV04421; Jane EB Doe, et al. v. City, et al.; LASC # 24STCV24146; John Doe (V.D.) v. Santa Monica Police Activities League, et al.; LASC # 24SMCV05049; John Doe (D.F.) v. Santa Monica Police Activities League, et al.; LASC # 24SMCV05050; John Doe (D.G.) v. Santa Monica Police Activities League, et al.; LASC # 24SMCV05051; Jane Doe 13, et al. v. City, et al.; LASC # 24STCV27233; John AM Doe, et al. v. City, et al.; LASC # 24STCV28433; John Doe v. City, et al.; LASC # 24SMCV05527; John Doe 53 v.
City, et al.; LASC # 24STCV31763; John Doe (Y.M.) v. Santa Monica Police Activities League, et al.; LASC # 24SMCV06355; Jane Doe 16, et al. v. a Public Entity, et al.; LASC # 25STCV02235; John Doe 62, et al. v. City, et al.; LASC # 25STCV04414; John Doe 23 v. City, et al.; LASC # 25STCV05850; John Doe (E.B.) v. Santa Monica Police Activities League, et al.; LASC # 25STCV06354; Jane PB Doe, et al. v. City, et al.; LASC # 25STCV06880; John Doe 67 v. City, et al.; LASC # 25STCV10142; John Doe 68 v. City, et al.; LASC # 25STCV12089; John Doe 69, et al. v. City, et al.; LASC # 25STCV14031; John OR Doe, et al. v. City, et al.; LASC # 25STCV16251; John RD Doe, et al. v. City, et al.; LASC # 25STCV24158
5.C. Conference with Legal Counsel – Existing Litigation – Gov. Code Section 54956.9(d)(1): City v. ICSOP, et al.; OCSC # 30-2022-01261243
5.D. Conference with legal counsel - potential initiation of litigation - Gov. Code § 54956.9(d)(4): 1 case
5.E. Conference with real estate negotiator - Gov. Code § 54956.8; property: 1640 14th Street, Santa Monica, California; City negotiator: Oliver Chi, City Manager; persons to be negotiated with: Nick Bode, Redcar Properties/1640 14th OWNER LLC; under negotiation: price and terms of payment
CITY MANAGER REPORT
TRAVEL ANNOUNCEMENT AND MAYOR'S HIGHLIGHT
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 8
6. PUBLIC INPUT ON REMAINING AGENDA ITEMS
7. STUDY SESSION
No items
8. CONTINUED ITEMS
No items
9. ADMINISTRATIVE PROCEEDINGS
No items
10. ORDINANCES
(Public comment is permitted on ordinances for introduction and first reading. No public discussion is permitted on ordinances for second reading and adoption. In accordance with Charter section 615, the adoption of all ordinances and resolutions shall be by reading of title only unless a Councilmember present dissents.)
No items
11. STAFF ADMINISTRATIVE ITEMS
11.A. Santa Monica Realignment Plan
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 9 Recommended Actions
Staff recommends that the City Council adopt the Santa Monica Realignment plan as the City’s guiding framework for public safety renewal, revitalization of key public spaces, and achievement of organizational stability and fiscal balance by July 1, 2027 via the following direction:
1. Approve all budget adjustments and personnel authorizations required to implement the Realignment plan (Attachments A, B, & C);
2. Adopt the Parking Fee Update Resolution (Attachment D);
3. Adopt the Credit Card Convenience Fee Resolution (Attachment E);
4. Adopt resolutions authorizing non-sworn employee benefit enhancements, a Citywide winter closure, and a wellness benefit for equity alignment (Attachment F & G);
5. Introduce for first reading an ordinance amending Chapter 13.04, Vacant Properties, of Article 13, Neighborhood Preservation, of the City of Santa Monica Municipal Code to require the registration of vacant properties (Attachment H);
6. Authorize staff to assess options for expanding the SaMo Bridge facility and development of a vehicle habitation ordinance;
7. Introduce for first reading an ordinance amending Santa Monica Municipal Code Chapter 4.25 regarding the registration of rental housing units not subject to local rent control (Attachment I);
8. Introduce for first reading an interim zoning ordinance amending Santa Monica Municipal Code Section 9.31.200, Outdoor Dining and Seating on Sidewalks, to promote economic recovery by simplifying the City’s outdoor dining program (Attachment J);
9. Adopt the Outdoor Dining Fee Program Resolution to institute an updated fee reduction program for parklets and sidewalk dining (Attachment K);
10.Authorize staff to assess possible expansion of the Entertainment Zone program for the Downtown, the Pier, and business improvement districts;
11.Authorize staff to assess the Pier-to-Pier ferry, beach gondola, and regional fire dispatch concepts;
12.Authorize staff to explore opportunities to update development standards, land uses, and processes for City-owned sites in the Downtown Community Plan area and public and private sites within the former Gateway Master Plan area to provide more flexibility to unlock land value and redevelopment potential;
13.Adopt a Resolution of Intention directing the Planning Commission to initiate an amendment to the text of the Downtown Community Plan to allow flexibility in development standards, land uses, and processes for the city to manage its real estate assets and provide flexibility in development standards, land uses, and processes for public and private parcels within the former Gateway Master Plan area (Attachment L);
14.Adopt a Resolution of Intention directing the Planning Commission to initiate an amendment to the text of the Zoning Ordinance to provide flexibility in development standards, land uses, processes, and permit expiration timeframes for projects in the Downtown (Attachment M);
15.Authorize staff to focus City housing development efforts in the Downtown core, and concurrently direct that staff initiate studies to identify policy options that do not jeopardize Housing Element certification and also ensures that City of Santa Monica Generated: 3/4/2026 11:52 AM Page 10 future development on boulevards achieves compatibility with existing residential neighborhoods;
16.Authorize staff to pause Transportation Demand Management (TDM) survey requirements for businesses;
17.Authorize staff to extend the Master Facilities Agreement (Measure YY / GS) with the Santa Monica Malibu Unified School District (SMMUSD) beyond its current 2028 expiration date;
18.Authorize staff to continue assessing a possible 2026 parcel-tax ballot measure to sustain City-SMMUSD funding through the Joint Use Agreement; and
19.Adopt a finding of no possibility of significant effect pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines.
12. PUBLIC HEARINGS
No items
13. REPORTS OF BOARDS AND COMMISSIONS
No items
14. RESOLUTIONS
No items
15. WRITTEN COMMUNICATIONS OTHER THAN REPORTS OF COMMISSION AND
OFFICERS
No items
16. COUNCILMEMBER DISCUSSION ITEMS
16.A. Recommendation to accept Ann Bowman's resignation from the Recreation and Parks Commission and authorize the City Clerk to publish the vacancy
16.B. Recommendation to accept Deborah Lynch's resignation from the Housing Commission and authorize the City Clerk to publish the vacancy
16.C. Appointments to two vacancies on the Arts Commission for terms ending on June 30, 2026 and June 30, 2029.
16.D. Appointments to two vacancies on the Housing Commission for terms ending on June 30, 2027 and June 30, 2028.
16.E. Appointment to one vacancy on the L.A. County West Vector Control District for a term ending on June 30, 2029. - Item Pulled by Staff & Continued to 12/16/25 Mtg.
City of Santa Monica Generated: 3/4/2026 11:52 AM Page 11
16.F. Request of Mayor Negrete that the City Council consider directing the City Manager to provide Community Engagement, Zoning Clarity, and Accountability for LA County and Nonprofit Operated Housing Projects
ADJOURNMENT
Agendas and reports are accessible on the City's webpage at www.smgov.net/council/agendas. They are also available at the City Clerk's Office and in alternate formats upon request. For a free email subscription to the City Council Agendas, please contact the City Clerk’s Office at (310) 458-8211 or [email protected].
Members of the public unable to attend a meeting but wishing to comment on an item(s) listed on the agenda may submit written comments prior to the meeting by meeting by mailing them to: City Clerk, 1685 Main Street, Santa Monica, CA 90401 or to [email protected]. Written comments received from the public by 12 PM on the day of the City Council meeting will be distributed to the City Council prior to the meeting and posted online. Members of the public who submit written public comment on an agenda item may be subject to the Levine Act which requires disclosure of campaign contributions of more than $500 to an officer of the City within the preceding 12 months.
City Hall and the Council Chambers are wheelchair accessible. If you require any special disability related accommodations to either attend or provide public testimony at a Council meeting (i.e. sign language interpreting, access to an amplified sound system, remote option, etc.), please contact the City Clerk’s Office at (310) 458-8211 or TDD: (310) 917- 6626 or via email at [email protected] at least 72 hours prior to the scheduled meeting. Best efforts shall be made to accommodate requests received after the 72-hour deadline. In the case of special meetings, requests should be submitted as early as possible, but no later than noon the day of the special Council meeting.
Si desea comunicarse con alguien en español, llame a nuestra oficina al (310) 458-8211 y pida hablar con Esterlina Lugo.
Santa Monica Blue Bus Lines #1, #2, #3, #5, #9 and the EXPO Line serve City Hall.
Parking is available on Main Street, on Olympic Drive, and in the Civic Center Parking Structure (validation free).
City Council
Report
City Council Meeting: October 28, 2025
Agenda Item: 1.A
1 of 1
To: Mayor and City Council
From: Nikima Newsome, City Clerk, Records and Election Services Department Subject: Written Comments
Prepared By: David Yakobson, Staff Assistant III
Approved Forwarded to Council
Attachments:
A. Written Comments
1.A
Packet Pg. 12
1 David Yakobson
From: paula achter <[email protected]>
Sent: Tuesday, October 28, 2025 1:15 PM
To: councilmtgitems
Subject: Waymo Disrupts my Sleep Every Night -Data 10.23.25 - ITEM 5D, Council Meeting
10.28.2025
EXTERNAL
Dear Council,
I live on the alley of 12 court where Waymo has a charging station at the end of the block at 1222 Broadway. All the vehicles that enter that station whiz past my alley window all day and every day for the last 8 months or so.
I have attempted to mitigate the problem in every way possible. I have sound curtains, earplugs, headphones and I play white noise into my headphones.
Below is a typical night (Oct 23, 2025) where I recorded my night's sleep history with my watch and phone.
I go to sleep before 7:30 due to exhaustion, then I wake up around midnight and can't fall asleep again due to the whining outside my window at least once every minute. The volume of cars increases after midnight.
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 2 As the phone report above states. Adults need between 7 and 9 hours of sleep and even though I am in bed for 12 hours I come up short with only 5 hours with 45% sleep efficiency. I blame my inability to fall back asleep on the close proximity of the waymo cars to my bedroom window, the high pitched squeal that they make, and the high frequency of their passing in the middle of the night.
I've written to Waymo, I've begged their workers and I've sent complaints to the city. Why must they use the narrow alley rather than the street? They could have a curb cut on the street side or they could use the street for access only at night when there wouldn't be traffic pile-ups. Taking away mine and my neighbors' sleep is not the answer.
Why are they in a residential area making my life hell for their profit? How is this fair when it is illegal for a fleet to operate there? Please HELP!
Best,
Paula Achter
--
Paula Achter
Resident
1534 Euclid St.
Santa Monica, CA 90404
On Tue, Sep 9, 2025, 10:40 AM paula achter <[email protected]> wrote:
Dear Council,
~Two months ago, I sent the complaint below to Waymo (& SM City) asking Waymo to reroute their vehicles through the streets and not the alleys. They did for a short while, but soon they returned to going through our alley.
Since then, I've learned that ALL the impacted neighbors prefer Waymo using the street access despite occasional traffic pile ups. Our alley was never designed for this heavy usage. Waymos pass every 20 seconds 24/7.
I've tried brown noise, white noise, noise curtains and many other devices to kill the noise, but if i wake up at night, i can't go back to sleep. As a senior, my health & sanity are greatly affected by the resulting lack of sleep and peace that i have carefully documented.
There is growing organized resentment and a belief that this project is illegal and was fraudulently approved. The City must support its citizens to end our suffering as Waymo will not voluntarily do so. "I live on the 12th court alleyway in Santa Monica where there are two charging stations servicing >54 Waymo cars. They are routing the approach down my alley... instead of using the streets. All night & day there are wining electric cars ripping past my office and bedroom windows.
There are no setbacks in the alley as in the street. This is unfair to turn my residential neighborhood into an industrial hell for your profit.
Please reroute your cars to use the streets instead of the alleys. Your stations are located at the end of the block and this modification is totally doable. Sincerely, Tired & Pissed Off" Sincerely,
Paula
Paula Achter
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Packet Pg. 14
Attachment: Written Comments [Revision 1] (7386 : Written Comments) 3 resident
1534 Euclid St.
Santa Monica, CA 90404
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Packet Pg. 15
Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: John Alle <[email protected]>
Sent: Tuesday, October 28, 2025 12:00 PM
To: The Santa Monica Coalition
Subject: Today at 2 PM JOHN KOBYLT SHOW ON KFI 640 AM
EXTERNAL
https://x.com/john__alle/status/1983190254132834766?s=46 .
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: [email protected]
Sent: Tuesday, October 28, 2025 1:45 AM
To: councilmtgitems
Subject: Waymo issue in closed session
EXTERNAL
The Waymo Depo people, and other interests, should have chosen suitable land far enough away from residences to avoid keeping neighbors awake late at night through very early morning, let alone 100 feet as our law requires. As a long time Santa Monican himself, Chris Harding and team should have looked in mostly industrial areas, not on a residential block. Nothing here? Go to LA.
Michael Tarbet
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Packet Pg. 17
Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: Caitlin Lili <[email protected]>
Sent: Monday, October 27, 2025 9:41 PM
To: councilmtgitems; [email protected]; Lana Negrete; Caroline Torosis; Jesse Zwick; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya Subject: Adopt the Parks & Rec Moratorium AND Phase Out All City-Owned Turf
EXTERNAL
Dear Mayor Negrete and City Council Members,
My name is Caitlin, and I am a life-long (born and raised!) Santa Monica resident, parent, and park user. I am writing to urge you to adopt the Parks & Recreation Commission's recommendation for a moratorium on new artificial turf, and to go further. I ask you to pass a binding city-wide ordinance that phases out all existing plastic turf fields and transitions all city-owned land back to safe, natural grass.
The city's own expert commissions have spoken with a clear and unified voice: plastic turf is the wrong choice for Santa Monica. It violates our Sustainability Rights Ordinance by leaching microplastics and toxic PFAS chemicals into our soil, and it creates a massive, unfunded liability for future generations.
Instead of spending millions to replace old plastic with new plastic, I urge you to invest in a regenerative, organic field maintenance program. This is the more fiscally responsible and environmentally sound solution that will enable this transition and provide durable, playable, and truly safe natural grass fields for our children.
Please listen to your commissions and your community. Vote to make a plastic-free Santa Monica our binding city policy.
Thank you,
Caitlin Lili, Sunset Park
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: Dave Briggs <[email protected]>
Sent: Monday, October 27, 2025 5:07 PM
To: councilmtgitems; Lana Negrete; Caroline Torosis; Barry Snell; Ellis Raskin; Dan Hall; Natalya Zernitskaya; Jesse Zwick
Subject: City Council 10/14 item 11-D - OPPOSE Covenant and Ordinance Changing the Zoning of 2644 30th St.
EXTERNAL
Dear Mayor Negrete and City Councilmembers,
My family has lived at 2646 29th St since 2011, which is directly across the street from 2644 30th St.
Upzoning this building would be devastating to my quality of life and home value, all but requiring me to sell the house my kids and I love and move elsewhere.
Additionally, today is the first I've heard of this upzoning. This is NOT acceptable.
I urge you to
a) reject the 10-year deed restriction limiting only housing development at 2644 30th Street, b) oppose the ordinance upzoning of 2644 30th Street from residential to commercial, and c) instruct Staff to return with rescission of the LUCE amendment.
The property, which is NOT located on a boulevard, currently has a 2-story office building dating from the 1950s and a surface parking lot. It is zoned R1 (residential). The owner(s) want the property rezoned to Neighborhood Commercial (NC), which would allow it eventually to be redeveloped to 85 feet in height, with the current 55-foot height limit on Ocean Park Blvd. plus state density bonuses. This would be directly across 29th and 30th Streets from 1- and 2-story homes.
The proposed 10-year restriction on developing housing projects is merely a short-term reprieve from a tower shading the low-rise residential neighborhood, and it offers no protection against commercial activity, which our General Plan specifically limits to the boulevards.
Procedural flaws with this spot upzoning include the following:
City Staff continue to state that the parcel R1 (residential) zoning was an “inadvertent error” in the 2010 LUCE, but this appears to be untrue. The LUCE update involved a lengthy process intended to protect residential neighborhoods from commercial activity, which was limited to the boulevards.
The City Staff and City Attorney have spent a year helping the property owner upzone the parcel without disclosing this relationship to the public.
City Staff allowed the owner to both skip the application process for a zoning change and avoid paying $34,000 in application fees.
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 2 The retail center on Ocean Park Blvd. between 29th and 30th, currently zoned Neighborhood Commercial, already extends further into the residential neighborhood than the NC zones on the adjacent blocks. Upzoning even a portion of the 2644 30th parcel creates a “peninsula” of commercial use in a residential neighborhood, and it is spot-zoning.
Upzoning to Neighborhood Commercial would also create additional density, traffic, parking shortages, noise, and infrastructure strain. Staff has provided no legitimate justification for this upzoning.
Proceeding virtually guarantees costly litigation against the city. It also sets a dangerous precedent, opening floodgates for upzoning throughout all residential neighborhoods. Other developers are waiting to follow suit, which will erode residents’ trust in local government and further exacerbate our already strained city resources.
Again, I urge you to a) reject the 10-year deed restriction limiting only housing development at 2644 30th Street, b) oppose the ordinance upzoning of 2644 30th Street, and c) instruct Staff to return with rescission of the LUCE amendment.
Sincerely,
Dave Briggs
2646 29th St, SM 90405
610.212.1932
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: [email protected]
Sent: Monday, October 27, 2025 4:07 PM
To: councilmtgitems; Santa Monica City Manager's Office; Lana Negrete Subject: More POLICE Needed; Transparency re Samoshel Move?? Save SM Landmarks!
EXTERNAL
Dear SM Council, Mayor and Manager Chi:
Please consider the importance that
We the taxpayers and residents also need to Provide our input… Before Decisions are made regarding the following:
1. Re: Samoshel Moving?? and Where is this “Location”???
2. Ocean Ave Mental Facility Cancellation- Projected replacement locations??
3. Re: POLICE #’s: POLICE are our #1 priority and we need more-What SMPD Chief recommended 290- 300
To Ensure Safety @ Promenade and Increase Tourism and Revenue
4. Re: Civic Center: Encourage RPG to move forward on Bid for Music Venue@and encourage them to complete pro forma…
Their 1M investment affords them a courtesy and this Excellent plan generates Revenue for SM while preserving this
Our Remarkable Landmark!!
5. Housing is Not a Priority!!! We already too have Many projects in Effect and We need to keep Santa Monica's Character and Charm that Attracts and Generates REVENUE… For the City…Especially with Budget concerns..
“There is not a Housing Emergency"
6. Please Keep Our Ice Skating Rink… or Find another Location for It.. **This is a Cherished Activity for All Residents and Tourists!
7. SAVE Bergamot - An Artistic Treasure.
8. Delay Airport Closure— And No Housing @ Airport Location… Parks and Entertainment..
9. Address Nightly influx of homeless @ Metro Station-3rd street and Tongva and Palisades Parks.(not SM residents)
Thanks for your consideration,
30 Year Resident and SM Homeowner
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: Arthur Jeon <[email protected]>
Sent: Monday, October 27, 2025 3:51 PM
To: Lana Negrete; Caroline Torosis; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya; Jesse Zwick; Oliver Chi; councilmtgitems
Cc: Phil Brock; City of Santa Monica; Clerk Mailbox; Jeanette Gant; Micah Akerson; Erika Aklufi; Danielle Noble; Ramon Batista; [email protected]; Roberto Lucio; Thomas McLaughlin; Jose Rodriguez; Annette Farmer; Maryanne LaGuardia; Albin Gielicz; Alisha Brady; [email protected]; Arati Desai Wagabaza; Lori Brown; John Smith; John E.
Alle; Evan Meyer; [email protected]; Luke Cain; Peter Bosen; [email protected]; Elaine Golden-Gealer; Eric Sedman; Michele Aronson; Aisling Winders; Julia Ladd; Peter TRINH; Anuj Gupta; [email protected]; dominic gomez; Jenna Grigsby; Attorney Mailbox; Shawn R. Kehoe; Andrew Thomas (Downtown Santa Monica); SMDP Editor; Susan Cline; Third District; Michele A Wittig; [email protected]; Attorney Mailbox; Joe; Jenny Rush; Stan Epstein; Gary Tsai; [email protected]; Zina Josephs; Leah; Lauren Howland; [email protected]; Matthew Hall; Richard Drapkin; [email protected]; Planning Commission Comments; Dawn Fairchild; [email protected]; councilmtgitems; MK; Dan Charn.; [email protected]; Gerardo Leyva; Carlos Jaen; Brandon Capiro; Kelly Simon; Mario Fonda-Bonardi; Jing Yeo; [email protected]; Scott McGee; Gerardo Leyva; Ryan Gradle; Roy Brown; Frank Marnell; [email protected]; [email protected]; [email protected]; [email protected]; Kim Pieper; [email protected]; [email protected]; [email protected]; [email protected]; Robert Coleman; [email protected]; [email protected]; Alyssa G; [email protected]; Lewis Gilmour
Subject: “Go sell crazy somewhere else; we’re all stocked up."
EXTERNAL
Hi everyone,
A month ago, I took a long walk through the city with our new Manager Oliver Chi, who, to his credit, who heard me out regarding the revulsion I had about the loss of chief Batista, as well as the challenges the city faces. We spoke candidly off the record and believe me, I didn’t hold back.
While it was off-the-record, I can report we saw two naked people on our walk, including one in Tongva whose pants were off as a group of middle-school girls jogged by. It was a satire snapshot of what’s wrong with Santa Monica. The other was in front of Samoshel, getting ready to defecate, as a dozen people collapsed or doing drugs didn’t look twice. Welcome to Santa Monica! The rest of the downtown was flooded with disorder, mentally ill homeless, and drug addicts. The promenade was empty. I’m naturally a positive person, but it depressed me, the state of our city. It seemed sad and downmarket, compared to when I would take people on tours of what was, 10 years ago, the apple of Southern California.
Oliver seems energetic, talented, and able to understand our challenges, as stated in this interview. He is directionally correct in his plan, as much as I’ve had time to review it (rushing it through in a council meeting before people can absorb it seems shortsighted). Still, he’s identified the main driver preventing Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 2 our recovery after being mercilessly looted, and allowing years of neglect change our brand from sterling to unsafe bummer (it’s hilarious how our situation is always described as "recovering from Covid,” most recently in an LA Times piece, while every other mall in Southern California seems to have easily recovered). Oliver seems to understand we are 5 years past peak covid, and still drowning, with our brand severely tarnished by the unmentioned riots that seared a new image of Santa Monica worldwide, and an ongoing reputation as unsafe and dirty. How quickly and effectively Oliver moves on the following will determine his success, and how much credibility he will have in 6 months:
Close or move Samoshell: It’s a magnet for the most disturbed people and the downtown won’t revive without it. Oliver seems to understand that the disorder and lack of safety and cleanliness is killing our economic engine, investment, and tourism. This is priority one. I personally don’t care where it goes, out of the city entirely with vans to take people to it is fine by me. But we can’t be a vibrant place international and regional tourists want to visit until we remove the dangerous and depressing march of need through our downtown. You can argue it shouldn’t be so, but it is impossible to recover without doing this. After being attacked twice, robbed of expensive e-bikes from our locked garage, removing feces from the condo’s carport, and hassled too many times to mention, to say we have compassion fatigue is an understatement. Although we live downtown and get the worst of it, the entire city has had it.
Downtown is rundown: The sidewalks are cracked and old, the streets are perpetually grubby, and the vibe is tired. Oliver is correct that we must invest in all public infrastructure West of Lincoln (and then the rest of the city). I don’t know the details, but if we still have money in the rainy day fund, then we should invest it wisely because it’s raining! This is beyond mere cosmetics, it means creating an image of vibrancy instead of one of neglected despondency. Start with the dirty cracked sidewalks. Restore the fountains on the Promenade. Spit polish everything and then don’t allow transient addicts to use it as a toilet. Relatedly: Create a new catchphrase and make "Santa Monica–NOT the ‘Home of the homeless’": Enough is enough. We should aim to be like Southern Beach cities (Redondo, Manhattan, La Jolla) in terms of vibrancy, cleanliness, and safety. We are like a well-meaning swimmer rushing out to save a drowning person, and then drowning in the process. We cannot solve the problems of the world. You can call it nativism, or heartless, but the strategy to deal with the tsunami of need coming into the city has failed. The “care in place” philosophy is a failure.
Supplying needles in our parks is a failure. Shelters without sobriety is a failure. “Housing first” is a failure. Right now, our focus has to be on saving our city from a doom loop. This and ONLY this.
So our motto should be, as Jack Nicholson said in As Good As It Gets, “Go sell crazy somewhere else; we’re all stocked up.”
So, immediately do what it takes to shut down the planned shelters on Ocean Ave: I watched the entire NOMA meeting on this, in which Oliver made a presentation and answered questions.
And then the County health officials came in to try and justify what was done in the dark. People were rightly furious at the lack of transparency in putting two shelters in the middle of a neighborhood, with ocean views on the only park in the city that isn’t inundated by naked transient addicts. A park I walk to almost every day because my local park Reed is unsafe to have a picnic in. Lots of talk about “security” from the county (protecting the shelter’s inhabitants) and very little about the fact that the “residents” (severely addicted and mentally ill people with no sobriety mandate) can come and go as they please. Again, the message has to be “Go sell crazy somewhere else; we’re full up here.” So, I don’t care who knew what and when. I care whether the city will use any excuse to SHUT IT DOWN ANY WAY YOU NEED TO. Show me you can think outside the box on this.
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 3 Save the Civic Center: The core of good leadership is vision, a bias for action, and the ability take big swings. We’ve lost this, getting caught up in small ball details while missing the big picture. An unforgivable miss? Settling for “watch parties” during the Olympics rather than the hundreds of millions of dollars of rebranding that having drones lifting off from the sand of Beach Volleyball would provide us. Santa Monica INVENTED beach volleyball, but we traded a smaller vision because it was going to cost us some money upfront in the ultimate pennywise, pound foolish decision. Another miss in the making? Not doing everything it takes to bring the Civic Center back to life—this will show me we have lost the ability to take big swings. It’s one thing to sell off parking lots (not garages) to balance the books, but don't you DARE allow our Civic Center heritage to be sold to developers. Find the public/private partnership that can restore the Center.
We will reap millions a year from the income it will throw off in terms of restaurants, hotels, and general vibe. Show the residents you can be bold on their behalf because the majority of us want the Civic Center restored so it can be a living metaphor of a restored Santa Monica. Please show me you understand the symbolism of this.
Restore the moral of our city: This is an intangible that comes from taking big swings and succeeding at them. The Olympics, the Civic Center, the restoration of our city streets for the 99% of actual residents that want to walk safe streets, and see a movie on the promenade without being accosted by need, neglect, and needles. This means we must get out of survival mode. It will mean development, but not a wholesale destruction of what makes people want to come here. It means that we need bigger swings than allowing booze in the “entertainment zone,” which hasn’t seemed to move the needle. Restore downtown and then relentlessly promote a “we are back” message. Find other ways to return Santa Monica to a place everybody loved to live, rather than a place that people now look at me with pity before saying: “It used to be so nice, what happened?"
Play hardball regarding the train: The County is NOT our friend. We seem to be the victim of every social experiment the county wants to run, from needles in the park, to letting the train unload, to shoving shelters into residential neighborhood, to, with the state, green lighting an unprecedented level of development. If they won’t cooperate with stopping fare jumping, with dealing with the offloading of a nightly march of the addicted and/or deranged, then shut it down in a case of "city civil disobedience." Then call every newspaper in the country to document it. Put the county on the spot, and with before and after videos (and pictures) of the Promenade back then, versus the hollow shell of what it is now. Seriously, this state and county has made disastrous decisions regarding addiction and transient homelessness, spending tens of billions of dollars with no KPI (key performance indicators) to show for it. At some point the county we will realize we need to build institutions for people who can’t care for themselves, not embed the on our streets and call that “compassion."
I could go on, but we’ve all got lives—however, I’d like to end by saying I’m rooting for Oliver. I want the council to succeed and the new deployment plan of policing downtown to work. (I hope the police are given the mandate of waking up every addict sleeping it off in a public place and searching them for drugs and warrants). Santa Monica must gain the reputation of zero tolerance and a tough place to land for transient addicts, the dealers that supply them, and the disorder that accompanies them. Enough is enough.
Because truly, we’re stocked up on crazy here.
Best,
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 4 Arthur Jeon
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: Santa Monica City Manager's Office
Sent: Monday, October 27, 2025 2:59 PM
To: councilmtgitems
Subject: FW: Opposition to JetSuiteX lease application
Thanks,
Amy Larkin
Administrative Staff Assistant- City Council
City Manager’s Ofiice
From: Laura M. Gallant <[email protected]>
Sent: Tuesday, October 14, 2025 8:00 AM
To: Santa Monica City Manager's Office <[email protected]>; Lana Negrete <[email protected]>; Ellis Raskin <[email protected]>; Dan Hall <[email protected]>; Jesse Zwick <[email protected]>; Natalya Zernitskaya <[email protected]>; Barry Snell <[email protected]>; Caroline Torosis <[email protected]>
Subject: Opposition to JetSuiteX lease application
EXTERNAL
Dear City Manager Chi, Mayor Negrete, and City Council members, JetSuiteX has applied to the City for a lease at Santa Monica Airport (SMO) in order to fly large commercial 30-passenger turboprop aircraft that weigh about 40,000 lbs. (ATR 42-600) in and out of our airport 6 times per day, beginning in November 2025.
This is by far the largest aircraft to use SMO's shortened runway. According to the JetSuiteX aircraft’s manufacturer, the 3,500-foot SMO runway is too short. In addition, there are homes located within the runway’s safety buffer zones in both Santa Monica and West LA.
In addition, in order to access SMO, JetSuiteX is using a loophole that will allow it to eliminate TSA security and ignore federal safety requirements.
There has been no public process.
We urge the City to begin a public process and do the following before considering approval of the lease application:
1) Hold a public hearing.
Residents don't understand how JetSuiteX can legally start what will essentially be "commercial" service at a "general aviation" airport.
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 2 2) Demand a Safety Review by the FAA.
All safety and security risks should be examined to ensure compliance with FAA regulations. 3) Complete an Environmental Impact Report (EIR).
Noise and air pollution impacts should be thoroughly studied, documented, and mitigated.
Our children practice soccer regularly at Airport Park. There have been multiple instances in the past few years when I've personally experienced the overwhelming impact of the lingering jet fumes that surrounds the park after a jet flight takeoff or landing. Do not subject our kids to unnecessary air pollution for the short term financial gain offered by a prospective arrangement with this company.
Sincerely,
Laura Gallant
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: Non <[email protected]>
Sent: Sunday, October 26, 2025 5:51 PM
Subject: santa monica government stealing from taxpayers Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
unfortunately my children and i live in corrupt santa monica. for over 1 month, my family can’t go to the beach because the beach showers have been shut off. after my children go to the beach they need to wash off the sand from their body. this is called common sense.
i submit requests to the department of public works and 311 and they are closed out without a reason. this proves that the samo is corrupt as they are closing out requests without explanation. this must be visible to taxpayers.
santa monica is corrupt
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 1 David Yakobson
From: Jessica Burnett <[email protected]>
Sent: Wednesday, October 22, 2025 8:04 AM
To: councilmtgitems
Subject: Big blue bus is chronically off schedule
Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
Good morning,
I hope this makes it to the city council members and if not , please feel free to forward it to them.
I have been taking the Big blue bus for decades and briefly took a break from the bus during COVID. I took the bus for recreational activities and for work ( lines 1, 2, 7) and they were always clean and on time.
However, I started taking the BBB in June and it ran quickly and on time. But the moment Fall hit and school started, the buses vanish, don't show up or show up 30min late. I now ride lines 1,2,14. And the 14 is the most incredibly inconsistent bus I have ever ridden. I have called multiple times , submitted late bus tickets and it seems to be getting worse. The buses, when they do arrive, are crowded and students are late for school and adults are late for work. I cannot understand why during the school year and during the 6:30am to 8:30am window these buses can't run on time and more frequent. This is not impossible because all of the buses including line 14 did just this before September.
I hope something will be done about this. And if there is someone else I need to contact please let me know.
Best,
Jessica 믱믮믯믲믳믴믵믰Burnett
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 2 David Yakobson
From: Ann Hoover <[email protected]>
Sent: Thursday, October 23, 2025 11:00 PM
To: councilmtgitems; Lana Negrete; Caroline Torosis; Dan Hall; Jesse Zwick; Natalya Zernitskaya; Barry Snell; Ellis Raskin; Oliver Chi
Cc: Heidi von Tongeln; Susan Cola; Susan Cline; Peter James; Jennifer Taylor; Nia Tang Subject: October 28, 2025 Council Meeting - Item 1. General Public Comment - Civic Center Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
Dear Mayor Negrete, Mayor Pro Tem Torosis, Mr. Chi, and Councilmembers - Reference is made to the 4-member Council majority decision on October 14th to both end the ENA with RPG and also open up the whole Civic Center area to a staff analysis of "highest and best use" land valuation both encumbered and unencumbered.
To be crystal clear, one of the actions directed by the Council majority (Zwick, Hall, Zernitskaya, Torosis) is to determine land value with the area scraped, i.e., with the Auditorium, ECLS, Historic Belmar Park, and the EV Parking lot all destroyed and removed.
Here is the City's Planning Resources page - https://www.santamonica.gov/planningresources, which features links to many of the City's planning documents, all of which reflect the visioning and goals that guide and order our city's operations, priorities, and both present and future development.
These documents represent countless hours of staff time, legal review, public funds spent on outside consultants, community input, Council review, and ultimately Council approval.
Due to the investment in time and expense alone, the public has the right to rely on each one of them and they include everything from the Downtown Community Plan to the Land Use and Circulation Element (LUCE), to the Local Coastal Program, to the Civic Center Specific Plan.
Here is the Civic Center Specific Plan (CCSP) - please read it cover-to-cover if you haven't before.
http://santamonica.gov/media/Document%20Library/Topic%20Explainers/Planning%20 Resources/Civic%20Center%20Specific%20Plan%202018.05.22%20amended.pdf.
Since its approval by Council in 2005, the CCSP was re-vetted during the 2014-2016 Civic Working Group process, and then again as both the ECLS and sports field went first to Council for plans approval (as permanent not temporary improvements) and then on to the Coastal Commission for CDPs. The SWIP and EV parking lot are not reflected in the CCSP, Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 3 which was last amended in 2018, as they were added by staff and Council without public outreach of note.
On October 14th, however, the CCSP was dismissed and ignored by Council. Because no City planning document is (or should be) considered more important or, conversely, less valid than any other plan, dismissing and ignoring any one of the plans undermines the credibility and validity of all of the plans.
And so, with this decision to ignore the multi-year and extensive public process that resulted in the CCSP, the Council majority (1) undermined the validity of every City planning document, (2) disrespected the CCSP specifically, (3) disrespected the public process generally, (4) failed to protect the norms of community engagement and good government, (5) ignored public input and the overwhelmingly expressed public preference to extend the ENA with RPG, and (6) effectively directed that the City function like a real estate development company.
Cities, however, are not real estate development companies. They are the opposite. They are not "for profit" entities, they are public institutions formed to, with financial integrity based upon available tax revenues, pool resources for the greater public good to provide services that benefit everyone like police and fire response, utilities, good roads, refuse collection, rules that help foster a healthy economic climate, and communal spaces like civic centers, town squares, and public parks. Civic Centers are public services. They are not real estate assets to be exploited or bulldozed and privatized so an area can "cash flow positively". They are to be invested in and nurtured and prioritized, celebrated and promoted and cherished.
So what happened on October 14th is deeply concerning because it was the same sort of norms-busting, dismissive, invalidating, undermining, potentially privatizing, and highly destructive behavior we're seeing from government at the national level.
Therefore I urge you to press pause, to reflect, and to please reconsider. Please respect the public process that resulted in the CCSP and resist letting the national zeitgeist any further infect and disfigure how we do the work of good government here in Santa Monica.
The public repeatedly, over many years, has made it clear time and time again that it wants both the Civic Auditorium preserved and reopened and for Belmar Field to be located in the Civic Center because (A) it's right by the land-poor public high school, (B) the City itself is park-poor and field-space challenged, and (C) it's both logically and equitably placed in a centrally-accessible (by rail, bike, bus, scooter, foot, and car) part of town.
However, if a Council majority continues to insist that the Civic Center (notwithstanding the CCSP) needs yet another review, then that must start not with staff land valuation analysis but with yet another robust, time-consuming, and expensive public community engagement process to determine what the community wants now in 2025 - similar to the most recent Civic Center re-envisioning that the City commenced in 2014.
That process took over two years from start to finish, cost the City over $350,000, was run by HR&A, involved appointing a 9-member Civic Working Group for deliberations, implementation of multiple large-scale community engagement events and a detailed survey Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 4 (all similar to what we've seen with the SMAC Project), production of an extensive written report, and the participation of over 1,700 community members.
But must we reinvent the wheel yet again when we already know the answers because they are right there in the CCSP? Please just save us all a lot of time and public money by simply respecting the CCSP. When the Auditorium reopens, the CCSP vision will be complete, except for "Civic Auditorium Park" which is supposed to surround the Auditorium and the sports field and extend over top of the SWIP where the EV parking lot is now.
While other leaders in our nation are going so low now, every single day, let's please go high here in Santa Monica.
Please be impeccable in your public service and deeply respectful of our well-vetted City planning documents, the public process, community engagement, public input, and the norms of good government.
We did not see good government in action on October 14th so I ask you please to exemplify good government in every way possible going forward as it concerns both our Civic Center and every other issue in town, starting now.
Sincerely,
Ann K. Bowman
Ann K. Bowman
Resident, 29 years
Co-Chair, Civic Center Task Force, 2015-present
Recreation and Parks Commissioner, 2023-2025
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 5 David Yakobson
From: John Alle <[email protected]>
Sent: Friday, October 24, 2025 8:15 AM
To: The Santa Monica Coalition
Subject: LETTER TO SANTA MONICA
Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
LETTER TO SANTA MONICA
Why I regret supporting Lana Negrete for City Council in 2022 I supported Lana Negrete’s 2022 City Council campaign and co-hosted a fundraiser, but I now regret this due to her actions as Mayor/Councilmember.
Here are my reasons why:
*Conflicts of Interest (Negrete's music store business):
Negrete’s music store benefits from Santa Monica/Malibu School Board contracts, creating a conflict of interest. Other music equipment stores in Santa Monica state they were not allowed the opportunity to fairly bid.
Negrete claimed Fair Political Practices Commission (FPPC) clearance, but records show she never responded to their request for more information. Instead, Negrete told the public, "The FPPC cleared me." FPPC later confirmed a conflict, barring her from voting on related School Board issues.
A pending FPPC complaint alleges her store received over $87,000 in School Board contracts over two years while she voted on related matters.
* District Elections Reversal:
Negrete initially supported district elections but abandoned this under pressure from SMRR (Santa Monicans for Renters’ Rights) in exchange for support and an eventual mayoral position.
She had seven opportunities (Sep. 12, 2023–Sep. 10, 2024) to be the deciding vote to end the costly California Voting Rights Act (CVRA) lawsuit ($15M in taxpayer costs so far) and support district elections, but did not. ** This is in part the reason Santa Monica currently has a 1-party, SMRR-controlled City Council. * Campaign Finance Violations:
After the Oct. 2, 2022 fundraiser, I immediately notified Negrete of improper donations in amounts exceeding city, county, and state laws. Despite 7 requests, she refused to return the funds. * Ignoring the City's Law Terminating Grants to Nonprofits that are Engaged in Needle Handouts :
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 6 In 2024 Negrete voted with the majority of the City Council to terminate City Grants to any nonprofit distributing needles or drug paraphernalia in parks and public spaces. Negrete has not even suggested enforcing the new law against The Venice Family Clinic and Clare Matrix, citing political ties to LA County Supervisor Lindsey Horvath. Both nonprofits admit to continued handouts and continue receiving city grant dollars. * Lying to the Public about Her Knowledge of the Proposed Ocean Avenue Mental Health Housing Project Negrete claimed she only recently learned during the last few weeks of a proposed housing facility for mentally ill, nonsober adults at 425 Ocean Avenue across from Palisades Park and walking distance to schools, but records and whistleblowers confirm she knew for seven months. She now admits she also knew about and did not disclose of similar new facilities in the Pico District.
* Final Straw:
Negete flew to Sacramento in Spring 2025 to lobby with Assemblyman Rick Chavez Zbur to exempt Santa Monica from Assembly Bill 1079 which requires cities to hold district elections in lieu of voting at large. This was confirmed by staff from the bill's sponsor.
Negrete informed the public only when her trip was disclosed by citizens and City Staff whistleblowers.
Negrete’s trip was paid for from the City's General Fund, not from her Councilmember Travel Account.
* Personal Retaliation:
In 2024, Negrete sought to lease space in one of my 3rd Street Promenade properties for her struggling music store, demanding I cover refurbishment and costs for studio build-outs within the space. We agreed on rent and I offered monthly rental concessions, but she also demanded I pay for all her interior improvements. I declined.
In retaliation, she co-sponsored a motion condemning me and a Santa Monica Coalition banner on my property, and also falsely claiming the space was vacant and overpriced.
The space hosts senior computer training and Braille classes. The City Attorney upheld the noncommercial banner as First Amendment-protected.
Negrete has since disparaged me to discredit my concerns.
Lana Negrete’s dishonesty, financial conflicts of interest and her focus on advancing her own political career at the expense of residents and businesses, make her unfit for any public office.
John Alle
THE SANTA MONICA COALITION/SAFE CITIES
** Council Meeting Agenda and Closed Session Agenda Items referred to in letter September 12, 2023 Closed Session Item 3C
November 13, 2023 Closed Session Item 3A
February 22, 2024 Special Meeting 4B
April 9, 2024 Closed Session Item and Item 4I on Council Agenda May 14, 2024 Closed Session Item 4D
May 28, 2024 Closed Session Item 4A
September 10, 2024 Closed Session Item 4A
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 7 David Yakobson
From: Tricia Crane <[email protected]>
Sent: Friday, October 24, 2025 8:31 AM
To: Lana Negrete; Jesse Zwick; Caroline Torosis; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya; councilmtgitems
Subject: NE Neighbors: The Civic Has Been Dead for Decades. Give RPG Six More Months to Prove They Can Bring It Back to Life
Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
Letter to the Editor:
The Civic Has Been Dead for Decades. Give RPG Six More Months to Prove They Can Bring It Back to Life
By Marc L. Verville, Former Audit Subcommittee Chair, Sunset Park, Santa Monica This note is to strongly urge you to select Staff Option #1, Approve a six-month extension (two consecutive 90-day periods). As staff notes, this option would continue negotiations with RPG, while preserving the City’s ability to terminate if no viable plan emerges as prudent. This aligns with RPG’s sole request at this time, which is a 180-day extension of the Exclusive Negotiation Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 8 Agreement (ENA) in order to study and quantify the financial and other impacts before any deal is finalized.
There are several major economic positives in the RPG proposal that cannot be duplicated by any alternative use of the site.
1. First, in their presentation “The Santa Monica Civic Reimagined”, RPG repeatedly states that their proposal will require NO City money or bonds to realize this project. The RPG presentation is titled “The Santa Monica Civic Reimagined” and can be found at:
2. Second, they are including a new park on the site of the existing parking lot, adding green open space to the sector of the City which has the highest rate of densification.
3. Third, the elimination of parking will increase the capacity utilization of the City’s existing downtown parking facilities by venue visitors. These facilities generate General Fund revenues, which the Council has declared to be of the highest priority for the City, both in this Fiscal Emergency and for its long-term financial stability.
4. Fourth, the influx of visitors will form the nexus of economic revitalization and growth of all of Santa Monica’s unique revenue-generating destination assets that include the Pier, the Promenade, Santa Monica Place, and the city’s large hotel footprint. Increasing hotel occupancy rates will, through the Transient Occupancy Tax (TOT), generate one of the highest immediate positive revenue impacts to the General Fund, as it is one of the Fund’s highest revenue streams.
5. Fifth, and critically, RPG estimates that visitors to this venue will spend an average of $300 per day, excluding ticket prices. This represents an almost tenfold (10x) spend compared to the $33.47 total estimated 2024 daily spend for Daytrip Visitors that was noted in the HR&A analysis of the LA28 Olympic Volleyball proposal (see SMCC 2024-10-08 Item 7.A. – HR&A Advisors Full Report – Attach 17146)
The criticality to the City’s finances of the last two points cannot be overstated! The cratering of the City’s commercial economy, and therefore the City’s finances, is directly related to the precipitous declines in both visitors and their spending, as the following charts developed the Economic Impact Reports for the period 2017 to 2023, prepared by SM Travel & Tourism (SMTT):
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 9 There is NO OTHER OPTION for the site that can deliver the scale of benefits to the City that the RPG proposal provides. In addition to the direct economic multiplier that the RPG proposal provides, the City can increase the economic benefits even more by using the revitalized Civic as the catalyst to change its entire approach to managing its destination assets. Specifically, the City can abandon its legacy siloed asset management policies and adopt a comprehensive and integrated destination asset portfolio asset management process. In this, the City can amplify economic benefits by coordinating the programming across all public destination assets and partnering with owners of the private assets to extend programming and synergistic activities.
That asset portfolio includes:
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 10 Year-round Mediterranean weather
A live entertainment venue at the Civic Center
SM Place shopping
Promenade dining and entertainment
245 acres of world-class beach
A globally branded and historic pleasure pier
Comprehensive hotel options
The city’s unique destination asset portfolio cannot be duplicated by Westfield, Caruso, or any other single-venue destination.
If RPG is not granted a 180-day extension of the ENA in order to study and quantify the financial and other impacts before any deal is finalized, then it will be clear that the City has no interest in economic revitalization within an environment of no other comparable revenue-generating options and growth opportunities of this magnitude. Since housing is a net driver of increased General Fund costs, any option that includes that use will be economically counterproductive. And, the opportunity that the Civic represents will be lost forever.
It should also be noted that:
1. The staff report’s assertion that the City has not received any financial documentation or pro forma demonstrating the project’s financial feasibility appears to be a bit disingenuous since such data will be a deliverable of the conclusion of the requested ENA extension and
2. Staff’s attempt to independently develop a financial model by definition has significant economic omissions that only RPG can provide, given its hands-on experience in this field. As such, the City’s analysis by non-subject matter experts (SME) is heavily biased in the downside.
3. In addition, the Staff’s independently developed financial model omits hotel TOT uplift, sales tax uplifts, or Pier revenue uplifts noted, just to state a few omissions on the economic impact to the City. Such an analysis, executed without input from RPG (the SME here), should Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 11 neither be attempted nor any such analysis output be used as the basis for any decision whatsoever.
I do not think it is hyperbole to state that denial of a 6-month ENA extension will represent active support of permanent city economic decline.
https://smmirror.com/2025/10/letter-to-the-editor-the-civic-has-been-dead-for-decades-give-rpg-six-moremonths-to-prove-they-can-bring-it-back-to-life/ Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 12 David Yakobson
From: Elizabeth Lerer <[email protected]>
Sent: Friday, October 24, 2025 11:43 AM
To: councilmtgitems; Dan Hall; Ellis Raskin; Lana Negrete; Barry Snell; Caroline Torosis; Natalya Zernitskaya; Jesse Zwick; Oliver Chi
Subject: Civic Auditorium
Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
Dear Councilmembers and City Manager,
Bulldoze the Civic Auditorium at your peril. If the community's overwhelming desire to revitalize the existing auditorium is disregarded you can anticipate vigorous and ongoing campaigning for your removal from the dais.
Please reverse the decision to end negotiations with RPG and extend negotiations for six months.
Thank you,
Elizabeth Lerer
Resident and Santa Monica voter
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 13 David Yakobson
From: John Alle <[email protected]>
Sent: Sunday, October 26, 2025 8:52 AM
To: The Santa Monica Coalition
Subject: Accessing and Using the MTA and Buses
Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
A "no-car Games" approach is planned for the 2028 Olympics, prioritizing public transportation and restricting car access. But how about attending the Dodgers World Series? Saturday rides all day on the Metro buses showed open drinking inside, pissing on the platforms, no law enforcement, no police, and NO city mayors, city managers...and no MTA Directors. Mayhem inside.
Insta
https://www.instagram.com/reel/DQRvblygkr8/?utm_source=ig_web_copy_link&igsh=MzRlODBiNWFlZA== YouTube
https://youtu.be/GoS0r5aqE1M
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 14 David Yakobson
From: Alena Lehrer <[email protected]>
Sent: Sunday, October 26, 2025 1:54 PM
To: councilmtgitems
Subject: Letter of Support for JSX at SMO
Follow Up Flag: Follow up
Flag Status: Completed
EXTERNAL
Dear Council Councilperson,
Their proposal for a direct lease with the city represents a smart, community-first solution that benefits all of us.
Thank you.
Honorable Mayor Lana Negrete
Mayor Pro Tempore Caroline Torosis
Members of Santa Monica City Council
Members of Santa Monica Airport Commission
Mr. Oliver Chi, City Manager
Mr. Stelios Makrides, Airport Director
City of Santa Monica
1685 Main Street
Santa Monica, CA 90401
Dear Mayor Negrete, Mayor Pro Tempore Torosis, City Council, Airport Commission, City Manager, and Airport Director:
As a proud resident of Santa Monica, I am writing to express my enthusiastic support for JSX’s proposed operations at Santa Monica Airport (SMO). JSX has committed to flying quiet, environmentally responsible and efficient Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 15 aircraft during regular airport hours. Their proposal for a direct lease with the city represents a smart, communityfirst solution that benefits all of us.
JSX can help reduce traffic emissions by eliminating the need to drive to distant airports. More 2,200 Santa Monica residents, including myself, already drive further just to fly JSX from other airports. Not only will this improve the quality of life for residents, but this will also help support local businesses by attracting inbound tourists. With major global events like the 2026 World Cup and the 2028 Olympics and Paralympics on the horizon, this kind of accessible, environmentally responsible air travel will be more valuable than ever, and the revenue the city generates from JSX’s operations can be reinvested into vital community programs across Santa Monica.
As your constituent, I urge you to act in the best interest of our city and approve a direct lease for JSX to operate at SMO. Thank you for your leadership and commitment to our community.
Sincerely,
Alena Lehrer
270 Palisades Beach Rd Unit 203
Santa Monica, CA 90402
[email protected]
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 16 David Yakobson
From: John Alle <[email protected]>
Sent: Monday, October 27, 2025 10:43 AM
To: The Santa Monica Coalition
Subject: Monday 10/27/2025
EXTERNAL
Please state your preference - Is it more compassionate NOT to enforce our park RULES and posted HOURS, and allow transient addicts to get high and sleep on the 3rd Street Promenade? OR, direct these transient addicts to the front door steps of Santa Monica City Manager Oliver Chi, Council Members Jesse Zwick. Caroline Torosis and cityappointed DTSM Board Members Gleam Davis and Richard Bloom? Insta
https://www.instagram.com/reel/DQUQeqXAo-Z/?utm_source=ig_web_copy_link&igsh=MzRlODBiNWFlZA== YouTube
https://youtu.be/Bb92H4FIMh4
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) 17 David Yakobson
From: Bea Nemlaha <[email protected]>
Sent: Monday, October 27, 2025 10:48 AM
To: councilmtgitems; Lana Negrete; Caroline Torosis; Dan Hall; Ellis Raskin; Barry Snell; Natalya Zernitskaya; Jesse Zwick
Cc: Oliver Chi
Subject: 10/28/25 Council Agenda Item 1: General Public Input, Civic Auditorium
EXTERNAL
Dear Council Members and City Manager,
As stewards of our City, please read the article below if you haven’t already. Its perspective on our Civic Auditorium is invaluable and, I believe, essential to any deliberations regarding the Civic’s future.
Bea Nemlaha
Ocean Park
Opinion: “The Santa Monica Civic Auditorium – A Living Monument to Global Culture Innovation” -- Jack Hillbrand, AIA, Architect
(Santa Monica Architects for a Responsible Tomorrow)
10/23/25 – Santa Monica Mirror
https://smmirror.com/2025/10/sm-a-r-t-column-the-santa-monica-civic-auditorium-a-livingmonument-to-global-cultural-innovation/ Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) From: Karen Melick
To: councilmtgitems; Lana Negrete; Ellis Raskin; Caroline Torosis; Dan Hall; Barry Snell; Jesse Zwick; Natalya Zernitskaya; Oliver Chi
Cc: Steven Johnson
Subject: Agenda item 1 General Public Input-Continue Negotiations with RPG Date: Monday, October 27, 2025 11:59:15 AM
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) Item 1
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Attachment: Written Comments [Revision 1] (7386 : Written Comments) City Council
Report
City Council Meeting: October 28, 2025
Agenda Item: 4.A
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To: Mayor and City Council
From: Jing Yeo, Director, Administration
Subject: Adoption of Resolutions Approving Historic Property Preservation Agreements (Mills Act Contracts) with the Owners of the Properties Located at 137 Hart Avenue, 1958 20th Street, and 226 Palisades Avenue Recommended Action
Staff recommends that the City Council:
1. Adopt a finding of categorical exemption pursuant to Section 15331 of the California Environmental Quality Act (CEQA) Guidelines.
2. Adopt the attached Resolutions authorizing the City Manager to execute Historic Property Preservation Agreement (Mills Act Contract) between the City of Santa Monica and the owners of City-designated historic resources located at: 137 Hart Avenue, 1958 20th Street, and 226 Palisades Avenue.
3. Receive an update on future proposed changes to Mills Act Contract renewal, monitoring, and cost recovery.
Summary
The City has a longstanding commitment to historic preservation that includes educating property owners about and offering the benefits of the Landmarks program. One of those benefits is the Mills Act (California Government Code Sections 50280-50290), a State law that enables contracts between local governments and property owners of qualified historic properties authorizing a property tax reduction. The Mills Act is one of the most effective financial incentives available to owners of historic properties and is an important tool for implementing the goals of the City’s Historic Preservation Element promoting the designation and long-term preservation of historic resources. This is largely because designated properties are in a different regulatory environment than other non-designated structures and generally are more costly to rehabilitate and maintain. Currently, 104 properties in Santa Monica have the benefit of Mills Act
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contracts.
The City has received three Mills Act applications for consideration in 2025, all of which are single-unit dwellings. On August 11, 2025, the Landmarks Commission reviewed and recommended approval of one of the applications (226 Palisades Avenue). The other two applications (137 Hart Avenue and 1958 20th Street) were not able to be considered or recommended by the Landmark Commission due to a Commissioner conflict that precluded the Commission from reviewing and making a recommendation.
However, the Santa Monica Municipal Code does not require that the Landmarks Commission act on Mills Act contracts before Council approval and therefore, City Council has the authority to approve a Mills Act contract without a recommendation from the Landmarks Commission.
Staff has determined that each application meets all applicable requirements of State law and the Santa Monica Municipal Code. Therefore, staff recommends approval of all three Mills Act Contracts. Mills Act contracts are approved by Resolution of the City Council (Attachments B through D).
Since the maintenance/rehabilitation programs for each Mills Act contract is for the first 10-year period, included in the contracts is a requirement for an updated maintenance/rehabilitation program at the 10-year renewal date. Currently, there are no cost recovery fees for staff efforts associated with Mills Act contract processing, monitoring efforts, or enforcement. Staff anticipates returning to Council with a comprehensive fee program as part of the next fiscal year budget adoption.
Background
In 1991, as part of a comprehensive revision to the City’s Landmarks Ordinance, the City Council authorized designated Structures of Merit, Landmarks, and contributing structures located in designated Historic Districts to be considered qualified historic properties eligible for historic property contracts submitted pursuant to the provisions of the Mills Act. As a result, property owners of such designated historic properties may file
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a Mills Act Contract application. In 2014, the Council passed an Ordinance that revised the City’s Mills Act Program by amending Santa Monica Municipal Code Section
9.56.270(F) to narrow contract eligibility requirements and expand applicant submittal requirements.
Specifically, a Mills Act Contract may only be approved if:
1. The property has no confirmed and no outstanding violations of the Santa Monica Municipal Code, or any other applicable Federal, State, or local law, rule, or regulation;
2. The property is not subject to a tax delinquency; and
3. All completed or ongoing alterations, construction, or rehabilitation to designed buildings or structures located on the property conforms to the Secretary of the Interior’s Standards for the treatment of Historic Properties.
The City requires applicants for Mills Act Contracts to provide a report prepared by a qualified architect describing the condition of the structure and its rehabilitation and maintenance needs to ensure the resource’s historic integrity and structural stability and therefore continue the life and usefulness of the historic structure. Recommendations in the architect's report are reflected in the proposed ten-year maintenance plan. The plan is submitted to the County Tax Assessor's office which determines the value of the historic property based upon its current net operating income, rather than upon the traditional assessed valuation method. In most cases, the result is a reduction in property tax. In exchange for a property tax reduction, the owner agrees to protect, maintain, and, if necessary, restore/rehabilitate the historic property.
The initial Mills Act contract term is a minimum 10-year period. Each year on the anniversary of the effective date of the agreement, also known as the renewal date, a year is automatically added to the initial 10-year term of the agreement. This effectively makes the term of the contract at least 10 years, but possibly indefinite unless the owner or City submits a notice of non-renewal. Alternatively, the owner may petition the City to initiate an immediate cancellation, which would result in payment of a penalty equal to 12.5% of the property’s assessed current fair market value, as determined by
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the County Assessor as though the property were free of the contractual restriction. The City may also cancel the contract in the event of a breach of contract conditions, whereby the property owner would be subject to the same 12.5% penalty.
Property owners are required to obtain all applicable entitlements such as a Certificate of Appropriateness, and all associated building permits, for work proposed in the 10- year maintenance plan. Furthermore, all work proposed in the 10-year maintenance plan must comply with “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings” (Weeks & Grimmer, 1995; revised 2017), and as subsequently amended from time to time. Property owners are also required to submit a report to the City on an annual basis to demonstrate compliance with contract terms.
Staff reviews the reports received and typically conducts site inspections to confirm the completion or necessity of work tasks as part of their assessment.
Discussion
There are three applications for single-unit dwelling structures under consideration for this calendar year – 226 Palisades Avenue, 137 Hart Avenue, and 1958 20th Street.
Staff determined that each property qualifies under SMMC 9.56.270(F), as there are no confirmed or outstanding Code violations, the three properties are current in property tax payments, and all work that had been previously conducted was done in a manner that is consistent with the Secretary of the Interior’s Standards. The specific details of each property are discussed below.
137 Hart Avenue
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Figure 1: Photo of 137 Hart Avenue
A Mills Act Contract is proposed for the property at 137 Hart Avenue. It consists of a one-story, beach side bungalow style single-unit dwelling that was designated as a Santa Monica Landmark on May 12, 2025 by the Landmarks Commission. According to the Los Angeles County Assessor the structure was built in 1905 and 1921 although there is no original permit, and the original date of construction might be 1903. The architectural firm of Kaplan Chen Kaplan conducted a historic resources condition assessment of the property.
The residence served for many years as a rental property except for a period beginning in 1947 when it was owned by Sadie Levy, a local activist who resided there for two decades. The parcel is located on the first block from the beach in a neighborhood surveyed and identified as the potential South Beach Historic District. The site and building are in satisfactory to good condition but are in need of ongoing maintenance and repair.
The building’s character-defining features include its overall visual effect and promenade exterior porch. The specific details of the style include a recessed front porch and fixed, four-lite wood windows located on the east facing wall within the recessed porch. The main entrance consists of a partial glazed wood Dutch door. Solid wood railing atop a low wall clad with wood lap siding is along the porches’ eastern edge. A Tuscan square wood support column is the southeast corner from the railing to
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the overhanging roof.
As part of the Mills Act application, a Historic Structure Condition Assessment and Maintenance Plan documents the existing condition of the residential building and identifies repair, restoration/rehabilitation, and maintenance needs (Attachment G) along with a general schedule for completion of work. As discussed more fully in Attachment G, the property appears to be in fair/good condition.
The largest rehabilitation costs are ongoing work to correct site drainage, add sump pumps, gutters and downspouts, and an evaluation and seismic upgrade to the building.
Other work includes landscape, repair and maintenance of wood siding and shingles, continued evaluation of site drainage, and replacement of the roof. Work completed includes window rehabilitation and replacement of non-historic windows and upgrades to electrical, plumbing, and heating systems (building system upgrades). These rehabilitation priorities will prolong the life and use of the building. A substantial amount of rehabilitation work described above was completed in 2024. The applicant has developed a 10-year rehabilitation/maintenance plan describing tasks that will be undertaken to address the identified concerns and ensure on-going maintenance that is expected to be realized through the projected tax savings. The house is undergoing a thorough renovation and maintenance assessment for the first year as well as construction upgrades which are estimated to have a total cost of approximately $112,500 with all identified exterior restoration/rehabilitation projected to cost $512,300 over the initial 10-year contract period.
226 Palisades Avenue
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Figure 2: Photo of 226 Palisades Avenue
A Mills Act Contract is proposed for the English Craftsman style single-unit dwelling that was designed in 1917 by the renowned architects Charles Sumner Greene and Henry Mather Greene. The brothers, partners in their eponymous Pasadena-based firm Greene & Greene, Architects, are the most celebrated architects of the Arts and Crafts movement in Southern California. Greene & Greene translated the tenets of the broader American Arts and Crafts movement into the Southern California-specific Craftsman style of architecture, profoundly influencing the built environment of the region.
The structure (Witbeck House) and parcel were designated on March 10, 2025, by the Landmarks Commission. The parcel is located on the southern side of Palisades Avenue, mid-block between 4th Street and Ocean Avenue. A portion of the building’s extensive character defining features include rectangular plan and asymmetrical composition; hipped and gable roof with open eaves; shaped rafter tails and overhanging rakes; six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations; exterior walls clad in random width; coursed wood shingle siding chimneys; and shingled window hoods above the first-floor windows on the primary façade.
As part of the Mills Act application, a Historic Structure Condition Assessment and
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Maintenance Plan was prepared by John LoCascio, Historic Resources Group. The report assesses the existing condition of the residential building and identifies repair, restoration/rehabilitation, and maintenance needs (Attachment E) along with a general schedule for completion of work. As discussed more fully in Attachment E, the fundamental goal in the building’s rehabilitation and repair is to remove non-historical features and materials maintain character defining features.
The site and buildings at 226 Palisades Avenue are in good condition although in need of regular maintenance and restoration and removal of some added non-original features. The Landmark designation application and architectural report (24ENT-0238) were submitted in December of 2024 and includes a current building assessment. The scope of work includes removal of nonhistorical features, repair of historical wood windows including the frame, sash, and casings, painting the building, replacement of non-historical exterior plaster with compatible wood shingle siding, and foundation work that would follow a repair schedule. In 2024, the current owner completed needed plumbing/sewer work and foundation waterproofing. Although not included in the scope of the Mills Act contract, this rehabilitation prioritizes the necessary work to prolong the life and use of the building. The rehabilitation work described will require a building permit. There will also be additional items studied as part of the ongoing maintenance plan, such as upkeep of plantings adjacent to the foundation, pest control, and tree maintenance.
The applicant has developed a 10-year rehabilitation/maintenance plan describing tasks that will be undertaken to address the identified concerns and ensure on-going maintenance that is expected to be realized through the projected tax savings. The maintenance tasks are estimated to have an annual total cost of approximately $52,000 with all identified exterior restoration/rehabilitation projected to cost $768,000 over the initial 10-year contract period.
1958 20th Street
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Figure 3: Photo of 1958 20th Street
A Mills Act Contract is proposed for the two-story, single-unit dwelling located at 1958 20th Street, designated a Landmark Structure by the Landmarks Commission on February 10th, 2025. As part of the Mills Act application, an architect’s report was prepared by Kaplan Chen Kaplan.
Constructed in 1937, the single-unit dwelling was designed by renowned African American Los Angeles architect Paul R. Williams in the American Colonial Revival style.
The home was built for Santa Monica’s first African American physician Dr. Marcus O.
Tucker and his family. The parcel is located in the Pico Neighborhood on the west side of 20th Street, mid-block between Pico Boulevard and Delaware Avenue. The Statement of Official Action (STOA) for the designation of the structure and parcel includes information on the historic context of the Santa Monica’s African American community and the Pico neighborhood, including the importance of the Tucker family and Paul R.
Williams. The site and building are in adequate to fair condition and in need of maintenance and repair.
The wood-frame building has a low-pitched hipped roof with moderately overhanging
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eaves with exposed shaped rafter tails. The primary (northeast) facade of the building is clad with V-groove wood siding on the second story that wraps around to the northwest and southeast facades before terminating at second story windows. A string course divides the two stories. The remaining volume of the building is clad in smooth stucco.
Character defining features include decorative exposed rafter tails at second floor with shaped ends on the front elevation and recessed entryway with triangular pediment wood surround. The building is set back from the street, and its Colonial Revival style reflects a formal prominence that stands out from the rest of the block on this important street in the city.
The report assesses the condition of the building and identifies repair, restoration/rehabilitation, and maintenance needs (Attachment F) along with a general schedule of work. The major upgrades are investments in drainage, structural foundation, landscape, plaster, wood siding, and window repair and replacement. Some work has already been completed in anticipation of the Mills Act contract, which includes building system upgrades (electrical and a new sewer line) and painting.
Major expenditures include a new roof and maintenance and repair to the wood siding and trim. The highest anticipated expenditure is the building’s roof replacement valued at $20,000 with anticipated work scheduled for 2027. In addition to the rehabilitation plan, a 10-year maintenance plan describing tasks that will be undertaken to address the identified concerns that are expected to be realized through the projected tax savings has also been included in the application. The existing building conditions are listed as adequate/fair and in need of regular standard maintenance.
The maintenance as well as the building renovation tasks are estimated to have an annual total cost of approximately $124,000 with all identified exterior restoration/rehabilitation projected completed by 2029 over the initial 10-year contract period.
Future Changes to Contract Renewal, Monitoring, and Cost Recovery
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Currently, of the 104 existing contracts the City oversees, 57 are beyond the initial 10- year maintenance and restoration term. These contracts are renewed annually, and older contracts are currently not obliged to update their maintenance and restoration work programs since the contract did not specifically address that requirement. Moving forward, contracts recorded in 2025 and beyond will be required to provide an updated work program as part of their Mills Act contract upon the 10th renewal year from the original contract execution date. Staff is also exploring a cost recovery fee for contract monitoring for the Mills Act Contracts considered in 2026 and for all future contracts.
The City currently does not charge an application filing fee for a Mills Act Contract (designated Landmarks, Structures of Merit, and Historic District Contributors are eligible). These contracts require a substantial amount of staff effort including review and analysis of materials, site visits for verification of work and existing conditions, developing the contract and presentations to both the Landmarks Commission and the City Council. The cities of Los Angeles ($2,845 proposed), San Diego ($1,523), San Francisco ($3,498), and San Jose, Coronado, Orange and Long Beach all have application fees. The City of San Diego has a monitoring fee ($870.39 every five years) and an enforcement fee ($1,935.80), and a monitoring fee is being proposed for the City of Los Angeles ($2,845). The fees charged by the City of San Diego recover approximately 27% of the City costs.
Over the past decades the City has engaged in monitoring Mills Act contracts every few years. This has included contacting and working with property owners to confirm what, if any work associated with the contract has been performed, including building permit research and site visits. Going forward, staff anticipates that contracts will be monitored annually. Currently, there is no fee for monitoring Mills Act contracts. A monitoring fee would provide cost recovery and a more detailed analysis will be provided with the 2026 comprehensive user fee study.
As part of this renewed Mills Act monitoring program, staff has reviewed a report that details Mills Act contract implementation by various California cities produced by Robert Chattel and Chattel Inc. The report was prepared for the City of Los Angeles, which has
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the largest Mills Act program in the state and has paused their adoption of any new Mills Act contracts since 2021. The report also provided a series of recommendations, one of which is to adopt a monitoring fee for future Mills Act contracts.
Staff presented these concepts to the Santa Monica Conservancy and the Santa Monica Landmarks Commission in August of 2025; they are fully supportive of a new maintenance/rehabilitation plan at the 10-year renewal and cost recovery for Mills Act contracts.
Typically, property owners can expect a 20% to 70% savings on their property taxes.
Under State law, the lesser of 1) the current market value, 2) the Proposition 13 value, or 3) the restricted Mills Act value will be used to calculate your property taxes. It is possible that the Proposition 13 value may be lower than the restricted value, and the property would receive no property tax benefit. The property tax reduction is a substantial tax benefit for the property owners given the contracts do not expire and are passed along to subsequent buyers. Therefore, cost recovery for the initial application submittal, ongoing monitoring, and enforcement is warranted and reasonable. A proposed cost recovery fee will be included in the City’s next comprehensive user fee study, with planned implementation beginning in FY 2026-27.
Environmental Review
Execution of the Mills Act contracts are categorically exempt from CEQA pursuant to Section 15331 of the CEQA Guidelines. Section 15331 (Class 31) exempts projects limited to maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. The contracts provide financial incentives for preservation of historic properties and all work previously conducted on the property conforms to the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Therefore, the contracts are exempt pursuant to Section 15331 of the CEQA Guidelines.
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Additionally, the fees for enforcement and monitoring is exempt pursuant to Section 15273 of the CEQA Guidelines, which states that CEQA does not apply to the establishment, modification, structuring, restructuring, or approval of rates, tolls, fares, and other charges by public agencies which the public agency finds are for the purpose of meeting operating expenses. Therefore, the proposed future fees are exempt pursuant to Section 15273 of the CEQA Guidelines.
Financial Impacts and Budget Actions
There is no immediate financial impact or budget action necessary as a result of the recommended action. Staff will return to Council if specific budget actions are required in the future.
Execution of these Mills Act Contracts would result in a reduction in annual property tax revenue to the City in the estimated amount of $12,018 for FY 2025-26 and subsequent years thereafter. A summary financial property tax analysis table is included as Attachment A.
The fees associated with this program that staff is exploring will be included in the comprehensive user fee study, with planned implementation beginning in FY 2026-27.
Any required budget changes will be included in the Proposed FY 2026-27 Budget.
Prepared By: Regina Szilak, Associate Planner
Approved Forwarded to Council
Attachments:
A. financial pdf 2025
B. 137 Hart Avenue Resolution of Approval of Mills Act Contract C. 1958 20th Street Resolution of Approval of Mills Act Contract
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D. 226 Palisades Resolution of Approval of Mills Act Contract E. 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info F. 25ENT-0076 (1958 20th St) MA materials
G. 25ENT-0089 (137 Hart Ave) MA material
H. Levine-1928 20th
I. 137 Hart Ave (Simonsen)_Levine
J. 226 Palisades Levine 10.21.25
K. 226 Palisades Ave. Oaks
L. oaks-initiative-update-1958 20th
M. 137 Hart Ave (Simonsen)_Oaks Initiative 10.21.25
N. Written Comments
O. PowerPoint Presentation
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Attachment: financial pdf 2025 [Revision 1] (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements (Mills Act 1 City Council Meeting: October 28, 2025 Santa Monica, California RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE OWNER OF THE PROPERTY LOCATED AT 137 HART AVENUE, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California Government Code Sections 50280 et seq. authorize a city to enter into a historical property contract with the owner of any qualified historical property to restrict the use of such property so that it retains its historically significant characteristics in return for which the property owner obtains property tax relief; and WHEREAS, Santa Monica Municipal Code Section 9.56.270(F) provides that designated Structures of Merit, Landmarks, and contributing structures located in Historic Districts that are privately owned and not exempt from taxation shall be considered qualified historical properties eligible to enter into historical property contracts with the City; and
WHEREAS, Section 9.56.270(F) further provides that the City Council shall, by resolution, approve a historical property contract with the owner of a qualified historical property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
WHEREAS, the property located at 137 Hart Avenue is a designated Landmark and the owner of the property has filed an application to enter into a historical property contract with the City; and
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Attachment: 137 Hart Avenue Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 2 WHEREAS, the City Council has determined that it is appropriate for the City to enter into a historical property contract with the owner of the property located at 137 Hart Avenue
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica Municipal Code Section 9.56.270(F):
A. The property located at 137 Hart Avenue has no confirmed and outstanding violations of the Santa Monica Municipal Code, or any other applicable Federal, State or local law, rule or regulation.
B. The property located at 137 Hart Avenue is not subject to a tax delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to designated buildings or structures located on the property located at 137 Hart Avenue conform to the Secretary of Interior’s Standards for the treatment of Historic Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the City Council authorizes the City Manager to enter into a historical property contract with the owner of the property located at 137 Hart Avenue, Santa Monica, California in accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
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Attachment: 137 Hart Avenue Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 3 APPROVED AS TO FORM:
______________________________
Heidi von Tongeln
Interim City Attorney
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Attachment: 137 Hart Avenue Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 1 City Council Meeting: October 28, 2025 Santa Monica, California RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE OWNER OF THE PROPERTY LOCATED AT 1958 20TH STREET, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California Government Code Sections 50280 et seq. authorize a city to enter into a historical property contract with the owner of any qualified historical property to restrict the use of such property so that it retains its historically significant characteristics in return for which the property owner obtains property tax relief; and WHEREAS, Santa Monica Municipal Code Section 9.56.270(F) provides that designated Structures of Merit, Landmarks, and contributing structures located in Historic Districts that are privately owned and not exempt from taxation shall be considered qualified historical properties eligible to enter into historical property contracts with the City; and
WHEREAS, Section 9.56.270(F) further provides that the City Council shall, by resolution, approve a historical property contract with the owner of a qualified historical property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
WHEREAS, the property located at 1958 20TH Street is a designated Landmark and the owner of the property has filed an application to enter into a historical property contract with the City; and
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Attachment: 1958 20th Street Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 2 WHEREAS, the City Council has determined that it is appropriate for the City to enter into a historical property contract with the owner of the property located at 1958 20th Street.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica Municipal Code Section 9.56.270(F):
A. The property located at 1958 20th Street has no confirmed and outstanding violations of the Santa Monica Municipal Code, or any other applicable Federal, State or local law, rule or regulation.
B. The property located at 1958 20th Street is not subject to a tax delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to designated buildings or structures located on the property located at 1958 20th Street conform to the Secretary of Interior’s Standards for the treatment of Historic Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the City Council authorizes the City Manager to enter into a historical property contract with the owner of the property located at 1958 20th Street, Santa Monica, California in accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
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Attachment: 1958 20th Street Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 3 APPROVED AS TO FORM:
______________________________
Heidi von Tongeln
Interim City Attorney
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Attachment: 1958 20th Street Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 1 City Council Meeting: October 28, 2025 Santa Monica, California RESOLUTION NUMBER ___ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
AUTHORIZING THE CITY MANAGER TO EXECUTE A HISTORICAL
PROPERTY CONTRACT WITH THE OWNER OF THE PROPERTY LOCATED AT 226 PALISADES AVENUE, SANTA MONICA IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 50280 AND
SANTA MONICA MUNICIPAL CODE SECTION 9.56.270(F)
WHEREAS, California Government Code Sections 50280 et seq. authorize a city to enter into a historical property contract with the owner of any qualified historical property to restrict the use of such property so that it retains its historically significant characteristics in return for which the property owner obtains property tax relief; and WHEREAS, Santa Monica Municipal Code Section 9.56.270(F) provides that designated Structures of Merit, Landmarks, and contributing structures located in Historic Districts that are privately owned and not exempt from taxation shall be considered qualified historical properties eligible to enter into historical property contracts with the City; and
WHEREAS, Section 9.56.270(F) further provides that the City Council shall, by resolution, approve a historical property contract with the owner of a qualified historical property, provided that the property meets all requirements set forth in Section
9.56.270(F); and
WHEREAS, the property located at 226 Palisades Avenue is a designated Landmark and the owner of the property has filed an application to enter into a historical property contract with the City; and
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Attachment: 226 Palisades Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 2 WHEREAS, the City Council has determined that it is appropriate for the City to enter into a historical property contract with the owner of the property located at 226 Palisades Avenue
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby finds that, in accordance with Santa Monica Municipal Code Section 9.56.270(F):
A. The property located at 226 Palisades Avenue has no confirmed and outstanding violations of the Santa Monica Municipal Code, or any other applicable Federal, State or local law, rule or regulation.
B. The property located at 226 Palisades Avenue is not subject to a tax delinquency.
C. All completed or ongoing alterations, construction or rehabilitation to designated buildings or structures located on the property located at 226 Palisades Avenue conform to the Secretary of Interior’s Standards for the treatment of Historic Properties.
SECTION 2. Pursuant to Santa Monica Municipal Code Section 9.56.270(F), the City Council authorizes the City Manager to enter into a historical property contract with the owner of the property located at 226 Palisades Avenue, Santa Monica, California in accordance with Government Code Sections 50280 et seq.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
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Attachment: 226 Palisades Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property 3 APPROVED AS TO FORM:
______________________________
Heidi von Tongeln
Interim City Attorney
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Attachment: 226 Palisades Resolution of Approval of Mills Act Contract (7140 : Adoption of a Resolutions Approving Historic Property
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property 226 Palisades Avenue
N/A
N/A
John LoCascio
556 S Fair Oaks Ave, Suite 101-514, Pasadena, CA 91105
818-399-8283 [email protected]
N/A
226 Palisades Avenue, Santa Monica, CA 90402
310-849-8443 [email protected]
The Palisades Lot 51 Block A
4293-014-008
Single Family Housing R-1
Erik Hodge and Heather Phillips Warburton
25ENT-0084 5/20/25
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property March 2025
Single-family residence
The building is in generally fair condition, with several alterations.
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
SANTA MONICA MILLS ACT APPLICATION REHABILITATION/MAINTENANCE PLAN CHARLES S. WITBECK HOUSE
226 PALISADES AVENUE
Historic Resources Group 226 Palisades Avenue 1
RECENTLY COMPLETED WORK
Feature Description of Work Year Cost
Sewer Replace root-damaged 4” CIPP lining to property line and 6” lateral from property line to city connection; replace cleanout 2024 $12,680
Foundation Install foundation waterproofing, surface drains, and drainpipe along north side of house, and sump pump
containment box in basement
2024 $7,900
Framing Treatment and repairs for subterranean and drywood termites and fungus/dry rot
2024 $11,540
Roof,
garage/guest
house
Replace deteriorated wood shake roofing with new asphalt composition shingle roofing
2024 $22,000
Interior walls Mold remediation and repairs 2024 $39,754 HVAC Repair coils/condensers; repair exhaust flue installation to provide required 1” clearance from combustible materials 2024 $3,435
Electrical Install GFCI outlets 2024 $1,115
Subtotal Recently Completed Work $98,424
REHABILITATION PLAN
Feature Description of Work Schedule Estimated Cost
Windows Remove shutters. Repair existing historic wood window frame, sash, and casings. Strip paint from jambs and parting beads, patch or replace glazing putty; repaint as needed 2026 $50,000
Exterior Prepare and re-paint exterior siding, trim, windows, doors, eaves, and rakes. Apply best practices for standard exterior painting; fill and level cracks, holes, and divots, prime, and paint all previously painted surfaces utilizing a high-quality acrylic latex. Assure that the existing substrate is compatible prior to coating.
2026 $65,000
HVAC Install new HVAC units to meet current use and code requirements
2028 $7,500
Plumbing Insall new water heater to meet current use and code requirements
2028 $2,500
East façade Replace existing non-historic cement plaster with compatible wood shingle siding; replace existing non-historic windows and French doors with new, compatible wood units.
2028 $200,000
French doors,
south façade
Remove three sets of French doors on south façade (two in living room and one in breakfast room); restore living room openings to original door and window configuration per
Greene and Greene drawings and historic photographs,
including restoration of missing window hood; replace
breakfast room doors with new, compatible French doors, including restoration of missing window hood.
2028 $35,000
Windows Repair or replace sagging lead cames in stair window transom lights
2028 $3,500
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
SANTA MONICA MILLS ACT APPLICATION REHABILITATION/MAINTENANCE PLAN CHARLES S. WITBECK HOUSE
226 PALISADES AVENUE
Historic Resources Group 226 Palisades Avenue 2
Driveway Replace existing cracked concrete driveway with new, compatible brick driveway that recalls configuration of original brick walk
2028 $70,000
Window/roof Restore second-floor east window on north façade to original design per Greene and Greene drawings and archival photos; replicate original six-over-six wood sash window, shingled hood, and secondary gable
2030 $25,000
Entrance steps
and stoop
Restore entrance steps and stoop to match original design with four risers and bullnosed brick treads
2030 $35,000
Front fence Replace existing metal fence, brick piers, and metal lanterns with new compatible design
2030 $60,000
Roof Replace roof with new, compatible composition shingle roofing; replace all flashing and install additional as needed to prevent water infiltration
2032 $75,000
Gutters and
downspouts
Replace gutters and downspouts with new galvanized iron gutters and downspouts in custom profiles to match original Greene and Greene design
2032 $20,000
Replacement
window, south
façade, second
floor, center
Restore to original configuration per Greene and Greene drawings. Replicate coupled four-over-four wood sash
windows with shingled hood; remove eave skirt above
2032 $7,500
North façade Reconstruct wood window boxes per Greene and Greene drawings and archival photos
2034 $5,000
Foundation Replace existing brick veneer water table with new veneer and bullnosed coping brick to restore original appearance 2034 $55,000
Subtotal Rehabilitation Plan $716,000
MAINTENANCE PLAN
Feature Description of Work Schedule Estimated Cost
Foundation
plantings
Trim away from the structure at least 2 inches to prevent direct access to the structure by insects and damage to the siding
Quarterly $12,000
Trees Trim trees overhanging the roof so that limbs and leaves will not clog the gutters, damage the roof, or promote moss
growth
Annually $25,000
Pest control Inspection/treatment Annually $15,000
Subtotal Maintenance Plan $52,000
TOTAL REHABILITATION/MAINTENANCE PLAN $866,424
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
SANTA MONICA MILLS ACT APPLICATION REHABILITATION/MAINTENANCE PLAN CHARLES S. WITBECK HOUSE
226 PALISADES AVENUE
Historic Resources Group 226 Palisades Avenue 3
INTERIOR REHABILITATION PLAN
Feature Description of Work Schedule Estimated Cost
Laundry room Install washer pan and adequate ventilation system in laundry room
2026 $1,200
Staircase Strip paint from staircase stringer and balusters; restore stained finish
2026 $7,500
Casework Strip paint from original casework and restore stained finish 2026 $12,000 Fireplaces Restore living room and dining room fireplaces and mantels to original Batchelder design
2030 $100,000
Wood flooring Restore and refinish oak flooring 2030 $65,000 Total Interior Rehabilitation Plan $185,700
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
ARCHITECTURAL REPORT
CHARLES S. WITBECK HOUSE, 226 PALISADES AVENUE
MAY 2025
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property prepared for
Heather Warburton & Erik Hodge
226 Palisades Avenue
Santa Monica, CA 90402-2734
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
TABLE OF CONTENTS
1.0 INTRODUCTION ...................................................................................................................... 1
2.0 DESCRIPTION OF THE RESOURCE ........................................................................................ 2 PHYSICAL DESCRIPTION .......................................................................................................................................... 2 ALTERATIONS ................................................................................................................................................................ 3 CHARACTER-DEFINING FEATURES ................................................................................................................. 17
3.0 HISTORIC CONTEXT ............................................................................................................. 18 CRAFTSMAN ARCHITECTURE ............................................................................................................................ 18 GREENE AND GREENE, ARCHITECTS .............................................................................................................. 19
4.0 HISTORIC SIGNIFICANCE ..................................................................................................... 21
5.0 FEATURES AND CONDITIONS INVENTORY ...................................................................... 22
6.0 TREATMENT RECOMMENDATIONS .................................................................................. 37 REQUIREMENTS FOR TREATMENT ................................................................................................................. 37 The Secretary of the Interior’s Standards ............................................................................................................ 37 Rehabilitation as a Treatment ............................................................................................................................ 39 Building and Safety Codes ......................................................................................................................................... 39 California Environmental Quality Act ................................................................................................................... 39 PROPOSED TREATMENT AND ALTERNATIVES ........................................................................................ 39 General Principles ......................................................................................................................................................... 40 Criteria for Treatment ........................................................................................................................................... 40 Period of Significance ............................................................................................................................................. 40 Adaptive Uses ........................................................................................................................................................... 40 Historic Fabric .......................................................................................................................................................... 40 Historic Setting......................................................................................................................................................... 40 GUIDELINES FOR MATERIAL CONSERVATION ......................................................................................... 41 Concrete and Masonry ................................................................................................................................................ 41 Wood ................................................................................................................................................................................. 42 Architectural Metals .................................................................................................................................................... 43 Doors and Entrances .................................................................................................................................................... 43 Windows .......................................................................................................................................................................... 44 Roofs .................................................................................................................................................................................. 45 Structural and Mechanical Systems ....................................................................................................................... 45
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Interior Spaces................................................................................................................................................................ 46 Site Characteristics ....................................................................................................................................................... 46 Health and Safety Code Compliance ..................................................................................................................... 47 RECOMMENDATIONS FOR TREATMENT ..................................................................................................... 48
8.0 REFERENCES ......................................................................................................................... 52 APPENDIX A ................................................................................................................................ 53 APPENDIX B ................................................................................................................................. 57 APPENDIX C................................................................................................................................. 67 PRESERVATION BRIEFS ......................................................................................................................................... 68 PRESERVATION TECH NOTES ............................................................................................................................ 69 Exterior Woodwork ...................................................................................................................................................... 69 Masonry ............................................................................................................................................................................ 70 Temporary Protection ................................................................................................................................................. 70 Windows .......................................................................................................................................................................... 70 INTERPRETING THE STANDARDS (ITS) BULLETINS ............................................................................... 70 APPENDIX D ................................................................................................................................ 72
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 1
1.0 INTRODUCTION
This Architectural Report for the Charles S. Witbeck House has been prepared to comply with the City of Santa Monica Mills Act Contract application requirements. The purpose of this Report is to summarize the historic significance of the Charles S. Witbeck House, document its characterdefining features and materials, evaluate existing conditions, and make recommendations for treatment. This Report will provide the stewards of the property with recommendations for the rehabilitation and maintenance of the extant architectural character-defining features of the site within the scope of the proposed rehabilitation and maintenance plan, including treatment of features that contribute to the safety and security of the existing building.
This Report consists of a physical description of the Charles S. Witbeck House; a brief history of the property and its historic context; a summary of the property’s historic significance; a description of the building’s character-defining features and materials and their current conditions; and recommendations for treatment and work.
The recommendations in this Report are based on historical research and field analysis of existing conditions. A variety of sources was consulted regarding the appropriate methods of analysis for evaluating historic significance and maintaining historic integrity. These sources include technical publications from the National Park Service, including National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. The definitions and philosophies contained in these documents provide the framework for federal policy regarding historic structures. They were used in this Report, in conjunction with The Secretary of the Interior’s Standards for Rehabilitation, to define appropriate treatments for rehabilitation and maintenance of the Charles S. Witbeck House.
Research, field inspection, and analysis for this report were performed by John LoCascio, AIA, Principal Architect, a qualified professional who meets the Secretary of the Interior’s Professional Qualification Standards in Architecture and Historic Architecture. A resume is included in Appendix D.
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 2
2.0 DESCRIPTION OF THE RESOURCE
Physical Description
The Charles S. Witbeck House is located on the south side of Palisades Avenue between Ocean Avenue and 4th Avenue in the North of Montana neighborhood, in the City of Santa Monica. It is located on a large, generally flat, rectangular parcel flanked to the north by Palisades Avenue; to the east by a separate parcel occupied by a fenced garden, lawn, and garage; to the south by a service alley; and to the west by another single-family residential parcel. The Witbeck House is set back from Palisades Avenue with a brick and iron fence, a small lawn, and a U-shaped concrete and brick driveway. The rear (south) yard includes a concrete terrace, swimming pool, tennis court, and a detached two-story garage accessed from the alley.
The Charles S. Witbeck House is a two-and-one-half-story, English-influenced Craftsman style single-family residence originally constructed in 1917. It has a roughly L-shaped plan, simple massing, and asymmetrical composition. It has a moderately-pitched combination hipped and gable roof with open eaves, shaped rafter tails, overhanging rakes, and asphalt composition shingle roofing. The two front (north) facing gables are jettied, with decorative half timbering and cambered girts. Each gable has three small, narrow, wood sash windows lighting the attic, and there is a gabled attic dormer on the south (rear) slope of the roof, with coupled two-overtwo wood sash windows. There is an interior brick chimney in the southwest portion of the main roof and an exterior shingled chimney on the south façade of the 1984 addition. The House’s exterior walls are clad primarily in random width, coursed wood shingle siding atop a brick water table. The east wall of the 1984 addition, which forms the east façade of the House, is veneered in smooth cement plaster.
Fenestration is varied and consists primarily of six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations. Those on the north (primary) façade are fitted with louvered wood shutters. The first-floor windows on the north (primary) and west façades, and one second-floor window on the south (rear) façade, have shingled hoods, and the secondfloor windows on the primary façade have blind transom panels. There is a large tripartite window with six-light casements and leaded glass transom lights on the south (primary) façade; a polygonal bay window with a hipped roof on the west façade; and a polygonal bay with French doors and a hipped roof on the south (rear) façade. There are three other sets of divided light, wood French doors on the south (rear) façade, and coupled French doors with transom lights on the west and east façades of the 1984 addition.
The primary entrance is asymmetrically located on the north (primary) façade and consists of a partially glazed, paneled wood door with the central lights in the shape of a shallow Tudor arch; it is framed by a wide, molded wood architrave. It is sheltered under a projecting, one-story porch with a front gable roof supported on wood posts, knee braces, and a wood truss with a cambered beam. The porch is accessed from the driveway by polygonal brick steps flanked by brick pedestals. There is a secondary projecting porch on the west end of the south (rear) façade, with clustered wood posts and wood knee braces supporting a hipped roof.
The interior of the Witbeck House has been altered, but the entrance hall, living room, and dining room retain their general configuration. The entrance hall has a three-flight, open well
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 3 staircase with paneled wood newels and stringers, turned wood balusters, and a wood handrail.
There is a plaster Tudor arch on the second-floor landing that leads to a secondary corridor.
The detached garage is located in the southeast corner of the property. It is a two-story building with a rectangular plan, simple massing, and asymmetrical composition. It has a hipped roof with open eaves and asphalt composition shingle roofing. The exterior walls are veneered in textured cement plaster at the first floor and clad in random-width, coursed wood shingle siding at the second. Fenestration consists of horizontal sliding aluminum sash windows. There is a flush wood door on the north façade and an overhead sectional automobile door on the south façade. An exterior wood staircase on the west façade leads to a small, recessed secondfloor porch with a paneled wood door.
Alterations
The Charles S. Witbeck House and property have been altered since the building’s initial construction in 1917. Building permits prior to 1963 are not available. Alterations to the House and property since 1963 include:
1963: Construction of a new two-car garage and tool shed, utilizing the existing concrete slab from the previous garage
1977: Addition of a second-story guest house over the garage and tool shed 1984: Construction of a two-story addition on the east side of the original house; removal of the secondary gable on the north (primary) façade, replacement of the window below, and modification of the flanking eaves; removal of the small casement window on the service stair landing; and replacement of the original box bay window on the west façade with a larger, polygonal bay. Though not specifically documented in the permit record, it appears that additional alterations were likely made as part of this project, including reconstruction of the primary entrance steps; replacement in kind of most of the shingle siding below the second-floor windows; replacement in kind of some windows; replacement of the dining room bay windows, two additional windows, and a glazed door on the south façade with French doors; and construction of a terrace across the back of the house. Interior alterations likely undertaken at the same time include removal of the partition and pocket doors between the reception room and living room; reconfiguration of the kitchen, pantry, and maid’s room to create a larger, open kitchen and breakfast room; replacement of all interior moldings, casings, baseboards, mantels, doors, and casework; replacement of wood flooring; and remodel of bath #2 on the second floor.
1985: Construction of a swimming pool and spa
2007: Modification to place spa within outline of existing pool; installation of solar panels
Current photographs of the Charles S. Witbeck House are included on the following pages.
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 4 Image 1: North (primary) façade, view southeast from driveway Image 2: North (primary) façade, view southeast from driveway
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 5 Image 3: North (primary) entrance and porch, view southeast from driveway Image 4: North (primary) entrance steps, view southeast from driveway
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 6 Image 5: Detail of northwest jettied gable, view southwest from driveway Image 6: Primary (north) entrance door, view south from driveway
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 7 Image 7: South (primary) façade, tripartite window on stairwell, view south from driveway Image 8: South (primary) façade, first-floor windows with shingled hood, view south from driveway
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 8 Image 9: South (primary) façade, second-floor windows and northwest jettied gable, view south from driveway Image 10: South (primary) façade, first floor windows with shingled hood, view southeast from driveway
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 9 Image 11: North (primary) façade, detail of brick water table, view southeast from driveway Image 12: West façade, detail of windows and window hood, view northeast from side yard
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 10 Image 13: West façade, bay window, view northeast from side yard Image 14: West façade, secondary (southwest) porch, view east from side yard
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 11 Image 15: West and south (rear) façades, view northeast from back yard Image 16: South (rear) façade and terrace, view north from back yard
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 12 Image 17: South (rear) façade, view northwest from terrace Image 18: South (rear) façade, second-floor window and southwest gable, view north from terrace
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 13 Image 19: South (rear) façade, attic dormer, view northeast from terrace Image 20: West façade of 1984 addition, view east from terrace
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 14 Image 21: South (rear) façade of 1984 addition, view north from back yard Image 22: East façade, 1984 addition, view west from adjacent parcel
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Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 15 Image 23: Swimming pool and garage, view southeast
Image 24: Tennis court, view northeast toward house
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Packet Pg. 100 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 16 Image 25: Garage, north façade, view southwest from adjacent parcel Image 26: Garage, south façade, view north from alley
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Packet Pg. 101 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 17 Character-defining Features
The Charles S. Witbeck House is significant as the only example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene. The property’s period of significance is therefore 1917, the year in which it was originally constructed. Although the property has been altered, it retains a majority of the features that date from the period of significance and convey its historic character. These include:
Roughly rectangular plan, simple massing, vertical proportions, and asymmetrical composition of the original portion of the residence;
Moderately-pitched combination hipped and gable roof with open eaves, shaped rafter tails, and overhanging rakes;
Jettied front gables with decorative half timbering and cambered girts; Three small, narrow, wood sash attic windows in each gable; Gabled attic dormer on the south (rear) slope of the roof, with coupled two-over-two wood sash windows;
Exterior walls clad in random width, coursed wood shingle siding; Six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations;
Shingled window hoods above the first-floor windows on the north (primary) and west façades, and one second-floor window on the south (rear) façade; Blind transom panels above the second-floor windows on the primary façade; Large tripartite window with six-light casements and leaded glass transom lights on the south (primary) façade;
Angled bay with hipped roof on the south (rear) façade; Partially glazed, paneled wood primary entrance door with the central lights in the shape of a shallow Tudor arch, and wide, molded wood architrave Projecting, one-story primary entrance porch with a front gable roof supported on wood posts, knee braces, and a wood truss with a cambered beam, accessed by polygonal brick steps flanked by brick pedestals
Secondary projecting porch on the west end of the south (rear) façade, with clustered wood posts and wood knee braces supporting a hipped roof.
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3.0 HISTORIC CONTEXT
The significance of a historic property can be judged and explained only when it is evaluated within its historic context. Historic contexts are those patterns or trends in history by which a specific occurrence, property, or site is understood and its meaning (and ultimately its significance) within history or prehistory is made clear.1 The Charles S. Witbeck House is significant as the only example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene, the most important architects of the American Arts and Crafts Movement.
Craftsman Architecture
Craftsman architecture grew out of the late-19th century English Arts and Crafts movement. A reaction against industrialization and the excesses of the Victorian era, the movement stressed simplicity of design, hand craftsmanship, and the relationship of the building to the climate and landscape. Craftsman architecture developed in the first decade of the 20th century as an indigenous California version of the American Arts and Crafts movement, incorporating Southern California’s unique qualities. Constructed primarily of stained wood, with wide overhanging eaves, balconies, and terraces extending the living space outdoors, the style embodied the goals of the Arts and Crafts movement.
The Craftsman bungalow dates from the early 1900s through the 1920s. The bungalow’s simplicity of form, informal character, direct response to site, and extensive use of natural materials, particularly wood and stone, was a regional interpretation of the reforms espoused by the Arts and Crafts movement’s founder, William Morris. Craftsman bungalows generally have rectangular or irregular plans, and are one to one-and-a-half stories tall. They have wood clapboard or shingle exteriors and a pronounced horizontal emphasis, with broad front porches, often composed with stone, clinker brick, or plastered porch piers. Other character-defining features include low-pitched front-facing gable roofs, and overhanging eaves with exposed rafter tails.
As opposed to smaller developer-built or prefabricated bungalows, two-story Craftsman houses were often commissioned for wealthy residents and designed specifically with the homeowner’s needs and the physical site in mind. They generally feature a low-pitched gable roof, wide overhanging eaves with exposed rafter tails, and windows grouped in horizontal bands. A high-style Craftsman house is distinguished by the quality of the materials and complexity of design and may feature elaborate, custom-designed woodwork, stained glass, and other fixtures.
The Craftsman style is characterized by a degree of eclecticism because of the numerous influences on the architects of the movement including Swiss, Japanese, and English architecture. The English-inspired Craftsman sub-type, a hybrid of Tudor Revival and Arts and Crafts styles, is characterized by vertical orientation, a gabled roof with a moderate pitch, and half-timbering in the gable ends – hallmarks of the Tudor Revival style. However, they are 1 U.S. Department of the Interior, National Park Service, Preservation Brief 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: National Park Service, 1990; revised for Internet 1995),
https://www.nps.gov/subjects/nationalregister/upload/NRB15_web508.pdf, 7. Accessed March 2025.
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Packet Pg. 103 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 19 almost always sheathed in shingle or clapboard and sometimes feature spacious front porches, elements of the Craftsman style.
By World War I, the Craftsman style declined in popularity and was largely replaced by Period Revival styles. The Craftsman bungalow continued to be built into the 1920s, but was often painted in lighter colors, stripped of its dark wood interiors, or blended with characteristics of various revival styles.
Greene and Greene, Architects2
Charles Sumner Greene (1868-1957) and Henry Mather Greene (1870-1954) are widely considered to have brought high-art aesthetics and exquisite craftsmanship to the American Arts and Crafts Movement in the early part of the 20th century. Their work continues to be exhibited worldwide and is included in decorative arts collections in museums in the United States and throughout Europe. Greene and Greene designs strongly influenced California’s architectural heritage, and their work has had international significance as well, inspiring countless architects and designers around the world through a legacy of extant structures, scholarly books and articles. They were recognized by the American Institute of Architects in 1952 for contributing to a "new and native architecture" and are generally credited with fostering a new way of considering buildings and their furnishings as examples of artistic craft.
Charles Greene and his younger brother Henry were born in Cincinnati, Ohio. The family later moved to St. Louis where, as teenagers, the brothers attended Calvin Woodward’s Manual Training School of Washington University, which offered a revolutionary curriculum based on the education of the hand as well as the mind. This early training was the primary source of the brothers’ focus on tools, materials, and craftsmanship. In 1888 the brothers enrolled in the architectural program at the Massachusetts Institute of Technology in Boston. In 1891 both brothers completed their studies with Certificates of Partial Course, the two-year program followed by most MIT architecture students. They then apprenticed with several of the finest architectural firms in Boston, including those whose principals had been associates of the noted Henry Hobson Richardson.
In 1893 the Greene brothers traveled west to Pasadena to join their parents, who had moved from St. Louis the previous year. En route they famously stopped in Chicago to visit the World’s Columbian Exhibition and saw the Ho-o-den Japanese Pavilion; the intricate joinery, repeated decorative details, and meticulous craftsmanship of traditional Japanese architecture would become a defining characteristic of much of their later work. In the fall of 1894, the brothers opened their architectural practice, Greene and Greene, Architects, in Pasadena. Henry married in 1899 and Charles in 1901; it was while on his four-month honeymoon in England, Scotland, and continental Europe that Charles’ interest in the English Arts and Crafts Movement was sparked.
Activity in the Greene and Greene office was at its peak during the years 1902-1910, with a primary focus on residential design. It was during this period that they created some of their 2 Excerpted and adapted from “About the Greenes,” Greene & Greene Virtual Archives, Greene & Greene Virtual Archives:
About The Greenes (accessed November 2024); and “Greene and Greene Collection: Collection Overview,” Online Archive of California, Greene and Greene Collection (accessed
November 2024).
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Packet Pg. 104 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 20 finest work and developed their distinctive California Craftsman style, inspired by the theories of the Arts and Crafts Movement as well as New England Shingle Style houses and Asian art and design. By 1903, Greene and Greene began to offer integrated design services for their clients, providing design and construction supervision of furniture and other interior appointments. They completed approximately 150 projects during these prolific years. Houses for James Culbertson (1902 and later), Mary Darling (1903), Theodore Irwin (1906), Robert R.
Blacker (1907), David Gamble (1908), William Thorsen (1908), and Charles Pratt (1910) established the firm's reputation. The Gamble house in particular represents the apotheosis of Craftsman architecture, exemplifying the ideals of handcrafted materials and decorative motifs inspired by natural elements and pre-industrial architectural designs. Popular architecture and design magazines such as The Craftsman, House Beautiful, The International Studio, Country Life in America, House and Garden, Good Housekeeping, and American Home and Garden began featuring articles on Greene and Greene’s work in 1902, and this acclaim helped spread their designs throughout the country.
After 1911 the practice began to decline because Greene and Greene designs demanded higher fees and clients experienced frequent schedule overruns. The situation became unacceptable to most clients and by 1916, the brothers’ personal interests diverged. Charles moved to Carmel to pursue other creative paths, while Henry continued the firm's work in Pasadena until the dissolution of the firm in 1922. Henry practiced independently after the separation and Charles, too, worked on occasional commissions during the 1940’s, most being additions and renovations for former clients.
The death of Henry’s wife in 1935 affected him so deeply that he eventually moved to the home of his son and daughter-in-law, where he continued to work on small projects, reuniting with Charles briefly on a commission. Charles managed to remain much more active in architecture during the Depression of the 1930s, but his interests soon shifted to passionate study of Eastern philosophy, spiritualism and creative writing. Henry passed away on October 2, 1954, in Pasadena, California and Charles died on June 11, 1957 in Carmel-by-the-Sea, California.
Although their work was largely forgotten between the wars, the Greene brothers lived to see renewed recognition of their achievements after World War II, when they were honored by the American Institute of Architects, Southern California Chapter (1948) and by the national AIA (1952). The rediscovery of their work by the architectural press in the 1950s created a new group of admirers who celebrated their distinctly American interpretation of the Arts and Crafts style as an antidote to the International Style, which had gained popularity in Europe and elsewhere. Today, a current generation of aficionados tour the Greene and Greene residences and other buildings in California with reverence, like pilgrims paying homage to honored monuments. The Gamble House receives 30,000 visitors a year from all over the world.
Recently available public tours of the Thorsen and Blacker houses drew thousands of visitors and raised awareness of both Greene and Greene residential architecture and furniture design.
Interior, architectural design, and architectural history journals such as Style 1900 and American Bungalow are now full of vendors offering reproductions of their furniture and décor.
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4.0 HISTORIC SIGNIFICANCE
The Charles S. Witbeck House was designated a City of Santa Monica Landmark in March, 2025. It is significant as the only known example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene. The brothers, partners in their eponymous Pasadena-based firm Greene and Greene, Architects, are the most celebrated architects of the Arts and Crafts movement in Southern California. Greene and Greene translated the tenets of the broader American Arts and Crafts movement into the Southern California-specific Craftsman style of architecture, profoundly influencing the built environment of the region. They helped to popularize the Craftsman architectural style with their complete designs for “ultimate bungalows” like Pasadena’s Gamble House (1908), their best-known work, in which they not only designed the buildings but the contents as well. The Gamble House represents the apotheosis of Craftsman architecture, exemplifying the ideals of handcrafted materials and decorative motifs inspired by natural elements and pre-industrial architectural designs.3
Most remaining works by Greene and Greene are located in the city of Pasadena. The Charles S.
Witbeck House is the firm’s only known work in the City of Santa Monica. It was designed for Charles Strong Witbeck (1868-1934), a Pasadena lawyer and businessman.4 It appears that he commissioned the Santa Monica house as a second home, as he maintained his primary residence at 820 South Madison Avenue in Pasadena until his death in July of 1934, at the Palisades Avenue house.5
Although it has been altered, the Witbeck House retains most of the essential physical features that characterize its original English-inspired Craftsman design by Greene and Greene, including its vertical proportions, asymmetrical composition, moderately-pitched hipped roof with jettied gables, open eaves with shaped rafter tails, cambered girts and beams, knee braces, decorative half-timbering in the gable ends, projecting porch with brick steps, wood shingle siding, double hung wood sash windows in horizontal groupings, leaded glass transom lights, and partially glazed paneled wood entrance door. It therefore continues to exhibit its historic appearance and retains sufficient integrity of location, design, setting, materials, workmanship, and feeling to convey its historic significance as the only known example in Santa Monica of the work of master architects Greene and Greene. Its period of significance is 1917, the year of its initial construction.
3 City of Los Angeles Department of City Planning, 1, 7. 4 United States Census Bureau, 1920 U.S. Census,
Ancestry.com (accessed November 2024).
5 “Deaths,” Los Angeles Times, July 31, 1934,
https://www.newspapers.com/image/380341614/?match=1&t
erms=%22charles%20strong%20witbeck%22 (accessed
November, 2024).
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5.0 FEATURES AND CONDITIONS INVENTORY
The existing conditions inventory contains a comprehensive list of the features and materials that comprise the Charles S. Witbeck House, including photographs, narrative descriptions, and as-found conditions of each. The table is organized by location.
Each record contains a determination of significance and an assessment of condition. These determinations were made upon close observation in the field, and subsequently verified by comparative analysis of features in each building on the property. The levels of significance are divided into primary, secondary, and not significant. Significant features are those that date from the period of significance and contribute substantially to the historic character of the site.
The removal or substantial alteration of a significant feature may result in an incremental loss of the historic character of the site.
The criteria used to categorize conditions are good, fair, and poor. The term good, as used in this report, means that the feature appears sound and well maintained; it may need minor rehabilitation. The term fair, as used in this report, means that the feature shows a degree of disrepair and neglect, and needs rehabilitation. The term poor, as used in this report, means that the feature is deteriorated and needs substantial rehabilitation or replacement.
The features determined to be historically significant are considered to be character-defining features of the property. These may include major architectural features as well as the smaller details of the building. All of the character-defining features of the building are important because they contribute to the completeness of that record.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 23
EXTERIOR
Location Feature Significance Condition Comments Photographs Site Iron fence with brick
wall and piers
Not
significant
Good Likely constructed in the 1970s with the U-shaped
driveway. Design of the piers, wall, fencing, and
lanterns is not compatible with the architectural
character of the historic design
Site Concrete driveway
with brick bands
Not
significant
Fair Likely constructed in the 1970s in place of the
original brick pedestrian path. Design is not
compatible with the architectural character of the
historic design. Concrete has large cracks in several
areas.
Roof Asphalt composition
shingle roofing
Not
significant
Fair Roofing appears to have a remaining life
expectancy of approximately 10 years. Valley
flashing shows wear and needs repair.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 24
EXTERIOR
Location Feature Significance Condition Comments Photographs Roof Open eaves with
shaped rafter tails and
exposed sheathing
Primary Fair The ends of the rafter tails are weathered from exposure and require ongoing maintenance.
Roof Overhanging rakes
with shaped rake
rafters, purlins, and
exposed sheathing
Primary Fair The rake rafters are weathered from exposure and require ongoing maintenance
Roof Gabled attic dormer
with coupled twoover-two double hung
wood sash windows
Primary Fair Shingles are cupped and weathered from exposure and require ongoing maintenance, including
selective replacement in kind as needed.
Windows require ongoing maintenance.
The skirt roof directly below the dormer is not
historic; it was added at an unknown date.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 25
EXTERIOR
Location Feature Significance Condition Comments Photographs Roof Brick chimney Not
significant
Good The chimney appears to have been replaced,
probably as part of the 1984 alterations.
Roof Gutters and
downspouts
Not
significant
Fair Gutters and downspouts are standard
replacements. They show some wear but are in
serviceable condition.
North
(Primary)
Façade
Projecting porch with
front gable roof, wood
posts, knee braces,
cambered beam and
truss
Primary Good The porch appears to have been restored and is in good condition.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 26
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
Brick stoop and steps Not
significant
Good The stoop and steps have been replaced, probably
in the 1970s when the U-shaped driveway was
installed. The design is somewhat similar to the
original but does not match exactly. The original
steps had four risers instead of three, and the tread
bricks appear to have had a molded nosing.
North
(Primary)
Façade
Partially glazed,
paneled wood entrance
door with wide wood
architrave
Primary Good The entrance door and architrave appear to have been restored and are in good condition.
North
(Primary)
Façade
Brick water table Not
significant
Good The brick water table has been replaced and does
not match the design of the original.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 27
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
Random width wood
shingle siding
Primary Fair The shingles appear to be generally sound, though many are cupped and weathered from exposure
and there is what appears to be organic matter on
the lower portions. It appears that some areas
have been replaced in kind. Ongoing maintenance
is required.
North
(Primary)
Façade
Jettied gable with
cambered girt and
decorative halftimbering
Primary Fair The jettied gable and its decorative features are in good condition. Many of the shingles are cupped
and weathered from exposure and require ongoing
maintenance, including selective replacement in
kind as needed.
North
(Primary)
Façade
Attic windows Primary Fair The attic windows have paint buildup but otherwise appear intact and sound. Ongoing
maintenance is required.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 28
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
First floor, west,
tripartite six-over-six
wood sash windows
with shingled hood
Primary Fair The windows have some areas of damaged or
missing glazing putty, and the jambs and parting
beads have been painted. They require
rehabilitation and ongoing maintenance. The
decorative shutters are not historic and should be
removed.
North
(Primary)
Façade
First floor, east,
coupled six-over-six
wood sash windows
with shingled hood
Primary Fair The windows have some areas of damaged glazing putty, the paint on the bottom rails is failing, and
the jambs and parting beads have been painted.
They require rehabilitation and ongoing
maintenance. The decorative shutters are not
historic and should be removed.
North
(Primary)
Façade
Second floor, east,
coupled six-over-six
wood sash windows
with paneled transom
and louvered shutters
Not
significant
Good This was installed in 1984 to replace the original single window with shingled hood. The secondary
gable above the window was removed at the same
time.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 29
EXTERIOR
Location Feature Significance Condition Comments Photographs North
(Primary)
Façade
Stairwell, tripartite
nine-light casements
with leaded glass
transom lights
Primary Fair The windows have some areas of cracked glazing putty, the paint is chipped and peeling, and the
lead cames in the transom lights are sagging.
These windows require rehabilitation and ongoing
maintenance.
North
(Primary)
Façade
Second floor, west,
coupled six-over-six
wood sash windows
with paneled transom
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance. The decorative shutters are not
historic and should be removed.
North
(Primary)
Façade
East addition Not
significant
Good Constructed 1984.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 30
EXTERIOR
Location Feature Significance Condition Comments Photographs West Façade Brick water table Not
significant
Good The brick water table has been replaced and does
not match the design of the original.
West Façade Random width wood
shingle siding
Primary Fair The shingles appear to be generally sound, though many are cupped and weathered from exposure. It
appears that some areas have been replaced in
kind. Ongoing maintenance is required.
West Façade First floor, north,
coupled six-over-six
wood sash windows
with shingled hood
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 31
EXTERIOR
Location Feature Significance Condition Comments Photographs West Façade Second floor, north,
coupled six-over-six
wood sash windows
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
West Façade Second floor, south,
tripartite six-over-six
wood sash windows
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
West Façade Bay window Not
significant
Good Remodeled in 1984.
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Packet Pg. 116 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a
FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 32
EXTERIOR
Location Feature Significance Condition Comments Photographs West Façade East addition Not
significant
Good Constructed in 1984
South
Façade
Random width wood
shingle siding
Primary Fair The shingles appear to be generally sound, though many are cupped and weathered from exposure. It
appears that some areas have been replaced in
kind. Ongoing maintenance is required.
South
Façade
Projecting porch with
clustered wood posts,
knee braces, and
hipped roof
Primary Good The porch appears to have been restored and is in good condition.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 33
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
French doors, living
room, west
Not
significant
Good Pair of doors, date unknown, replacing the single, 18-light glazed wood door shown in the original
drawings and historic photographs.
South
Façade
French doors, living
room, east
Not
significant
Good Pair of doors, date unknown, replacing the nineover-nine wood sash window with flared hood shown in the original drawings and in historic
photographs.
South
Façade
Second floor, west,
coupled six-over-six
wood sash windows
with shingled hood
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 34
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
Attic windows Primary Fair The attic windows have paint buildup, and a wasp nest is visible at the sill of the westernmost
window, but otherwise appear intact and sound.
Ongoing maintenance is required.
South
Façade
Dining room bay Secondary Good The bay has been altered from its original design.
The original nine-over-nine windows have been
replaced with French doors and sidelights, and the
low-slope roof with paneled parapet has been
replaced with a hipped roof.
South
Façade
Second floor, center,
six-over-six wood sash
window
Not
significant
Good This was installed probably in 1984. It replaces
couped four-over-four wood sash windows with a
shingled hood as shown in the original drawings
and historic photographs.
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 35
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
French doors, breakfast
room
Not
significant
Good Installed probably in 1984 in place of coupled, sixover-six wood sash windows with a shingled hood, as shown in the original drawings and historic
photographs.
South
Façade
Second floor, east,
tripartite six-over-six
wood sash windows
Primary Fair The jambs and parting beads have been painted.
The windows require rehabilitation and ongoing
maintenance.
South
Façade
Terrace Not
significant
Good Constructed probably in 1984
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FEATURES AND CONDITIONS INVENTORY
Historic Resources Group Charles S. Witbeck House, Santa Monica 36
EXTERIOR
Location Feature Significance Condition Comments Photographs South
Façade
East addition Not
significant
Good Constructed in 1984
East Façade East addition Not
significant
Good Constructed in 1984
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6.0 TREATMENT RECOMMENDATIONS
Requirements for Treatment
There are a number of applicable laws, regulations, and functional requirements that should be considered in the development, rehabilitation, and/or future use of the Charles S. Witbeck House. The Witbeck House was designated a City of Santa Monica Landmark in March 2025. It is therefore considered a “historical resource” for purposes of the California Environmental Quality Act (CEQA).
The Landmark and Historic District Ordinance of the City of Santa Monica (Code of Ordinances, Chapter 9.56) requires a certificate of appropriateness for any proposed alteration, restoration, construction, removal, relocation, or demolition of or to a Landmark (9.56.140) and requires the Landmarks Commission to use the Secretary of the Interior’s Standards for the Treatment of Historic Properties to evaluate any such proposed alteration, restoration, or construction (9.56.140.G).
In addition to CEQA and the Secretary of the Interior’s Standards for the Treatment of Historic Properties, any projects affecting historical resources should also implement the California Historical Building Code, where appropriate.
THE SECRETARY OF THE INTERIOR’S STANDARDS
The preservation and protection of historic objects and sites is guided in the United States by a set of principles known as the Secretary of the Interior’s Standards for the Treatment of Historic Properties. 6 These Standards provide four primary treatments to be used in the protection of cultural resources listed in or eligible for listing in the National Register of Historic Places. The treatments are “Preservation,” “Rehabilitation,” “Restoration,” and “Reconstruction,” and they have been defined as follows:
Preservation is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property.
Restoration is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.
Reconstruction is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.
Rehabilitation 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 6 Kay D. Weeks and Anne E. Grimmer, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Washington, D.C.: United States Department of the Interior, 1995).
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Packet Pg. 122 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 38 which convey its historical, cultural, or architectural values.
The United States Department of the Interior has established standards and guidelines for each of the four basic treatments. These standards and guidelines are intended as general guidance for any historic preservation project. They are designed to promote responsible preservation practices and to provide philosophical consistency in an approach to the work.
Choosing the appropriate treatment for the continued protection of the Witbeck House should be the result of careful inquiry, research and data gathering; analysis of the collected information; and informed decision-making.
The historic distinctive materials and features of the Witbeck House are substantially intact and convey the building’s historic significance. Retaining and repairing these materials and features, as found, are important to the overall protection of the building’s historic integrity.
Therefore, it is important to adopt a treatment standard that preserves the historic spaces and features, while allowing the compatible use and continued evolution of the building.
Rehabilitation is recommended as the guiding principle in preparing a treatment plan for protection, repair, and maintenance of the Witbeck House.
The Secretary of the Interior’s Standards for Rehabilitation are as follows:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be
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Packet Pg. 123 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 39 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.
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.
Rehabilitation as a Treatment
Rehabilitation may be considered as a treatment when repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate. Prior to undertaking work, a documentation plan for Rehabilitation should be developed.
BUILDING AND SAFETY CODES
The Witbeck House qualifies for the application of two building codes that specifically address the special situations often encountered in existing buildings and historic buildings. The currently adopted version of the California Historical Building Code (California Title 24, Division 8; a part of the California Building Code) has many alternatives and exemptions for qualified historic structures. Application of its provisions is mandatory upon application to the local building official.
Similarly, the International Existing Building Code is a model code for application to rehabilitation, which is part of the International Code Council (ICC) family of codes. This code could be applied, subject to the jurisdiction of the local building official, in any initial project code analysis, or to the resolution of health and safety code compliance issues, as provided by the alternate analysis provisions of the California Historical Building Code.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
In most cases there is discretionary review that results in projects being subject to review under the California Environmental Quality Act (CEQA). This regulation has several levels of review, depending on the nature of the project. The review alternatives that may apply include a categorical exemption, a negative declaration, or an environmental impact report. A project that conforms to the Secretary of the Interior’s Standards and does not include any other substantial construction might receive a categorical exemption or a mitigated negative declaration. CEQA provides an additional mechanism under the state law for the protection of cultural properties.
Proposed Treatment and Alternatives
To aid in the planning for the future of the Charles S. Witbeck House, this section provides recommendations and guidelines for the repair and rehabilitation of the building and many of
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Packet Pg. 124 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 40 its features and spaces. All of the recommendations and guidelines are based, in part, on the Secretary of the Interior’s Standards.
GENERAL PRINCIPLES
The following are recommended guiding principles for the treatment of the property:
Criteria for Treatment
The Secretary of the Interior’s Standards for Rehabilitation, with the accompanying Guidelines for Rehabilitating Historic Buildings, should provide the basis for any work proposed for the property and should also guide the treatment of specific materials, systems, and features, and the approaches to practice and documentation.
Period of Significance
The Charles S. Witbeck House is significant as the only known example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene, the most important architects of the American Arts and Crafts Movement. The period of significance for the Witbeck House is therefore 1917, the year in which it was originally constructed. The period of significance should be used to inform the evaluation of existing spaces and features in determining the appropriate treatments.
Adaptive Uses
Changes in ownership, access, or occupancy to accommodate a new use will present problems of security, wear and tear, safety and liability, and may make it necessary to introduce certain alterations to the building. Where the new use requires these kinds of changes, the building should be adapted for a new use in a manner that retains the integrity of the structure and its character-defining features and spaces to the greatest extent possible. Balancing the conservation of significant materials with the accommodation of uses requires thoughtful and creative solutions to the constraints presented by code requirements, regulations, and other issues typically found in the rehabilitation of public facilities.
Historic Fabric
Rehabilitation treatments of the property should respect the historic significance and architectural character of the structure by retaining significant features, spaces, and materials.
Historic Setting
The historic setting of the building is part of its character and should be respected when introducing new structures and additions to the site. Walls, fences, landscape, paving, lighting, seating, and any features and materials added to the exterior spaces adjacent to the site should be appropriate and compatible with the historic building and the historic neighborhood character.
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Packet Pg. 125 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 41 Guidelines for Material Conservation
This section provides general guidelines for the conservation and rehabilitation of primary historic materials found at the Witbeck House.
CONCRETE AND MASONRY
Exterior features as well as exterior surfaces and their treatment (modeling, tooling, bonding patterns, joint size, and color) are important in defining the historic character of a building.
Buildings that have concrete exteriors or masonry detailing may exhibit the following conditions and, therefore, require maintenance and rehabilitation: impact damage at building corners; cracks; damage due to spalling; damaged ornamentation on friezes and columns; peeling paint; inappropriate patching methods; inappropriate treatments such as sandblasting which exposes softer inner materials; and repointing of brick with non-matching tooling.
Guidelines for Concrete and Masonry:
1. Repair walls and other features where there is evidence of deterioration such as spalling, damp walls, or damaged concrete or masonry.
2. Sandblasting shall not be used to prepare or clean exterior concrete or masonry.
Blasting by any media, including liquids, shall not be used unless it can be demonstrated that no surface material is removed by application. Application of any liquid media shall not exceed a pressure of 150 pounds per square inch measured where the liquid leaves the application nozzle. Use non-abrasive tools, such as natural bristle brushes; do not use abrasive or gouging tools, such as wire brushes and scrapers.
3. Repair concrete or masonry features by patching, piecing-in, or consolidating the concrete or masonry. Repair may also include the limited replacement in kind, or with compatible substitute material, of those extensively deteriorated or missing parts of concrete or masonry features when there are surviving prototypes, such as brackets, pilasters or chimneys.
4. Install a new concrete or masonry feature such as steps, door pediments, detailing, or chimneys when the historic feature is completely missing. This should be an accurate reconstruction using historical, pictorial, and physical documentation when available. If documentation is not available, this may be a new design that is compatible with the size, scale, material, and color of the historic building.
5. It is recommended, but not required, that the building be repainted with colors that are identified through examination of strata by a qualified architect or conservator, or which are historically appropriate to the building.
6. Testing and application of treatments to stabilize historic concrete, stone and masonry materials is encouraged, provided that any consolidants or coatings can be demonstrated to have a minimum permeability rating of 12 perms, and to have no longterm detrimental effects on the historic materials.
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Packet Pg. 126 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 42
7. Repointing of historic masonry mortar joints shall utilize mortar mixes formulated to match the composition and color of historic mortar based on laboratory analysis and reporting of the composition and color of the matrix and aggregate in the historic mortar. Tooling of mortar repairs and restorations shall match historic mortar tooling.
Removal of deteriorated or inappropriate mortars prior to repair shall be accomplished with the utmost care, preferably using hand tools, and shall cause no damage or change to the historic masonry.
8. Do not permit plants or weeds to grow on the building. Uproot all weeds as soon as possible. Remove climbing plants from walls.
9. Provide sound roofs and flashing, and proper drainage so that water does not infiltrate, wash down, stand or accumulate. Provide inconspicuous site drainage.
WOOD
Buildings with wood features exhibit the following conditions which may require maintenance and rehabilitation: repair of deteriorating material; sealing or painting eaves or trim due to weathering, water damage, fungal or insect damage.
Guidelines for Wood:
1. Evaluate the overall condition of the wood to determine the extent of protection and maintenance required.
2. Repair wood features by patching, piecing-in, consolidating, or otherwise reinforcing the wood using recognized preservation methods. Repair may also include the limited replacement in kind, or with compatible substitute material, of those extensively deteriorated or missing parts of features where there are surviving prototypes such as brackets, moldings, or sections of siding.
3. Use matching species wherever feasible when replacing irreparable historic painted elements. Utilize wherever possible wood which is naturally resistant or treated to be resistant to water, fungus and insect damage. Utilize wood which is naturally dried or kiln dried and relatively free of knots and checks in order to assure a longer life for replacement materials.
4. Design and install a new wood feature such as a cornice or doorway when the historic feature is completely missing. This should be an accurate restoration using historical, pictorial, and physical documentation. Where documentation does not exist, a new design that is compatible with the size, scale, material, and color of the historic building may be used.
5. Apply compatible paint coating systems following proper surface preparation.
Sandblasting shall not be used to prepare or clean historic wood exterior elements.
Blasting by any media, including liquids, shall not be used unless it can be demonstrated that no surface material is removed by application. Application of any liquid media shall not exceed a pressure of 150 pounds per square inch measured where the liquid leaves
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Packet Pg. 127 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 43 the application nozzle. Paint shall match existing surface coating thickness. Use nonabrasive tools, such as natural bristle brushes; do not use abrasive or gouging tools, such as wire brushes and scrapers.
6. It is recommended, but not required, that the building be refinished with colors that are identified through examination of strata by a qualified architect or conservator, or which are historically appropriate to the building.
ARCHITECTURAL METALS
Architectural metal features may require rehabilitation and maintenance due to weathering and corrosion.
Guidelines for Architectural Metals:
1. Identify, retain, and preserve architectural metal features such as columns, capitals, window hoods, canopy cladding or fascia, stairways, light fixtures, or gates that are important in defining the overall historic character of the building. Also identify and preserve their finishes and colors. If originally painted, it is recommended, but not required, that the architectural metals be repainted with colors that are historically appropriate to the building.
2. Clean architectural metal, when necessary, with gentle non-abrasive cleaning methods to remove corrosion. Sandblasting shall not be used to clean historic metal surfaces.
3. Apply appropriate paint or other coating systems after cleaning in order to decrease the corrosion rate of metals or alloys.
4. Repair architectural metal features by patching, splicing, or otherwise reinforcing the metal. Repairs may also include the limited replacement in kind, or with a compatible substitute material, of those extensively deteriorated or missing parts of features when there are surviving prototypes such as porch balusters, column capitals or bases, or roof ornaments.
5. Design and install a new architectural metal feature such as an entry door or sheet metal cornice when the historic feature is completely missing. It may be an accurate reconstruction using historical, pictorial, and physical documentation; or be a new design that is compatible with the size, scale, material, and color of the building.
DOORS AND ENTRANCES
Doors and entrances are often the principal features of historic buildings, particularly when they occur on primary elevations. Their functional and decorative features, such as the type of door, steps, balustrades, and entrances are extremely important in defining the overall historic character of a building. Their retention, protection, and repair should always be carefully considered when planning rehabilitation work.
Doors are subject to weathering and deterioration and may require maintenance and rehabilitation, which could include cleaning and repair of attachments, flashing and hardware.
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Packet Pg. 128 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 44 Guidelines for Doors, Entrances and Porches:
1. Identify, retain, and preserve entrances, and their functional and decorative features that are important in defining the overall historic character of the building such as doors, transoms, sidelights, columns, balustrades, and stairs.
2. Protect and maintain the masonry and architectural metal that comprise entrances through appropriated surface treatments such as cleaning, rust removal, limited paint removal, and re-application of protective coating systems, replacement of broken glass, and replacement of deteriorated sealants or glazing compounds.
3. Repair entrances by reinforcing the historic materials. Repair will also generally include the limited replacement in kind, or with compatible substitute material, of those extensively deteriorated or missing parts of repeated features where there are surviving prototypes such as balustrades, columns, sidelights, and stairs.
4. Design and construct a new entrance if the historic entrance is completely missing. It may be a reconstruction based on historical, pictorial, and physical documentation; or be, a new design that is compatible with the historic character of the building.
5. Design and install additional entrances when required for the new uses in a manner that preserves the historic character of the building. In general, such alterations should be limited to non-character defining elevations. New entrances shall be compatible and may be of contemporary design provided they do not destroy character-defining features. To the extent visible, new entrances shall be reversible.
WINDOWS
The type and size of window openings are extremely important in defining the overall historic character of a building. Their retention, protection, and repair should always be carefully considered when planning rehabilitation work. Wood windows may deteriorate from hard use, warping, or settling, and metal windows are susceptible to water damage. Glazed openings may shatter.
Guidelines for Windows:
1. Identify, retain, and preserve historic window features that are important in defining the overall historic character of the building. Such features include frames, sash, muntins, glazing, sills, heads, and hood molds.
2. Protect and maintain the wood and architectural metal, which comprise the window frame, sash, muntins, and surrounds through appropriate surface treatments such as cleaning, rust removal, limited paint removal, and re-application of protective coating systems.
3. Make windows weather tight and improve thermal efficiency by re-caulking and replacing or installing weather stripping.
4. Construct and install new windows if the historic windows (frame, sash and glazing) are
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Packet Pg. 129 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 45 completely missing, have been replaced with non-original materials, or are too deteriorated to repair. The replacement windows shall be an accurate reconstruction using historical, pictorial, and physical documentation.
5. Replace broken clear glass with clear non-reflective glass to match historic materials and configuration.
ROOFS
The roof is a contributing factor in defining the building’s overall historic character. In addition to the design role it plays, a weather tight roof is essential to the preservation of the entire structure. Thus, protecting and repairing the roof as a “cover” is a critical aspect of a rehabilitation project.
Guidelines for Roofs:
1. Protect and maintain a roof by cleaning and refinishing coping, cleaning the gutters and downspouts, and replacing deteriorated flashing. Roof sheathing should also be checked for proper venting to prevent moisture condensation and water penetration; and to insure that materials are free from insect infestation.
2. Provide adequate anchorage for roofing material to guard against wind damage and moisture penetration.
3. Repair a roof by reinforcing the historic materials which comprise roof features.
Replacement or repairs should use replacement in kind, or with compatible substitute material. When replacing the roof, remove existing membrane down to wood decking.
Inspect exposed decking and replace deteriorated wood members; retain historic sheathing materials such as board sheathing.
4. Install mechanical and service equipment on the roof so that they are inconspicuous from the public right-of-way and do not damage or obscure character-defining features.
5. Repair broken gutters and downspouts. If repair is not possible, replace in kind to match existing. Re-solder broken joints. Where missing, replicate historic gutters and downspouts or provide compatible new gutters and downspouts.
STRUCTURAL AND MECHANICAL SYSTEMS
Structural systems of historic buildings may need repair or replacement due to deterioration, fire, or seismic activity.
Guidelines for Structural and Mechanical Systems:
1. Protect and maintain the structural system by cleaning the roof gutters and downspouts; replacing roof flashing; keeping masonry, wood, and architectural metals in a sound condition; and assuring that structural members are free from insect infestation.
2. Repair the structural system by augmenting or upgrading individual parts or features.
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Packet Pg. 130 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 46 For example, weakened structural members such as floor framing can be spliced, braced, or otherwise supplemented and reinforced.
3. Install new work as a requirement of current seismic or code requirements so as not to adversely impact exterior facades. Provide seismic reinforcements as required to an historic building in a manner that avoids damaging the structural system and characterdefining features, including window and door openings.
4. Design and install new mechanical or electrical systems which minimize the number of cutouts or holes in structural members.
INTERIOR SPACES
Interior character-defining features and materials can include space configurations, interior walls, finishes, trim, and some decorative elements.
Guidelines for Interior Spaces:
1. Interior character-defining spaces and features should be retained where feasible.
2. Construction of new interior floor plans or arrangement of spaces shall not adversely impact the exterior historic character of the building facade, i.e. infill of window or door openings, or the creation of new inappropriate openings. Where doors or windows are no longer needed, the existing doors and windows should be retained in place, and if necessary, made inoperable in a reversible manner which would allow for later reuse. If in the reuse of existing spaces, the covering of door and window openings cannot be avoided by alternate uses or interior space design, then interior coverings shall be added in such a manner that any glazed openings match the appearance of uncovered glazed openings in both daylight and at night.
3. Retention, protection, and repair should be given prime consideration and caution exercised in pursuing any plan that would radically change character-defining spaces or obscure, damage or destroy interior features or finishes.
4. Materials, surfaces and finishes on ceilings, walls, floors and trim shall be retained in the course of any alterations or additions.
5. It is recommended, but not required, that the building be repainted with colors identified through examination of strata by a qualified architect or conservator, or which are historically appropriate to the building.
SITE CHARACTERISTICS
The relationship between historic buildings and landscape features helps to define historic character and should be considered an integral part of planning for rehabilitation project work.
Guidelines for Site Characteristics:
1. Identify and evaluate building site features important in defining its historic character.
Site features can include walkways, lighting, fencing, signage, fountains, plants, trees,
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Packet Pg. 131 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 47 paving, sidewalks, and curbs.
2. Retain the historic relationship between buildings, landscape features, and open space to the extent feasible.
3. New plantings shall be compatible with the historic landscape character of the site and may be of contemporary design provided such alterations and additions do not destroy character-defining features. Important resources, such as healthy large specimen trees, shall be retained if feasible. All planted areas shall reflect the need for water conservation.
4. In general, the existing streets and their elements (curbs, sidewalks, and street paving) should be retained where possible. Where changes are made, the new design shall reflect the traditional elements of the existing streets by referencing elements of street, curb, and sidewalk. These references may be made by delineating materials, colors, or texture of paving.
5. New paving, if any, should not overwhelm or detract from the colors and architectural features of the building. Use of street furniture and movable landscaping are appropriate for enhancing the setting and pedestrian use of the site.
HEALTH AND SAFETY CODE COMPLIANCE
It is often necessary to make modifications to an historic building so that it can comply with current health, safety, and code requirements. Such work needs to be carefully planned and undertaken so that it does not result in a loss of interior or exterior character-defining spaces, features, and finishes.
In general, there are special rules and minimum access requirements where an alteration would threaten or destroy the historic significance of an historic building. To use the minimum requirements, consultation is required with the State Office of Historic Preservation. The California Historical Building Code offers alternative measures for application to qualified historical structures that help avoid the loss of historic character. It is mandatory that local and state building and fire safety officials recognize the code where applicants utilize relevant provisions.
Guidelines for Code Compliance:
1. Identify the historic building’s character-defining spaces, features, and finishes so that code-required work will not result in their damage or loss.
2. Comply with health and safety codes, including seismic codes and barrier-free access requirements, in such a manner that character-defining spaces, features, and finishes are preserved.
3. If alterations for code compliance result in the loss of historic character due to the substantial alteration of character-defining features and spaces, study alternatives to demonstrate whether or not there are other designs that would provide both code
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4. If there are not alternatives under general application codes allowing historic character to be retained, use of the California Historical Building Code shall govern code requirements. Study alternatives to demonstrate whether or not there are other designs which would provide both compliance and retention of historic character using this code.
5. New structural or seismic reinforcement members, including anchor bolts, shall be hidden from view whenever possible.
Recommendations for Treatment
Having a firm knowledge of the condition of materials and systems in a historic property is essential to planning appropriate rehabilitation work. Deteriorated materials and non-operating systems not identified as significant could be lost during intensive rehabilitation, thereby reducing a property’s historic integrity. Poor and deteriorated conditions, if left uncorrected, often worsen over time.
The Existing Conditions Survey beginning on page 10 of this report is a record of characterdefining features that comprise the Witbeck House. Character-defining spaces, features, and materials have been documented in both photographs and written narrative format. The condition of each feature or space has also been recorded and categorized as being good, fair or poor. Recommendations for the treatment of features and materials are provided in this section, as appropriate, to be used in future rehabilitation and planning on the property.
The Witbeck House is generally in fair condition. The building has an adequate level of integrity to convey its significance. The majority of the building’s significant features are in fair condition.
Recommended treatments are provided in the table below. The table is a prioritized list of features, spaces, or items and their recommended treatments. Note that the term “treatment” may refer to a broad range of actions, not just the physical treatment of a specific feature. Each feature has been assigned a prioritized ranking of “high,” “medium,” or “low.” The rankings reflect the condition of each feature, applicable criteria for the health and safety of the occupants, and the conservation of the building and its contents. The rankings should be considered when planning and implementing repairs or rehabilitation. Features with a “high” ranking should receive the most immediate attention, while features with a “low” ranking are considered to have a lower priority. The rankings are not based on the comfort and convenience of the building’s potential users, or the relative cosmetic appearance of the building features.
Our rankings favor building conservation, whereas operational priorities may be different for the owner.
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RECOMMENDATIONS FOR TREATMENT
Feature Recommended Rehabilitation Treatment Priority
Foundation plantings Plantings around the perimeter of the house need to be trimmed away from the structure at least 2 inches to prevent direct access to the structure by insects and damage to the siding.
High
Trees Trim trees overhanging the roof so that limbs and leaves will not clog the gutters, damage the roof, or promote moss growth.
High
Driveway Replace existing cracked concrete driveway with new, compatible brick driveway that recalls configuration of original pedestrian path.
Low
Front fence Replace existing metal fence, brick piers, and lanterns with compatible new design
Low
Roof The asphalt composition roofing appears to have a remaining life expectancy of approximately 10 years and is in a condition that is consistent with its age. The valley flashing shows wear and needs repair.
Replace roofing with new, compatible composition shingle roofing.
Replace all flashing and install additional as needed to prevent water infiltration.
Inspect annually; monitor all spaces for leaks and moisture during the rainy season.
Medium
Eaves Retain existing eaves including rafter tails and starter board; repair as needed. If any portion is rotted, termite damaged, or lost to the extent that it cannot be filled and repainted, then replace in kind with matching wood species of similar moisture content (kiln dried if need be), milled to same section. Remove loose paint using a scraper or trowel, taking care not to inscribe any marks in the wood. Nonabrasive chemical removal is acceptable provided the chemical does not damage wood and is fully neutralized and removed; abrasive methods such as any high pressure blasting above 50 psi, including water, is not acceptable.
Medium
Gutters, leader heads,
and downspouts
Existing gutters, leader heads, and downspouts show wear but are in serviceable condition. Replace when required with new galvanized iron downspouts in custom profiles to match original Greene and Greene design.
Medium
Foundation Replace existing brick veneer water table with new veneer and bullnosed coping brick to restore original appearance
Low
Entrance steps and
stoop
Restore entrance steps and stoop to match original design with four risers and bullnosed treads
Low
Wood shingle siding,
decorative half
timbering, and
cambered girts
Retain and repair or selectively replace as needed. Remove organic matter and stains.
Do not use high pressure washing or any materials or methods that may potentially change the profile of or remove the surface of exterior materials, or deposit chemicals and materials that are not adequately neutralized or removed.
Medium
Exterior cement plaster Replace incompatible cement plaster on east façade with compatible but differentiated wood siding.
Low
Historic windows and
leaded glass transom
lights
Remove shutters. Retain and repair as needed existing historic wood window frames, sash and casings. Strip paint from jambs and parting beads, patch or replace glazing putty, and maintain in good operable condition.
Medium
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RECOMMENDATIONS FOR TREATMENT
Feature Recommended Rehabilitation Treatment Priority
Replacement window,
north façade, second
floor, east
Restore to original configuration per Greene and Greene drawings and archival photos. Replicate six-over-six wood sash window, shingled hood, and secondary gable.
Medium
Replacement window,
south façade, second
floor, center
Restore to original configuration per Greene and Greene drawings and archival photos. Replicate coupled four-over-four wood sash windows with shingled hood; remove eave skirt above
Low
Window boxes Reconstruct wood window boxes on north façade per Greene and Greene drawings and archival photos.
Low
French doors Remove three sets of French doors on south façade (two in living room and one in breakfast room); restore living room openings to original door and window configuration per Greene and Greene drawings and historic photographs, including restoration of missing window hood; replace breakfast room doors with new, compatible French doors, including restoration of missing window hood.
Low
Window and door
hardware
Remove overpaint/stain and restore door locksets as needed. Use gentle methods, no abrasive brushes or blasting. Chemical or natural strippers recommended.
Medium
Paint, exterior Apply best practices for standard exterior painting; fill and level cracks, holes, and divots, prime, and paint all previously painted surfaces utilizing a high-quality acrylic latex. Assure that the existing substrate is compatible prior to coating. When repainting metal or galvanized metal surfaces, use enamel paint products that are formulated for metal substrates. For preparation and priming of galvanized metal surfaces, use either a traditional “pickling” primer prior to application of the primer coat, or otherwise a contemporary primer product formulated to adhere to a galvanized surface.
Non-alkyd exterior paint products may also be used if of high quality and compatible with application to the existing substrate.
Medium
Wood baseboards,
casings, and casework
Retain and re-use historic interior wood baseboards, door and window casings, decorative trim, and casework. Apply compatible paint coating systems following proper surface preparation. Use non-abrasive tools, such as natural bristle brushes; do not use abrasive or gouging tools, such as wire brushes and scrapers.
Low
Hardwood flooring Where feasible for the new use, retain or consolidate historic hardwood strip flooring.
A synthetic polyurethane finish is not recommended because it is easily damaged and not easily repaired resulting in more frequent sanding, which removes a layer a wood.
Damp mop to remove dust and grit. Finish with a “short oil” varnish (high resin content), plus a hard wax finish. Avoid sanding. Use “screening” to selectively remove soil and damaged areas when wear dictates application of new varnish.
Low
Pest control Complete a pest control inspection annually. If evidence of termites is observed, fumigation may be advisable at this time, and at intervals (e.g. seven years or less) in order to mitigate insect activity at wood framing, wood finishes, and block cavities.
High
Mechanical Install complete new HVAC units to meet current use and code requirements.
High
Plumbing Install new water heater to meet current use and code requirements. High
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RECOMMENDATIONS FOR TREATMENT
Feature Recommended Rehabilitation Treatment Priority
Hazardous materials Retain an industrial hygienist or qualified hazardous materials specialist to inspect and identify potentially hazardous materials at the site. These materials may include lead-based paints and asbestoscontaining materials. Confer with a qualified historic preservation consultant prior to writing or undertaking any hazardous materials abatement plan because abatement can potentially destroy historic character. In many cases certain hazardous materials can be managed safely in place rather than removed where historic character is at risk.
High
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8.0 REFERENCES
“About the Greenes.” Greene & Greene Virtual Archives,
Greene & Greene Virtual Archives: About The Greenes
(accessed November 2024).
California Office of Historic Preservation. Built
Environment Resource Directory, Los Angeles County,
2020.
City of Los Angeles Department of City Planning, Office of Historic Resources. “Los Angeles Citywide Historic
Context Statement, Theme: Arts and Crafts
Movement, 1895-1930,” June 2016.
City of Santa Monica. “2018 Historic Resources Inventory Update – Individual Resources,” Appendix B_Individual
Resources 090418.xlsx (accessed October 2024).
City of Santa Monica Permit Document Archive. Permit
Document Archive Search - Laserfiche WebLink
(accessed November 2024).
City of Santa Monica Planning & Community
Development Department, City Planning Division. “City
of Santa Monica Historic Resources Inventory Update
Historic Context Statement,” prepared by Architectural
Resources Group and Historic Resources Group, March
2018.
“Deaths.” Los Angeles Times, July 31, 1934,
https://www.newspapers.com/image/380341614/?matc
h=1&terms=%22charles%20strong%20witbeck%22
(accessed November, 2024).
Digital Sanborn Maps, 1867–1970. ProQuest.
http://proquest.umi.com/pqdweb
Greene & Greene Architectural Records and Papers
Collection. Drawings and Archives, Avery Architectural
and Fine Arts Library, Columbia University, New York,
NY.
“Greene and Greene Collection: Collection Overview.”
Online Archive of California, Greene and Greene
Collection (accessed November 2024).
Santa Monica Public Library Image Archives.
State of California, Department of Parks and Recreation. “California Office of Historic Preservation Technical
Assistance Series #6: California Register and National
Register: A Comparison.” Sacramento, CA: Office of
Historic Preservation, 2011.
United States Census Bureau. 1920 U.S. Census.
Ancestry.com (accessed November 2024).
U. S. Department of the Interior. National Park Service.
National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, by the staff of the
National Register of Historic Places, finalized by Patrick W. Andrus, and edited by Rebecca H. Shrimpton.
Washington, DC: 1990; revised for Internet, 2002.
https://www.nps.gov/subjects/nationalregister/upload/
NRB-15_web508.pdf (accessed May 2022).
–––. National Park Service. National Register Bulletin 16A:
How to Complete the National Register Nomination
Form. Washington, DC: 1997.
https://www.nps.gov/subjects/nationalregister/upload/
NRB16A-Complete.pdf (accessed May 2022).
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APPENDIX A
ARCHIVAL PHOTOGRAPHS
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Packet Pg. 138 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 54 Charles S. Witbeck House, 1918, view of north (primary) façade. Source: USC Digital Library, Greene and Greene Digital Archive, https://digitallibrary.usc.edu/asset-management/2A3BF11V4DTF?&WS=SearchResults&Flat=FP
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Packet Pg. 139 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 55 Charles S. Witbeck House, 1918, view of rear (south) façade. Source: USC Digital Library, Greene and Greene Digital Archive, https://digitallibrary.usc.edu/asset-management/2A3BF11V4PVA?&WS=SearchResults&Flat=FP
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APPENDIX B
SELECTED ARCHITECTURAL DRAWINGS, GREENE AND GREENE, ARCHITECTS
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Packet Pg. 142 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 58 Foundation Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 143 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 59 First Floor Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 144 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 60 Second Floor Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 145 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 61 Attic and Roof Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 146 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 62 North Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 147 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 63 West Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 148 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 64 South Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 149 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 65 East Elevation, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89- F728.html
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Packet Pg. 150 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 66 Plot Plan, Residence for Mr. Charles S. Witbeck, Greene and Greene, Architects. Source: Greene and Greene Architectural Records and Papers Collection. Drawings and Archives, Avery Architectural & Fine Arts Library, Columbia University, New York, NY, https://www.columbia.edu/cu/lweb/eresources/archives/avery/greene/html/subs/NYDA89-F728.html
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APPENDIX C
PRESERVATION BRIEFS AND TECHNICAL NOTES
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Packet Pg. 152 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 68 The National Park Service provides additional guidance on preserving and rehabilitating historic buildings through its Technical Preservation Services, which develops historic preservation standards. Publications of the National Park Service developed by Technical Preservation Services include Preservation Briefs, Preservation Tech Notes, and Interpreting the Standards (ITS) Bulletins. Those particular publications that may be useful in the rehabilitation and maintenance of the Charles S. Witbeck House are referenced below.
Preservation Briefs
Preservation Briefs provide information on preserving, rehabilitating, and restoring historic buildings. The Briefs help the owners of historic buildings recognize and resolve common problems prior to undertaking work and recommend methods and approaches for rehabilitating historic buildings that are consistent with their historic character. The Preservation Briefs may be found on the National Park Service’s website at https://www.nps.gov/tps/how-topreserve/briefs.htm.
Preservation Brief 1: Cleaning and Water-Repellent Treatments for Historic Masonry Buildings Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings Preservation Brief 3: Improving Energy Efficiency in Historic Buildings Preservation Brief 4: Roofing for Historic Buildings
Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings Preservation Brief 7: The Preservation of Historic Glazed Architectural Terra-Cotta Preservation Brief 9: The Repair of Historic Wooden Windows Preservation Brief 10: Exterior Paint Problems on Historic Woodwork Preservation Brief 13: The Repair and Thermal Upgrading of Historic Steel Windows Preservation Brief 14: New Exterior Additions to Historic Buildings-Preservation Concerns Preservation Brief 15: Preservation of Historic Concrete Preservation Brief 16: The Use of Substitute Materials on Historic Building Exteriors Preservation Brief 17: Architectural Character-Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving their Character
Preservation Brief 18: Rehabilitating Interiors in Historic Buildings-Identifying CharacterDefining Elements Preservation Brief 21: Repairing Historic Flat Plaster-Walls and Ceilings Preservation Brief 22: The Preservation and Repair of Historic Stucco Preservation Brief 23: Preserving Historic Ornamental Plaster Preservation Brief 24: Heating, Ventilating, and Cooling Historic Buildings-Problems and Recommended Approaches
Preservation Brief 27: The Maintenance and Repair of Architectural Cast Iron Preservation Brief 28: Painting Historic Interiors
Preservation Brief 30: The Preservation and Repair of Historic Clay Tile Roofs
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Preservation Brief 35: Understanding Old Buildings-The Process of Architectural Investigation Preservation Brief 38: Removing Graffiti from Historic Masonry Preservation Brief 39: Holding the Line- Controlling Unwanted Moisture in Historic Buildings Preservation Brief 40: Preserving Historic Ceramic Tile Floors Preservation Brief 41: The Seismic Rehabilitation of Historic Buildings Preservation Brief 42: The Maintenance, Repair and Replacement of Historic Cast Stone Preservation Brief 44: The Use of Awnings on Historic Buildings- Repair, Replacement, and New Design
Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings Preservation Tech Notes
Preservation Tech Notes are case studies in historic preservation that “provide practical information on traditional practices and innovative techniques for successfully maintaining and preserving cultural resources.”7 Preservation Tech Notes may be found on the National Park Service’s website at https://www.nps.gov/tps/how-to-preserve/tech-notes.htm.
EXTERIOR WOODWORK
Proper Painting and Surface Preparation. Sharon Park, AIA. 1986.
Paint Removal from Wood Siding. Alan O’Bright. 1986.
Protecting Woodwork Against Decay Using Borate Preservatives. Ron Sheetz and Charles Fisher. 1993.
7 National Park Service, U.S. Department of the Interior, “Preservation Tech Notes,” https://www.nps.gov/tps/how-topreserve/tech-notes.htm.
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MASONRY
Stabilization and Repair of a Historic Terra Cotta Cornice. Jeffrey Levine and Donna Harris. 1991.
Water Soak Cleaning of Limestone. Robert M. Powers. 1992.
Non-destructive Evaluation Techniques for Masonry Construction. Marilyn E. Kaplan, Marie Ennis and Edmund P. Meade. 1997.
TEMPORARY PROTECTION
Temporary Protection of Historic Stairways. Charles Fisher. 1985.
Specifying Temporary Protection of Historic Interiors During Construction and Repair. Dale H.
Frens. 1993.
Protecting a Historic Structure During Adjacent Construction. Chad Randl. 2001.
WINDOWS
Planning Approaches to Window Preservation. Charles Fisher. 1984.
Installing Insulating Glass in Existing Steel Windows. Charles Fisher. 1984.
Replacement Wooden Frames and Sash. William Feist. 1984.
Interior Metal Storm Windows. Laura Muckenfuss and Charles Fisher. 1984.
Replacement Wooden Sash and Frames With Insulating Glass and Integral Muntins. Charles Parrott. 1984.
Thermal Retrofit of Historic Wooden Sash Using Interior Piggyback Storm Panels. Sharon Park, AIA. 1984.
Interior Storm Windows: Magnetic Seal. Charles Fisher. 1984.
Installing Insulating Glass in Existing Wooden Sash Incorporating the Historic Glass. Charles Fisher. 1985.
Aluminum Replacements for Steel Industrial Sash. Charles E. Fisher. 1986.
Reinforcing Deteriorated Wooden Windows. Paul Stumes, P.Eng. 1986.
Interior Storms for Steel Casement Windows. Charles E. Fisher and Christina Henry. 1986.
Repair and Retrofitting Industrial Steel Windows. Robert M. Powers. 1989.
Repairing Steel Casement Windows. Chad Randl. 2002.
Aluminum Replacement Windows for Steel Projecting Units with True Divided Lights and Matching Profiles. Chad Randl. 2003.
Replacement Wooden Sash Utilizing True Divided Lights and an Interior Piggyback Energy Panel.
Charles E. Fisher. 2008.
Maintenance and Repair of Historic Aluminum Windows. Karen R. Staveteig. 2008.
Interpreting the Standards (ITS) Bulletins
Interpreting the Standards Bulletins assist building owners in applying the Standards to rehabilitation projects by explaining decisions made by the National Park Service in its administration of the Historic Preservation Tax Incentives program. Each Bulletin references
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ITS Number 3: New Additions to Mid-size Historic Buildings ITS Number 4: Inappropriate Replacement Doors
ITS Number 9: Inappropriate Porch Alterations
ITS Number 10: Exterior Stair/Elevator Tower Additions
ITS Number 11: Interior Alterations to School Buildings to Accommodate New Uses ITS Number 12: Rehabilitation and Adaptive Reuse of Schools ITS Number 14: New Openings in Secondary Elevations or Introducing New Windows in Blank Walls
ITS Number 18: New Additions to Mid Size Historic Buildings ITS Number 19: Deteriorated Plaster Finishes
ITS Number 21: Adding New Openings on Secondary Elevations ITS Number 22: Adding New Entrances to Historic Buildings ITS Number 23: Selecting New Windows to Replace Non-Historic Windows ITS Number 24: Installing New Systems in Historic Corridors ITS Number 25: Altering the Character of Historically Finished Interiors ITS Number 26: Entrance Treatments
ITS Number 31: Retaining Distinctive Corridor Features
ITS Number 33: Alterations to Rear Elevations
ITS Number 36: Rooftop Additions
ITS Number 39: Changes to Historic Site
ITS Number 40: Corridors in Historic School Buildings
ITS Number 41: Incompatible Alterations to the Setting and Environment of a Historic Property ITS Number 44: Subdividing Significant Historic Interior Spaces ITS Number 46: Modifying Historic Interior Railings to Meet Building Code ITS Number 47: Rooftop Additions on Mid-Size Historic Buildings ITS Number 50: Reusing Special Use Structures
ITS Number 51: Installing New Systems in Historic Buildings ITS Number 52: Incorporating Solar Panels in a Rehabilitation Project ITS Number 53: Designing New Additions to Provide Accessibility ITS Number 54: Installing Green Roofs on Historic Buildings
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APPENDIX D
RESUMES OF AUTHORS/CONTRIBUTORS
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JOHN LOCASCIO, AIA
Principal Architect
Experience Profile
Years of Experience: 31
John LoCascio has been with HRG since 2011, involved in historic preservation since 2002, and a licensed, practicing architect since 1993.
John’s areas of focus at HRG include historic architecture and technology, building conservation, historic structure reports and federal historic rehabilitation tax credit projects. He provides technical assistance for construction documents, advises on compliance with the Secretary of the Interior’s Standards and the use of the State Historic Building Code, provides construction monitoring, and paint and materials sampling and analysis services. John has worked on a wide variety of buildings and structures in California as well as in other states. He is currently advising on historic tax credit projects in Los Angeles, the San Francisco Bay area, and Washington State. In addition, John regularly provides historic architecture consultation for numerous LAUSD campus modernization projects.
John LoCascio meets the Secretary of the Interior’s Professional Qualifications Standards in Architecture and Historic Architecture.
Selected Projects
28th Street YMCA Rehabilitation and Adaptive Reuse, Los Angeles Academy Museum of Motion Pictures Rehabilitation, Hollywood Angelus Funeral Home Historic Tax Credit Project, Los Angeles CBS Columbia Square Rehabilitation and Adaptive Reuse, Hollywood Chapman University VPO Packing House Rehabilitation, Orange Climate Pledge Arena Historic Tax Credit Project, Seattle Constance Hotel Historic Tax Credit Project, Pasadena
Grand Central Air Terminal Rehabilitation & Adaptive Reuse, Glendale Los Angeles International Airport Preservation Plan and HSRs Mayfair Hotel Historic Tax Credit Project, Los Angeles
Venice High School Comprehensive Modernization, Los Angeles Professional Affiliations
American Institute of Architects
Professional License
California Architect C24223
Education
Master’s Degree, Historic
Preservation, University of
Southern California
Bachelor of Architecture,
University of Southern California
Honors and Awards
National Trust for Historic
Preservation, Richard H. Driehaus
Foundation National Preservation
Award
Los Angeles Conservancy
Preservation Award
California Preservation
Foundation Preservation Design
Award
City of Pasadena Historic
Preservation Award
AIA Institute Honor Award
12 S. Fair Oaks Avenue, Suite 200
Pasadena, CA 91105 - 3816
Tel 626-793-2400
historicresourcesgroup.com
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Packet Pg. 158 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0 $35,000
$420,000
$98,750
226 Palisades Avenue
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Packet Pg. 159
Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Historic Resources Group Charles S. Witbeck House, Santa Monica 4 Image 1: North (primary) façade, view southeast from driveway Image 2: North (primary) façade, view southeast from driveway
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Packet Pg. 160 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 5 Image 3: North (primary) entrance and porch, view southeast from driveway Image 4: North (primary) entrance steps, view southeast from driveway
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Packet Pg. 161 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 6 Image 5: Detail of northwest jettied gable, view southwest from driveway Image 6: Primary (north) entrance door, view south from driveway
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Packet Pg. 162 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 7 Image 7: South (primary) façade, tripartite window on stairwell, view south from driveway Image 8: South (primary) façade, first-floor windows with shingled hood, view south from driveway
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Packet Pg. 163 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 8 Image 9: South (primary) façade, second-floor windows and northwest jettied gable, view south from driveway Image 10: South (primary) façade, first floor windows with shingled hood, view southeast from driveway
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Packet Pg. 164 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 9 Image 11: North (primary) façade, detail of brick water table, view southeast from driveway Image 12: West façade, detail of windows and window hood, view northeast from side yard
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Packet Pg. 165 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 10 Image 13: West façade, bay window, view northeast from side yard Image 14: West façade, secondary (southwest) porch, view east from side yard
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Packet Pg. 166 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 11 Image 15: West and south (rear) façades, view northeast from back yard Image 16: South (rear) façade and terrace, view north from back yard
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Packet Pg. 167 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 12 Image 17: South (rear) façade, view northwest from terrace Image 18: South (rear) façade, second-floor window and southwest gable, view north from terrace
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Packet Pg. 168 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 13 Image 19: South (rear) façade, attic dormer, view northeast from terrace Image 20: West façade of 1984 addition, view east from terrace
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Packet Pg. 169 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 14 Image 21: South (rear) façade of 1984 addition, view north from back yard Image 22: East façade, 1984 addition, view west from adjacent parcel
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Packet Pg. 170 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 15 Image 23: Swimming pool and garage, view southeast
Image 24: Tennis court, view northeast toward house
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Packet Pg. 171 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Historic Resources Group Charles S. Witbeck House, Santa Monica 16 Image 25: Garage, north façade, view southwest from adjacent parcel Image 26: Garage, south façade, view north from alley
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Packet Pg. 172 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Packet Pg. 173 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Packet Pg. 174 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Packet Pg. 175 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Packet Pg. 176 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Packet Pg. 177 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property CITY OF SANTA MONICA – CITY PLANNING DIVISION
ADMINISTRATIVE APPROVAL APPLICATION
Adaptive Reuse Housing Projects
Pursuant to SMMC 9.35.135
ENT No.:
Administrative Approval Application Adaptive Reuse Housing Projects November 2024
Applications are submitted online through a virtual appointment system.
If you have questions about completing this application, please email City Planning at [email protected].
PROJECT ADDRESS:
PROJECT DESCRIPTION: _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ By applying for a permit, I understand and agree that contact information, including but not limited to, email addresses and telephone numbers, will become part of a disclosable public record pursuant to the California Public Records Act and that the City may elect not to redact contact information contained in this application prior to disclosing a copy of this application to the public. I further agree that I do not object to the City’s disclosure of contact information contained in this application in response to public records requests.
APPLICANT (Note: All correspondences will be sent to the contact person) Name: Organization Name:
Address: City/State: Zip:
Phone: Email:
CONTACT PERSON (If different from applicant)
Name: Organization Name:
Address: City/State: Zip:
Phone: Email:
Relation to Applicant:
PROPERTY OWNER
Name: Organization Name:
Address: City/State: Zip:
Phone: Email:
I hereby certify that I am the owner of the subject property and that I have reviewed the subject application and declare, under penalty of making a false declaration, that to the best of my knowledge and belief, the information provided within this application is true, correct, complete, and made in good faith. I authorize the applicant or contact person to make decisions that may affect my property as it pertains to this application.
Property Owner’s Name (PRINT) Property Owner’s Signature / Date 226 Palisades Avenue
Mills Act application
John LoCascio Historic Resources Group
556 S Fair Oaks Ave., Suite 101-514 91105
818-399-8283 [email protected]
Erik Hodge & Heather Warburton
226 Palisades Avenue Santa Monica CA
Pasadena CA
90402
310-849-8443 [email protected] [email protected]
Erik Hodge & Heather Warburton
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Packet Pg. 178 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 2
PERMIT APPLICATION SUBMITTAL REQUIREMENTS
PROJECT INFORMATION
Parcel No(s): Project Site SF:
Landmark Property: Yes No
Adaptive Reuse Project Type
Multiple-Unit Dwelling
Live Work
100% Affordable Housing or Extremely
Affordable Adaptive Reuse Project (defined in
Government Code Section 65913.12)
Total Existing Floor Area (SF):
Existing SF to Remain: Existing SF for Adaptive Reuse:
Proposed New Floor Area
No. of Stories Additional SF
Top
Side/Rear
Enclosure of Covered Spaces
Indicate if Project Includes:
Reallocation of Existing SF Additional Story of Open Space No. of Parking Spaces: _______ Existing ______ Proposed No. of “Protected Units” per SB 330 / 8:
Unit Count:
Studios 1 Bedrooms 2 Bedrooms 3 Bedrooms 4 Bedrooms
# of Existing Units
# of Proposed Units
Affordable Housing Units (optional)
Indicate if the project includes affordable housing units.
Very Low Low Moderate Total
# Studios
# 1 Bedrooms
# 2 Bedrooms
# 3 Bedrooms
4293-014-008 17,500
4,938
4,938 N/A
2 2
N/A
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Packet Pg. 179 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 3
SUBMITTAL REQUIREMENTS
Density Bonus
Pursuant to SMMC 9.22 projects providing affordable housing may be eligible for a density bonus and additional incentives, concessions, waivers, and/or reductions of development standards.
Describe your density bonus request below; provide additional sheets if necessary to show calculations or explain requested incentives, concessions, waivers and/or reductions.
Affordable units proposed on-site _______% Base Density ________________units/SF See SMMC 9.22.050(C)(2) for non-residential parcels
Density bonus qualified for ____________%
Density bonus proposed ______________%
Pursuant to SMMC 9.22.050(C) & (D), applicant shall provide a base density study and a density bonus calculation for the proposed Project.
Describe requested incentives and concessions below; if not listed in SMMC 9.22.060(B) or (C), applicant is required to provide reasonable documentation to establish eligibility for the requested incentives and concessions, as described in SMMC 9.22.080(A)(3). 1.
2. 3.
4. 5.
Describe requested waivers or reductions of development standards below. Pursuant to SMMC
9.22.080(A)(4) applicant is required to provide reasonable documentation to establish eligibility for the requested waiver or reduction of development standards.
1. 2.
3. 4.
5. SUBMITTAL MATERIALS
Project Submittal
All materials must be submitted digitally. Prepare one PDF file with the SIGNED application and all supplemental materials and a second PDF file of the Project Plans. Resolution should allow legible printing at 11" x 17".
Air Quality Assessment
Pursuant to SMMC 9.31.195(C), if a new multiple-unit dwelling project is proposed within the Air Quality Assessment Zone (AQAZ), applicant shall submit documentation that project design features are incorporated to reduce resident exposure to diesel particulate matter (DPM). Please refer to the City’s AQAZ Mitigation Verification form.
Application Fees
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The payment of an application fee is required at time of submittal. Contact City Planning at [email protected] for applicable fees.
Digital Project Plans
Plans for Planning Permits must include:
Detailed project description and vicinity map.
Existing site plan showing all existing improvements and structures.
Site plan showing compliance with development standards, applicable setbacks etc.
Fully dimensioned floor plans indicating square feet and interior layout. Please show floor area calculations. In the case of remodeling, existing and proposed dimensioned floor plans, as well as a demolition plan, are required.
Dimensioned exterior elevations of the proposed Project and adjacent existing buildings.
Exterior elevations must show the height of each building dimensioned from Average Natural Grade (ANG), Segmented Average Natural Grade (SANG), or Theoretical Grade (TG), as applicable. Height calculation methodology must be shown as described in SMMC 9.04.050, Measuring Height. Elevation measurements, accompanied by a survey of existing site conditions, must be certified by a licensed surveyor or engineer. In the case of additions to existing buildings, all exterior elevations of both the addition and the existing building are required.
Cross-section and longitudinal sections calling out building heights, height projections, and all building levels in relation to ANG, SANG, or TG.
Show size and location of any exterior mechanical equipment on both site plan and elevations.
Indicate existing buildings on adjacent parcels and their zoning and use (commercial, residential, etc.)
Compliance with all parking, loading, circulation, and access requirements pursuant to SMMC Chapters 9.28 and 9.21.180. Community Meeting (See page 7) Signed declaration certifying that a community meeting with property owners and tenants within a 750-foot radius of the proposed Project has been conducted prior to submittal of this application, pursuant to SMMC 9.39.050(A).
**Application will not be accepted until this requirement is complete. **
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Packet Pg. 181 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 5
PERMIT APPLICATION SUBMITTAL REQUIREMENTS
Rent Control Status Form
Contact Rent Control: [email protected]
Replacement Unit Determination Form
Pursuant to the Housing Crisis Act of 2019 (SB330/SB8), a Replacement Unit Determination Form must be completed for a development project meeting any of the following condition:
• Proposing the demolition of existing dwelling units
• Is located on a site that had demolished protected dwelling units in the last 5 years • Is located on a site that had withdrawn units pursuant to the Ellis Act within the last 10 years Demolition Permit Acknowledgement (For Structures 40 Years or Older) Pursuant to SMMC 9.25.040(E) a demolition permit is required for demolition of any building or structure on the property (primary or accessory structure). For buildings or structures constructed more than 40 years ago no entitlement will be accepted until at least 75 days after a complete demolition permit application is accepted. A Landmark or Structure of Merit Designation Application may be filed during this 75-day review period, and the Landmarks Commission may subsequently designate the property (structure and/or parcel) as a Landmark, Landmark Parcel, or Structure of Merit in accordance with and based on findings established in SMMC 9.56 and 9.58. My property contains a structure (or structures) 40 years old or older and the proposed development of this property will require a demolition permit.
My application for a demolition permit has been submitted and, no formal historic designation application has been filed during the 75-day review period. **Application will not be accepted until this requirement is complete. ** Acknowledgement Regarding Use of Rental Units
In accordance with Chapter 6.22 Residential Leasing Requirements:
i. All leases shall be made only to a tenant who is a natural person or to tenants who are natural persons;
ii. All leases shall be made only to a tenant or tenants who, regardless of the term of occupancy, intend to make the rental unit the tenants’ primary residence as defined by SMMC
6.22.020(C)
iii. All prospective tenants shall be offered a written lease which has a minimum term of one (1) year; and
iv. All units shall be leased as unfurnished units.
Transportation Demand Management
A PDF copy of a draft Transportation Demand Management (TDM) Plan, if applicable, in accordance with the requirements of SMMC Section 9.53. A draft TDM Plan is required if the Project meets the requirements of its respective project type:
Residential Projects: 16 or more residential units.
Mixed-use Projects: 16 or more residential units with any associated nonresidential floor area or 7,500 sf or more of nonresidential floor area with any number of residential units.
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Packet Pg. 182 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 6
PERMIT APPLICATION SUBMITTAL REQUIREMENTS
OAKS INITIATIVE DISCLOSURE FORM
** Required for all Applications **
Pursuant to City Charter Article XXII, The Taxpayer Protection Amendment of 2000, the applicant is required to disclose all of its trustees, directors, partners, officers, and those with more than a ten percent (10%) equity, participation or revenue interest in Applicant / Contractor.
Identify the names of the following individuals
Applicant / Contractor:
Trustees, directors, partners, officers of the Applicant / Contractor (attach additional sheets if necessary):
Those with more than a 10% equity, participation or revenue interest in Applicant / Contractor (attach additional sheets if necessary):
N/A
N/A
N/A
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Packet Pg. 183 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 7
DECLARATION CERTIFYING
COMMUNITY MEETING
As required by SMMC 9.39.050(A), prior to submittal of an Administrative Approval application, project applicant shall conduct a virtual community meeting. The meeting shall be noticed and conducted pursuant to the following:
Create a project website accessible to the public providing the following information:
Project description including, but not limited to, commercial and residential floor area, height, number of market rate and affordable units, and number of parking spaces.
Project plans including, but not limited to, site plan, floor plans, elevations, renderings.
Date & time of community meeting, along with clear instructions on how to participate.
Applicant contact information provided on the home page of the website. 14 days prior to the meeting, applicant shall mail notifications inviting property owners and tenants within a 750-foot radius of the proposed project site and all neighborhood organizations to the meeting. Notifications must include, but are not limited to, the following:
Project website address (must be active/complete at time of mailing) Applicant contact information (including a monitored email address active at time of mailing)
Time, date, and instructions on how to attend the meeting.
Notify City Planning Division 14 days prior to the meeting: Send an email to [email protected]. Please include the community meeting date/time, link to project website, and copy of the mailed notification.
Post project site 14 days prior to the meeting (see page 8).
Provide for a minimum capacity ensuring that all noticed parties may attend.
Meeting must be scheduled during the following timeframe: Monday through Thursday during the hours of 6:00 PM to 9:00 PM. The meeting cannot be hosted at the same time as a City Council or Planning Commission meeting. An alternative proposal may be approved by the Community Development Director if it can be demonstrated that the alternative would increase community access to the meeting.
Present one or more schematic design options for the proposed project.
Allow public comment on the proposed project from time notifications are sent to at least one week after the community meeting.
Incorporate comments from the meeting and online comment period into the proposed project design to the extent feasible.
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Packet Pg. 184 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 8
At time of application submittal, the following must be provided to show proof of community meeting:
Project website: ______________________________________________________ Community meeting information:
Date: ______________________________________________
Time: ______________________________________________
Meeting link: _________________________________________ Photo of site posting.
Address list of all property owners and tenants within a 750-radius of the proposed project.
Copy of written notice sent to property owners and tenants.
Schematic design option(s) presented at community meeting.
Written summary of all comments received at community meeting and during comment period and a narrative of how and if comments were addressed in the proposed project.
I hereby certify that I am the Applicant of the subject project and that I have reviewed the subject Community Meeting Declaration and declare, under penalty of making a false declaration, that to the best of my knowledge and belief, the information provided within this application is true, correct, complete, and made in good faith. _____________________________ ____________________________ Applicant Name (Print) Applicant Signature / Date John LoCascio
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Packet Pg. 185 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property Administrative Approval Application Adaptive Reuse Housing Projects October 2024 Page 9
EXAMPLE OF REQUIRED SITE POSTING
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Packet Pg. 186 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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Packet Pg. 187 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property City of Santa Monica Levine Act Disclosure Form
CITY OF SANTA MONICA
CALIFORNIA LEVINE ACT DISCLOSURE
The Levine Act prohibits City Officers from participating in any action related to a contract, license, permit, or entitlement if such Officer received campaign contributions totaling more than $500 within the previous twelve months, and for twelve months following the date of a final decision, from a party or participant to the proceeding, or their agent.
Section 84308(a)(4) of the Levine Act defines an "Officer" as follows: “Officer” means any elected or appointed officer of an agency, any alternate to an elected or appointed officer of an agency, and any candidate for elective office in an agency. The term “Officer” is further defined 2 Cal.
Code Regs. Section 18438.1, which states:
An officer of an agency includes only those persons who make, participate in making, or in any way attempt to use their official position to influence a decision in the license, permit, or entitlement for use proceeding, or who exercise authority or budgetary control over the agency or officers who may do so, and:
(1) Serve in an elected position, including an official appointed to an elected position due to an interim vacancy or an election otherwise canceled because the official was the sole candidate for the position;
(2) Serve as a member of a board or commission;
(3) Serve as the chief executive of a state agency, or county, city or district of any kind; or (4) Have decision making authority with respect to the proceeding involving a license, permit, or other entitlement for use and is also a candidate for elected office or has been a candidate for elective office in the 12 months prior to the proceeding.
A list of Santa Monica Elected Officials and members of boards and commissions can be found at the following links. The party making this certification is responsible for determining whether a recipient of a political contribution is a City Officer prior to completing this form. https://www.smgov.net/departments/council/
https://www.santamonica.gov/departments/rent-control
https://www.smgov.net/boards/
Have you, your company, or any agent on behalf of you or your company, made any political contributions of more than $500 to any City Officer in the twelve months preceding the date of the submission of your application or proposal? ____YES ____ NO
Name of Councilmember or City Officer: _________________________________ Name of Contributor: _________________________________________________ Date(s) of Contribution(s): ____________________________________________ Amount(s) ________________________________________________________ Please specify below and/or add additional sheet(s) to identify additional Councilmembers or City Officers to whom you and/or your agents made campaign contributions.
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Packet Pg. 188 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property City of Santa Monica Levine Act Disclosure Form
Answering YES does not preclude the City of Santa Monica from awarding a contract, license, permit, or entitlement or taking any subsequent action related to the item. It does, however, preclude the identified City Officer from participating in any actions related to such item.
By signing below, you certify you also agree to disclose to the City any future contributions made to Councilmembers or other City Officers by you or your agent(s) after the date of signing this disclosure form, and within 12 months following the approval, renewal, or extension of the requested contract, license, permit, or entitlement.
I HEREBY CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIATHAT THE FOREGOING IS TRUEAND CORRECT.
Signed: ____________________________ Date: ____________________ Print Name: _________________________ Title: _____________________ Company: __________________________
Additional Disclosures:
Please note this form is a public record and subject to a California Public Records Act request.
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Packet Pg. 189 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property SANTA MONICA CITY ATTORNEY’S OFFICE
TO: Public
FROM: City Attorney’s Office
RE: Levine Act Disclosure Form
The Levine Act (Government Code 84308) is a California law aimed at preventing “pay to play” practices by prohibiting parties, participants, and their agents in a proceeding involving a license, permit, or other entitlement from contributing more than $500 to an officer of the City during a 12-month period. The prohibition applies to any 12-month period while the proceeding is pending and for 12 months following the date a final decision is rendered in the proceeding.
State law requires a party to a proceeding to disclose any contributions exceeding an aggregate $500 that the party and their agents have made to an officer of the City within the preceding 12 months. The Disclosure Form is intended to assist City officials with recognizing when they have an obligation to disclose and recuse themselves, and to aid parties with their disclosure obligations.
1. To what sort of proceedings is the disclosure form applicable? The Levine Act applies to all discretionary entitlements and contracts, with the exception of labor contracts, personal employment contracts, and contracts that must be awarded to the lowest responsive/responsible bidder. It does not apply to ministerial approvals.
For instance, the Levine Act applies to the following:
• Building and development permits
• Conditional use permits
• Contracts generally (unless an exception applies):
o Real property contracts for purchase, sale, lease
o Contract amendments
o Settlement agreements
o Contracts for goods, services, professional services that are not awarded pursuant to a competitive process
• Public street abandonments
• Private development plans
• Professional license revocations
• Rezoning of specific real estate parcels
• Event permits
• Rulemaking procedures affecting a particular industry where only a small number of businesses are affected
• Special district formation proceedings involving the creation of a special use or benefit to the person in the district
• Tentative subdivision and parcel maps
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• Zoning variances
• Vacation of a public easement across private property • Pre-applications, such as for General Plan Amendment, considered by the legislative body prior to filing of formal application
• Contracts entered under the City Manager’s Authority
• Closed session items that may result in a contract/settlement agreement approved by Council (real estate or litigation)
It does not apply to:
• Contracts under $50,000
• Contracts where no party receives financial compensation • Contracts between two or more public agencies
• Competitively bid contracts that are required by law, agency policy, or agency rule to be awarded pursuant to a competitive process
• Purely ministerial decisions
• General policy decisions or rules where the interests affected are many and diverse
• Ordinances and resolutions (except items like development agreements adopted by ordinance)
• Ballot measures
• Departmental policies
• Council rules
• Labor contracts and project labor agreements
• Personal employment contracts
• Allocation of resources in the City budget
2. Who is required to disclose?
A “party” to a proceeding is any person who files an application for, or is the subject of, a proceeding. In general, a person or company who applies for a permit, license, or right to use property in a particular way, which requires the City’s discretionary approval, will qualify as a party.
Parties are also required to disclose contributions by their agents. An “agent” is someone who (1) represents a party to a proceeding for compensation; and (2) appears before or otherwise communicates with the City for the purpose of influencing the pending proceeding. This can include law firms, architects, engineers, consultants, and similar entities. Both the individual and their employer or firm are considered “agents.” A party should also disclose contributions of other entities majority owned by the party, as well as contributions of any other entity whose contributions it directs or controls.
3. What must be disclosed?
A party must disclose campaign contributions over $500 made in the prior twelve months.
A “contribution” is anything of value for which the party has not received full consideration, including money, nonmonetary items, payments made for advertising or
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other expenses coordinated with a candidate or committee, loans, tickets to political fundraisers, etc.
4. Who is considered an officer of the City?
An “officer” is anyone who may make, participate in making, or attempt to influence a decision in the proceeding or who exercises authority over officers who may do so. This includes elected officials, members of appointed boards and commissions, the City Manager, and any individual who is a candidate for elected office or who has been a candidate in the twelve months prior to the decision. This definition is included on the Disclosure Form.
5. When should the disclosure occur?
The Disclosure Form must be completed (1) by a party to a contract with the City (or that party’s agent) at the time the party submits a response to a Request for Proposal or other competitive solicitation, enters into contract negotiations with the City, or executes a contract with the City, whichever is earliest; or (2) by a party to a license, permit, or other entitlement proceeding before the City at the time the party (or their agent) submits the license, permit, or entitlement application to the City. The party (or their agent) must submit a supplemental form if they make any new reportable contributions while the same contract, license, permit, or other entitlement is being considered. The party (or their agent) must also use the form if they need to correct any previously submitted form.
Parties are solely responsible for completing the form accurately, and could face penalties for failure to do so. The California Fair Political Practices Commission (FPPC) is the body who enforces violations of the Levine Act. If a party is uncertain about whether they are required to report or combine a contribution, they should consult with their attorney.
Nothing herein constitutes legal advice and individuals are urged to consult with their own attorney regarding the requirements of the law. To the extent there is any inconsistency, the language of the Levine Act and FPPC Regulations govern over this notice. Resources for officers, parties, participants, and agents, are available on the FPPC’s website at https://www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html
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Packet Pg. 192 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
FINDINGS AND DETERMINATION
OF THE LANDMARKS COMMISSION
OF THE CITY OF SANTA MONICA IN THE MATTER OF
THE DESIGNATION OF A LANDMARK
_____________________________________________________________________ 24ENT-0238
DESIGNATION A RESIDENTIAL BUILDING
LOCATED AT 226 PALISADES AVENUE
AS A CITY LANDMARK
SECTION I. An application was filed by John LoCascio, Historic Resources Group on December 22, 2024, to designate the structure at 226 Palisades Avenue as a City Landmark. The Landmarks Commission, having held a Public Hearing on March 10, 2025, hereby designates the residential structure at 226 Palisades Avenue as a Landmark and the real property, commonly known as the Charles S. Witbeck residence, as a Landmark Parcel based on the following findings SMMC 9.56.100(A):
(1) It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political or architectural history of the City. 226 Palisades Avenue was built in 1917, following construction of four extant houses in the same block built in 1907, 1910, and 1913. While the subject property is representative of the overall pattern of development in the Palisades Tract, it was constructed after development had already begun on the block and in the surrounding neighborhood. It was not the catalyst for development and conformed to an established parcel and street pattern. The residence is not uniquely or individually representative of the broad pattern of residential development in the tract. Further, the subject property’s scale and design within the general Craftsman aesthetic complemented the overall theme of the neighborhood. It does not appear to have influenced the tract or street’s overall residential pattern or stylistic appearance. The City of Santa Monica Historic Context Statement states that an individual property may be eligible under Santa Monica Landmark Criterion 1 for a specific association with one of the ethnic, social, or cultural communities significant in Santa Monica’s history. The subject property does not appear to meet this criterion.
Therefore, the subject property does not satisfy Criterion 1. (2) It has aesthetic or artistic interest or value, or other noteworthy interest or value.
According to guidance from the National Park Service, “a property is eligible for its high
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Packet Pg. 193 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property 2 artistic value if it so fully articulates a particular concept of design that it expresses an aesthetic ideal. A property is not eligible, however, if it does not express aesthetic ideals or design concepts more fully than other properties of its type.” The structure in its current state, represents a change in style from the 1917 English-influenced Craftsman to it being characterized as an example of a Craftsman with American Colonial Revival influences due to the extensive 1984-1985 renovations. Thus, its design does not rise to the level to be considered an aesthetic ideal of the well-established and highly regarded original architects, Charles and Henry Greene. The integrity of the design is compromised to such an extent that it could not be associated with the office of Greene & Greene. Due to the compromised integrity of design, form, materials and details, the aesthetic or artistic interest in the structure has been lost.
Therefore, the subject property does not satisfy Criterion 2. (3) It is identified with historic personages or with important events in local, state or national history.
The subject property is not significant for its association with past property owners or residents. There have been many accomplished individuals in the academic field, or people aligned with television, movie or recording studios and or concert venues who are associated with the property. Most of these past residents appear to have conducted their work at various off-site locations, i.e. 226 Palisades does not appear to be the primary location for their professional or creative efforts.
Therefore, the subject property does not satisfy Criterion 3. (4) It embodies distinguishing architectural characteristics valuable to a study of a period, style, method of construction, or the use of indigenous materials or craftsmanship, or is a unique or rare example of an architectural design, detail or historical type valuable to such a study.
If the residence at 226 Palisades Avenue was an intact example of an English-Influenced Craftsman style built in 1917 it might qualify for listing on National Registry. The remodeled residence has some features typically associated with this style. However, the significant stylistic English-influenced Craftsman features including a typically compact plan, a more vertical rather than horizontal emphasis, and moderate to steeply pitched roof rather than a low-pitched roof. While traditional in appearance, the Englishinfluenced Craftsman Style often shares the California Craftsman’s use of local materials, well-executed detail, and simplicity. The design changes from 1984-1985 diminished the builder’s irregular massing and asymmetrical façade composition and revised the original roofscape. Demolition of the east façade eradicated the uneven profile of its varied volumes that had been visible from the street, further reducing the asymmetry and idiosyncrasy of the original design.
As detailed in the comparison between the original details and those that remain, the front elevation including removal of the dormer and the broken eave line, small window, the flared shingled hood over the second floor window and a narrow casement window taken
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Packet Pg. 194 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property 3 in totality, alter the front elevation so that these features no longer remain as character defining nor can these alterations be attributed to the English-influenced Craftsman Style.
As it currently appears the structure retains some features of the building’s massing but has lost the majority of the features that once characterized the English-influenced Craftsman Style.
This is further demonstrated by the mischaracterization of the residence as an American Colonial Revival style in the 2018 HRI. Overall, the building at 226 Palisades Avenue, in its current condition, is not an intact representation of the English-influenced Craftsman style in which it was originally designed. Though a relatively small number of similarly English-influenced residences were built in Santa Monica, including designated Landmarks at 435 Georgina Avenue and 501 24th Street, the subject property is neither the strongest representative nor the best-preserved example within either this small subset or the larger group of designated Craftsman style residences within the Palisades Tract and across Santa Monica. Its style, particularly in its altered state, cannot be considered unique or rare in a way which would recommend it for Landmark status.
Therefore, the subject property does not satisfy Criterion 4.
(5) It is a significant or a representative example of the work or product of a notable builder, designer or architect.
The Witbeck House meets Criterion 5 because it is the only known example in Santa Monica of the work of master architects Charles Sumner Greene and Henry Mather Greene. The brothers, partners in their eponymous Pasadena-based firm Greene & Greene, Architects, are the most celebrated architects of the Arts and Crafts movement in Southern California. Greene & Greene translated the tenets of the broader American Arts and Crafts movement into the Southern California-specific Craftsman style of architecture, profoundly influencing the built environment of the region. They helped to popularize the Craftsman architectural style with their complete designs for “ultimate bungalows” like Pasadena’s Gamble House (1908), their best-known work, in which they not only designed the buildings but the contents as well. The Gamble House represents the apotheosis of Craftsman architecture, exemplifying the ideals of handcrafted materials and decorative motifs inspired by natural elements and pre-industrial architectural designs.
Most remaining works by Greene & Greene are located in the city of Pasadena. The Charles S. Witbeck House is the firm’s only known work in the City of Santa Monica. It was designed for Charles Strong Witbeck (1868-1934), a Pasadena lawyer and businessman. It appears that he commissioned the Santa Monica house as a second home, as he maintained his primary residence at 820 South Madison Avenue in Pasadena until his death in July of 1934, at the Palisades Avenue house. According to the Registration Requirements established for the Architecture & Design context in the 2018 “City of Santa Monica Historic Resources Inventory Update Historic Context Statement:” A property that is eligible for designation as an excellent or rare example of its architectural style retains most- though not necessarily all- of the character-defining features of the style, and continues to exhibit its historic appearance. A property that is
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Packet Pg. 195 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property 4 an excellent example of a style or type can be eligible if it has lost some historic materials or details, but retains the majority of the essential features from the period of significance.
These features illustrate the style in terms of the massing, spatial relationships, proportion, pattern of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of the features that once characterized its style. A property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique. Although it has been altered, the Witbeck House retains most of the essential physical features that characterize its original English-inspired Craftsman design by Greene & Greene, including its vertical proportions, asymmetrical composition, moderately-pitched hipped roof with jettied gables, open eaves with shaped rafter tails, cambered girts and beams, knee braces, decorative half-timbering in the gable ends, projecting porch with brick steps, wood shingle siding, double hung wood sash windows in horizontal groupings, leaded glass transom lights, and partially glazed paneled wood entrance door. It therefore continues to exhibit its historic appearance and retains sufficient integrity of location, design, setting, materials, workmanship, and feeling to convey its historic significance as an example of a high-style, two-story English-inspired Craftsman house and the only known example in Santa Monica of the work of master architects Greene & Greene. Its period of significance is 1917, the year of its initial construction.
Therefore, the subject property satisfies Criterion 5 for listing as a City Landmark.
(6) It has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community or the City.
The two-and-one half story residence adheres to the setback, lot size, and scale of its overall neighborhood. Situated on an interior lot, the property does not stand out individually as a prominent visual feature along the street frontage or its residential neighborhood.
Therefore, the subject property does not satisfy Criterion 6.
SECTION I. Based on the above findings, the residential structure at 226 Palisades Avenue (also known as the Charles S. Witbeck House) is designated as a City Landmark.
SECTION II. The character-defining features of the residential structure at 226 Palisades Avenue include:
Roughly rectangular plan, simple massing, vertical proportions, and asymmetrical composition of the original portion of the residence; Moderately-pitched combination hipped and gable roof with open eaves, shaped rafter tails, and overhanging rakes;
Jettied front gables with decorative half timbering and cambered girts; Three small, narrow, wood sash attic windows in each gable; Gabled attic dormer on the south (rear) slope of the roof, with coupled two-over4.A.e Packet Pg. 196 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property 5 two wood sash windows;
Exterior walls clad in random width, coursed wood shingle siding; Six-over-six, double hung, wood sash windows in single, coupled or tripartite configurations;
Shingled window hoods above the first-floor windows on the north (primary) and west
façades, and one second-floor window on the south (rear) façade; Blind transom panels above the second-floor windows on the primary façade; Large tripartite window with six-light casements and leaded glass transom lights on the south (primary) façade;
Angled bay with hipped roof on the south (rear) façade; Partially glazed, paneled wood primary entrance door with the central lights in the shape of a shallow Tudor arch, and wide, molded wood architrave; Projecting, one-story primary entrance porch with a front gable roof supported on wood posts, knee braces, and a wood truss with a cambered beam, accessed by polygonal brick steps flanked by brick pedestals;
Secondary projecting porch on the west end of the south (rear) façade, with clustered wood posts and wood knee braces supporting a hipped roof..
SECTION III. The property commonly known as 226 Palisades Avenue is designated as a Landmark Parcel in order to preserve, maintain, protect and safeguard the Landmark building. The two-story garage and guest house are not included in the designation.
SECTION IV. There is no possibility of significant effect pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines.
SECTION IV. Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Designation. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any fact from any such summary is not an indication that a particular finding is not based in part on that fact.
I hereby certify that the above Findings and Determination accurately reflect the final determination of the Landmarks Commission of the City of Santa Monica on March 10, 2025 as determined by the following vote:
AYES: Genser, Sloan, Vice-Chair Garvin, Chair Green
NAYES: O’Conner, Summers, Hillbrand
ABSTAIN: None
ABSENT: None
Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the decision. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any
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Packet Pg. 197 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property 6 particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
NOTICE
If this is a final decision not subject to further appeal under the Landmark and Historic District Ordinance of the City of Santa Monica, Santa Monica Municipal Code Chapter 9.56, the time within which judicial review of this decision must be sought is governed by Code of Civil Procedure Section 1094.6, which provision has been adopted by the City pursuant to Municipal Code Section 1.16.010.
Respectfully Submitted
May 12, 2025
________________________________
Amy Green, Chairperson
Attest:
____________________________
Stephanie Reich, AIA, LEED AP
Landmarks Commission Secretary
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Packet Pg. 198 Attachment: 25ENT-0084 (226 Palisades Ave) MA Application - No Tax Info (7140 : Adoption of a Resolutions Approving Historic Property
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.
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Packet Pg. 199 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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.
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Packet Pg. 200 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________ Land Use Element District ________________ Zoning District __________________ Legal Description (Lot, Block, Tract) ____________________ Legal Description (Book, Page, Parcel #) __________________ APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _______John Alexander Palamarchuk & Dongting Ma_________________ Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
1958 20th Street 4272-019-001 David Kaplan 2526 18th Street 310-452-7505 310-452-1494 [email protected] David Kaplan 2526 18th Street 310-452-7505 310-452-1494 [email protected] 1958 20th Street 310-382-4160 [email protected] 25ENT-0076
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Packet Pg. 201 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 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.
Residential 2024 Property is in fair to satisfactory condition with upgrades and ongoing maintenance necessary X X
X
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Packet Pg. 202 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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
May 1, 2025
4/28/2025
4/28/2025
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Packet Pg. 203 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
May 1, 2025
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
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Packet Pg. 204 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 May 1, 2025
CONDITION ASSESSMENT REPORT
Overview
The property at 1958 20th Street constructed in 1937, consists of a single-family two-story home designed by noted architect Paul Williams in the American Colonial Revival style. The home was for Dr Marcus O. Tucker and his family, Santa Monica’s first African American physician and the property has been designated as a City of Santa Monica Landmark. The parcel is located in the south central area of the City of Santa Monica also known as the Pico Neighborhood. The site and building at 1958 20th Street are in adequate to fair condition and in need of maintenance and repair.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 1958 20th Street, Santa Monica. The property is identified as Assessor's Parcel Number 4274-019-001. The property is on the west side of 20th Street, south of the 10 Freeway between Pico Boulevard and Delaware Avenue. The rectangular parcel, 50’ x 150’ while relatively flat at the residence and rear yard to the alley (19th Court) is elevated a few feet up from the sidewalk with a low retaining wall The frontage includes central steps up to the raised yard and a sloping driveway on the north up to the residence.
Aerial photo with property at 1958 20th Street outlined.
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Packet Pg. 205 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 May 1, 2025
The driveway continues along the north side past the residence and then turns 90 degrees to a rear attached garage. The drive has also been extended along the north side of the property to a gate on the alley behind. The two story residence with small basement area was built as a wood frame structure with plaster exterior and wood siding along the upper front façade. The roof is sloped from a central peak with composite shingles and the one story garage building has a flat roof with sheet roofing. A wide second story rear balcony overlooking the garage has been enclosed with a band of windows.
Aerial photo of 1958 20th Street.
General Building Description
The property is located on the west side of 20th Street. The nearby properties on 20th Street are one and two story residences including apartment buildings of differing styles built over decades. An alley is located behind the property. The property is inland from the ocean and subject to the relatively mild Santa Monica weather.
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Packet Pg. 206 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 May 1, 2025
The Los Angeles County Assessor indicates a total of 2,182 square feet of interior space for the landmark residence. The building has a stucco exterior finish with a very slightly modeled sand finish. There is wide horizontal wood siding at the second floor front façade that wraps the two side elevations for a short distance. There is also a wood stringcourse below the second floor windows that wraps the residence. The front door is in a pedimented alcove with ceiling light and wood trim that appears original along with door hardware and porch accessories. There is one step up from the walk to the front concrete porch with flanking decorative metal handrails. The windows have decorative wood trim on the front facade. There are symmetrical bay windows at the ground floor with both tall double hung and fixed original wood windows with thin mullions and multiple lites. The upper façade also includes original double hung wood windows with thin mullions. The main two windows also have applied flanking wood shutters. The remainder of the building has replacement windows in the original openings.
The main roof is composite shingles. The roof eaves extend approximately two feet and the rafter tails are exposed from below. A gutter wraps the main house and there are numerous metal downspouts around the side and rear elevations.
The garage is also finished with stucco exterior with a flat composite roof. The garage has no additional windows. The electrical gear is mounted on the back (east side) of the garage structure.
The landscape in the front yard is primarily flat artificial lawn with a central walkway. There are no trees in the front yard and currently minimal planting along the south side yard and concrete drive on the north. The driveway has areas with the original curvilinear troweled score lines. A flat paved driveway extends straight to the rear alley gate.
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Packet Pg. 207 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 May 1, 2025
Character Defining Features – Condition Assessment and Treatment The Historic Resource Assessment (HRA) 1958 20th Street Santa Monica, CA by Page and Turnbull as well as the STOA (Statement of Official Action dated February 10, 2020) formulated by the Landmarks Commission at the time of designation notes the following character defining features:
• Two-story, rectilinear plan and massing
• Symmetrical primary façade
• Low-pitched hipped roof with overhanging eaves
• Decorative exposed rafter tails with shaped ends
• Recessed entryway with triangular pediment wood surround • Stucco cladding
• Wood V-groove siding
• Wood bowed bay multi-lite windows
• Original wood frame multi-lite windows with wood trim on the second story of the primary (north) façade
• Projecting wood string course
The following report includes a condition assessment of the property with categories that include key exterior elements and character defining features as well as strategies for refurbishment and ongoing maintenance and repair of these structures and site. The Mills Act maintenance plan is to refurbish and preserve the historic character and historic features of the residence.
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 with 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.
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Packet Pg. 208 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 May 1, 2025
SUMMARY OF REPAIR / MAINTENANCE WORK
Sitework
Location:
The front yard is raised from the sidewalk with a low masonry wall along the sidewalk with a central set of paved concrete steps up to a flat paved walkway to one step at the front door entry porch. A concrete paved walk crosses the site around the midpoint of the yard and another paved walk crosses directly in front of the residence and porch landing. At the northeast end of the frontage the concrete driveway slopes up along the north side of the property to the flat site near northeast corner of the house. The concrete driveway extends past the house and tuns south towards the garage at the rear of the residence. This paved area includes original curvilinear score lines. A flat paved drive extends along the north side of the property to the rear gate at the alley. The drive has a brick border and strip of planting along the north side. There is a block fence along the north that may be on the neighboring property and a wood fence on the south that is finished on the neighboring property. At the rear of the property is a low masonry wall with the opening for the chain link gate. There is also a new metal fence with vertical pickets along the street frontage and driveway Condition:
The front yard paving is relatively new and currently in good condition. The driveway and paving along the north is cracked and uneven in places. The wall along the alley has one area of displacement toward the south end.
Treatment:
The driveway can be repaired in sections where cracking has occurred or replaced. If possible areas with original curvilinear scoring should be retained or replicated. The block wall at the rear should be evaluated and repaired. The wood fence can be repaired and finished. Sitework in addition to landscape likely necessary for south side yard for drainage.
Landscape
Location:
The front yard is primarily artificial turf in four large rectangles. There are potted plants flanking the front entry. The side yard on the north is bare soil and the large rear yard is a mix of lawn. There are no trees on the property other than
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Packet Pg. 209 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 May 1, 2025
street trees The north side of the residence and property is mostly paving. There is a thin brick lined landscape are along the north side of the driveway to the alley..
Condition:
The landscape is mostly groundcover in the rear yard and a strip for planting along the extended drive to the alley, The south side yard is not landscaped and becomes muddy from rain and drainage issues. A tree adjacent to the house on the south was damaging the structure and has been cut down.
Treatment:
Side and rear lawn areas should be re-seeded, re-planted or otherwise landscaped. Add irrigation with care not to direct near or on the building.
Drainage on the south side should be integrated with landscape and possible sitework with paving and gravel. Tree stump on south should also be removed.
Foundations / Structural
Location:
The residence has typical continuous perimeter footings and internal piers for support of the wood frame structure. There are also interior footings around the small basement and miscellaneous concrete footings, Little is visible on the exterior as plaster finish continues to grade.
Condition:
There is minor cracking seen in some foundations as well as efflorescence. The underfloor should be inspected for connections between framing and footings.
There has not been seismic retrofit work. There are also indications that the house may be slightly sinking on the south. Also the house was treated for termites damaging the framing and ongoing treatments are recommended.
Treatment:
A structural engineer should review. Additional seismic strengthening may be recommend-ed. Any unsafe seismic condition should be strengthened including review of attachments of the wood frame to the concrete footings. Review for any settling is also needed as well as ongoing termite treatment.
Plaster Exterior
Location:
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Packet Pg. 210 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 May 1, 2025
The building stucco exterior appears as a sand finish with multiple coats of paint.
The stucco is the primary façade material around all sides of the residence and the attached garage.
Condition:
The stucco currently is in adequate to fair condition. The top of the garage wall stucco at the parapet has separated leaving the wall open to moisture. .
Treatment:
The stucco is best maintained with regular cycles of prep and paint. Patching is needed at garage parapets and connection to residence.
.
Wood Siding
Location:
Wood siding is located on the upper floor of the front façade above a wood stringcourse and wraps the corners for a short distance on the two side elevations. The horizontal siding is a flat broad board with a cove Dutch lap.
Condition:
The wood siding currently appears in relatively satisfactory condition from recent treatment but also show signs of multiple paint layers.
Treatment:
The siding is best maintained with regular cycles of prep and paint. Care should be taken should multiple layers of paint accumulate and provide thorough prep.
Windows / Window bays
Location:
The windows on the street facing front elevation are the original wood sash and fixed glazing. The upper windows are double hung with multi-lites. The lower floor includes two projecting bays with a central multi-lite full height fixed glass windows and flanking double hung multi-lite windows to match. The remainder of the windows around the residence have been replaced with vinyl single hung windows and aluminum sliders without multi-panes in the original cased openings.
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Packet Pg. 211 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 May 1, 2025
Condition:
The wood windows are generally fully in place but show numerous signs of wear and deferred maintenance. The coats of paint have built up and now create an uneven surface. The bay windows have a metal cap that has an uneven edge that laps over the edge. The flashing appears to connect with a coating over the top of the two window bays. The sliding windows at the porch are in poor condition although operable. The remainder of the replacement windows are functional.
Treatment:
Wood windows need to be maintained to preserve the wood and avoid water intrusion into frames and exterior walls. The wood windows should be carefully maintained with regular schedule of prep and paint. Significant work is needed to refurbish the windows and the thin wood mullions. Flashing over the bay windows needs work as well as the coating on top of the window bays. Window operation should be reviewed and rehabilitated as needed.
Wood Trim
Location:
There are a number of wood trim elements on the house, primarily on the front façade. The two large bay windows on the ground floor are surrounded with wide wood trim, decorative header and curved wood sill. The front entry is also surrounded with wood trim including a small pediment above the opening. The small recessed porch is surrounded with wood trimmed panels on the sides and ceiling. A wood stringcourse below the second floor windows continues around the building. There is a small trim at the top of the wood siding just below the exposed rafter tails and underside of exposed wood roof structure The symmetrical pair of second story windows on the front façade have surface applied wood shutters.
Condition:
Most of the wood features appear in fair to satisfactory condition but multi layers of paint have accumulated over time leaving an uneven finish. The curved wood work above the bay windows is particularly in impacted and in need of refurbishment.
Treatment:
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Packet Pg. 212 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 May 1, 2025
The wood trim is best maintained with regular cycles of prep and paint. Due to the number of paint coats the paint finish surfaces has areas of loss where partially removed layers of paint have accumulated. Care should be taken to properly prep these areas. Flashing above the bay window trim needs review and repair.
Railings
Location:
There are decorative wrought iron side railings at the front porch entry to the house. The top of railings are horizontal along of the sides of the porch extension and then slope down at the ends for the one step at the entry walk.
Condition:
The railings appear in satisfactory condition with evidence of rusting at the bottoms of the posts.
Treatment:
Railings are best maintained with regular cycles of prep and paint. Treatment at bottom of rail posts may be necessary over time.
Roofing
Location:
The entire sloped roof of the residence is covered with asphalt shingles. The roofing overhangs the facade approximately two feet with exposed rafter tails.
The rear enclosed second floor porch appears to have a gently sloping almost flat metal roof. The garage structure has a flat roof with sheet roofing that laps the top of the side parapets.
Condition:
The roof is covered with asphalt shingles. The roofing has been evaluated as near end of life cycle and has multiple previous levels underneath. The roof edges at the rear above the enclosed porch appear uneven. The metal roof likely needs improvement for drainage. The Garage roof has several areas that need work. The roofing laps the top of the parapet and appears to be peeling away in areas leaving the wall below exposed to water. Flashing appears in need of close review.
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Packet Pg. 213 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 May 1, 2025
Treatment: .
Roof life cycle should be evaluated. Any leaks should be identified and repaired expeditiously. Damaged and missing flashing should be repaired. New roof underlay may be necessary. The metal roof at the rear porch may also need repair. Roofing at the garage should be properly finished against the parapet with appropriate parapet cap otherwise moisture in the walls can migrate to the main residence.
Gutters and Drainage
Location:
Gutters with downspouts are located around the perimeter of the main house.
The roof of the rear infilled balcony drains onto the garage roof that is sloped towards the southeast corner where there is a drain in the roofing and an opening for overflow in the adjacent sidewall parapet. All gutters and downspouts drain to grade. Downspouts on southside have flexible extensions to keep water from foundation.
Condition:
The gutters have leaked around the residence and appear partially damaged and uneven at the back of the house. The drainage over the enclosed porch onto the roof of the garage and generally the overall drainage pattern is not fully successful. Water damage is evident in several locations along the rear façade and garage structure. The downspouts on the south side of the residence have extensions as there has been flooding in that area and additional work at grade may be needed to improve drainage.
Treatment: Gutters and downspouts should be cleared periodically. Recent rains indicate leaking around the residence so replacement may be necessary.
Drainage at porch and garage roof need additional work. Drainage on the south needs resolution Porous paving may be required as well as method of directing water to storm drain
Hardware
Location:
There are a few potentially original hardware features primarily at the front entry.
The door handle is appropriate but may not be original. The mailbox and address plate are original as well as the painted over ring bell adjacent to the doorway.
4.A.f
Packet Pg. 214 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 11 May 1, 2025
There is also a painted over viewport at the center of the door. There are two large boxes one on the front facade and the other at the corner of the south side façade that may be part of an earlier alarm system.
Condition:
The front door handle is in satisfactory condition. Other original features have been painted over and likely no functional.
Treatment:
The front door hardware should be reviewed for possible refurbishment Alarm boxes can be reviewed to maintain or remove.
Exterior Lights
Location:
The front entry has a single surface mounted light fixture. There are minimal exterior light fixtures around the house and they do not appear original Condition:
The lights are in satisfactory condition although they may need re-lamping. There is an outlet for an exterior light over the garage door but it is not in use.
Treatment:
Existing porch lights can be re-lamped for energy conservation if the appropriate bulb is chosen. The older fixtures should be evaluated for new wiring and other upgrades. New exterior lighting can be added for security or lighting in the landscape that illuminates the residence and site but should be carefully considered and installed to be compatible.
Garage / Connection to Residence
Location:
The garage is a simple rectilinear structure and is a relatively tall one story structure. The garage door is not original but in the original opening. Electrical services are attached to the rear of the garage. There is an outlet for lighting above the garage door. The garage is connected to the residence.
Condition:
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Packet Pg. 215 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 12 May 1, 2025
The garage is in poor to satisfactory condition with a number of issues relating to drainage, parapet cap and stucco wall construction as well as connection to the existing residence that is impacting the rear façade of the main residence.
Treatment:
Existing elements should be refurbished on regular cycle. Issues with stucco, roofing and drainage may lead to larger construction work on garage as well as modification of the connection to the existing residence.
Electrical
Location:
The electrical service comes overhead from the alley to the rear of the garage where there is an original electrical box enclosure with wood door and new service location with meter directly adjacent. Within the residence there is significant wiring running underfloor visible from the basement. The wiring is primarily original with cloth wrapped wire.
Condition:
The house wiring should be reviewed. The cloth wrapped wire is ultimately at risk.
Treatment:
The electrical service should be reviewed by an electrician. The structure should possibly be rewired completely as well as other appropriate upgrades for safety.
Plumbing
Location:
The interior plumbing and underfloor system is partially visible. The gas hot water heater is strapped to the wall in the small basement. The crawl space is relatively tight for access.
Condition:
The plumbing service including sewer has not been investigated. Much of the plumbing throughout the house is older There is possible loss of water pressure that may be Iines that are clogged and may ultimately lead to failure.
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Packet Pg. 216 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 13 May 1, 2025
Treatment:
Plumbing should be reviewed including connections at the hot water heater.
Older and clogged pipes may need replacement. Check attachments and emergency shut off
Mechanical/Heating
Location:
There is gas service to the building so that both water and space heating is gas.
There are condensers along the south side of the residence. There is also ductwork visible in the underfloor space.
Condition:
The system is currently operable. There are ducts that may have asbestos insulation and may require abatement if modified.
Treatment:
Mechanical systems including water heating may require update. Review gas shut off for safety. Humidity should be considered.
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Packet Pg. 217 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS Sitework The front yard is raised
from the sidewalk with a
low masonry wall along the
sidewalk with a central set
of paved concrete steps up
to a flat paved walkway to
one step at the front door
entry porch. A concrete
paved walk crosses the site
around the midpoint of the
yard and another paved
walk crosses directly in
front of the residence and
porch landing. At the
northeast end of the
frontage the concrete
driveway slopes up along
the north side of the
property to the flat site near
northeast corner of the
house. The concrete
driveway extends past the
house and tuns south
towards the garage at the
rear of the residence. This
paved area includes
original curvilinear score
lines. A flat paved drive
extends along the north
side of the property to the
The front yard
paving is
relatively new
and currently in
good condition.
The driveway
and paving
along the north
is cracked and
uneven in
places. The
wall along the
alley has one
area of
displacement
toward the
south end.
The driveway
can be
repaired in
sections
where
cracking has
occurred or
replaced. If
possible
areas with
original
curvilinear
scoring
should be
retained or
replicated.
The block
wall at the
rear should
be evaluated
and repaired.
The wood
fence can be
repaired and
finished.
Sitework in
addition to
landscape
likely
necessary for
south side
yard for
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Packet Pg. 218 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
rear gate at the alley. The
drive has a brick border
and strip of planting along
the north side. There is a
block fence along the north
that may be on the
neighboring property and a
wood fence on the south
that is finished on the
neighboring property. At the
rear of the property is a low
masonry wall with the
opening for the chain link
gate. There is also a new
metal fence with vertical
pickets along the street
frontage and driveway
drainage.
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Packet Pg. 219 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Landscape The front yard is primarily
artificial turf in four large
rectangles. There are
potted plants flanking the
front entry. The side yard
on the north is bare soil and
the large rear yard is a mix
of lawn. There are no trees
on the property other than
street trees The north side
of the residence and
property is mostly paving.
There is a thin brick lined
landscape are along the
north side of the driveway
to the alley.
The landscape
is mostly
groundcover in
the rear yard
and a strip for
planting along
the extended
drive to the
alley, The south
side yard is not
landscaped and
becomes muddy
from rain and
drainage issues.
A tree adjacent
to the house on
the south was
damaging the
structure and
has been cut
down.
Side and rear
lawn areas
should be reseeded, replanted or
otherwise
landscaped.
Add irrigation
with care not
to direct near
or on the
building.
Drainage on
the south
side should
be integrated
with
landscape
and possible
sitework with
paving and
gravel. Tree
stump on
south should
also be
removed.
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Packet Pg. 220 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Foundations/
Structural
The residence has typical
continuous perimeter
footings and internal piers
for support of the wood
frame structure. There are
also interior footings around
the small basement and
miscellaneous concrete
footings, Little is visible on
the exterior as plaster finish
continues to grade.
There is minor
cracking seen in
some
foundations as
well as
efflorescence.
The underfloor
should be
inspected for
connections
between
framing and
footings. There
has not been
seismic retrofit
work. There are
also indications
that the house
may be slightly
sinking on the
south. Also the
house was
treated for
termites
damaging the
framing and
ongoing
treatments are
recommended
A structural
engineer
should
review.
Additional
seismic
strengthening
may be
recommended. Any
unsafe
seismic
condition
should be
strengthened
including
review of
attachments
of the wood
frame to the
concrete
footings.
Review for
any settling is
also needed
as well as
ongoing
termite
treatment.
4.A.f
Packet Pg. 221 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Plaster
Exterior
The building stucco exterior
appears as a sand finish
with multiple coats of paint.
The stucco is the primary
façade material around all
sides of the residence and
the attached garage
The stucco
currently is in
adequate to fair
condition. The
top of the
garage wall
stucco at the
parapet has
separated
leaving the wall
open to
moisture.
The stucco is
best
maintained
with regular
cycles of prep
and paint.
Patching is
needed at
garage
parapets and
connection to
residence.
4.A.f
Packet Pg. 222 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Wood Siding Wood siding is located on
the upper floor of the front
façade above a wood
stringcourse and wraps the
corners for a short distance
on the two side elevations.
The horizontal siding is a
flat broad board with a cove
Dutch lap.
The wood siding
currently
appears in
relatively
satisfactory
condition from
recent treatment
but also show
signs of multiple
paint layers.
The siding is
best
maintained
with regular
cycles of prep
and paint.
Care should
be taken
should
multiple
layers of
paint
accumulate
and provide
thorough
prep.
4.A.f
Packet Pg. 223 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Windows
Window
Bays
The windows on the street
facing front elevation are
the original wood sash and
fixed glazing. The upper
windows are double hung
with multi-lites. The lower
floor includes two projecting
bays with a central multi-lite
full height fixed glass
windows and flanking
double hung multi-lite
windows to match. The
remainder of the windows
around the residence have
been replaced with vinyl
single hung windows and
aluminum sliders without
multi-panes in the original
cased openings.
The wood
windows are
generally fully in
place but show
numerous signs
of wear and
deferred
maintenance.
The coats of
paint have built
up and now
create an
uneven surface.
The bay
windows have a
metal cap that
has an uneven
edge that laps
over the edge.
The flashing
appears to
connect with a
coating over the
top of the two
window bays.
The sliding
windows at the
porch are in
poor condition
although
operable. The
remainder of the
replacement
windows are
Wood
windows
need to be
maintained to
preserve the
wood and
avoid water
intrusion into
frames and
exterior walls.
The wood
windows
should be
carefully
maintained
with regular
schedule of
prep and
paint.
Significant
work is
needed to
refurbish the
windows and
the thin wood
mullions.
Flashing over
the bay
windows
needs work
as well as the
coating on
top of the
window bays.
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Packet Pg. 224 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
functional. Window
operation
should be
reviewed and
rehabilitated
as needed.
4.A.f
Packet Pg. 225 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Wood Trim There are a number of
wood trim elements on the
house, primarily on the
front façade. The two large
bay windows on the ground
floor are surrounded with
wide wood trim, decorative
header and curved wood
sill. The front entry is also
surrounded with wood trim
including a small pediment
above the opening. The
small recessed porch is
surrounded with wood
trimmed panels on the
sides and ceiling. A wood
stringcourse below the
second floor windows
continues around the
building. There is a small
trim at the top of the wood
siding just below the
exposed rafter tails and
underside of exposed wood
roof structure The
symmetrical pair of second
story windows on the front
façade have surface
applied wood shutters.
.
Most of the
wood features
appear in fair to
satisfactory
condition but
multi layers of
paint have
accumulated
over time
leaving an
uneven finish.
The curved
wood work
above the bay
windows is
particularly in
impacted and in
need of
refurbishment.
The wood
trim is best
maintained
with regular
cycles of prep
and paint.
Due to the
number of
paint coats
the paint
finish
surfaces has
areas of loss
where
partially
removed
layers of
paint have
accumulated.
Care should
be taken to
properly prep
these areas.
Flashing
above the
bay window
trim needs
review and
repair.
4.A.f
Packet Pg. 226 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
4.A.f
Packet Pg. 227 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Railings There are decorative
wrought iron side railings at
the front porch entry to the
house. The top of railings
are horizontal along of the
sides of the porch
extension and then slope
down at the ends for the
one step at the entry walk.
.
The railings
appear in
satisfactory
condition with
evidence of
rusting at the
bottoms of the
posts.
Railings are
best
maintained
with regular
cycles of prep
and paint.
Treatment at
bottom of rail
posts may be
necessary
over time.
4.A.f
Packet Pg. 228 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Roofing The entire sloped roof of
the residence is covered
with asphalt shingles. The
roofing overhangs the
facade approximately two
feet with exposed rafter
tails. The rear enclosed
second floor porch appears
to have a gently sloping
almost flat metal roof. The
garage structure has a flat
roof with sheet roofing that
laps the top of the side
parapets.
The roof is
covered with
asphalt
shingles. The
roofing has
been evaluated
as near end of
life cycle and
has multiple
previous levels
underneath.
The roof edges
at the rear
above the
enclosed porch
appear uneven.
The metal roof
likely needs
improvement for
drainage. The
Garage roof has
several areas
that need work.
The roofing laps
the top of the
parapet and
appears to be
peeling away in
areas leaving
the wall below
exposed to
water. Flashing
appears in need
of close review.
Roof life cycle
should be
evaluated.
Any leaks
should be
identified and
repaired
expeditiously.
Damaged
and missing
flashing
should be
repaired.
New roof
underlay may
be
necessary.
The metal
roof at the
rear porch
may also
need repair.
Roofing at
the garage
should be
properly
finished
against the
parapet with
appropriate
parapet cap
otherwise
moisture in
the walls can
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Packet Pg. 229 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
migrate to the
main
residence.
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Packet Pg. 230 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Gutters and
Drainage
Gutters with downspouts
are located around the
perimeter of the main
house. The roof of the rear
infilled balcony drains onto
the garage roof that is
sloped towards the
southeast corner where
there is a drain in the
roofing and an opening for
overflow in the adjacent
sidewall parapet. All
gutters and downspouts
drain to grade.
Downspouts on southside
have flexible extensions to
keep water from
foundation.
The gutters
have leaked
around the
residence and
appear partially
damaged and
uneven at the
back of the
house. The
drainage over
the enclosed
porch onto the
roof of the
garage and
generally the
overall drainage
pattern is not
fully successful.
Water damage
is evident in
several
locations along
the rear façade
and garage
structure. The
downspouts on
the south side of
the residence
have extensions
as there has
been flooding in
that area and
additional work
at grade may be
Gutters and
downspouts
should be
cleared
periodically.
Recent rains
indicate
leaking
around the
residence so
replacement
may be
necessary.
Drainage at
porch and
garage roof
need
additional
work.
Drainage on
the south
needs
resolution
Porous
paving may
be required
as well as
method of
directing
water to
storm drain
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Packet Pg. 231 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
needed to
improve
drainage.
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Packet Pg. 232 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Hardware There are a few potentially
original hardware features
primarily at the front entry.
The door handle is
appropriate but may not be
original. The mailbox and
address plate are original
as well as the painted over
ring bell adjacent to the
doorway. There is also a
painted over viewport at the
center of the door. There
are two large boxes one on
the front facade and the
other at the corner of the
south side façade that may
be part of an earlier alarm
system.
The front door
handle is in
satisfactory
condition. Other
original features
have been
painted over
and likely no
functional.
The front
door
hardware
should be
reviewed for
possible
refurbishment
Alarm boxes
can be
reviewed to
maintain or
remove.
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Packet Pg. 233 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Exterior
Lights
The front entry has a single
surface mounted light
fixture. There are minimal
exterior light fixtures around
the house and they do not
appear original
The lights are in
satisfactory
condition
although they
may need relamping. There
is an outlet for
an exterior light
over the garage
door but it is not
in use.
Existing
porch lights
can be relamped for
energy
conservation
if the
appropriate
bulb is
chosen. The
older fixtures
should be
evaluated for
new wiring
and other
upgrades.
New exterior
lighting can
be added for
security or
lighting in the
landscape
that
illuminates
the residence
and site but
should be
carefully
considered
and installed
to be
compatible
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Packet Pg. 234 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Garage /
Connection
to
Residence
The garage is a simple
rectilinear structure and is a
relatively tall one story
structure. The garage door
is not original but in the
original opening. Electrical
services are attached to the
rear of the garage. There
is an outlet for lighting
above garage door. The
garage is connected to the
residence.
The garage is in
poor to
satisfactory
condition with a
number of
issues relating
to drainage,
parapet cap and
stucco wall
construction as
well as
connection to
the existing
residence that is
impacting the
rear façade of
the main
residence.
Existing
elements
should be
refurbished
on regular
cycle. Issues
with stucco,
roofing and
drainage may
lead to larger
construction
work on
garage as
well as
modification
of the
connection to
the existing
residence.
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Packet Pg. 235 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Electrical The electrical service
comes overhead from the
alley to the rear of the
garage where there is an
original electrical box
enclosure with wood door
and new service location
with meter directly
adjacent. Within the
residence there is
significant wiring running
underfloor visible from the
basement. The wiring is
primarily original with cloth
wrapped wire
The house
wiring should be
reviewed. The
cloth wrapped
wire is ultimately
at risk.
The electrical
service
should be
reviewed by
an electrician.
The structure
should
possibly be
rewired
completely as
well as other
appropriate
upgrades for
safety.
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Packet Pg. 236 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Plumbing The interior plumbing and
underfloor system is
partially visible. The gas
hot water heater is
strapped to the wall in the
small basement. The crawl
space is relatively tight for
access.
The plumbing
service
including sewer
has not been
investigated.
Much of the
plumbing
throughout the
house is older
There is
possible loss of
water pressure
that may be
Iines that are
clogged and
may ultimately
lead to failure.
Plumbing
should be
reviewed
including
connections
at the hot
water heater.
Older and
clogged pipes
may need
replacement.
Check
attachments
and
emergency
shut off
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Packet Pg. 237 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Mechanical/
Heating
There is gas service to the
building so that both water
and space heating is gas.
There are condensers
along the south side of the
residence. There is also
ductwork visible in the
underfloor space.
The system is
currently
operable. There
are ducts that
may have
asbestos
insulation and
may require
abatement if
modified.
Mechanical
systems
including
water heating
may require
update.
Review gas
shut off for
safety.
Humidity
should be
considered.
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Packet Pg. 238 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Photographs
1958 20th Street
– east main entry elevation
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Packet Pg. 239 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street– east main entry elevation from southeast
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Packet Pg. 240 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street– west elevation and rear yard
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Packet Pg. 241 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street– view of residence from northwest
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Packet Pg. 242 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street
– south elevation from southeast
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Packet Pg. 243 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving
MILLS ACT MAINTENANCE PLAN
1958 20th Street
MAINTENANCE PLAN: 1958 20th Street
Item # Maintenance Feature Location Recommended Treatment Total Schedule Maintenance per Secr of Ints Stds. (Est. Budgets) SITE
1 2025 Sitework Front entry steps Review site paving for damage. Patch as $ 8,000.00 ongoing Walkways needed.
Driveway South side yard coordinated with drainage
2 monthly Landscape Sie and rear yard Maintain landscape and irrigation $ 12,000.00 Avoid plants and irrigation against building walls
Remove tree stump at south foundation
EXTERIOR
3 as needed Foundations/Structural Perimiter and internal footings Review structural as needed, patch cracks $ 2,000.00 2025 review Seismic atttachments, Evaluate sinkage
Termite teatments
4 2029 Plaster exterior All facades Review plaster. Patch cracks $ 4,000.00 5 year cycle Prep and paint on 5 year cycle
2034 Repair at garage parapet & house connection
5 2028 Wood siding Upper level Prep and paint as needed $ 10,000.00 5 year cycle
2033
6 2026 Windows / Bay windows Throughout Maintain windows and operation. $ 15,000.00 5 year cycle Wood windows on front façade Wood windows need extensive refurbsihment 2031 Bay window flashing and roofing refurbishment
7 2027 Wood Trim All windows frames and sills Prep and paint approx 5 year cycle $ 12,000.00 5 year cycle Extensive prep to restore appearance
2032
8 2029 Wood doors Front door Maintain original doors $ 2,000.00 5 year cycle Prep and paint as needed
234
9 2026 Metal Rails Flanking main entry Prep and paint $ 2,000.00 5 year cycle Treat for rust
2031
10 2027 Roofing Shingles at main residence Roofing old with multiple layers $ 20,000.00 10 year cycle Sheet roofing and parapet at New roof may be necessary in near future garage
11 2026 Drainage Drainage throughout site Provide screens to keep drains clear of debris. $ 10,000.00 & ongoing Gutters and downspouts Gutters leaking and may need replacement 12 2025 Hardware Doors and windows Maintain orignal entry door hardware, $ 1,000.00 & ongoing
13 2026 Exterior Lights Site ligihting,porch lights Relamp as needed $ 1,000.00 & onlgoing Check for weather seal and finish conditon
14 2026 Garage Exterior cladding Repair connections at and near main residence $ 10,000.00 Connection to main residence
2028
SYSTEMS
15 2027 Electrical Overhead from south alley Maintain as needed $ 5,000.00 as needed Wiring original and cloth wrapped Re-wiring may be necessary Review exterior outlets for safety
16 2026 Plumbing Throughout site and residence Some orignal piping Repairs when needed $ 5,000.00 as needed Loss of pressure and possible leaks
Copper pipes possibly clogged
17 review shutoff Heating/AC/Gas Maintain service, repair as needed $ 5,000.00 2025 Check for shutoffs
as needed
TOTAL MILLS ACT MAINTENANCE PLAN 10 Years $ 124,000.00
2025 1 1958 20th Street, Santa Monica
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Packet Pg. 244 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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Packet Pg. 245 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
CITY OF LOS ANGELES
H ISTORICAL P ROPERTY T AX A DJUSTMENT W ORKSHEET G UIDE REVISED DECEMBER 2019
Property Address: ________________________________________________________________ (Number and Street Name) A: DETERMINE ANNUAL INCOME AND ANNUAL OPERATING EXPENSES Gross Income (Monthly Rent x 12)
Less 3% Vacancy & Collection
Effective Annual Income =
Less 20% Expenses
Annual Net Income =
B: DETERMINE CAPITALIZATION RATE
2020 Interest Component 4.25%
Historical Property Risk Component
(4% for owner-occupied single family dwelling,
2% for all other properties)
4% or 2%
Property Tax rate 1.02%
Amortization Component
(Improv ement Va lue/Land Value) x 0. 03
Values are f ound on the ta x b il l
Capitalization Rate (sum of the above) =
C: CALCULATE MILLS ACT ASSESSED VALUE
Annual Net Income/Capitalization Rate =
D: DETERMINE ESTIMATED TAX REDUCTION
Current Taxes (Current Assessed Value x 0.0102)
Less Mills Act Taxes (Mills Act Value x 0.0102)
Potential Mills Act Property Tax Savings =
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Packet Pg. 246 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
CITY OF LOS ANGELES
H ISTORICAL P ROPERTY T AX A DJUSTMENT W ORKSHEET G UIDE REVISED DECEMBER 2019
The following is an EXAMPLE showing the possible tax benefits to the property owner of an owner-occupied single-family dwelling under an Income Approach to Valuation (Mills Act value). This form is a guideline only. Your reduced property tax under a Mills Act contract is not guaranteed to match this calculation. This form is also used by staff to calculate the potential lost revenue to the City by the granting of the Historical Property Contract.
EXAMPLE: 2000 sf single-family dwelling property
Current Assessed Value of Property = $800,000
Value of Land = $550,000, Value of Improvements = $250,000 (information found on tax bill) Estimated Monthly Rent at $1.80 per sf = $3,600 (use a realtor or online source for fair market rental data) A. Determine Annual Income and Annual Operating Expenses $3,600 per month rent x 12 months equals gross income of $43,200 Vacancy and collection loss of 3% = -1,296
Effective Annual Income = $41,904
Less Expenses @ 20% = -8,381
(utilities, water, garbage, insurance, maintenance, management) Net Income $33,523
B. Determine Capitalization Rate
Add the following together to determine the Capitalization Rate:
The Interest Component is determined by the Federal Housing Finance Board and is based on conventional mortgages. While this component will vary from year to year, the State Board of Equalization has set this at 4.25% for 2020.
The Historical Property Risk Component of 4% applies to owner-occupied, single-family dwellings (as prescribed in Sec. 439.2 of the State Revenue and Tax Code). A 2% risk component applies to all other properties.
The Property Tax Rate = 1.02%
The Amortization Component is a percentage equal to the reciprocal of the remaining life of the structure and is set at the discretion of the County Assessor for each individual property. In this example the remaining life of a wood frame building is set at 50 years. The amortization component is calculated as follows: Improvements to Land Value ratio (250,000/550,000) x Building Amortization (1/50) = (0.45) x (0.03) = 0.0135 or 1.35% (approximately 1.4%) Now add the following:
4.25% + 4.0% + 1.02% + 1.4% = 10.67% = Capitalization Rate of 0.1067 C. Calculate Income Approach/Mills Act Assessed Value and Estimated Tax Reduction The new assessed value is determined by dividing the annual net income ($33,523) by the capitalization rate 0.1067 (10.67%) to arrive at the new assessed value of $314,180.
D. Calculate Estimated Tax Reduction
Lastly, determine the amount of taxes to be paid by taking .0102 (1.02%) of the assessed value $314,180.
Compare with current property tax rate for land and improvements only (be sure not to include voter indebtedness, direct assessments, tax rate areas and special districts items on your tax bill):
• Current general levy property tax: 1.02% of original assessed valuation of $800,000 ($800,000 x 0.0102 = $8,160).
• Mills Act property tax: 1.02% of new assessed value of $314,180 is $3,205.
Annual property taxes have been reduced by $4,955 ($8,160 minus $3,205), an approximately 61% property tax reduction.
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Packet Pg. 247 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
CITY OF LOS ANGELES
H ISTORICAL P ROPERTY T AX A DJUSTMENT W ORKSHEET G UIDE REVISED DECEMBER 2019
Property Address: ________________________________________________________________ (Number and Street Name) A: DETERMINE ANNUAL INCOME AND ANNUAL OPERATING EXPENSES Gross Income (Monthly Rent x 12) $43,200
Less 3% Vacancy & Collection -1,296
Effective Annual Income = $41,904
Less 20% Expenses -8,381
Annual Net Income = $33,523
B: DETERMINE CAPITALIZATION RATE
2020 Interest Component 4.25%
Historical Property Risk Component
(4% for owner-occupied single family dwelling,
2% for all other properties)
4% or 2%
Property Tax rate 1.02%
Amortization Component
(Improvement Value/Land Value) x 0.03
Values are found on the tax bill
1.4%
Capitalization Rate (sum of the above) = 0.1067
C: CALCULATE MILLS ACT ASSESSED VALUE
Annual Net Income/Capitalization Rate = $314,180
D: DETERMINE ESTIMATED TAX REDUCTION
Current Taxes (Current Assessed Value x 0.0102) $8,160
Less Mills Act Taxes (Mills Act Value x 0.0102) $3,205
Potential Mills Act Property Tax Savings = $4,955
1234 MAIN STREET
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Packet Pg. 248 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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Packet Pg. 249 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0
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Packet Pg. 250
Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving
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Packet Pg. 251 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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Packet Pg. 252 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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Packet Pg. 253 Attachment: 25ENT-0076 (1958 20th St) MA materials (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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.
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Packet Pg. 254 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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.
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Packet Pg. 255 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements City of Santa Monica
Planning and Community Development Department
City Planning Division
(310) 458-8341
MILLS ACT CONTRACT APPLICATION
Application Number (s)_25ENT-0089____________________________ Date Filed:
Fee:
Receipt #
Received by:
PROJECT ADDRESS ___________________________________________________ Land Use Element District ________________ Zoning District __________________ Legal Description (Lot, Block, Tract) ____________________ Legal Description (Book, Page, Parcel #) __________________ APPLICANT:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
5/27/25
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Packet Pg. 256 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 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.
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Packet Pg. 257 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
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: ~,d /~ ~ DATE: May 15, 2025
APPLICANT'S SIGNATURE: DA TE: ------------ -----
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.
DATE
PROPERTY OWNER'S SIGNATURE DATE
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Packet Pg. 258 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
137 Hart Avenue
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
May 15, 2025
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
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Packet Pg. 259 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 May 15, 2025
CONDITION ASSESSMENT REPORT
Overview
The property at 137 Hart Avenue consists of a single-family one-story home designed in the beach side bungalow style. According to the Los Angeles County Assessor the structure was built in 1905 and 1921 although there is no original permit and the original date of construction may be 1903. The residence for many years served as a rental property except for a period beginning in 1947 it was owned by Sadie Levy, a local activist who resided there for two decades.
The parcel is on the west side of the city, the first block from the beach in a neighborhood surveyed and identified as the potential South Beach Historic District. The site and building at 137 Hart Avenue are in satisfactory to fair condition and in need of ongoing maintenance and repair.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 137 Hart Avenue, Santa Monica. The property is identified as Assessor's Parcel Number 4288-017-026. The property is on the north side of Hart Avenue and is in a line of lots that step down along Hart Avenue toward the ocean on the west.
The property also slopes down slightly toward the back of the site on the north.
Aerial photo with property at 137 Hat Avenue outlined.
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Packet Pg. 260 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 May 15, 2025
Similar to adjacent properties there is a small front yard and fenced in patio area The property has a small backyard. There is no driveway. The property is only a block from the ocean and subject to the relatively mild Santa Monica weather as well as the impact of oceanfront moisture.
Aerial photo of 137 Hart Avenue
General Building Description
The Los Angeles County Assessor indicates a total of 1,216 square feet of space for the historic residence. The building is located on the north side of Hart Avenue with a front yard deck with short fence. The front deck is slightly raised from the sidewalk and leads level to the recessed front door.
The building has a wood shingle exterior façade with horizontal wood siding along the base of the building. Vertical wood siding encloses the chimney that has a metal flue cap.
The roof is composite shingles. The roof has a street facing gable and a short shed roof that wraps across the front above the decorative windows. The roof eaves extend approximately two feet, and the rafter tails are exposed from below. A gutter wraps the house and there are metal downspouts around the residence. Wood
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Packet Pg. 261 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 May 15, 2025
windows wrap the front of the building that was likely a porch at one time similar to other residences in the district. The remainder of the windows are replacement aluminum within the original openings and trim.
There is a sloping paved walk along the west side down to the rear yard with a side entry into the residence off a small porch landing reached by steps. Offset from both sides of the main house there is a small addition at the rear of the house with access to a small basement. The rear yard is relatively flat with artificial turf. The yard is bound by fences on either side and a plaster wall from the one story building directly behind the property.
Character Defining Features – Condition Assessment and Treatment The Historic Resource Assessment and application for historic designation for 137 Hart Avenue includes illustrations of the following character defining features:
• One-story, rectilinear plan and massing
• Front porch infilled with wood windows
• Front wood windows with upper sash
• Gable and shed roof with overhanging eaves
• Exposed rafter tails
• Recessed entryway
• Shingle cladding and horizontal siding
• Wood trims
The following report includes a condition assessment of the property with categories that include key exterior elements and character defining features as well as strategies for refurbishment and ongoing maintenance and repair of the building and site. The Mills Act maintenance plan is to refurbish and preserve the historic character and historic features of the residence.
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 with 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.
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Packet Pg. 262 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 May 15, 2025
SUMMARY OF REPAIR / MAINTENANCE WORK
Sitework
Location:
The front wood plank deck is raised from the sidewalk with one step and is level with the front door concrete entry porch. The narrow side yards of the house are concrete sloping toward the rear yard that is primarily rectangular areas of concrete with narrow strips of rock infill.
Condition:
The front yard deck is relatively new but will wear quickly in the sun and ocean weather.
Treatment:
The deck should be continuously treated to main finish. The concrete on either side must be maintained for drainage. Infill around concrete panels will need to be maintained
Landscape
Location:
The front yard is primarily a raised deck and there is paving in the rear yard with landscaping around the perimeter. Planting in the front is primarily in raised boxes and planters including a fruit tree on the front deck.
Condition:
The landscape is in good condition and is maintained in raised planters and in perimeter landscaping in the back.
Treatment:
Appropriate low water use planting and existing drip lines should be serviced and maintained
Foundations / Structural
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Packet Pg. 263 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 May 15, 2025
Location:
The residence has typical continuous perimeter footings and internal piers for support of the wood frame structure. There are also interior footings around the small basement and miscellaneous concrete footings, Little is visible on the exterior as exterior siding continues to grade.
Condition:
The house needed seismic work. Little is visible on the exterior as exterior siding continues to grade. The underfloor should be inspected for connections between framing and footings.
Treatment:
Any unsafe seismic condition should be strengthened including review of attachments of the wood frame to the concrete footings. Ongoing termite inspection and treatment should be provided
Wood Shingles
Location:
The building exterior is primarily wood shingles. The wood shingles wrap all four sides and is also in the front gable
.
Condition:
The shingles were in a highly deteriorated condition. The shingles were recently refurbished and replaced with matching where needed.
.
Treatment:
The shingles will require ongoing prep and paint to maintain in the ocean environment.
.
Wood Siding
Location:
Wood siding is around the base of the building. The site slopes to the rear and the siding covers the extended lower façade.
Condition:
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Packet Pg. 264 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 May 15, 2025
The wood siding was deteriorated and currently appears is relatively good condition from recent treatment
Treatment:
The siding is best maintained with regular cycles of prep and paint. Care should be taken should multiple layers of paint accumulate
Windows
Location:
The windows on the street facing front elevation are the original wood sash and fixed glazing from early enclosure of the porch as well as the first windows on either side of the porch enclosure. The remaining windows around the house are vinyl wrapped aluminum windows and double hung in the original opening to match the original window type.
Condition:
Wood windows needed rehabilitation and new finish. All windows need adjustments to maintain weather seal. Space added at rear of residence has matching window style
Treatment:
Wood windows need to be maintained to preserve the wood and avoid water intrusion into frames and exterior walls. The wood windows should be carefully maintained with regular schedule of prep and paint. Window operation should be reviewed and rehabilitated as needed. Aluminum windows and window hardware should be maintained to preserve weather protection of residence.
Broken glass in original windows should be repaired. An option is to change our windows on the sides of the house for wood framed windows to match original style.
Wood Trim
Location:
There are a number of wood trim elements on the house, primarily on the front façade and surrounding the openings.
Condition:
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Packet Pg. 265 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 May 15, 2025
Most of the wood features appear in satisfactory to good condition. Multi layers of paint accumulated over time leaving an uneven finish
Treatment:
The wood trim was refurbished and is best maintained with regular cycles of prep and paint. . Care should be taken to properly prep these areas.
Railings and Fences
Location:
The property has several wooden fences. One short spaced picket fence wraps the front deck area Another wood rail borders the recessed entry porch area.
Another railing borders the stair along the west to the rear entry. There are fences along the sides of the rear yards.
Condition:
The railings appear in satisfactory condition although ongoing wear is showing on some railings
Treatment:
Railings are best maintained with regular cycles of prep and paint including replacement of areas of rot.
Roofing
Location:
The entire sloped roof of the residence is covered with asphaltic shingles. The roof overhangs the facade approximately two feet with exposed rafter tails. A gutter has been installed around the perimeter.
Condition:
The roofing is relatively new but will need a cycle of repair and possible replacement. Leaking skylights had to be replaced
Treatment: .
Any leaks should be identified and repaired expeditiously. Damaged and missing flashing should be repaired. Roof life cycle should be evaluated in 10 years
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Packet Pg. 266 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 May 15, 2025
Gutters and Drainage
Location:
A gutter wraps around the residence with downspouts. There is important drainage at the rear yard which is at a low elevation relative to the front yard Condition:
Much work was required to improve drainage at rear yard. Water drains toward the rear of the site (including from adjacent property) creating a large volume of water. There were no gutters so they were recently added to contain water overflow.
Treatment:
Drainage should regularly observed and cleaned to maintain flow.. Flooding at the rear yard would be damaging. Equipment (sump pumps and drainage lines, etc.) to be maintained.
Hardware
Location:
There are a few potentially original hardware features primarily at the front entry.
The door handle is appropriate but may not be original. There is a vent above the front porch.
Condition:
The front door handle and vent are in satisfactory condition.
Treatment:
The front door hardware and vent should be reviewed for possible refurbishment Window hardware to be reviewed to ensure weather seal
Exterior Lights
Location:
The front entry has a single surface mounted light fixture. There are minimal exterior light fixtures around the house and they do not appear original
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Packet Pg. 267 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 May 15, 2025
Condition:
The lights are in satisfactory condition although they may need re-lamping.
Treatment:
Existing porch light can be re-lamped for energy conservation Additional fixtures can be installed along sides and rear for security
Chimney
Location:
The chimney has been encased in vertical wood siding from the base to the top of the chimney
Condition:
The woodwork is in satisfactory condition but may be disguising earlier damages.
There is a fire arrestor on top.
Treatment:
Existing siding should be refurbished on regular cycle. Arrestor can be cleaned and finish maintained
Electrical
Location:
The electrical service comes overhead from the rear of the property to the rear of the residence on the east.
Condition:
The electrical meters appear to be in need of update and other equipment may need upgrades. Much of the wiring is antiquated 3 wire and cloth wrapped wires.
Treatment:
The electrical service should be reviewed by an engineer. The structure should be rewired as well as other appropriate upgrades for safety.
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Packet Pg. 268 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 May 15, 2025
Plumbing
Location:
The interior plumbing is served from underfloor and not readily visible Condition:
The plumbing has been recently refurbished although earlier elements remain Treatment:
Plumbing should be reviewed including connections at the hot water heater.
Sump pump piping tied to drainage
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. The hot water heater needs to be updated.
Treatment:
Mechanical systems may require updates. Hot water heater requires an update/possible replacement. Review gas shut off for safety. Humidity should be considered.
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Packet Pg. 269 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
137 Hart Avenue
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS Sitework The front wood plank deck
is raised from the sidewalk
with one step and is level
with the front door concrete
entry porch. The narrow
side yards of the house are
concrete sloping toward the
rear yard that is primarily
rectangular areas of
concrete with narrow strips
of rock infill.
The front yard
deck is relatively
new but will
wear quickly in
the sun and
ocean weather.
The deck
should be
continuously
treated to
main finish.
The concrete
on either side
must be
maintained
for drainage.
Infill around
concrete
panels will
need to be
maintained
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Packet Pg. 270 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
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Packet Pg. 271 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Landscape The front yard is primarily a
raised deck and there is
paving in the rear yard with
landscaping around the
perimeter. Planting in the
front is primarily in raised
boxes and planters
including a fruit tree on the
front deck.
The landscape
is in good
condition and is
maintained in
raised planters
and in perimeter
landscaping in
the back.
Appropriate
low water use
planting and
existing drip
lines should
be serviced
and
maintained
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Packet Pg. 272 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Foundations/
Structural
The residence has typical
continuous perimeter
footings and internal piers
for support of the wood
frame structure. There are
also interior footings around
the small basement and
miscellaneous concrete
footings, Little is visible on
the exterior as exterior
siding continues to grade.
The house
needed seismic
work. Little is
visible on the
exterior as
exterior siding
continues to
grade. The
underfloor
should be
inspected for
connections
between
framing and
footings.
Any unsafe
seismic
condition
should be
strengthened
including
review of
attachments
of the wood
frame to the
concrete
footings.
Ongoing
termite
inspection
and treatment
should be
provided
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Packet Pg. 273 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Wood
shingles
The building exterior is
primarily wood shingles.
The wood shingles wrap all
four sides and is also in the
front gable
The shingles
were in a highly
deteriorated
condition. The
shingles were
recently
refurbished and
replaced with
matching where
needed.
The shingles
will require
ongoing prep
and paint to
maintain in
the ocean
environment.
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Packet Pg. 274 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
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Packet Pg. 275 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Wood Siding Wood siding is around the
base of the building. The
site slopes to the rear and
the siding covers the
extended lower façade.
The wood siding
was
deteriorated and
currently
appears is
relatively good
condition from
recent treatment
The siding is
best
maintained
with regular
cycles of prep
and paint.
Care should
be taken
should
multiple
layers of
paint
accumulate.
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Packet Pg. 276 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Windows The windows on the street
facing front elevation are
the original wood sash and
fixed glazing from early
enclosure of the porch as
well as the first windows on
either side of the porch
enclosure. The remaining
windows around the house
are vinyl wrapped
aluminum windows and
double hung in the original
opening to match the
original window type.
Wood windows
needed
rehabilitation
and new finish.
All windows
need
adjustments to
maintain
weather seal.
Space added at
rear of
residence has
matching
window style
Wood
windows
need to be
maintained to
preserve the
wood and
avoid water
intrusion into
frames and
exterior walls.
The wood
windows
should be
carefully
maintained
with regular
schedule of
prep and
paint.
Window
operation
should be
reviewed and
rehabilitated
as needed.
Aluminum
windows and
window
hardware
should be
maintained to
preserve
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Packet Pg. 277 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
weather
protection of
residence.
Broken glass
in original
windows
should be
repaired. An
option is to
change our
windows on
the sides of
the house for
wood framed
windows to
match
original style.
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Packet Pg. 278 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Wood Trim There are a number of
wood trim elements on the
house, primarily on the
front façade and
surrounding the openings
.
Most of the
wood features
appear in
satisfactory to
good condition.
Multi layers of
paint
accumulated
over time
leaving an
uneven finish
The wood
trim was
refurbished
and is best
maintained
with regular
cycles of prep
and paint. .
Care should
be taken to
properly prep
these areas.
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Packet Pg. 279 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Railings /
Fences
The property has several
wooden fences. One short
spaced picket fence wraps
the front deck area
Another wood rail borders
the recessed entry porch
area. Another railing
borders the stair along the
west to the rear entry.
There are fences along the
sides of the rear yards
The railings
appear in
satisfactory
condition
although
ongoing wear
showing on
some railings
Railings are
best
maintained
with regular
cycles of prep
and paint
including
replacement
of areas of
rot.
.
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Packet Pg. 280 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Roofing The entire sloped roof of
the residence is covered
with asphaltic shingles.
The roof overhangs the
facade approximately two
feet with exposed rafter
tails. A gutter has been
installed around the
perimeter.
The roofing is
relatively new
but will need a
cycle of repair
and possible
replacement.
Leaking
skylights had to
be replaced
Any leaks
should be
identified and
repaired
expeditiously.
Damaged
and missing
flashing
should be
repaired.
Roof life cycle
should be
evaluated in
10 years
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Packet Pg. 281 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Drainage /
Gutters
A gutter wraps around the
residence with downspouts.
There is important drainage
at the rear yard which is at
a low elevation relative to
the front yard
Much work was
required to
improve
drainage at rear
yard. Water
drains toward
the rear of the
site (including
from adjacent
property)
creating a large
volume of water.
There were no
gutters so they
were recently
added to
contain water
overflow.
Drainage
should
regularly
observed and
cleaned to
maintain
flow..
Flooding at
the rear yard
would be
damaging.
Equipment
(sump pumps
and drainage
lines, etc.) to
be
maintained.
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Packet Pg. 282 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Hardware There are a few potentially
original hardware features
primarily at the front entry.
The door handle is
appropriate but may not be
original. There is a vent
above the front porch.
The front door
handle and vent
are in
satisfactory
condition.
The front
door
hardware and
vent should
be reviewed
for possible
refurbishment
Window
hardware to
be reviewed
to ensure
weather seal
Exterior
Lights
The front entry has a single
surface mounted light
fixture. There are minimal
exterior light fixtures around
the house and they do not
appear original
The lights are in
satisfactory
condition
although they
may need relamping.
Existing
porch light
can be relamped for
energy
conservation
Additional
fixtures can
be installed
along sides
and rear for
security
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Packet Pg. 283 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
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Packet Pg. 284 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Chimney The chimney has been
encased in vertical wood
siding from the base to the
top of the chimney
The woodwork
is in satisfactory
condition but
may be
disguising
earlier
damages.
There is a fire
arrestor on top.
Existing
siding should
be
refurbished
on regular
cycle.
Arrestor can
be cleaned
and finish
maintained
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Packet Pg. 285 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Electrical The electrical service
comes overhead from the
rear of the property to the
rear of the residence on the
east.
Much of the
electrical
needed major
refurbishment
and that work
was recently
completed.
Ongoing review
and
maintenance
are needed
The electrical
service
should be
reviewed by
an electrician.
The structure
should be
rewired as
well as other
appropriate
upgrades for
safety.
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Packet Pg. 286 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Plumbing The interior plumbing is
served from underfloor and
not readily visble
The plumbing
has been
recently
refurbished
although earlier
elements
remain
Plumbing
should be
reviewed
including
connections
at the hot
water heater.
Sump pump
piping tied to
drainage
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Packet Pg. 287 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 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. The
hot water heater
needs to be
updated
Mechanical
systems may
require
updates. Hot
water heater
requires an
update/replac
ement.
Review gas
shut off for
safety.
Humidity
should be
considered.
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Packet Pg. 288 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Photographs
137 Hart Avenue – Main entry elevation facing south on Hart Avenue
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Packet Pg. 289 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
137 Hart Avenue–main entry elevation from southwest
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Packet Pg. 290 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
137 Hart Avenue–main entry elevation from southwest
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Packet Pg. 291 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
137 Hart Avenue – East side of residence looking north and south
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Packet Pg. 292 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
137 Hart Avenue - Looking south along west side of residence towards Hart Avenue
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Packet Pg. 293 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic 137 Hart Avenue, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
137 Hart Avenue– Rear (north) elevation from northwest corner
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Packet Pg. 294 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic
MILLS ACT MAINTENANCE PLAN
137 Hart Avenue
MAINTENANCE PLAN: 137 Hart Avenue
year 1
Item # Maintenance Feature Location Recommended Treatment Total Schedule Maintenance per Secr of Ints Stds. (Est. Budgets) SITE
1 2024 Sitework Front entry step, deck Prepare front entry, new fencing $ 28,000.00 Side walks Rework rear yard for drainage
Paving at rear New paving and gravel inserts
2 2024 Landscape Deck, rear yard Add planting in pots and perimater landscaping $ 4,800.00
EXTERIOR
3 2024 Foundations/Structural Perimiter and internal footings Seismic and structural improvements $ 90,000.00 Termite treatment
4 2024 Wood shingle siding All facades Prep and paint $ 17,000.00 Replace rotted shingles
5 2024 Wood siding at base around biulding Prep and paint $ 8,000.00 Replace rotted siding
6 2024 Windows Throughout Maintain windows and operation. $ 13,000.00 Original and replacement Refurbish original windows and replacements with similar divisons
7 2024 Wood Trim All frames, sills and trim Prep and paint $ 9,000.00 8 2024 Wood doors Front and rear doors Prep and paint $ 7,000.00 9 2024 Railings Front porch and rear stairs prep and paint $ 4,000.00 Side fences
10 2024 Roofing Shingles throughout Reroof $ 42,000.00
Skylights Replace leaking skylights
11 2024 Drainage Gutters downsouts and Drainage for flooding during rains. New system $ 125,000.00 area drains at rear yard, incl sump pumps and new drain lines, gutters and downspouts around
12 2024 Hardware Doors, windows and attic vent Maintain door hardware, window hardware and $ 6,500.00 vent
13 2024 Exterior Lights Site ligihting,porch lights Add exteior lighting for safety $ 5,000.00 14 2024 Chimney Exterior on west Repairs at exterior cladding $ 6,500.00 Maintain spark arrestor
SYSTEMS
15 2024 Electrical Overhead from rear and into New wiring as needed throughout to $ 10,000.00 residence replace dated system
16 2024 Plumbing Throughout site and residence Old plumbing replaced $ 19,000.00 17 2024 Heating/AC/Gas Residence Updated new system $ 5,000.00 SUB TOTAL MILLS ACT MAINTENANCE PLAN Year 1 $ 399,800.00 Year 1 only
2025 137 Hart Avenue, Santa Monica
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Packet Pg. 295 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
MILLS ACT MAINTENANCE PLAN
137 Hart Avenue
MAINTENANCE PLAN: 137 Hart Avenue
years 2-9 ongoing
Item # Maintenance Feature Location Recommended Treatment Total Schedule Maintenance per Secr of Ints Stds. (Est. Budgets) SITE
18 2025 Sitework Front entry step, deck Review site paving for damage. Patch as $ 4,000.00 ongoing Side walks needed. Maintain front entry
Paving at rear
19 monthly Landscape Deck, rear yard Maintain landscape, check irrigation $ 24,000.00 Avoid plants and irrigation against building
walls
EXTERIOR
20 as needed Foundations/Structural Perimiter and internal footings Review structural as needed, $ 2,000.00 2025 review confirm sufficient seismic atttachments
Termite treatment
21 2029 Wood shingle siding All facades Prep and paint on 5 year cycle $ 15,000.00 5 year cycle
22 2029 Wood siding at base around biulding Prep and paint as needed $ 3,000.00 5 year cycle
23 annual Windows Throughout Maintain windows and operation. $ 3,000.00 ongoing Original and replacement
24 2029 Wood Trim All frames, sills and trim Prep and paint approx 5 year cycle $ 6,000.00 5 year cycle Front bay and entry trim
25 2029 Wood doors Front and rear doors Maintain original doors $ 4,000.00 5 year cycle Prep and paint as needed
26 2029 Railings Front porch and rear stairs Prep and paint on 5 year cycle $ 6,000.00 5 year cycle Side fences
27 2034 Roofing Shingles throughout Upkeep of roofing and flashing including $ 20,000.00 10 year cycle skylights for leaks
Review in 10 years
28 annual Drainage Gutters downspouts and Provide screens to keep drains clear of debris. $ 10,000.00 & ongoing area drains at rear yard Maintain drainage and equipment 29 2025 Hardware Doors and windows, attic vent Maintain orignal entry door hardware, vent $ 6,000.00 & ongoing
30 Exterior Lights Site ligihting,porch lights Relamp as needed $ 2,000.00 as needed Check for weather seal and finish conditon
31 Chimney Exterior on west Maintain vertical siding $ 1,500.00 5 year cycle
2028
SYSTEMS
32 Electrical Overhead from rear and into Maintain as needed $ 2,500.00 as needed residence Review exterior outlets for safety
Prior existing unsafe
33 2026 & Plumbing Throughout site and residence Maintain plumbing. Repairs when needed $ 2,000.00 as needed to be expedited. Repair/replace HWH
34 review shutoff Heating/AC/Gas Residence Maintain service, repair as needed $ 1,500.00 as needed Check for shutoffs
SUBTOTAL MILLS ACT MAINTENANCE PLAN Years 2 - 9 $ 112,500.00 TOTAL MILLS ACT MAINTENANCE PLAN Years 1 and 2 - 9 $ 512,300.00 2025 137 Hart Avenue, Santa Monica
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Packet Pg. 296 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________ REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental IncomeANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9) NET OPERTING INCOME $0 (Line 2 Minus 8)CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0
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Packet Pg. 297
Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic RECORDING REQUESTED BY:
Fidelity National Title
AND WHEN RECORDED MAIL TO:
Ashley Simonsen
137 Hart Avenue
Santa Monica, CA 90405
THIS SPACE FOR RECORDER'S USE ONLY
Title Order No 00282666 Escrow No 06-66660-MAF
GRANT DEED
THE UNDERSIGNED GRANTOR(S) DECLARE(S)
DOCUMENTARY TRANSFER TAX IS $3,575.00
CITY TRANSFER TAX $9,750.00
computed on full value of property conveyed, or
computed on full value less liens or encumbrances remaining at the time of sale.
El unincorporated area: El City of Santa Monica
FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, David Morse, an Unmarried Man
hereby GRANT(S) to
Ashley Simonsen, a Single Woman
the real property in the City of Santa Monica, County of Los Angeles, State of California, described as:
Legal Description attached hereto and made a part hereof as Exhibit "A" Commonly known as: 137 Hart Avenue, Santa Monica, CA 90405 Parcel No. 4288-017-026
Dated: December 13, 2020
Signature page attached hereto
and made a part hereof
MAIL TAX STATEMENTS TO PARTY SHOWN BELOW, IF NO PARTY SHOWN. MAIL AS SHOWN ABOVE
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Packet Pg. 298 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements
LISBETH YADIRA BUCK
Notary Public • California z
Los Angeles County
Commission it 2316728
y Comm, Expires Dec 21, 2023
I
(Seal)
Title Order No.: 00282666 Escrow No.: 05-55660-MAF APN: 4288-017-026
SIGNATURE PAGE
Title of Document: G(oVIt eater)
Date of Document:
David Morse
ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA ,
COUNTY OF L-0`) ate5
On IV ILtt20,0
before me, LitiVetil qadi(D, CtCY\
A Notary Public personally appeared
eloNi
who proved to me on the basis of satisfactory evidence,to be the person(s) whose name(s)CLiPare subscribed to the within instrument and acknowledged to me that die/she/they executed the same in Ser/their authorized capacity(ies), and that by itheritheir signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signatur ytgiOet 741
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Packet Pg. 299 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements PRELIMINARY REPORT Fidelity National Title Company
YOUR REFERENCE: 137 Hart Ave ORDER NO: 00282666-994-VN0-1AW
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
LOT 14 OF TRACT, BLOCK A, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 78, ON PAGES 77 AND 78 IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PLOTTED EASEMENTS
APN: 4288-017-026
CLTA Preliminary Report Form — Modified (11/17/06) Page 3
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Packet Pg. 300 Attachment: 25ENT-0089 (137 Hart Ave) MA material (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements City of Santa Monica Levine Act Disclosure Form
CITY OF SANTA MONICA
CALIFORNIA LEVINE ACT DISCLOSURE
The Levine Act prohibits City Officers from participating in any action related to a contract, license, permit, or entitlement if such Officer received campaign contributions totaling more than $500 within the previous twelve months, and for twelve months following the date of a final decision, from a party or participant to the proceeding, or their agent.
Section 84308(a)(4) of the Levine Act defines an "Officer" as follows: “Officer” means any elected or appointed officer of an agency, any alternate to an elected or appointed officer of an agency, and any candidate for elective office in an agency. The term “Officer” is further defined 2 Cal.
Code Regs. Section 18438.1, which states:
An officer of an agency includes only those persons who make, participate in making, or in any way attempt to use their official position to influence a decision in the license, permit, or entitlement for use proceeding, or who exercise authority or budgetary control over the agency or officers who may do so, and:
(1) Serve in an elected position, including an official appointed to an elected position due to an interim vacancy or an election otherwise canceled because the official was the sole candidate for the position;
(2) Serve as a member of a board or commission;
(3) Serve as the chief executive of a state agency, or county, city or district of any kind; or (4) Have decision making authority with respect to the proceeding involving a license, permit, or other entitlement for use and is also a candidate for elected office or has been a candidate for elective office in the 12 months prior to the proceeding.
A list of Santa Monica Elected Officials and members of boards and commissions can be found at the following links. The party making this certification is responsible for determining whether a recipient of a political contribution is a City Officer prior to completing this form. https://www.smgov.net/departments/council/
https://www.santamonica.gov/departments/rent-control
https://www.smgov.net/boards/
Have you, your company, or any agent on behalf of you or your company, made any political contributions of more than $500 to any City Officer in the twelve months preceding the date of the submission of your application or proposal? ____YES ____ NO
Name of Councilmember or City Officer: _________________________________ Name of Contributor: _________________________________________________ Date(s) of Contribution(s): ____________________________________________ Amount(s) ________________________________________________________ Please specify below and/or add additional sheet(s) to identify additional Councilmembers or City Officers to whom you and/or your agents made campaign contributions.
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Packet Pg. 301 Attachment: Levine-1928 20th (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements (Mills Act Contracts) City of Santa Monica Levine Act Disclosure Form
Answering YES does not preclude the City of Santa Monica from awarding a contract, license, permit, or entitlement or taking any subsequent action related to the item. It does, however, preclude the identified City Officer from participating in any actions related to such item.
By signing below, you certify you also agree to disclose to the City any future contributions made to Councilmembers or other City Officers by you or your agent(s) after the date of signing this disclosure form, and within 12 months following the approval, renewal, or extension of the requested contract, license, permit, or entitlement. I HEREBY CERTIFY UNDER PENA
LTY OF PERJURY UNDER THE LAWS OF THE
STATE OF
CALIFORNIATHATTHE FOREGOING IS TRUEAND CORRECT.
Signed: ____________________________ Date: ____________________ Print Name: _________________________ Title: _____________________ Company: __________________________
Additional Disclosures:
Please note this form is a public record and subject to a California Public Records Act request. 09/28/2025 DONGTING MA, JOHN PALAMARCHUK
1958 20th St, Santa Monica, CA 90404
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Packet Pg. 302 Attachment: Levine-1928 20th (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements (Mills Act Contracts) SANTA MONICA CITY ATTORNEY’S OFFICE
TO: Public
FROM: City Attorney’s Office
RE: Levine Act Disclosure Form
The Levine Act (Government Code 84308) is a California law aimed at preventing “pay to play” practices by prohibiting parties, participants, and their agents in a proceeding involving a license, permit, or other entitlement from contributing more than $500 to an officer of the City during a 12-month period. The prohibition applies to any 12-month period while the proceeding is pending and for 12 months following the date a final decision is rendered in the proceeding.
State law requires a party to a proceeding to disclose any contributions exceeding an aggregate $500 that the party and their agents have made to an officer of the City within the preceding 12 months. The Disclosure Form is intended to assist City officials with recognizing when they have an obligation to disclose and recuse themselves, and to aid parties with their disclosure obligations.
1. To what sort of proceedings is the disclosure form applicable? The Levine Act applies to all discretionary entitlements and contracts, with the exception of labor contracts, personal employment contracts, and contracts that must be awarded to the lowest responsive/responsible bidder. It does not apply to ministerial approvals.
For instance, the Levine Act applies to the following:
• Building and development permits
• Conditional use permits
• Contracts generally (unless an exception applies):
o Real property contracts for purchase, sale, lease
o Contract amendments
o Settlement agreements
o Contracts for goods, services, professional services that are not awarded pursuant to a competitive process
• Public street abandonments
• Private development plans
• Professional license revocations
• Rezoning of specific real estate parcels
• Event permits
• Rulemaking procedures affecting a particular industry where only a small number of businesses are affected
• Special district formation proceedings involving the creation of a special use or benefit to the person in the district
• Tentative subdivision and parcel maps
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Packet Pg. 303 Attachment: Levine-1928 20th (7140 : Adoption of a Resolutions Approving Historic Property Preservation Agreements (Mills Act Contracts)