26ENT-0117 5/28/26
Ivan Lai
Waived
MILLS ACT CONTRACT APPLICATION
ARCHITECTURAL REPORT
JUNIPHER BUILDING
1355 THIRD STREET PROMENADE
SANTA MONICA, CALIFORNIA
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Heritage Chattel
Prepared on behalf of:
Jeff Appel, XYZ NOW LLC.
For property owner:
XYZ NOW LLC.
May 28, 2026
HERITAGE CHATTEL
By: _________________________________________________
Robert Jay Chattel, AIA, Senior Vice President, West Coast JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
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TABLE OF CONTENTS
I. Introduction 2
II. Qualifications 5
III. Secretary of the Interior’s Standards for the Treatment of Historic Properties 6 IV. Statement of Significance 8
V. Physical Description 10
Setting 10
Exterior 10
Interior 12
Alterations 13
VI. Rehabilitation, Restoration, and Maintenance Recommendations 15 Exterior 16
Systems 26
Interior 30
VII. Conclusion 31
ATTACHMENTS
A. Contemporary Photographs
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
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I. INTRODUCTION
This Architectural Report documents existing conditions of the commercial building at 1355 Third Street Promenade, Santa Monica, California (Assessor Parcel Number 4291- 012-010, subject property) (alternate address 301 Santa Monica Boulevard) and provides recommendations for future rehabilitation, restoration, and maintenance work for the purpose of entering into a Mills Act contract with the City of Santa Monica (City). The subject property consists of a single building on a rectangular lot.
Also known as the Junipher Building, the subject property is located in the Downtown Community Plan Area in the Central Business District and was initially constructed by Ye Planry Building Company as a three-story commercial building in 1912. In 1922, master architect Albert C. Martin (Martin) designed an addition where three additional bays were added to the rear (east) of the building along the Santa Monica Boulevard frontage, matching the design, configuration, and materials of the existing building. In 1925, a fourth story was added, also designed by Martin. The original owner was Alexander A.
Junipher, and the building housed shops at the ground floor with offices primarily for practicing medical professionals at the second, third, and fourth floors (upper floors).1 The subject property was designated a City Landmark (No. 112) on September 8, 2014 (File No. 13LM-011) with a period of significance from 1912-1925 to include the original construction as well as the additions designed by Martin. It was found to be eligible under all six Landmark designation criteria, specifically Landmark Criterion 9.56.100(a)(1) for exemplifying, symbolizing, or manifesting elements of the cultural, social, economic, political, or architectural history of the City; Landmark Criterion 9.56.100(a)(2) for being aesthetically interesting in its decorative detailing and the originality of its classical elements; Landmark Criterion 9.56.100(a)(3) for being identified with Dr. John S. Hunt, an important local citizen and developer of Santa Monica, who was involved in conceiving, 1 Ostashay & Associates Consulting, Juniper Building 301 Santa Monica Boulevard City Landmark Assessment and Evaluation Report, City of Santa Monica, March 2014.
Figure 1: Aerial view of subject property with
approximate property line and building in red
(Google Earth 2026)
Figure 2: Diagram of additions during the
period of significance (Heritage Chattel 2026)
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
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financing, and constructing the subject property; Landmark Criterion 9.56.100(a)(4) for embodying distinguishing characteristics of a classically-influenced commercial vernacular property designed and constructed in the early 20th century; Landmark Criterion
9.56.100(a)(5) as a representative work of architect A.C. Martin; and Landmark Criterion
9.56.100(a)(6) for its distinctive design and decorative features at a prominent location at the corner of Santa Monica Boulevard and 3rd Street Promenade. In previous historic resource survey, the subject property was identified as being a contributor to a potential historic district known as the Central Business District. In 2018, the Central Business District was found to no longer be eligible as a historic district.
Proposed work on properties designated as a City Landmark are subject to review by City Planning Division staff and/or Landmarks Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards).
Findings of this report are informed by observations made by Chattel, Inc. (Chattel) staff during a site visit to the subject property on April 14, 2026 and considers observations made by Commercial Real Estate Inspections, LLC during a site visit on January 19, 2026 and documented in a building inspection report (building inspection report) prepared for the property owner. For the prior owner, Chattel previously participated in preparation of a historic resource assessment and certificate of appropriateness including additional site visits and various reports from 2014-2020.
All future work to rehabilitate and maintain the subject property will be completed in accordance with the Secretary’s Standards. All required Planning and Building approvals shall be obtained.
The subject property embodies distinguishing architectural characteristics of the Beaux Arts style, making it an important example for the study of early 20th century commercial buildings in Santa Monica. However, the building has remained vacant since 2020 resulting in deferred maintenance and deterioration over time. Substantial rehabilitation is necessary to return the subject property to a state of utility including systems upgrades and restoration of its exterior character-defining features demonstrates the need for Figure 3: West and south elevations from 3rd
Street and Santa Monica Boulevard, view
northeast (Santa Monica Public Library Image
Archives c. 1928)
Figure 4: South and east elevations from Santa
Monica Boulevard, view west (Santa Monica
History Museum 1935)
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incentive through the Mills Act to help preserve this unique historic and architectural resource.
The subject property has been altered over time, typically occurring along with changes in tenants, resulting in some loss of historic fabric such as replacement of the original upper floor windows and original lobby. A major rehabilitation was completed in 1998 to accommodate a multi-floor retail tenant, The Gap. At the time, the original third floor was removed and all ground floor storefronts were replaced. Nonetheless, the subject property was designated a City Landmark in 2014 satisfying all six designation criteria, highlighting its architectural, historical, and cultural significance as an anchor in the Central Business District and along the Third Street Promenade. As documented in Section VI and in the Restoration/Rehabilitation and Maintenance Plan, significant investment is required to return the Junipher Building to a state of utility The property owner intends to use the tax savings from receipt of a Mills Act contract to restore historic fabric and original features of the subject property along with systems improvements. The need to implement these measures demonstrates the necessity of incentive through a Mills Act contract to help preserve and protect this unique architectural resource in the heart of Santa Monica.
Figure 5: West and south elevations from 3rd
Street and Santa Monica Boulevard, view
northeast (Santa Monica Public Library Image
Archives 1990)
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II. QUALIFICATIONS
Heritage Consulting Group (Heritage) is a national historic preservation consulting firm that offers a broad range of preservation services. Clients benefit from the energy, knowledge, and creativity of the Heritage team. Heritage provides its clients with a wide range of real estate development planning services including Historic Tax Credits – Federal and State, Due Diligence Investor Representation, Historic Design Review, Window Services, Historic Designations, and Regulatory Compliance. Our intimate understanding of the preservation process, the players, and the rules and regulations add credibility and value to projects. Heritage provides a variety of assistance to historic building owners and to communities seeking to preserve their unique historic character. The firm understands the parameters that affect the successful and timely outcome of a preservation project. We contribute practical rehabilitation strategies and design direction that is appropriate for projects complying with preservation guidelines, such as the Secretary of the Interior’s Standards for Rehabilitation.
Heritage Chattel is the Los Angeles-based office of Heritage Consulting Group. In 2026, Heritage acquired Chattel, Inc., an award-winning historic preservation consulting firm based in Los Angeles. This strategic acquisition brings together two highly respected firms whose complementary strengths will expand services, deepen regional expertise, and enhance the ability to support clients nationwide. For more than 30 years, Chattel, Inc. has been a recognized leader in historic preservation in California and Nevada. With a talented staff of architects, architectural historians, historians, and preservation planners, the Chattel team has built a reputation for solving complex preservation challenges on a wide variety of project types.
Heritage Chattel staff engage in a collaborative process and work together as a team on individual projects. This architectural report was prepared by firm Senior Vice President, West Coast Robert Chattel AIA, historic preservation architect; Project Manager Nels Youngborg, architectural historian; and Project Coordinator Thomas Chandler, planner.
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III. SECRETARY’S STANDARDS
The Secretary’s Standards are the standard of review for properties with Mills Act contracts employed by the City of Santa Monica and include four treatment approaches:
rehabilitation, restoration, maintenance, and preservation. The specific standard of review for properties with Mills Act contracts is rehabilitation, which is defined as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.”2 Rehabilitation involves returning a property to a state of utility and does not require the more invasive approach of restoration, which means to return a property to its appearance during a specific period in time.
The rehabilitation standards include the following:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 2 Kay D. Weeks, “The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings” (National Park Service, 1995).
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6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials.
Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property.
The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
The Secretary’s Standards are not intended to be prescriptive, but instead to provide general guidance. They are intended to be flexible and adaptable to specific project conditions in order to balance continuity and change while also retaining historic building fabric to the greatest extent feasible. Their interpretation requires exercise of professional judgment and balance of the various opportunities and constraints of any given project based on use, materials retention and treatment, and compatibility of new construction.
Not every standard necessarily applies to every aspect of a project, nor is it necessary to comply with every standard to achieve conformance.
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IV. STATEMENT OF SIGNIFICANCE
The subject property was designated a City Landmark (No. 112) on September 8, 2014 (File No. 13LM-011) by the Landmarks Commission based on the following findings:
• It exemplifies, symbolizes, or manifests elements of the cultural, social, economic, political, or architectural history of the City.
• It has aesthetic or artistic interest or value, or other noteworthy interest of value. • It is identified with historic personages or with important events in local, state, or national history.
• 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.
• It is significant or aa respective example of the work or product of a notable builder, designer or architect.
• Is has a unique location, a singular physical characteristic, or is an established and familiar visual feature of a neighborhood, community, or the City.
According to the 2014 Statement of Official Action designating the subject a City Landmark, its character-defining features are as follows:
• The building’s mass, scale, height, and footprint
• The building’s base-shaft-capital composition
• Symmetrical composition of west and south elevations
• Verticality of bays and pilasters
• White glazed brick surface
• Terracotta stringcourse at top of storefronts and below parapet • Fenestration pattern, size, and shape (including the double-hung windows and excluding aluminum window frames and glazing)
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• Flat roof surface (behind perimeter parapet, not extending above the parapet, and exclusive of rooftop mechanical equipment)
• Decorative brick and terracotta cornice line
• Catenary hooks
• Pilasters with stylized terracotta garland at capital • Decorative terracotta
• Ghosted signage on the north elevation
• Exposed red brick exterior on the north elevation
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V. PHYSICAL DESCRIPTION
The following is a description of the subject property, including its setting, exterior, and interior. Alterations are also summarized.
SETTING
The subject property is located at the northeast corner of Santa Monica Boulevard and the Third Street Promenade. The rear east elevation faces an alley, Third Court, and the north elevation abuts a commercial building at the north property line. The subject property contains a unified commercial building that occupies the entire parcel.
EXTERIOR
The building is rectangular and reads from the exterior as four stories, although the interior structure for the third floor was entirely removed in 1998 to create a double height space on the second floor. It has a parapet and flat roof, basement, and sub-basement or pit. The existing structural system consists of a steel frame (riveted steel columns are exposed at the fourth-floor interior), brick perimeter walls, a brick demising wall running north-south through the building at the connection of the original building and 1922 addition, and wood floor joists. Seismic retrofit was completed in 1998 and includes perforated shear walls attached with blind anchors on the interior of all elevations and at the north-south demising wall, and parapet reinforcement with bracing and through bolts.
Through bolts are exposed at the north elevation.
The exterior walls are constructed of common brick. At the south and west elevations (primary elevations), facing 3rd Street and Santa Monica Boulevard, the exterior is finished in white glazed brick veneer and terra cotta trim. At the north elevation, the common red brick wall is exposed and visible at the third and fourth floors from the Third Street Promenade above the adjacent building. The east elevation is clad in non-historic smooth stucco.
Figure 6: Primary west and south elevations,
view northeast (Heritage Chattel 2026)
Figure 7: Secondary east and north elevations,
view southwest (Heritage Chattel 2026)
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The primary south and west elevations are symmetrical in composition and contain elements of the Beaux Arts architectural style. The south elevation is eight bays wide, and the west elevation is three bays wide. The bays at the primary elevations are distinctly separated by regularly spaced piers with wide pilasters that contain a base-shaft-capital composition and frame non-historic storefront windows and entrances. The bulkhead and base of the wide pilasters at the ground floor are clad in dark grey granite. A denticulated terra cotta stringcourse at the top of storefronts visually separates the ground floor from the second floor. The vertical lines of the piers extend up the shaft dividing the windows at the second, third, and fourth floors. The windows are recessed slightly, while the piers project slightly. Spandrels located above the storefronts and between window openings at the upper floors contain white glazed tile laid in a lozenge pattern.
The wide pilasters contain stylized terra cotta garlands at the capitals above the fourthfloor windows. Also above the fourth-floor windows and below the parapet, a decorative frieze consists of buff colored terra cotta panels and oculi centered above each mullion. A stringcourse consisting of decorative scalloped terra cotta is above the frieze and below the parapet. The parapet is capped with painted sheet metal.
The south and west elevations contain catenary hooks that were originally installed to service the historic trolley line that once ran along Santa Monica Boulevard. Contemporary up-light fixtures painted white are installed at each pilaster above the terra cotta stringcourse between the ground floor and second floor.
South and west elevation fenestration consists of non-historic contemporary storefront glazing at the ground floor with non-historic fixed awnings. The main entrances include one set of contemporary, swinging doors with metal frames and full-height glazing at each primary elevation. At the second, third, and fourth floors fenestration is filled with nonhistoric double-hung, aluminum sash windows. Windows are grouped in sets of two at the west elevation and in sets of two, three, and four at the south elevation. Second, third, and fourth floor windows have added frost film applied to the glazing.
Figure 8: South elevation from Santa Monica
Boulevard, view north (Heritage Chattel 2026)
Figure 9: South elevation detail, view north
(Heritage Chattel 2026)
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The north and east elevations are unadorned, secondary elevations. At the north elevation, the common red brick wall and structural through bolts are exposed. The north elevation abuts the neighboring building at the north property line, and most of the elevation is not visible from the public right-of-way. The wall jogs in to create a narrow light court, which is only readily visible from the roof, looking down into the space. Fenestration on the north elevation includes regularly spaced, non-historic aluminum sash, though several windows have been infilled with brick. The east elevation fronts the alley, Third Court, and is three bays wide. It mirrors the fenestration pattern on the west elevation, with three bays containing windows arranged in pairs separated by pilasters. Windows are primarily nonhistoric aluminum sash, while four windows at the second and third floors in the center bay appear to be original wood sash. The east elevation also contains two non-historic secondary doors.
The roof is covered in a single-ply membrane that is either thermoplastic polyolefin (TPO) or polyvinyl chloride (PVC) heat sealed at the seams and finished in a white reflective material. The roofing system reads as flat but has a low slope with roof drains. A walkway spans the perimeter, and davits are provided to access windows. There are heating and cooling units installed at the center of the roof located behind a metal mechanical screen painted white.
INTERIOR
The interior of each floor features an open plan. The basement level was lowered in the early 1990s. The original third floor was entirely removed in 1998, and the second floor is a double height space. The fourth (top) floor was added in 1925 and has gained significance through time. There is also a non-historic sub-basement level or pit, accessed through a pair of trap doors in the basement floor, containing mechanical and electrical equipment. Primary circulation between each floor is provided by a contemporary, open central stair and elevator of metal and glass; the original elevator and lobbies are no longer extant. There is also a non-historic egress stair and a non-historic dumb waiter located in the northeast corner of the building. The footprint of the original 1912 building was expanded to the east in 1922. At the demising wall, in the location where the building Figure 10: South and east elevations, view
northwest (Heritage Chattel 2026)
Figure 11: Fourth floor interior, view west
(Heritage Chattel 2026)
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was expanded, the first floor ramps up from west to east. The transition between the two parts of the building is also referenced at the upper floors with a thickened wall.
Existing conditions at the ground floor include walls and ceiling finished in drywall painted white with ceiling light fixtures from the previous tenant. Four columns are equally spaced in a square configuration around the central stair and elevator. At the upper floors, structural elements including the common red brick walls, wood floor joists, and perforated shear walls are generally exposed, and riveted steel columns are exposed at the fourth floor. Existing plumbing, conduit, and mechanical ductwork are also visible.
Window openings at the upper floors have wood trim painted white, and frost film was applied to glazing.
ALTERATIONS
The period of significance of the subject property is from 1912-1925 encompassing the date of the original construction and the dates of major additions designed by master architect Albert C. Martin. Since then, the subject property has undergone several alterations including alterations to the storefronts and replacement of nearly all original wood window sash with aluminum. The City’s Permit Document Archive indicates that no major alterations to the exterior have occurred since its designation as a City Landmark in 2014.
None of the original storefronts remain, and all original hung wood sash windows have been replaced with aluminum, except in a few locations on the north elevation where windows have been infilled with brick and at the east elevation where four windows in the center bay appear to be original wood sash. East elevation fenestration patterns have been changed, and the exterior wall has been resurfaced in stucco. The east and west elevation fire escapes have been removed.
The interior has been substantially altered as well with, among other things, removal of all original building fabric, including the ground floor lobby, upper floor lobbies, and elevator. The original lobby was located at the far eastern bay of the original 1912 Figure 12: Second floor interior, view east
(Heritage Chattel 2026)
Figure 13: Diagram of major exterior alterations
(Chattel 2014)
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building at the south elevation on Santa Monica Boulevard and contained a tile floor, elevator, and marble wainscoting.3 In 1998, the third (interior) floor structure of the subject property was entirely removed as part of a structural remodel to accommodate needs of The Gap retail store that occupied the entire building. “White-out” or “light control” (frost) film was also applied to the inside face of existing upper floor windows. In 1990, the basement was lowered in depth to create a higher ceiling. After more than 20 years, The Gap ended its lease in 2020, and the subject property is presently fully vacant with interior finishes substantially removed.
3 Ostashay & Associates Consulting, 2014 (3).
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VI. REHABILITATION, RESTORATION, AND MAINTENANCE RECOMMENDATIONS This section includes assessment of conditions and recommendations for future work. The subject property generally appears to be in good condition and is intact with Beaux Arts decorative elements visible at the south and west elevations. However, physical inspection revealed some areas of deterioration. While all recommended work is important, tasks addressing repairs and maintenance of building systems (including mechanical, electrical, and plumbing) should be prioritized over more cosmetic tasks (like replacing noncontributing contemporary features with new elements more compatible with historic character). It is recommended that the property owner consider reconstructing aspects of original historic fabric that were removed prior to its designation as a City Landmark in 2014.
The three tables in this section outline recommendations for future work. Further discussion on prioritizing implementation of recommended tasks is included in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application.
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EXTERIOR
EXTERIOR
Feature Description Condition Recommendations Photo(s)
Overall
mass, scale,
and
building
footprint
The building is
rectangular in plan and
appears to be four
stories from the
exterior. Building
footprint occupies the
entire parcel.
Good: Building retains
its original mass, scale,
and footprint from the
period of significance.
No recommendations.
Symmetrical
composition
of south
and west
elevations
The south and west
elevations are
symmetrical in
composition.
Good: South and west
elevations retain their
symmetrical
composition from the
period of significance.
No recommendations.
Verticality of
bays and
pilasters
South, west, and east
elevations contain bays
divided by pilasters.
East and west
elevations are three
bays wide and south
elevation is eight bays
wide.
Good: Composition of
bays and pilasters
retained from the
period of significance.
No recommendations.
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EXTERIOR
Feature Description Condition Recommendations Photo(s)
Base-shaftcapital
composition
South and west
elevations contain a
base-shaft-capital
composition. The
vertical lines of the
piers extend up the
shaft dividing second,
third, and fourth floor
windows.
Good: South and west
elevations retain baseshaft-capital
composition.
No recommendations.
Fenestration
pattern,
size, and
shape
Upper floor windows
are grouped in sets of
two on the east and
west elevation and in
sets of two, three, and
four on the south
elevation. Fenestration
on the north elevation
includes regularly
spaced, non-historic
aluminum sash.
Good: Fenestration
pattern, size, and
shape of double-hung
windows at upper
floors is retained from
the period of
significance.
No recommendations.
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EXTERIOR
Feature Description Condition Recommendations Photo(s)
Windows All upper-floor
windows at the south
and west elevations are
non-historic aluminum
sash. Four windows at
east elevation appear
to be original wood
sash hung windows,
and the rest are nonhistoric aluminum sash
hung windows. Upperfloor windows have
frost film applied to
glazing in 1998.
Fair: Windows at
upper floors were
historically wood sash
and replaced with nonhistoric aluminum sash
windows through time.
Deterioration of added
interior film visible
from exterior.
Replace all nonhistoric aluminum
double-hung windows
with more appropriate
hung windows to
better match original.
Remove film.
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EXTERIOR
Feature Description Condition Recommendations Photo(s)
Storefronts Ground floor windows
feature non-historic
floor-to-ceiling glass
storefront windows at
south and west
elevations with fixed
awnings.
Good: Although a
non-historic feature,
existing storefronts are
appropriate with full
height glazing above a
bulkhead. Protective
boards installed at east
three bays at south
elevation.
Maintain existing
storefronts and
remove protective
boards.
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EXTERIOR
Feature Description Condition Recommendations Photo(s)
Doors Main entry doors at
south and west
elevations each
include one set of nonhistoric swinging
double doors with
metal frames and fullheight glass. East
elevation contains two
non-historic secondary
doors.
Good: Main entry and
secondary doors are
operational and
provide security for the
building. Although
non-historic features,
the existing main and
secondary doors are
appropriate.
Maintain existing main
and secondary doors.
If changed in the
future, additional
study of historic
documentation could
provide design
inspiration to better
match original.
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EXTERIOR
Feature Description Condition Recommendations Photo(s)
Glazed
brick and
tile veneer
The south and west
elevations are clad in
white glazed brick
veneer. Spandrels
above storefronts and
between the upper
floor window openings
contain white glazed
tile laid in a lozenge
pattern.
Fair: Chipping at white
glazed brick
throughout. Significant
chipping and
deterioration of tile
above 4th floor cornice
at primary elevations.
Rust stains at white
glazed brick around
catenary hooks.
Through-cracks
observed at white
glazed tile at spandrel
between upper floors
at primary facades.
Repair white glazed
brick and tile veneer
where necessitated by
deterioration using
appropriate patching
material or
replacements that
match the old in
design, color, texture,
and, where possible,
materials.
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EXTERIOR
Feature Description Condition Recommendations Photo(s)
Decorative
terra cotta
features
Primary elevations
feature terra cotta
stringcourses at the
top of storefronts and
below the parapet and
wrap around the
pilasters at southeast
and northwest corners.
Stringcourse above
storefronts includes
dentils below a
cornice. Decorative
frieze above the fourth
floor is comprised of
terra cotta panels and
oculi, with scalloped
terra cotta stringcourse
above. Pilasters
contain terra cotta
stylized garlands at
capitals.
Fair: Chipping and
deterioration observed
at terra cotta cornice
above storefronts and
below parapet. Terra
cotta at stylized
garlands and
decorative frieze
appear to be in good
condition.
Repair terra cotta tile
at spandrels and
architectural terra
cotta at stringcourses
and cornice where
necessitated by
deterioration using
appropriate patching
material or
replacements.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 23
EXTERIOR
Feature Description Condition Recommendations Photo(s)
Granite
base and
bulkhead
South, west, and a
portion of east
elevations contain dark
grey granite cladding
at base and bulkhead.
Fair: Significant
spalling and cracks at
granite pilaster base at
east elevation. Staining
and chipping
observed as a typical
condition in multiple
locations.
Repair or replace
damaged granite
cladding at pilasters
and bulkhead using
similar material and
color.
Catenary
hooks
The south and west
elevations feature
catenary hooks that
were originally
installed to service the
historic trolley line.
Fair: Visible rust
affecting the
surrounding glazed
brick veneer.
Maintain bricks.
Apply a rust inhibitor
to metal catenary
hooks, to protect the
materials and reduce
rust currently affecting
surrounding historic
materials.
Lighting Contemporary light
fixtures installed at
terra cotta stringcourse
above storefronts at
west and south
elevations.
Good: Although the
light fixtures are
functional and in good
operational condition,
the fixtures are large
and visually detract
from the terra cotta
and glazed brick and
tile veneer.
Replace contemporary
exterior light fixtures
above ground floor
with energy efficient
LED or similar that are
less visible from the
pedestrian point of
view.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 24
EXTERIOR
Feature Description Condition Recommendations Photo(s)
Brick
exterior at
north
elevation
The north elevation
features a common red
brick wall with nonhistoric windows and
structural through
bolts. A majority of the
brick appears to be
historic; however,
repairs and infill are
visible that include
non-historic bricks and
mortar.
Good: No through
cracks or spalling
observed on brick at
north elevation. Mortar
appears to be at a
consistent depth and
is not deteriorating.
Repairs that were
made in the past
demonstrate
consistent
maintenance.
Maintain bricks and
mortar.
Ghosted
signage at
north
elevation
Painted signage at
north elevation near
northwest corner. Faint
letters are visible from
the Third Street
Promenade.
Fair: Ghost signage
has naturally
deteriorated through
time.
Avoid repairs or
improvements to
subject property that
would disrupt the
existing ghost
signage.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 25
EXTERIOR
Feature Description Condition Recommendations Photo(s)
Roof Roof is covered in a
single-ply membrane
that is either
thermoplastic
polyolefin (TPO) or
polyvinyl chloride
(PVC) heat sealed at
the seams and finished
in a white reflective
material. The roofing
system reads as flat but
has a low slope with
roof drains. A walkway
spans the perimeter,
and davits are
provided to access
windows.
Fair: Cleaning and
maintenance needed
at roof surface and at
drains. There is a joint
patch that has
loosened and should
be repaired.
Engage a qualified
roofing specialist to
evaluate roof and
develop scope of
repairs and
maintenance.
Implement as
necessary. Clean roof
drains, removing all
debris and ensure
drains are flowing.
Mechanical
screen
A metal mechanical
screen painted white
conceals visibility to
mechanical equipment
at the roof.
Fair: Paint
deterioration and rust
visible at supports.
Repair and repaint
mechanical screen
and supporting
elements at roof.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 26
SYSTEMS
SYSTEMS
Feature Description Condition Recommendations Photo(s)
Structural Structural system
consists of a steel
frame, brick
perimeter walls,
wood floor joists.
Seismic retrofit
includes perforated
shear walls attached
with blind anchors
on the interior of all
elevations and at
north-south
demising wall, and
parapet
reinforcement with
bracing and through
bolts. Building has a
monolithic concrete
slab foundation.
Good: Evaluated as
part of the Building
Inspection Report and
was documented to
be in good condition.
Engage qualified
structural engineer to
evaluate the existing
structural system and
provide
recommendations to
ensure compliance with
all relevant building and
safety codes. Consider
reconstruction of the
third floor.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 27
SYSTEMS
Feature Description Condition Recommendations Photo(s)
Electrical The main electrical
panel is a 3-phase, 4-
wire system. 120/208
volts. Service
amperage rating:
1600-amp stand-up
panel. Electrical
subpanels are
located on the first,
second, and third
floors. Electrical
wiring consists of
plastic-coated wires.
Good: The main
electrical panel,
subpanels, and
breaker system are
serviceable. One
subpanel is not
properly labeled, and
knock-outs are
missing at two
subpanels leaving
open spaces in the
cover and exposed
live electrical items.
Engage a qualified
electrician to complete
an evaluation of existing
electrical system and
determine scope of
repairs. Implement as
necessary.
Plumbing Interior piping is
made of copper.
Waste line piping is
made of cast iron.
Main water shut off is
located at the
exterior in the alley
at rear of building.
Fair: There is a
possibility of
significant repairs at
underground waste
lines.
Engage a qualified
plumber to complete an
evaluation and
determine the true
condition of the supply
system and waste lines
and determine scope of
repairs. Implement as
necessary.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 28
SYSTEMS
Feature Description Condition Recommendations Photo(s)
Plumbing –
Water
Heater
Only one 4-gallon
electric water heater
was identified that is
located in the
basement.
Electric water heater
appears to have
exceeded its
estimated useful life.
Replace electric water
heater and determine
what other water heating
is necessary for future
reuse. Consider electric
and energy conserving
options.
Plumbing -
Supply
Interior piping is
made of copper.
Supply lines at 2nd
Floor are corroded.
Replace corroded
supply lines at 2nd Floor,
cleaning or de-scaling of
waste lines to remove
rust and build-up, and
maintenance on interior
plumbing fixtures.
Plumbing -
Waste
Waste line piping is
made of cast iron.
The original portions
of the sewer line are
considered to be at
the end of their
expected useful life.
Engage a qualified
plumber to complete an
evaluation of main sewer
line and determine
scope of repairs.
Implement as necessary.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 29
SYSTEMS
Feature Description Condition Recommendations Photo(s)
HVAC There are heating
and cooling units
located at the roof.
Interior ductwork has
been disconnected
or removed at most
locations.
Fair:
The heating and
cooling units appear
to be at or near the
end of their expected
useful service life.
Metal fins on
condenser coils show
deterioration. The
condenser on one of
the units is covered
with sheet metal.
Condensate line
appears to be
serviceable.
Engage a qualified
HVAC specialist to
complete an evaluation
and determine scope of
repairs. Implement as
necessary. The heating
and cooling units at roof
are at or near the end of
their useful service life
and likely need to be
replaced.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 30
INTERIOR
INTERIOR
Feature Description Condition Recommendations Photo(s)
Original
ground
floor lobby
and upper
floor
lobbies
The historic lobby for
access to the upper
floor offices was
located at the far
eastern bay of the
original 1912
building (presently
the 4th bay from east
with the 1922 east
addition) at the
south elevation on
Santa Monica
Boulevard and
contained a tile floor,
elevator, and marble
wainscoting.
Non-extant: Original
ground floor and upper
floor lobbies and
historic fabric were
removed at an
unknown date.
Consider
reconstruction of
historic ground floor
lobby at 4th bay from
east using additional
study of historic
documentation to
guide design and
better match original.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: ARCHITECTURAL REPORT
HERITAGE CHATTEL 31
VII. CONCLUSION
This Architectural Report documents existing conditions of the Junipher Building located at 1355 Third Street Promenade in Santa Monica, California and provides recommendations for future rehabilitation, restoration, and maintenance work in conformance with the Secretary’s Standards. More detailed information on prioritizing future work and associated costs is outlined in the Restoration/Rehabilitation and Maintenance Plans submitted as part of the Mills Act contract application.
Architectural Report
Attachment A:
Contemporary Photographs
Junipher Building
1355 Third Street Promenade
Santa Monica, California
this page intentionally left blank
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 1: Primary west (left) and south (right) elevations from 3rd Street and Santa Monica Boulevard, view northeast (Heritage Chattel 2026) Image 2: Secondary east and north elevations from 3rd Court with adjacent building in foreground, view southwest (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 3: West elevation from Third Street Promenade, view east (Heritage Chattel 2026)
Image 4: South elevation from Santa Monica Boulevard, view north (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 5: South (left) and east (right) elevations, view northwest (Heritage Chattel 2026)
Image 6: Detail of south elevation upper floors, view north (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 7: Detail of west elevation bay abutting adjacent building at north property line, view east (Heritage Chattel 2026)
Image 8: Main entry doors at west elevation, view east (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 9: Non-historic storefronts with fixed awnings and main entrance at south elevation along Santa Monica Boulevard, view west (Heritage Chattel 2026) Image 10: Protective boards installed at non-historic storefronts at south elevation along Santa Monica Boulevard, view east (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 11: Detail of decorative frieze with terra cotta panels and occuli and scalloped terra cotta stringcourse above fourth floor windows at south elevation, view north (Heritage Chattel 2026)
Image 12: Detail of stylized terra cotta garland at capital in line with decorative frieze at south elevation, view north (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 13: Detail of contemporary up-lights installed above denticulated terra cotta stringcourse with catenary hooks above at southwest corner, view northeast (Heritage Chattel 2026)
Image 14: Detail of cracked granite-clad bulkhead at east elevation, view west (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 15: East elevation bays from Third Court, view west (Heritage Chattel 2026) Image 16: Detail of second floor windows at east elevation showing non-historic aluminum sash at left and historic wood sash at right, view west (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 17: View of exposed common red brick and through bolts at north elevation from roof, view west (Heritage Chattel 2026)
Image 18: Detail of ghosted painted signage on exposed common red brick at north elevation, view southeast (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 19: Single-ply membrane roof coating with walkway and davits installed at perimeter behind parapet, view west (Heritage Chattel 2026) Image 20: Single-ply membrane roof coating, view north (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 21: Detail of painted sheet metal at parapet and davit, view southeast (Heritage Chattel 2026)
Image 22: Metal mechanical screen painted white at roof, view northeast (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 23: Heating and cooling units installed behind mechanical screen at roof, view west (Heritage Chattel 2026)
Image 24: Detail of roof drains and parapet reinforcement (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 25: Basement interior, view east (Heritage Chattel 2026) Image 26: Ground floor interior, view west (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 27: Second floor interior with original third floor removed, view east (Heritage Chattel 2026)
Image 28: East wall at second floor interior with windows filled in, view east (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 29: View at interior second and third floor north wall with windows filled in, view northeast (Heritage Chattel 2026)
Image 30: Fourth floor interior, view west (Heritage Chattel 2026) Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 31: Fenestration at fourth floor interior, view southeast (Heritage Chattel 2026)
Image 32: Detail of wood floor joists, exposed conduit, water supply lines, and ductwork, view east (Heritage Chattel 2026)
Junipher Building, 1355 Third Street Promenade, Santa Monica, California ArchƢtectƮraƥ 5eport, Attachment A: Contemporary Photographs HerƢtage Chatteƥ
Image 33: Detail of existing window condition at second floor interior, view southwest (Heritage Chattel 2026)
this space intentionally left blank
MILLS ACT CONTRACT APPLICATION
RESTORATION/REHABILITATION AND MAINTENANCE PLANS
JUNIPHER BUILDING
1355 THIRD STREET PROMENADE
SANTA MONICA, CALIFORNIA
Prepared for:
City of Santa Monica
City Planning Division
Prepared by:
Heritage Chattel
Prepared on behalf of:
Jeff Appel, XYZ NOW LLC.
For property owner:
XYZ NOW LLC.
May 28, 2026
HERITAGE CHATTEL
By: __________________________________________________
Robert Jay Chattel, AIA, Senior Vice President, West Coast JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: RESTORATION/REHABILITATION AND MAINTENANCE PLANS HERITAGE CHATTEL 1
TABLE OF CONTENTS
I. Introduction 2
II. Restoration/Rehabilitation Plan 3
Exterior 3
Systems 4
III. Maintenance Plan 5
Exterior 5
Systems 5
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: RESTORATION/REHABILITATION AND MAINTENANCE PLANS HERITAGE CHATTEL 2
I. INTRODUCTION
This document includes Restoration/Rehabilitation and Maintenance Plans for the commercial building at 1355 Third Street Promenade in Santa Monica, California (Assessor’s Parcel Number 4291-012-010, subject property) (alternate address 301 Santa Monica Boulevard) based on recommendations outlined in the Architectural Report prepared by Heritage Chattel (Heritage) as part of the Mills Act contract application. Also known as the Junipher Building, subject property contains a four-story building built in 1912 with additions built in 1922 and 1925.
The building fills the entire subject property and was initially constructed by Ye Planry Building Company as a three-story commercial building in 1912. In 1922, master architect Albert C. Martin (Martin) designed an addition where three bays were added to the rear (east) of the building along Santa Monica Boulevard. In 1925, a fourth story was added, also designed by Martin. In 1998, a major rehabilitation was completed to accommodate the needs of The Gap retail store that occupied the entire building. The entire original third floor was removed creating a doubleheight second floor; seismic retrofit was completed; and all ground floor storefronts were replaced. At the south and west elevations (primary elevations), facing Santa Monica Boulevard and 3rd Street, and original hung wood sash windows were replaced with aluminum sash.
The subject property was designated a City Landmark (No. 112) on September 8, 2014 (File No. 13LM-011) with a period of significance from 1912-1925. Proposed work on City Landmarks is subject to review of City Planning Division staff and/or the Landmarks Commission for conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties (Secretary’s Standards).
In this document, rehabilitation, restoration, and maintenance tasks are organized in 10-year work plans. While all recommended work is important, tasks addressing maintenance of building systems should be prioritized over more cosmetic tasks (like replacing non-contributing contemporary features with new elements more compatible with historic character) in order to most effectively protect the subject property. Cost estimates were prepared by Heritage utilizing estimated costs calculated for similar projects and considers observations made by Commercial Real Estate Inspections, LLC during a site visit on January 19, 2026 and documented in a building inspection report (inspection report) prepared for the property owner.
The Junipher Building generally appears to be in good condition with intact Beaux Arts decorative elements visible at the primary south and west elevations. The building shows signs of deterioration at the primary elevations due to deferred maintenance since the building was vacated in 2020. Continuing to defer maintenance has the potential to cause substantial damage to historic fabric. The extent of the rehabilitation necessary to return the subject property to a state of utility including systems upgrades demonstrates the need for incentive through the Mills Act to help preserve this unique historic and architectural resource. Without this incentive, the scope of work would be prohibitively expensive considering the annual rental income for the building.
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: RESTORATION/REHABILITATION AND MAINTENANCE PLANS HERITAGE CHATTEL 3
II. RESTORATION/REHABILITATION PLAN
This Restoration/Rehabilitation Plan outlines proposed tasks addressing restoration and rehabilitation of the subject property. Tasks are organized in tables that thematically relate to the exterior and systems of the building. Tasks addressing the finishes and upper floor windows may be refined and re-prioritized based on further consultation with professionals specializing in these features during the first year of the contract period.
EXTERIOR
Contract Year
of Completion
Feature Task Cost
1-5 years Windows Replace all non-historic aluminum double-hung windows with more appropriate hung windows
to better match original. Remove film.
$470,000.00
1-5 years Finishes Repair white glazed brick and tile and architectural terra cotta (stringcourses, cornice)
where necessitated by deterioration using
appropriate patching material or replacements.
$200,000.00
1-5 years Finishes Repair or replace granite cladding at pilasters and bulkhead where necessitated by
deterioration using similar material and color.
$70,000.00
1-5 years Lighting Replace contemporary exterior light fixtures above ground floor with energy efficient LED or
similar.
$30,000.00
1-5 years Finishes Apply a rust inhibitor to metal catenary hooks to protect materials and reduce rust affecting
surrounding historic materials.
$1,000.00
3-5 years Mechanical
Screen
Repair and repaint mechanical screen and
supporting elements at roof.
$20,000.00
5-10 years Roof Engage a qualified roofing specialist to evaluate roof and develop scope of repairs and
maintenance. Implement recommendations.
$200,000.00
Total exterior cost $1,000,000.00
JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: RESTORATION/REHABILITATION AND MAINTENANCE PLANS HERITAGE CHATTEL 4
SYSTEMS
Contract Year
of Completion
Feature Task Cost
1-3 years Plumbing Engage a qualified plumber to complete an evaluation and determine the true condition of
the supply system and waste lines and determine
scope of repairs. Implement as necessary.
$10,000.00
1-3 years Plumbing
- Supply
Replace corroded supply lines at 2nd Floor,
cleaning or de-scaling of waste lines to remove
rust and build-up, and maintenance on interior
plumbing fixtures.
$75,000.00
1-3 years Plumbing
- Waste
Engage a qualified plumber to complete an
evaluation of main sewer line to determine scope
of repairs. Implement as necessary.
$110,000.00
1-3 years Water
Heaters
Evaluate options for water heater replacement
and replace as necessary. Consider electric and
energy conserving options.
$100,000.00
1-3 years Electrical Engage a qualified electrician to complete an evaluation of electrical system to determine scope
of repairs. Implement as necessary.
$50,000.00
1-3 years HVAC Engage a qualified HVAC specialist to complete inspection and determine scope of repairs.
Implement as necessary. The heating and cooling
units at roof are at or near the end of their useful
service life and likely need to be replaced.
$500,000.00
1-3 years Structural Engage qualified structural engineer to ensure compliance with all relevant building and safety
codes. Consider reconstruction of the 3rd floor.
$50,000.00
Total systems cost $895,000.00
Total proposed restoration/rehabilitation cost $1,895,000.00 JUNIPHER BUILDING, 1355 THIRD STREET PROMENADE, SANTA MONICA, CALIFORNIA MILLS ACT CONTRACT APPLICATION: RESTORATION/REHABILITATION AND MAINTENANCE PLANS HERITAGE CHATTEL 5
III. MAINTENANCE PLAN
This Maintenance Plan outlines ongoing maintenance tasks for the subject property, with most tasks implemented on an annual basis. Estimated costs are calculated on estimated annual expenses over a 10-year period. Tasks are organized in tables that thematically relate to the exterior and systems of the commercial building.
EXTERIOR
SYSTEMS
Contract
Year of
Completion
Feature Task Cost
As needed Roof Clean roof drains, removing all debris and ensure drains are flowing.
$10,000.00
Total exterior cost $10,000.00
Contract
Year of
Completion
Feature Task Cost
As needed Mechanical Annual maintenance. $10,000.00
As needed Electrical Annual maintenance. $10,000.00
As needed Plumbing Annual maintenance. $10,000.00
Total systems cost $30,000.00
Total proposed annual maintenance cost $40,000.00
MILLS ACT CONTRACT APPLICATION
FINANCIAL ANALYSIS FORM
JUNIPHER BUILDING
1355 THIRD STREET PROMENADE
SANTA MONICA, CALIFORNIA
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 RATE 9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)
11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)
TAXES14) Mills Act Assessment $0
(NOI/ Line 13)
15) Tax Under Mills Act $0
(Line 14 X .01035146)
16) Current Tax17) Tax Savings
(Line 16 - Line 15) $0
18) Annual Costs to City
(Line 17 X 16%) $0
1355 Third Street Promenade, Santa Monica, CA 90401
$78,000.00
$936,000.00
$163,200.00
Note: Subject property not leased at the date of application. Monthly and Annual Rental Income estimated based on comparison of similar properties.
Note: The Interest Component determined by the State Board of Equalization for 2025 is 7.5%.Note: The Historic Property Risk is 2% because subject property is a commercial building.
MILLS ACT CONTRACT APPLICATION
GRANT DEED
JUNIPHER BUILDING
1355 THIRD STREET PROMENADE
SANTA MONICA, CALIFORNIA