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: _____________________ CONTACT PERSON OTHER THAN APPLICANT (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ARCHITECT/DESIGNER:
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
PROPERTY OWNER (if other than applicant):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ ATTORNEY (optional):
Name: _________________________________________
Address: _________________________________________
Phone: _________________ Fax: ___________________ e-mail: _____________________ Santa Monica Business License No. __________
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.
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 27, 2026
Reid Thompson 05.27.26
M Mark Ford 05.27.26
2623 Third Street
Santa Monica, California
Historic Structure Condition Assessment
and Maintenance Plan
May 20, 2026
Submitted by:
Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Preservation Architect
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 1 May 20, 2026
CONDITION ASSESSMENT REPORT
Overview
The property at 2623 Third Street consists of a single-family two-story home designed in the beach side Craftsman bungalow style. According to the Los Angeles County Assessor the structure was originally built in 1903. The residence has been identified as a contributor to the designated Third Street Residential Historic District in 1990, the earliest designation of a Historic District in Santa Monica. The parcel is on the west side of the city, three blocks from the beach at the Pacific Ocean. The site and building at 2623 Third Street are in fair condition and in need of ongoing maintenance and repair.
Project Site
Kaplan Chen Kaplan conducted an historic resources condition assessment of 2623 Third Street, Santa Monica. The property is identified as Assessor's Parcel Number 4287-011-012 located on the east side of Third Street approximately one block south of Ocean Park Boulevard. The property slopes up from Third Street so like adjacent houses on the east side of the street the property has a set of concrete stairs up to the front yard and then wood stairs leading up to a front porch.
Aerial photo with property at 2623 Third Street outlined. 2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 2 May 20, 2026
Similar to adjacent properties there is a small landscaped front yard flanking the front entry steps. The yard is slightly raised at the sidewalk and retained with a scored cast concrete wall that may be original. The wall curves from both sides into the start of concrete steps that lead further to the wood steps and rails up to the front covered porch. The residence has a narrow concrete driveway on the south side and a small backyard and pool. The area enjoys the relatively mild Santa Monica weather while impacted by oceanfront moisture and sun.
Aerial photo of 2623 Third Street
General Building Description
The Los Angeles County Assessor indicates a total of 2,682 square feet of space primarily contained within the original residence. The building is located on a 40 foot wide lot on the east side of Sixth Street with a narrow driveway along the south side with no garage.
The building exterior is clad in horizontal wood lap siding. The windows are wood primarily double hung and casement. Windows along the front porch and upper dormer have subdivided lights at the top of windows. The front porch has wood posts and wood flooring and ceiling. A line of bricks is visible at the base of the building along the grade.
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 3 May 20, 2026
The roof is composite shingles. The cross gabled roof has a wide street facing gabled dormer. The roof overhangs have exposed rafter tails at the eaves and decorative wood brackets at the gable rake. The roof eaves extend approximately two feet. There are no gutters or downspouts around the original residence.
A two story addition, lower than the front gable, was built by the artist John Baldessari at the back that added a library/studio space to his residence. The addition is clad in matching wood siding and with wood windows. The addition has gutters and downspouts along the sides. The small rear yard includes a rectangular pool, paving and landscaped areas including large trees.
Character Defining Features – Condition Assessment and Treatment The Historic Resource Assessment for 2623 Third Street at the time of the original historic survey of the Third Street Residential Historic District contains identification of the following character defining features:
• Two story massing
• Bungalow features
• Gabled roof and gabled dormer
• Front steps to porch and stepped side walls
• Sunporch with fixed windows and multi-paned transoms
• Wood clapboard siding
• Decorative brackets beneath the gable eaves.
The following report includes a condition assessment of the property with categories that include key exterior elements and character defining features as well as strategies for refurbishment and ongoing maintenance and repair of the building and site. The Mills Act maintenance plan is to refurbish and preserve the historic character and historic features of the residence.
Treatment Guidelines
All work is to conform to the Secretary of the Interiors Standards for Treatment of Historic Properties, notably 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 materials, features and structures.
Projects at this property are also eligible for application of the California Historic Building Code.
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 4 May 20, 2026
Overall Maintenance Plan Notes
The current owners began a process to repair and refurbish the historic residence that led them to research the property including discussion with neighboring property owners in the Third Street Historic District regarding historic preservation. With the goal of long term and recurring maintenance, they looked to develop an overall plan. The following categories in the summary of repair / maintenance work to follow provides an outline to preserve and maintain historic features of this designated contributor to the Third Street Historic District.
The recent work to date at the Third Street residence was primarily a response to long deferred maintenance. In the ongoing work beyond maintenance of the exterior materials there is proposed structural work primarily to upgrade connections and supports in the crawl space while a full structural rehabilitation through the residence does not appear necessary at this time. Rebuilding the structural supports under the front stairs is the closest to a form of rehabilitation beyond maintenance.
For treatment and maintenance of the building exterior, the primarily wood clad residence is located three short blocks from the ocean (approximately 2,000 feet) and is subjected to coastal weather patterns. West facing windows and exposed horizontal surfaces such as the stairs and front porch are more affected by the environment. Cycles of painting in coastal areas are typically more frequent for these areas. We looked through the various wood elements and the treatments and painting schedules. Elements such as the porch and steps are already showing signs of deterioration so there is phasing to take care of more exposed elements in an earlier time frame with remaining work completed toward the later couple of years. The upstairs windows under the gable are in a similar deteriorated condition and will need work sooner.
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 5 May 20, 2026
SUMMARY OF REPAIR / MAINTENANCE WORK
Sitework
Location:
The primary sitework of the historic property is the elevated front yard, retained by an approximately thirty inch tall wall above the sidewalk. The wall, original to the site and similar to adjacent properties has a scored finish to simulate stacked blocks. The wall curves into the concrete steps leading to the yard and also turns into the driveway. There is a short stretch of flat concrete walkway from the top of the entry stairs leading to the wood steps. There is a concrete driveway on the south leading halfway into the site. It does not appear that a garage was ever constructed. The short concrete with brick cap and steps at the rear of the property are original.
Condition:
The front wall along the sidewalk retains dirt from the street and shows deteriorated finish and minor cracks. The low wall at the front was previously reconfigured to make for a wider driveway and is now cracking. The concrete entry steps are show cracks and one tread slightly misaligned. The concrete driveway shows signs of shifting and cracking. The rear wall has a partially detached masonry cap.
Treatment:
The front wall should be cleaned and repaired where cracks appear. The front steps can be patched, and the concrete steps possibly repositioned into alignment. The reconfigured wall at the driveway should be repaired. The rear wall should be repaired
Landscape
Location:
The front yard is the primary landscape for the character of the historic district.
Behind the low retaining wall is a line of low plantings. Rosemary grows on either side of the entry steps. Trees along the sides and rear of the residence spread out close to the building. The short concrete and masonry walls and steps at the rear of the property are original
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 6 May 20, 2026
Condition:
The landscape is in general adequate condition but requires upkeep and cleaning of the open areas. Overhanging trees have grown too close to the residence. Drainage is also an issue.
Treatment:
Appropriate low water use planting and existing drip lines should be serviced and maintained. Trees and other shrubs near the building facades should be trimmed regularly. See also drainage
Foundations / Structural
Location:
The residence has continuous perimeter footings capped with brick stem wall with wood stud cripple walls and internal piers with posts for support of the wood frame structure. From the exterior there is brick coursing visible along the grade.
There is also porch and front steps with supporting wood framing.
Condition:
There is evidence of older structural improvements with additional posts on pads under the floor framing however there are no anchors or attachments to the floor framing and the posts are sunk in dirt. Brick on top of the footing may need repointing and is usually considered a structural weakness with moisture infiltration.
The steps to the front porch have slipped down against the side walls and the support below may be failing. The connection of the original house to the addition should be reviewed.
Treatment:
Unsafe seismic conditions should be strengthened including review of attachments of the wood frame to the brick footings. Stability and attachments at brick footing should be enhanced and wood post bottoms raised above grade.
The front wood stairs should be investigated and re-supported. Brick to be repointed. Termite inspection and treatment should be provided. .
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 7 May 20, 2026
Entry porch and stairs
Location:
A primary feature of the street facing façade is the entry porch with wide wood stairs leading up from the concrete path in the yard below. The front entry porch has painted wood flooring and wood railings and wood caps.
Condition:
The woodwork of both the stairs and porch is subject to the ocean front weather and show ongoing deterioration of woodwork including the stair treads and porch surfaces. Previous layers of paint are apparent and bubbling and peeling has occurred on the front steps, porch flooring and wall caps. The wood stair treads appear to have rot and likely will need replacement
.
Treatment:
The porch and front stair woodwork will need cyclical prep and painting. All woodwork at the front entry and porch will need ongoing refurbishment The wear and climate have a significant impact on this feature. The stair treads are slipping, and the support below needs reinforcement or reconstruction. The gap at the stair side walls should be treated and reduced with new supports. While typical paint specification may be 10+ years for repaint, coastal areas are evaluated as needing treatment every 5-7 years depending on exposure.
Wood Siding
Location:
The building exterior is fully clad in horizontal lap wood siding. Siding of the original building wraps three sides of the building. The siding also fills the gables up to the roof including the large gable facing the street. The front stairs are also sheathed in wood siding.
Condition:
The wood siding currently appears in adequate condition from recent treatment and painting however the wood siding is highly vulnerable to the ocean climate as well as the western exposure. The paint scheme matches the original paint colors approved at the time of the addition including use of paint scrapings in coordination with the Third Street Historic District board. 2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 8 May 20, 2026
Treatment:
The siding should be maintained with regular cycles of prep and paint. Sufficient prep for painting should be taken to avoid multiple layers accumulating. Painting of the porch area and stair apron may need treatment more frequently. While typical paint spec may be 10+ years for repaint, coastal areas are evaluated as needing treatment every 5-7 years depending on exposure.
Windows
Location:
The windows are a variety of types. There are double hung and fixed windows at the front porch with multipaned division of the upper portion of the openings. The windows at the upper dormer gable are also wood casements with upper multilite subdivision. Windows along the sides of the residence are generally double hung wood windows.
Condition:
Wood windows were recently treated but will need ongoing rehabilitation and refinishing due in part to climate conditions. Windows may need adjustments to maintain weather seal. The second floor windows at the west facing front gable or particularly in need of further refurbishment and rehabilitation Treatment:
Wood windows need to be maintained to preserve the wood and avoid water intrusion into frames and exterior walls. The wood windows should be carefully maintained with regular schedule of prep and paint. Window operation should be reviewed and rehabilitated as needed. Window hardware should be maintained to preserve weather protection of residence.
Wood Trim
Location:
There are a number of wood trim elements on the house, primarily flat wood trim surrounding all of the windows and other openings. Additional wood trim includes the decorative brackets at the gable overhangs as well as exposed rafter tails and exposed underside of the roof at both gable and eaves. 2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 9 May 20, 2026
Condition:
Some of the wood features appear in satisfactory condition. Moisture has had an impact on flat surfaces around the porch and stairs. Multi layers of paint accumulated over time have left an uneven finish at the porch and stairs. The nearby ocean front weather has accelerated deterioration.
Treatment:
The wood trim was refurbished and is best maintained with regular cycles of prep and paint. Bubbling and cracking of paint finish is already evident on flat surfaces including wood sills. Care should be taken to properly prep these areas at each cycle. Horizontal surfaces and west facing elements may need treatment more frequently as well as rafter tails and roof overhangs
Railings and Fences
Location:
The property has exterior metal handrails both at the concrete steps from the sidewalk and the wood stairs to the front porch. There are wood fences at the top of the slope adjacent to the residence and along the sides of the rear yards. .
Condition:
The wood fences are in poor condition. The metal railings appear in satisfactory condition although ongoing wear is showing on the steel ends.
Treatment:
Deteriorated wood fences need replacement. The wood fences should be painted or stained for moisture protection. Railings are best maintained with regular cycles of cleaning and possible clear sealer for the metal rails.
Roofing
Location:
The entire sloped roof of the residence is covered with asphaltic shingles. The roof overhangs the facade approximately two feet with exposed underside of eaves and gables.
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 10 May 20, 2026
Condition:
The roofing is relatively new but will need a cycle of repair and possible replacement.
Treatment: .
Any leaks should be identified and repaired expeditiously. Roof life cycle should be evaluated in 10 years.
Drainage
Location:
There are no gutters on the original portion of the house. There is a shared concrete trough along the north property line that takes the water to the sidewalk.
The concrete driveway on the south likely serves a similar function.
Condition:
Drainage from the rear yard is inadequate. There is a concrete trough on the north on the front portion of the property that appears in adequate condition, and the concrete driveway on the south is extant for flow to the street without any specific drainage channel. There is limited direct drainage of the rear yard.
Treatment:
Drainage should be regularly observed and cleaned to maintain flow. Flooding at the rear yard would be damaging and that drainage should be evaluated. A new drain to the street from the rear yard appears necessary 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. Windows have latches and other miscellaneous locking hardware.
Condition:
The front door handle and other window hardware is in relatively good condition.
The large rear sliding door hardware needs repair or replacement. 2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 11 May 20, 2026
Treatment:
The front door hardware should be reviewed for possible refurbishment Window hardware to be reviewed to ensure weather seal.
Exterior Lights
Location:
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 minimal security lighting for the property.
Treatment:
Additional fixtures can be installed along sides and rear for security Chimney
Location:
The rooftop chimney is wrapped with a brick finish and capped with a stepped metal spark resister on the top.
Condition:
The brick pointing mortar may be deteriorating. There is a fire arrestor on top.
Building inspection indicated that the chimney cap does not meet current code.
Treatment:
The brick should be reviewed during next roofing work. Arrestor can be cleaned and the finish maintained. Gaps to the chimney need sealant. Resolve code issues.
2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 12 May 20, 2026
Electrical
Location:
The electrical service comes overhead from the street in front of the property to the rear of the residence on the north.
Condition:
Electrical service was recently updated for the house although may need additional circuit upgrades for safety.
Treatment:
The electrical service should be reviewed by an engineer. The residence should be reviewed for other appropriate upgrades for safety.
Plumbing
Location:
The interior plumbing is served from underfloor and not readily visible Condition:
The plumbing has been recently refurbished although earlier elements remain.
Leaking bathroom fixtures needed replacement
Treatment:
Plumbing should be reviewed including connections at the hot water heater as well as plumbing for rear yard drainage.
Mechanical/Heating
Location:
There is gas service to the building so that both water and space heating is gas.
Condition:
The system was replaced in the initial work and is currently operable. 2623 Third Street, Santa Monica
Condition Assessment and Maintenance Plan
Kaplan Chen Kaplan 13 May 20, 2026
Treatment:
Mechanical systems may require updates. Hot water heater requires an update/possible replacement. Review gas shut off for safety. Humidity should be considered.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
2623 Third Street
FEATURE LOCATION/DESCRIPTION CONDITION TREATMENT PHOTOGRAPHS Sitework The primary sitework of the
historic property is the
elevated front yard,
retained by an
approximately thirty inch tall
wall above the sidewalk.
The wall, original to the site
and similar to adjacent
properties has a scored
finish to simulate stacked
blocks. The wall curves
into the concrete steps
leading to the yard and also
turns into the driveway.
There is a short stretch of
flat concrete walkway from
the top of the entry stairs
leading to the wood steps.
There is a concrete
driveway on the south
leading halfway into the
site. It does not appear that
a garage was ever
constructed. The short
concrete with brick cap and
steps at the rear of the
property are original.
The front wall
along the
sidewalk retains
dirt from the
street and
shows
deteriorated
finish and minor
cracks. The low
wall at the front
was previously
re-configured to
make for a
wider driveway
and is now
cracking. The
concrete entry
steps are show
cracks and one
tread slightly
misaligned. The
concrete
driveway shows
signs of shifting
and cracking.
The rear wall
has a partially
detached
masonry cap.
The front wall
should be
cleaned and
repaired
where cracks
appear. The
front steps
can be
patched, and
the concrete
steps
possibly
repositioned
into
alignment.
The
reconfigured
wall at the
driveway
should be
repaired.
The rear wall
should be
repaired
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Landscape The front yard is the
primary landscape for the
character of the historic
district. Behind the low
retaining wall is a line of
low plantings. Rosemary
grows on either side of the
entry steps. Trees along
the sides and rear of the
residence spread out close
to the building. The short
concrete and masonry
walls and steps at the rear
of the property are original
The landscape
is in general
adequate
condition but
requires upkeep
and cleaning of
the open areas.
Overhanging
trees have
grown too close
to the
residence.
Drainage is also
an issue.
Appropriate
low water use
planting and
existing drip
lines should
be serviced
and
maintained.
Trees and
other shrubs
near the
building
facades
should be
trimmed
regularly.
See also
drainage
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Foundations/
Structural
The residence has
continuous perimeter brick
footings with wood stud
cripple walls and internal
piers with posts for support
of the wood frame
structure. From the exterior
there is brick coursing
visible along the grade.
There is
evidence of
older structural
improvements
with additional
posts on pads
under the floor
framing
however there
are no anchors
or attachments
to the floor
framing and the
posts are sunk
in dirt. Brick on
top of the
footing may
need re-pointing
and is usually
considered a
structural
weakness with
moisture
infiltration. The
steps to the
front porch have
slipped down
against the side
walls and the
support below
may be failing.
The connection
of the original
house to the
Unsafe
seismic
conditions
should be
strengthened
including
review of
attachments
of the wood
frame to the
brick footings.
Stability and
attachments
at brick
footing
should be
enhanced
and wood
post bottoms
raised above
grade. The
front wood
stairs should
be
investigated
and resupported.
Brick to be
repointed.
Termite
inspection
and treatment
should be
provided.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
addition should
be reviewed.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Front Porch
and Stairs
A primary feature of the
street facing façade is the
entry porch with wide wood
stairs leading up from the
concrete path in the yard
below. The front entry
porch has painted wood
flooring and wood railings
and wood caps.
The woodwork
of both the
stairs and porch
is subject to the
ocean front
weather and
shows ongoing
deterioration of
woodwork
including the
stair treads and
porch surfaces.
Previous layers
of paint are
apparent, and
bubbling and
peeling have
occurred on the
front steps,
porch flooring
and wall caps.
The wood stair
treads appear to
have rot and
likely will need
replacement
The porch
and front stair
woodwork will
need cyclical
prep and
painting. All
woodwork at
the front entry
and porch will
need ongoing
refurbishment
The wear and
climate have
a significant
impact on this
feature. The
stair treads
are slipping,
and the
support
below needs
reinforcement
or
reconstructio
n. The gap at
the stair side
walls should
be treated
and reduced
with new
supports.
While typical
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
paint spec my
be 10+ years
for repaint,
coastal areas
are evaluated
as needing
treatment
every 5-7
years
depending on
exposure.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Wood Siding The building exterior is fully
clad in horizontal lap wood
siding. Siding of the original
building wraps three sides
of the building. The siding
also fills the gables up to
the roof including the large
gable facing the street.
The front stairs are also
sheathed in wood siding.
The wood siding
currently
appears in
adequate
condition from
recent treatment
and painting
however the
wood siding is
highly
vulnerable to
the ocean
climate as well
as the western
exposure. The
paint scheme
matches the
original paint
colors approved
at the time of
the addition
including use of
paint scrapings
in coordination
with the Third
Street Historic
District board.
The siding
should be
maintained
with regular
cycles of prep
and paint.
Sufficient
prep for
painting
should be
taken to
avoid multiple
layers
accumulating.
Painting of
the porch
area and stair
apron may
need
treatment
more
frequently.
While typical
paint spec my
be 10+ years
for repaint,
coastal areas
are evaluated
as needing
treatment
every 5-7
years
depending on
exposure.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Wood
Windows
The windows are a variety
of types. There are double
hung and fixed windows at
the front porch with
multipaned division of the
upper portion of the
openings. The windows at
the upper dormer gable are
also wood casements with
upper multi-lite subdivision.
Windows along the sides of
the residence are generally
double hung wood
windows.
.
Wood windows
were recently
treated but will
need ongoing
rehabilitation
and refinishing
due in part to
climate
conditions.
Windows may
need
adjustments to
maintain
weather seal.
The second
floor windows at
the west facing
front gable or
particularly in
need of further
refurbishment
and
rehabilitation.
Wood
windows
need to be
maintained to
preserve the
wood and
avoid water
intrusion into
frames and
exterior walls.
The wood
windows
should be
carefully
maintained
with regular
schedule of
prep and
paint.
Window
operation
should be
reviewed and
rehabilitated
as needed.
Window
hardware
should be
maintained to
preserve
weather
protection of
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
residence.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Wood Trim There are a number of wood
trim elements on the house,
primarily flat wood trim
surrounding all of the windows
and other openings.
Additional wood trim includes
the decorative brackets at the
gable overhangs as well as
exposed rafter tails and
exposed underside of the roof
at both gable and eaves.
.
Some of the
wood features
appear in
satisfactory
condition.
Moisture has
had an impact
on flat surfaces
around the
porch and
stairs. Multi
layers of paint
accumulated
over time have
left an uneven
finish at the
porch and
stairs. The
nearby ocean
front weather
has accelerated
deterioration.
The wood
trim was
refurbished
and is best
maintained
with regular
cycles of prep
and paint.
Bubbling and
cracking of
paint finish is
already
evident on
flat surfaces
including
wood sills.
Care should
be taken to
properly prep
these areas
at each cycle.
Horizontal
surfaces and
west facing
elements may
need
treatment
more
frequently as
well as rafter
tails and roof
overhangs.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Railings /
Fences
The property has exterior
metal handrails both at the
concrete steps from the
sidewalk and the wood
stairs to the front porch.
There are wood fences at
the top of the slope
adjacent to the residence
and along the sides of the
rear yards.
The wood
fences are in
poor condition.
The railings
appear in
satisfactory
condition
although
ongoing wear is
showing on the
steel ends.
Deteriorated
wood fences
need
replacement.
The wood
fences should
be painted or
stained for
moisture
protection.
Railings are
best
maintained
with regular
cycles of
cleaning and
possible clear
sealer for the
metal rails.
.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Roofing The entire sloped roof of
the residence is covered
with asphaltic shingles.
The roof overhangs the
facade approximately two
feet with exposed
underside of eaves and
gables.
The roofing is
relatively new
but will need a
cycle of repair
and possible
replacement.
Any leaks
should be
identified and
repaired
expeditiously.
Roof life cycle
should be
evaluated in
10 years.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Drainage /
Gutters
There are no gutters on the
original portion of the
house. There is a shared
concrete trough along the
north property line that
takes the water to the
sidewalk. The concrete
driveway on the south likely
serves a similar function.
Drainage from
the rear yard is
inadequate.
There is a
concrete trough
on the north on
the front portion
of the property
that appears in
adequate
condition, and
the concrete
driveway on the
south is extant
for flow to the
street without
any specific
drainage
channel. There
is limited direct
drainage of the
rear yard.
Drainage
should be
regularly
observed and
cleaned to
maintain flow.
Flooding at
the rear yard
would be
damaging
and that
drainage
should be
evaluated. A
new drain to
the street
from the rear
yard appears
necessary
.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 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. Windows have
latches and other
miscellaneous locking
hardware.
The front door
handle and
other window
hardware is in
relatively good
condition.
The front
door
hardware
should be
reviewed for
possible
refurbishment
Window
hardware to
be reviewed
to ensure
weather seal.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Exterior
Lights
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 minimal
security lighting
for the property.
Additional
fixtures can
be installed
along sides
and rear for
security
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Chimney The rooftop chimney is
wrapped with a brick finish
and capped with a stepped
metal spark resister on the
top.
The brick
pointing mortar
may be
deteriorating.
There is a fire
arrestor on top.
Building
inspection
indicated that
the chimney cap
does not meet
current code.
The brick
should be
reviewed
during next
roofing work.
Arrestor can
be cleaned
and the finish
maintained.
Gaps to the
chimney
need sealant.
Resolve code
issues.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Electrical The electrical service
comes overhead from the
street in front of the
property to the rear of the
residence on the north.
Electrical
service was
recently
updated for the
house although
may need
additional circuit
upgrades for
safety.
The electrical
service
should be
reviewed by
an engineer.
The
residence
should be
reviewed for
other
appropriate
upgrades for
safety.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Plumbing The interior plumbing is
served from underfloor and
not readily visible
The plumbing
has been
recently
refurbished
although earlier
elements
remain
Plumbing
should be
reviewed
including
connections
at the hot
water heater
as well as
plumbing for
rear yard
drainage.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Mechanical/
Heating
There is gas service to the
building so that both water
and space heating is gas.
The system is
currently
operable.
Mechanical
systems may
require
updates. Hot
water heater
requires an
update/replac
ement.
Review gas
shut off for
safety.
Humidity
should be
considered.
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
Photographs
2623 Third Street – View of West (street facing) Elevation 2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
2623 Third Street – View of South Elevation
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
2623 Third Street – View of North Elevation
2623 Third Street, Santa Monica Condition Assessment and Treatment Mills Act Application 2026 Kaplan Chen Kaplan
2623 Third Street – Rear addition (for illustration only), constructed in 2002 after designation of the Third Street District is not part of the historic designation and not part of the Mills Act scope.
MILLS ACT MAINTENANCE PLAN
2623 Third Street
MAINTENANCE PLAN: 2623 Third Street
year 1 (Completed work)
Item # Maintenance Feature Location Recommended Treatment Total Schedule Maintenance per Secr of Ints Stds. (Est. Budgets) SITE
1 2025 Sitework Front retaining wall Rework rear yard to avoid for ponding $ 1,000.00 Concrete steps and walk
Driveway
2 2025 Landscape Front yard and side yards Add ground cover $ 4,800.00 Rear yard with pool Refurbish plantings - periodic maintenace initial improve Trees Trim trees from building plus $200/mo.
EXTERIOR
3 2025 Foundations/Structural Perimiter and internal footings Seismic and structural improvements $ - Wood cripple wall on brick no work
footing this phase
4 2025 Entry porch and stairs Front (west) façade Prep and paint $ 4,000.00 5 2025 Wood siding Front and side elevations Prep and paint $ 16,000.00 6 2025 Wood Windows Original wdws in front portion Maintain windows and operation. $ 8,000.00 Original and replacement and sides of residence Refurbish original windows and replacements with similar divisons
7 2025 Wood Trim All frames, sills and trim Prep and paint $ 8,000.00 Decorative rafter tails and gable
brackets
8 2025 Railings and Fences Side and rear wood fences Prep and paint wood fences $ 2,000.00 Metal stair rails Review metal for cleaning
9 2025 Roofing Asphaltic shingles throughout Full re-roofing required $ 27,000.00 Chimney flashing
10 2025 Drainage Concrete drainage channel Drainage for additon to not impact site. $ 5,000.00 Driveway Refurbish gutters and downspouts
11 2025 Hardware Doors and windows Maintain door and window hardware $ - no work
this phase
12 2025 Exterior Lights Site ligihting,porch lights Add exteior lighting for safety $ - no work
this phase
13 2025 Chimney At roof on south Repoint brick cladding $ - Maintain spark arrestor no work
Check for flashing at roof this phase
SYSTEMS
14 2025 Electrical Overhead from street and into New service as needed $ 4,800.00 residence on north
15 2025 Plumbing Throughout site and residence Leaking fixtures replaced $ 1,000.00 16 2025 Heating/AC/Gas Residence Updated new system $ 7,100.00 TOTAL MILLS ACT MAINTENANCE PLAN 10 Years $ 88,700.00
Year 1 only
2026 1 2623 Third Street, Santa Monica
MILLS ACT MAINTENANCE PLAN
2623 Third Street
MAINTENANCE PLAN: 2623 Third Street
years 2-9 ongoing
Item # Maintenance Feature Location Recommended Treatment Total Schedule Maintenance per Secr of Ints Stds. (Est. Budgets) SITE
17 2028 Sitework Front retaining wall Rework rear yard for drainage $ 16,000.00 ongoing Concrete steps and walk Repair and rehab low front wall Driveway Repair front steps, drive and walk as needed
18 monthly Landscape Front yard and side yards Add ground cover $ 24,000.00 Rear yard with pool Refurbish plantings - periodic maintenace Trees Trim trees from building ($200/mo.)
EXTERIOR
19 as needed Foundations/Structural Perimiter and internal footings Seismic and structural improvements $ 20,000.00 2027 review Wood cripple wall on brick Remove dirt from wood supports 2029 footing, new support at ext stair Provide attachments to framing 20 2029 Entry porch and stairs Front (west) façade Porch treads are sagging and need new $ 12,000.00 2034 new structural support. Exposed steps and
side walls bubbling Prep and paint
21 2029, 2034 Wood siding Front and side elevations Prep and paint $ 20,000.00 Treat deteriorated areas on west more
frequently
22 2029 Wood Windows Original wdws in front portion Maintain windows and operation. $ 8,000.00 2034 Original and replacement and sides of residence Refurbish original windows in phases & as needed Second floor gable wdws priority. Prep and paint 23 2029 Wood Trim All frames, sills and trim Prep and paint $ 8,000.00 2034 Decorative rafter tails & gable Phase for earlier treatment of exposed west brackets facing trime
24 2029 Railings and Fences Side and rear wood fences Prep and paint wood fences - repair and $ 10,000.00 5 year cycle Metal stair rails replace as needed
Review metal for cleaning
25 2035 Roofing Asphaltic shingles throughout Roofing review and misc repairs $ 25,000.00 10 year cycle Chimney flashing and future re- roofing
26 2028, 2030 Drainage Concrete drainage channel Drainage for rear yard. $ 8,000.00 & ongoing Driveway Repair concrete channel and extend as needed
27 2027 Hardware Doors and windows Maintain door and window hardware $ 2,000.00 & ongoing
28 2028 Exterior Lights Site ligihting,porch lights Add exteior lighting for safety $ 2,000.00 & as needed
29 2031 Chimney At roof on south Repoint brick cladding & flashing $ 1,500.00 5 year cycle Caulking and sealing firebox elements
Review existing shroud for code venting
SYSTEMS
30 2028 Electrical Overhead from street and into Misc electrical wiring and circuit work for $ 1,500.00 as needed residence on north safety
31 2028 Plumbing Throughout site and residence Repair corrosion at water supply valves and $ 2,000.00 as needed pitpe connections
32 2030 Heating/AC/Gas Residence Ongoing maintenance and repairs $ 3,000.00 as needed
TOTAL MILLS ACT MAINTENANCE PLAN Years 2 - 9 $ 163,000.00 TOTAL MILLS ACT MAINTENANCE PLAN Year 1 $ 88,700.00
TOTAL MILLS ACT MAINTENANCE PLAN (10 years) $ 251,700.00 2026 1 2623 Third Street, Santa Monica
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% $0
8) 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