25ENT-0076 (1958 20th St) MA materials — Santa Monica City Council, October 28, 2025

CITY OF SANTA MONICA

PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION
(310) 458-8341

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Fee:

Receipt #
Received by:

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

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

Name: _______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
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

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
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
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. 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.
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.
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.
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 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:
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.
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:
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.
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. 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:
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:

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. 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.

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
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.
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.

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.
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.

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.
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.
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.
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.
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.
1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
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.
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
1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
migrate to the
main
residence.
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.

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
1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
needed to
improve
drainage.
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.
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
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.
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.
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
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.
1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
Photographs
1958 20th Street – east main entry elevation
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 1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street – west elevation and rear yard
1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street – view of residence from northwest
1958 20th Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2025 Kaplan Chen Kaplan
1958 20th Street – south elevation from southeast

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

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 =

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.

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

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

Santa Monica City CouncilOctober 28, 2025

Santa Monica City Council
October 28, 2025