954 Fifth Street - Santa Monica...Aug 12, 2019 · 954 Fifth Street, a one-story residential structure located on a single parcel in Santa Monica two blocks north of Wilshire Boulevard

954 Fifth Street Santa Monica, California

Historic Structure Condition Assessment and Maintenance Plan

May 1, 2019

Submitted by:

Kaplan Chen Kaplan 2526 Eighteenth Street

Santa Monica, CA 90405

954 Fifth Street, Santa Monica Condition Assessment and Maintenance Plan

Kaplan Chen Kaplan 1 May 1, 2019

CONDITION ASSESSMENT REPORT Project Site Kaplan Chen Kaplan conducted an historic resources condition assessment of 954 Fifth Street, a one-story residential structure located on a single parcel in Santa Monica two blocks north of Wilshire Boulevard and within five blocks of the Palisades Park overlooking the Santa Monica Bay to the west. According to the Los Angeles County Assessor, the Queen Anne single family residence was constructed in 1908, and the parcel was designated in 2006 as a City of Santa Monica Landmark. A Certificate of Appropriateness was also granted by the Santa Monica Landmarks Commission to move the cottage forward on the site to match the setback of other structures along the Fifth Street and add a new three-story structure at the rear of the property. After re-location of the residence in 2011 the property remained undeveloped and the cottage suffered severe deterioration. Following a change of ownership, a new project was developed to rehabilitate the front cottage and add units in a two-story structure behind the historic residence with underground parking accessed from the rear alley. The proposed project was reviewed by the Landmarks Commission and a Certificate of Appropriateness was granted in 2015. Due to ongoing deterioration, work commenced immediately the following year and was completed in January 2019. Kaplan Chen Kaplan was engaged as Historic Preservation consultant for construction phase review and observed work at the site and periodically issued Field Reports to ensure that the work conformed to the Certificate of Appropriateness and the Secretary of the Interiors Standards for Rehabilitation. Neighborhood and General Building Description The property is located on the west side of Fifth Street, the second parcel north of Washington Avenue and within ½ mile of the Pacific Ocean to the west. The neighboring structures are large multifamily buildings, a building type that predominates along this and nearby blocks. The approximately 50 x 150 foot site is generally flat with a landscaped front yard in the setback area. The residence has a covered front porch with broad central entry steps. The house has distinctive symmetrical curved corner bays and is clad in wood siding with wood windows, decorative projecting wood eaves and wood shingle roof. The location is subject to typical Pacific Ocean coastal weather patterns. Major improvements were necessary due to the deteriorated condition of the landmark structure including mis-aligned foundations prepared by the previous owner.



The following report includes a condition assessment of key exterior elements and character defining features as well as initial work for rehabilitation and strategies for ongoing maintenance. Character Defining Features Site Work The previous site elements were not previously maintained and plantings and hardscape were in extremely poor condition at time of change of ownership. Placement of the cottage toward the front of the site with a new building behind makes a site use pattern that connects the porch more directly to the front sidewalk. The site needed to be reworked with a new central walkway to the front porch and walkways along the sides of the residence. Landscape While the previous landscape was not considered a character defining feature the plantings and irrigation can impact the structure and public views of the historic resource. A landscape plan compatible to the historic residence including trees on either side to frame the view of the landmark structure was approved under the Certificate of Appropriateness. The front yard includes low bushes and flowering plants and a tree on either side. Small vertical trellis set off from the house façade provide small vertical elements in front of the porch. Concrete pathways have been reconstructed to the front entry and along the sides of the residence. Landscape also requires irrigation and drainage. Irrigation has been provided so that watering is away from the wood exterior of the building. A new system for drainage was also necessary in the front yard to prevent water from accumulating at the building. The landscape will need ongoing maintenance to avoid damage to the structure. Fencing A traditional low wood fence was designed to enclose the front and sides of the property with a central entry to the front porch. Wood work will need to be maintained and painted



Foundations / Structural The foundations were constructed by previous owner to support the re-located landmarked residence. Adjustments to the foundations including chipping and re-anchoring elements was necessary to align historic elements and to re-create the bottom flair of the exterior siding. Framing also needed to be adjusted for the mis-aligned foundations The porch had become separated from the house. Modifications to foundation were crucial to re-building historic features. Many wall and roof wood framing elements had deteriorated and were repaired or replaced. The exterior walls and roof framing are important structural components of the residence. Front Entry Porch The front entry porch is a significant feature of the residence with its own projecting roof line The porch flooring and ceiling had been damaged and were highly deteriorated and needed replacement The porch rail is a low wall around the front and sides of the porch with horizontal wood siding and a wood cap on which rest wood columns with wood cap and base. The rectangular columns were tilted in the re-location and there was substantial damage from water intrusion to all the wood elements. These wood elements are all exposed to weather and need constant maintenance. Wood Siding and Wood Trim The primary exterior material is wood siding along with trim, decorative eaves and wood roof shingles. The siding is a primary feature of the landmark residence in part for the curved bay windows an as well as the flared lower façade. The horizontal siding was heavily damaged in the relocation. The wood trim on the façade was also damaged and missing in places. The siding no longer had original flare at bottom of walls. Work was needed to adjust the foundations and framing to re-create the original siding details such as the flare at the bottom of the exterior walls. . Curved bays / Wood siding A primary visual element of the residence is the symmetrical pair of curved window bays facing Firth Street. The curved assembly with wood windows, wood siding and trim was damaged and the flared siding missing at the bottom. New siding needed to be fabricated to match the remaining original siding and then prepared for the curved installation. The windows while generally intact



required complete refurbishment. The operable sash along with all the exterior woodwork will require ongoing maintenance. Wood Doors and Windows The wood windows and doors are key features of the residence. the operable windows with upper sash in the two large curved bays are a prominent element of the residence. The remaining windows, all wood were in longstanding need of repair and maintenance. A previous replacement window with fixed glass needed to be changed along with sections of the trim around the windows. The main entry door appears original and has been covered by multiple layers of finishes. The original natural grain wood has been uncovered and restored as part of the project. This special feature will need ongoing maintenance and finish treatment over time. Wood Rails The railings on either side of the entry stair or wood construction with siding and wood cap similar to the rail surrounding the front porch of the house also solid with wood siding and wood cap. Much of the wood siding in these areas was damaged or missing. The stair rails needed to be re-constructed. These exposed wood elements will need ongoing maintenance and repair. Shingle Roof and Projecting Decorative Eave The roof is wood shake shingles. The roof was heavily damaged over time with extensive areas of rot from water intrusion. New wood shingles with fire protection coating were necessary for added fire protection. The roof extends past the walls with decoratively shaped projecting eaves. The projecting decorative eaves are key character defining features that required extensive repair and will require ongoing maintenance. The exposed wood ends need to be protected from ongoing exposure to moisture. There are no gutters or downspouts on the historic cottage. There are metal edge flashing and roof valley drains. These elements are important for protection of the historic features at the roof. Exterior Metalwork The building has no metal work as part of the character defining features.



Hardware Door and window hardware were mostly missing or damaged at time of current development. New hardware compatible for historic wood windows was provided throughout. Hardware should be maintained to avoid non-compatible replacements. Exterior Lights There is little evidence of original porch lights. There was one fixture surface mounted at porch ceiling. Safety of property can be enhanced with additional compatible exterior lights. Wall lights flanking the doorway provides security and illuminates the front entry porch, an important feature of the residence. Electrical The electrical service comes from the alley at the rear property line. The original power was cut for the relocation. Electrical service was re-established for the relocated residence. Plumbing The plumbing system was severely damaged during re-location and fixtures destroyed over time. The plumbing required replacement to have a fully functional system that would not damage historic features. The wood structure and exterior wood features are most vulnerable to water so it is important that plumbing system is maintained. Mechanical Nothing remained of previous or original mechanical ventilation system. While the system was not necessarily a character defining feature it still serves to help maintain climate for long term preservation of features. A new system has been provided with appropriate humidity and temperature controls for long term preservation or the residence



SUMMARY OF REPAIR / MAINTENANCE WORK Site work Re-establish site access for relocated cottage. Provide and maintain walks Landscape Establish compatible landscape and maintain plantings away from building. Maintain irrigation away from wood siding Provide and maintain drainage Fencing Provide compatible fencing appropriate to location of residence on site. Maintain wood fencing Foundations/Structural Adjust footings as needed to provide flared siding. Adjust where framing elements no longer align. Front entry porch Re-set entry porch and straighten misaligned elements. Replace and match damaged wood flooring and ceiling. All wood will need ongoing treatment for exterior exposure. Monitor wood flooring of front entry porch and re-finish as appropriate. Wood Siding and Wood Trim Provide new wood siding with matching profile where damaged. Maintain area of original siding. Re-establish original bottom flare Maintain area of original siding. The buildings’ wood exteriors will need ongoing treatment and maintenance every few years as new water based paints do not provide protection and longevity as did the original historic oil based paint. Prevention of termite infestation is also important with the extensive woodwork on the residence.



Curved Bays / Curved Wood Trim and Siding Replace damaged wood siding. Provide new matching siding prepped for curved areas. Re-established bottom flare. The two bay windows are primary character defining features. Finishes on the wood will need ongoing maintenance. Wood Doors and Windows Following repair and matching replacement of wood windows and refinishing of front entry door, finishes will need to be maintained. Mechanisms for operable sash have been refurbished and need will also need to be maintained. Wood Rails Wood railings have been rebuilt and will need ongoing maintenance. As these rails are exposed to weather with broad flat top surfaces, materials need to be re-finished periodically to avoid long term water damage. Shingle Roof and Projecting Decorative Eave The roof was left for many years under previous ownership without maintenance. The covering deteriorated and water intrusion caused extensive damage to the roof materials. Provide new wood roof shingles with fire-retardant coating. Monitor wood eaves and projecting beams for deterioration and maintain paint finish. Regular maintenance is necessary for long term preservation of these wood elements Drains and Flashing Rainfall and water can easily impact exterior wood features. Maintain all metal flashing and waterproof treatments. Drains need to be clear so that water does not accumulate around the residence. Exterior Metalwork There is no special decorative metalwork. Roof flashings and should be monitored and maintained.



Hardware Following repair and replacement with compatible hardware, maintain front door and window hardware. Exterior Lights Provide appropriate exterior lighting that enhances building and adds security Any new security lights to be discreetly located Electrical Maintain and use compatible fixtures on exterior Plumbing Plumbing is rebuilt however failure could cause considerable damage. There should be regular maintenance for prevention of damage. Water leaks should be repaired immediately. Mechanical Mechanical system is important to maintain temperature and humidity for long term preservation. Systems should be reviewed, maintained and adjusted as needed.



PHOTOGRAPHS General Building Description

Overall view of 954 Fifth Street at start Front entry porch at 954 Fifth Street of rehabilitation

Overall view of initial completed work on historic residence Key Building Elements and Character Defining Features: Sitework

Existing condition of site at start of Site improvements from initial rehabilitation rehabilitation work



Work in rehabilitation included Walkways were created along sides of re-building steps and new front walk residence Landscape

No landscape remained Landscape was developed compatible to residence

Landscape to avoid contact with Drainage was necessary for landscaped Siding areas



Fences

Compatible new fence to accommodate relocated landmark residence Foundation/Structural

Foundation for relocation did not align Front porch pulled away from residence with house framing for siding during prior relocation Front Entry Porch

Front entry porch at start of Interior of porch area at start of work rehabilitation



Porch elements were rotted, tilted and Porch in progres with wood siding, wood disconnected cap and wood columns

Porch with rotted overhang and celling Porch has been re-established with extends back along east entry steps, wood siding and rail Wood Siding and Wood Trim

Wood siding was deteriorated and Custom siding was fabricated to match flared siding skirt missing on all sides original



Trim was missing in places and new Siding and trim were refurbished and matching pieces were used for infill replaced where necessary Curved Bays / Curved Wood Trim and Siding

Wood siding on curved bays was New siding required special treatment heavily damaged and deteriorated for installation on curved bays

Matching replacement siding was Siding on curved bays includes bottom Installed on the curved bays flare



Wood Rails

Wood rails on porch were damaged, Stair rail was reconstructed with Stair rails missing matching top cap

Front entry porch with wood rails Railing at porch with wood siding, wood cap and wood columns Wood Doors and Windows

Windows require refurbishment and View of existing conditions for windows replacement of non-compatible infill prior to rehabilitation



Work underway to refurbish windows Work to refurbish windows completed and window frames on north

Window bays were restored including Front window bays with operable sash operable sash were restored

Original door was damaged and Door was stripped and refurbished with covered with multiple finish coats new stain



Shingle Roof and Projecting Decorative Eaves

Property had deteriorated with severe Roof eaves were highly deteriorated damage to roof and roof eaves with rot

Roof sheathing needed replacement Initial project restored roof sheathing and eaves required substantial repair and decorative eaves

Installed wood shingle roof provides Roof installation with fire retardant primary character defining feature wood shingles will require maintenance



Downspouts, Drains and Flashing

Residence had damaged gutters and Waterproofing accomplished for roof downspouts that were not original. rehabilitation including metal flashing Hardware

Compatible new hardware was needed New compatible hardware was provided throughout for the rehabilitation Exterior Lights

New compatible light fixtures were added to front porch for safety



Electrical New electrical service was required including wiring and outlets throughout Plumbing New system and fixtures required throughout Mechanical New concealed mechanical was necessary

. MILLS ACT MAINTENANCE PLAN954 Fifth Street, Santa Monica

Initial rehabiliation work for move-in

Feature Location Condition Recommended Treatment Maintenance Move in workRehabiliation per Secr of Ints Stds. Schedule Cost

N.A.EXTERIORSitework Front and side yards Poor Provide new walks for relocated residence 30,000.00$

Landscape Front and side yards Poor Provide new compatible landscape 42,000.00$

Fencing Rear and side yards Poor Create new fencng for new location on site 14,500.00$

Foundations/Structural Re-located foundations Fair - misaligned Adjust foundation and exterior sheathing 65,000.00$ Wood framing throughout to allow for bottom siding flare, adjust to

re-attach porch to house. Add for interiorFront Entry Porch Front entry Poor Replace flooring and ceiling with matching, 32,000.00$

refinish all surfaces

Wood siding and Wood Trim All facades Poor Replace much of original siding, maintain 56,000.00$ area of original sididng, re-create bottomflare for siding, refurbish wood tirms

Curved Bays - Wood Siding Front façade Poor Replace dmaged siding, refurbish and infill 28,000.00$ with new wood trim.

Wood doors and windows Entire residence Poor / missing Refurbish windows, replace non- 35,000.00$ compatible replcementsRe-use and refinish wood entry door

Wood Rails Front entry porch and stairs Poor, stair missing Re-finish, provide new siding to match 12,000.00$

Roofs & Projecting Roof, overhang and decorative Poor, extremely damaged Re-sheath roof and use fire-retardant 65,000.00$ Decorative Eaves projecting eaves treated wood shingles

2019 Page 1 of 2 954 Fifth Street, Santa Monica

. MILLS ACT MAINTENANCE PLAN954 Fifth Street, Santa Monica

Initial rehabiliation work for move-in

Feature Location Condition Recommended Treatment Maintenance Move in workRehabiliation per Secr of Ints Stds. Schedule Cost

N.A.EXTERIORDownspouts & drains Drains in landscape Poor, damaged non-original Remove gutters & downspouts, provide 4,500.00$

no gutters or downspouts gutters and downspouts site drainage

Exterior metalwork Roof edge trim Poor Provide new edge metal, flashing at roof 5,000.00$

Hardware Entire house Mixed / missing Provide new compatible throughout 6,800.00$

Exterior lights Front porch Missing Provide new compatible fixxtures 1,500.00$

SYSTEMSN.A.

System Location Condition Recommended Treatment Maintenance Move in workSchedule Cost

Plumbing House Abandoned Provide new plubing system and fixtures 48,000.00$

Electrical From alley Abandoned Provide all new wiring and outlets 52,000.00$ House wiring throughout Re-connect with main service at alley

Heating House Abandoned / none Provide Heating and cooling for climate 25,000.00$ control

ADMISNISTRATIVE

Permits City of Santa Monica 5,000.00$

TOTAL 460,800.00


10:39 AM

05/15/19

Accrual Basis

Guild GC, Inc. LIC # 981-224

Transaction Detail By Account All Transactions

Num Source Name Memo Amount

02 (Site Construction)

02070 (Landscape)

8880 Forest Green Tree Services Landscape -2,640.00Arroyo Building Materials Landscape 58.08Arroyo Building Materials Landscape -448.01Irrigation Express Landscape -549.14

201828 Network Horticultural Services Landscape -7,791.07Lowe's Landscape -1,235.29Lowe's Landscape 1,213.29

267220 BOURGET Bros Build Landscape -86.32Home Depot Landscape -524.61Home Depot Landscape -189.44Home Depot Landscape -180.77All Modern Landscape -4,095.94Home Depot Landscape -41.98Home Depot Landscape -100.99

641788 BOURGET Bros Build Landscape -160.70641947 BOURGET Bros Build Landscape -17.48

Home Depot Landscape -54.82Home Depot Landscape -187.54

201914 Network Horticultural Services Landscape -2,926.268-7-2018 Network Horticultural Services Landscape -781.68648702 BOURGET Bros Build Landscape -200.88268002 BOURGET Bros Build Landscape 5.29

Superbright LED Lights Landscape -555.44Cordova Construction Services, Inc. Landscape -25,230.00Ultra Greens Landscape -328.50Ultra Greens Landscape -225.00Superbright LED Lights Landscape -59.53

Total 02070 (Landscape) -47,334.7302200 (Site Work Misc)

Fisher Hardware Site Work Misc -18.17Lowe's Site Work Misc -47.74Lowe's Site Work Misc 15.16

277020 Southern California Edison Site Work Misc -437.00B694505 Fisher Hardware Site Work Misc -399.49

City of Santa Monica Site Work Misc -409.35457474 BOURGET Bros Build Site Work Misc -27.28461488 BOURGET Bros Build Site Work Misc -139.06

Pavilions Site Work Misc -10.03Pavilions Site Work Misc -11.57

258493 BOURGET Bros Build Site Work Misc -28.03259360 BOURGET Bros Build Site Work Misc -49.97

Home Depot Site Work Misc -163.55AirGas Company Site Work Misc -110.55Lowe's Site Work Misc -90.01

259611 BOURGET Bros Build Site Work Misc -49.97259922 BOURGET Bros Build Site Work Misc -8.37260187 BOURGET Bros Build Site Work Misc -16.35

Vons Site Work Misc -23.51Vons Site Work Misc -11.28


Vons Site Work Misc -8.78Postal Annex Postal Box 525 -410.00Lowe's Site Work Misc -72.91Lowe's Site Work Misc 72.91


Home Depot Site Work Misc -568.76Mann Builders Site Work Misc -10.25

5511981 BOURGET Bros Build Site Work Misc -350.83553293 BOURGET Bros Build Site Work Misc -161.87264265 BOURGET Bros Build Site Work Misc -91.94264778 BOURGET Bros Build Site Work Misc -67.85405928/1 Anawalt Lumber Site Work Misc -109.48603406 BOURGET Bros Build Site Work Misc -374.17265728 BOURGET Bros Build Site Work Misc -22.44

Lowe's Site Work Misc -65.52Home Depot Site Work Misc -149.92

Page 1 of 7

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05/15/19

Accrual Basis




617840 BOURGET Bros Build Site Work Misc -63.25Home Depot Site Work Misc -202.14HD Supply Site Work Misc -139.31

267119 BOURGET Bros Build Site Work Misc -55.37Domino's Pizza Site Work Misc -77.07Walgreens Site Work Misc -15.21Shaka Shack Burgers Site Work Misc -146.69HD Supply Site Work Misc -202.85Home Depot Site Work Misc -198.40Domino's Pizza Site Work Misc -72.76

643670 BOURGET Bros Build Site Work Misc -148.21Mail Boxes.Com Site Work Misc -1,427.48

651915 BOURGET Bros Build Site Work Misc -31.14Home Depot Site Work Misc -57.65

268290 BOURGET Bros Build Site Work Misc -39.37Anderson Plywood Sales Site Work Misc -683.32Bobco Metals Site Work Misc -551.88

1809014 Southland Civil Engineering & Survey, LLP Site Work Misc -622.00Home Depot Site Work Misc -200.39


Fedex Site Work Misc -5.882525 Ivan Canales Site Work Misc -1,972.00

CustomInk Site Work Misc -82.68Timber Art Signs Site Work Misc -35.53

1810017 Southland Civil Engineering & Survey, LLP Site Work Misc -1,140.00Timber Art Signs Site Work Misc -28.53Fedex Site Work Misc -12.05

1811021 Southland Civil Engineering & Survey, LLP Site Work Misc -1,013.25CDG Materials, Inc. Site Work Misc -625.00

270643 BOURGET Bros Build Site Work Misc -4.371812018 Southland Civil Engineering & Survey, LLP Site Work Misc -209.20

Mail Boxes.Com Site Work Misc -99.61Timber Art Signs Site Work Misc -21.00

GateClosers Build.com Site Work Misc -181.34West Coast Sand & Gravel Demolition & Export of Debris -1,869.84

-16,955.7903 (Concrete)

03023 (Foundation/Slabs)

1701 (CO #1 & CO #2)Southwest Concrete Structures, Inc. Foundation/Slabs -62,092.12West Coast Sand & Gravel Foundation/Slabs -774.36

001 Mike Murphy Construction Foundation/Slabs -2,070.00Billy S Construction/Concrete Pumping Foundation/Slabs -256.00

Total 03023 (Foundation/Slabs) -65,192.4803302 (Concrete Flat Work)

562776 BOURGET Bros Build Concrete Flat Work -40.92Lowe's Concrete Flat Work -59.15Lowe's Concrete Flat Work -34.41

631297 BOURGET Bros Build Concrete Flat Work -254.55267092 BOURGET Bros Build Concrete Flat Work -42.49267104 BOURGET Bros Build Concrete Flat Work -468.69Subcontract Genco Corporation Concrete Flat Work -9,300.00634906 BOURGET Bros Build Concrete Flat Work -212.99635072 BOURGET Bros Build Concrete Flat Work -68.77

Lowe's Concrete Flat Work -259.67636259 BOURGET Bros Build Concrete Flat Work -87.65

Robertsons Ready Mix Concrete Flat Work -1,094.78McDes Prime Concrete Pumping Concrete Flat Work -264.00

638524 BOURGET Bros Build Concrete Flat Work -291.88267354 BOURGET Bros Build Concrete Flat Work -203.66

SOTOReady Mix Concrete Flat Work -1,000.00Lowe's Concrete Flat Work -80.85Lowe's Concrete Flat Work -134.19

657011 BOURGET Bros Build Concrete Flat Work -666.04268443 BOURGET Bros Build Concrete Flat Work -32.40268550 BOURGET Bros Build Concrete Flat Work 18.62659370 BOURGET Bros Build Concrete Flat Work 37.23659358 BOURGET Bros Build Concrete Flat Work -222.24659153 BOURGET Bros Build Concrete Flat Work -32.83658865 BOURGET Bros Build Concrete Flat Work -241.09

Page 2 of 7

10:39 AM

05/15/19

Accrual Basis




269970 BOURGET Bros Build Concrete Flat Work -10.27B809735 Fisher Hardware Concrete Flat Work -8.81270070 BOURGET Bros Build Concrete Flat Work -65.94270099 BOURGET Bros Build Concrete Flat Work -269.10270133 BOURGET Bros Build Concrete Flat Work -334.76689466 BOURGET Bros Build Concrete Flat Work -110.43

Total 03302 (Concrete Flat Work) -15,836.7105 (Metals)

05500 (Wrought Iron/Metal Fabrications)

IMS Sun Valley Wrought Iron/Metal Fabrications -1,484.29265418 BOURGET Bros Build Wrought Iron/Metal Fabrications -38.70Add'l Work J&J Steel Contractors, Inc. Wrought Iron/Metal Fabrications -4,000.00Add'l Work J&J Steel Contractors, Inc. Wrought Iron/Metal Fabrications -2,000.00

Industrial Metal Supply Co. Wrought Iron/Metal Fabrications -192.62American Fence and Supply Wrought Iron/Metal Fabrications -67.95

000843 Everest Garage Doors Inc Wrought Iron/Metal Fabrications -2,045.00000844 Everest Garage Doors Inc Wrought Iron/Metal Fabrications -2,600.00000845 Everest Garage Doors Inc Wrought Iron/Metal Fabrications -875.00

Total 05500 (Wrought Iron/Metal Fabrications) -13,303.5605510 (Accessory Hardware)

Amazon Accessory Hardware -23.88Amazon Accessory Hardware -4.81Amazon Accessory Hardware -16.04HVAC Quick Accessory Hardware -119.00HardwareSource.com Accessory Hardware -231.24HardwareSource.com Accessory Hardware -91.22Amazon Accessory Hardware -1,107.28

14309 Design Bath & Hardware Inc. Accessory Hardware -487.71Amazon Accessory Hardware -135.00Amazon Accessory Hardware -78.60Amazon Accessory Hardware -16.96Amazon Accessory Hardware -14.84Grainger Accessory Hardware -216.82

Total 05510 (Accessory Hardware) -2,543.4005535 (Door Hardware)

HardwareSource.com Door Hardware -485.24HardwareSource.com Door Hardware -166.13HardwareSource.com Door Hardware -17.70

10767 Design Bath & Hardware Inc. Door Hardware -3,067.29Amazon Door Hardware -390.00

Q33368 Taylor Brothers Door Hardware -341.95Amazon Door Hardware -228.90

B792908 Fisher Hardware Door Hardware -18.48Amazon Door Hardware -15.14Amazon Door Hardware -15.30Amazon Door Hardware -399.00Amazon Door Hardware -234.00Amazon Door Hardware -26.06Amazon Door Hardware -16.30Amazon Door Hardware -97.98Amazon Door Hardware -38.92Home Depot Door Hardware -104.07Amazon Door Hardware -65.71

682613 BOURGET Bros Build Door Hardware -135.56Amazon Door Hardware -47.03Amazon Door Hardware -45.48Santa Monica Lock & Safe Co Door Hardware -30.87

Total 05535 (Door Hardware) -5,987.1106 (Woods & Plastics)

06100 (Framing Rough)

B701962 Fisher Hardware Framing Rough -27.43HD Supply Framing Rough -584.98A & G Lumber Co. Framing Rough -47.04

258460 BOURGET Bros Build Framing Rough -110.53258554 BOURGET Bros Build Framing Rough -133.2166751 Northridge Lumber Framing Rough -6,366.24

Shilpark Paint Framing Rough -70.00HD Supply Framing Rough -88.22

521069 BOURGET Bros Build Framing Rough -186.29

Page 3 of 7

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05/15/19

Accrual Basis




Lowe's Framing Rough -120.63Lowe's Framing Rough -1,391.10

522588 BOURGET Bros Build Framing Rough -180.78525206 BOURGET Bros Build Framing Rough -108.55527430 BOURGET Bros Build Framing Rough -140.63550658 BOURGET Bros Build Framing Rough -83.8626763 Rosenthal Inspection Inc. Framing Rough -240.00553192 BOURGET Bros Build Framing Rough -744.69

Home Depot Framing Rough -47.20124394 Hardware Express Framing Rough -96.63124681 Hardware Express Framing Rough -203.01124980 Hardware Express Framing Rough -93.35

Fisher Hardware Framing Rough -24.76Total 06100 (Framing Rough) -11,089.1306430 (Decking)

Lowe's Decking -7,447.14Amazon Decking -131.40Lowe's Decking -25,782.39Amazon Decking -262.80

583360 BOURGET Bros Build Decking -69.83588154 BOURGET Bros Build Decking -49.22

Lowe's Decking -23,064.42Lowe's Decking 25,782.39Lowe's Decking -37.62Lowe's Decking 1,987.41

412720/1 Anawalt Lumber Decking -80.09SM5th-1 Nimble PSS LLC Decking -153.20267582 BOURGET Bros Build Decking -158.4759054403-00 BMC West LLC (Stock) Decking -36.45

Lowe's Decking -108.34SM5th-2 Nimble PSS LLC Decking -294.27

Lowe's Decking -591.37154235/3 Anawalt Lumber Decking -43.87SM5th-3 Nimble PSS LLC Decking -556.7358541710-00 BMC West LLC (Stock) Cabinets -13,896.89642199 BOURGET Bros Build Cabinets -54.47

-45,049.1706500 (Stairs / Railings)

263115 BOURGET Bros Build Stairs / Railings -71.48263369 BOURGET Bros Build Stairs / Railings -56.47FINAL 1249 J&J Steel Contractors, Inc. Stairs / Railings -5,900.0058396582-00 BMC West LLC (Stock) Stairs / Railings -6,156.2158430697-00 BMC West LLC (Stock) Stairs / Railings -219.30266455 BOURGET Bros Build Stairs / Railings -24.08266454 BOURGET Bros Build Stairs / Railings -1.29

Total 06500 (Stairs / Railings) -12,428.8306550 (Wood Siding)

023209 Weber Plywood Wood Siding -4,598.32RPM Parts Pro Wood Siding -108.25

57794809-00 BMC West LLC (Stock) Wood Siding -4,431.06IMS Sun Valley Wood Siding -18,445.00

6630 Express Metal Services Wood Siding -99.59Home Depot Wood Siding -225.04IMS Sun Valley Wood Siding -483.51

264848 BOURGET Bros Build Wood Siding -126.37594282 BOURGET Bros Build Wood Siding -455.88

IMS Sun Valley Wood Siding -348.8157448282-00 BMC West LLC (Stock) Wood Siding -21,678.00265099 BOURGET Bros Build Wood Siding -106.84

Material Distributor Wood Siding 4,129.63Amazon Wood Siding -949.95

Total 06550 (Wood Siding) -47,926.9907500 (Roofing)

13565 Micasa Roof Removal Roofing -6,500.00Aladdin Roofing Roofing -870.00

Progress #1 Aladdin Roofing Roofing -12,500.00#2 Aladdin Roofing Roofing -5,500.00#3 Aladdin Roofing Roofing -13,250.00#4 Aladdin Roofing Roofing -5,000.00

Page 4 of 7

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Accrual Basis




#5 Aladdin Roofing Roofing -25,000.00Aladdin Roofing Roofing -3,200.00

Total 07500 (Roofing) -71,820.0008 (Doors & Windows)

08100 (Exterior Doors)

Amazon Exterior Doors -779.97262676 BOURGET Bros Build Exterior Doors -62.61262712 BOURGET Bros Build Exterior Doors -55.90K62780 BOURGET Bros Build Exterior Doors -39.72548528 BOURGET Bros Build Exterior Doors -116.27266813 BOURGET Bros Build Exterior Doors -53.63

Tashman Screens & Hardware Exterior Doors -65.68646895 BOURGET Bros Build Exterior Doors -248.49

Amazon Exterior Doors -128.70Amazon Exterior Doors -21.92Door Hardware Center.com Exterior Doors -432.55

59301070-00 BMC West LLC (Stock) Exterior Doors -228.72Amazon Exterior Doors -11.98

Total 08100 (Exterior Doors) -2,246.1408200 (Windows)

CRLaurence.com Windows -33.10BMC West LLC (Stock) Windows 40,945.00Swartz Glass Co. Windows -49.28Amazon Windows -22.36JELD-WEN Replacement Parts Windows -103.18Parts Store Windows -54.76

Total 08200 (Windows) 40,682.3208400 (Doors Interior)

56522529-00 BMC West LLC (Stock) Doors Interior -5,899.53ETO Doors, Inc. Doors Interior -16,372.21

565290 BOURGET Bros Build Doors Interior -194.04Amazon Doors Interior -49.26

579527 BOURGET Bros Build Doors Interior -39.45Lowe's Doors Interior -129.06

637842 BOURGET Bros Build Doors Interior -324.74416126/1 Anawalt Lumber Doors Interior -86.45

Johnson Hardware Doors Interior -273.37268086 BOURGET Bros Build Doors Interior -98.35268246 BOURGET Bros Build Doors Interior -27.11B798110 Fisher Hardware Doors Interior -31.08670732 BOURGET Bros Build Doors Interior -221.17

CCBrass.com Doors Interior -97.6059552020-00 BMC West LLC (Stock) Doors Interior -234.3400058 Isaac The Locksmith Doors Interior -2,648.0059618716-00 BMC West LLC (Stock) Doors Interior 109.50

Total 08400 (Doors Interior) -26,616.2608600 (Garage Door)

00580 Everest Garage Doors Inc Garage Door -6,170.00Amazon Garage Door -49.91Amazon Garage Door -100.72

Total 08600 (Garage Door) -6,320.6308810 (Glass & Mirror )

Home Depot Glass & Mirror -163.1658660416-00 BMC West LLC (Stock) Glass & Mirror -1,611.51425218 PRL Glass Systems Inc Glass & Mirror -1,464.358568466 CRLaurence.com Glass & Mirror -131.408585521 CRLaurence.com Glass & Mirror -82.81642661 BOURGET Bros Build Glass & Mirror -6.53651248 BOURGET Bros Build Glass & Mirror -84.37653537 BOURGET Bros Build Glass & Mirror -80.42

Amazon Glass & Mirror -56.72Amazon Glass & Mirror -98.50

436913 PRL Glass Systems Inc Glass & Mirror -99.31Amazon Glass & Mirror -14.18

440515 PRL Glass Systems Inc Glass & Mirror -43.19442982 PRL Glass Systems Inc Glass & Mirror -49.658829938 CRLaurence.com Glass & Mirror -110.28

Amazon Glass & Mirror -15.28455949 PRL Glass Systems Inc Glass & Mirror -127.63

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Accrual Basis




1181808 CRLaurence.com Glass & Mirror -90.06Total 08810 (Glass & Mirror ) -4,329.35

09 (Finishes)

09200 (Drywall, Plaster, Veneer Finish)

Draw 1 Sunset Drywall, Inc. Drywall, Plaster, Veneer Finish -20,322.00622975 BOURGET Bros Build Drywall, Plaster, Veneer Finish -2.63622962 BOURGET Bros Build Drywall, Plaster, Veneer Finish -82.72623913 BOURGET Bros Build Drywall, Plaster, Veneer Finish -2.73266612 BOURGET Bros Build Drywall, Plaster, Veneer Finish -70.88266671 BOURGET Bros Build Drywall, Plaster, Veneer Finish -62.16

Lowe's Drywall, Plaster, Veneer Finish -10.18321-a Sunset Drywall, Inc. Drywall, Plaster, Veneer Finish -3,387.00321-b_REV Sunset Drywall, Inc. Drywall, Plaster, Veneer Finish -4,330.00

Total 09200 (Drywall, Plaster, Veneer Finish) -28,270.3011 (Equipment)

11400 (Appliances)

S103930830 Expressions Home Gallery Appliances -61,854.82S104877104.001Expressions Home Gallery Appliances -3,529.10

TNS Appliance Installations Appliances -2,475.00Total 11400 (Appliances) -67,858.92

15 (General Mechanical)

15100 (Plumbing System)

5163882 Ferguson Enterprises, Inc. Plumbing System -410.37463216 BOURGET Bros Build Plumbing System -159.26

Lowe's Plumbing System -794.16Irrigation Express Plumbing System -209.53Irrigation Express Plumbing System -397.47HD Supply Plumbing System -220.73

CO #1 D & B Plumbing Plumbing System -4,838.24Total 15100 (Plumbing System) -7,029.7615110 (Plumbing rough and connect)

S009783742.001081 Hajoca Culver City Plumbing Rough and Connect -626.06466162 BOURGET Bros Build Plumbing Rough and Connect -34.20465936 BOURGET Bros Build Plumbing Rough and Connect -131.335190964 Ferguson Enterprises, Inc. Plumbing Rough and Connect -164.405195534 Ferguson Enterprises, Inc. Plumbing Rough and Connect -260.625197955 Ferguson Enterprises, Inc. Plumbing Rough and Connect -61.81470727 BOURGET Bros Build Plumbing Rough and Connect -61.99384875/1 Anawalt Lumber Plumbing Rough and Connect -25.65

HD Supply Plumbing Rough and Connect -334.84HD Supply Plumbing Rough and Connect 136.62HD Supply Plumbing Rough and Connect -143.01HD Supply Plumbing Rough and Connect -86.82

#1 D & B Plumbing Plumbing Rough and Connect -7,000.00#2 D & B Plumbing Plumbing Rough and Connect -20,000.00#003 D & B Plumbing Plumbing Rough and Connect -20,000.00

Total 15110 (Plumbing rough and connect) -48,794.1115400 (Plumbing Fixtures and Equipment)

SC230948 Jensen Precast Plumbing Fixtures and Equipment -1,333.9411950 Design Bath & Hardware Inc. Plumbing Fixtures and Equipment -151.1112355 Design Bath & Hardware Inc. Plumbing Fixtures and Equipment -4,804.32

Snyder Diamond Plumbing Fixtures and Equipment -435.50Snyder Diamond Plumbing Fixtures and Equipment 435.50Hirsch Pipe & Supply Plumbing Fixtures and Equipment -6,874.89

CASH HD Supply Plumbing Fixtures and Equipment -13.71Snyder Diamond Plumbing Fixtures and Equipment -108.48

14641 Design Bath & Hardware Inc. Plumbing Fixtures and Equipment -292.3714639 Design Bath & Hardware Inc. Plumbing Fixtures and Equipment -629.6314652 Design Bath & Hardware Inc. Plumbing Fixtures and Equipment -224.26

Total 15400 (Plumbing Fixtures and Equipment) -14,432.7115700 (HVAC Equipment)

HD Supply HVAC Equipment -281.56California Cool, Inc HVAC Equipment -15,650.00

0229 California Cool, Inc HVAC Equipment -8,200.00HVAC Quick HVAC Equipment -53.10

0295 California Cool, Inc HVAC Equipment 2,000.00Lowe's HVAC Equipment -14.38HVAC Quick HVAC Equipment -181.04

0344 California Cool, Inc HVAC Equipment -2,000.00

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Accrual Basis




HVAC Quick HVAC Equipment -109.00Total 15700 (HVAC Equipment) -24,489.08

16 (Electrical)

16100 (Electrical)

1306 Elwell Electric Electrical -615.70309119 Parkway Electrical Electrical 237.001557 Elwell Electric Electrical -20,000.00Estimate 1180 Elwell Electric Electrical -5,658.16184463 Parkway Electrical Electrical -47.24

Elwell Electric Electrical -28,859.151718 Elwell Electric Electrical -560.36

Total 16100 (Electrical) -55,503.6116220 (Special Equipment)

Amazon Special Equipment -110.54Enviro Products West Inc. Special Equipment -16,863.00

0342 California Cool, Inc Special Equipment -810.75Total 16220 (Special Equipment) -17,784.2916500 (Fixtures)

Amazon Lighting Fixtures -7.80Amazon Lighting Fixtures -14.28Western Bldg Supplies Lighting Fixtures -1,013.32Lamps Plus Lighting Fixtures -295.62

8.9.18 Lamps Plus Lighting Fixtures -453.36Unlight Wholesale Electric Lighting Fixtures -396.02Restoration Hardware Lighting Fixtures -520.81Home Depot Lighting Fixtures -414.14West Elm Lighting Fixtures -654.44West Elm Lighting Fixtures 104.32

182134 Parkway Electrical Lighting Fixtures -357.40Amazon Lighting Fixtures -130.31Amazon Lighting Fixtures -17.68Electric Supply Connection Lighting Fixtures -271.01

-4,441.87

(622,902.61)

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MILLS ACT MAINTENANCE PLAN954 Fifth Street, Santa Monica

Feature Location Condition Recommended Treatment Maintenance Estimated Total Rehabiliation per Secr of Ints Stds. Schedule Budget 10 years

(Est. Budgets)EXTERIORSitework Front and side yards Fair/Good - in progress New walks - clean and maintain 5 years 1,500.00$ 3,000.00$

Landscape Front and side yards Good Trim landscape adjacent to house annual 2,500.00$ 25,000.00$ Check for irrigation near residence and fence

Fencing Rear and side yards Good Maintain finishes, paint 3 years 2,500.00$ 7,500.00$

Foundations/Structural Re-located foundations Good Review footings and underfloor supports 10 years 1,500.00$ 1,500.00$ Wood framing throughout

Front Entry Porch Front entry Good Maintain wood floor finiah 3 years 1,200.00$ 3,600.00$ Maintain wall and ceiling finishes

Wood siding and Wood Trim All facades Good Regular cycle of prep and paint 5 years 8,800.00$ 17,600.00$

Curved Bays - Wood Siding Front façade Good Review and maintain curved bay window 5 years 1,500.00$ 3,000.00$ siding and trim

Wood doors and windows Entire residence Good Maintain finishes, operating condition 3 years 2,400.00$ 8,000.00$

Wood Rails Front entry porch and stairs Good Maintain finishes, prevent water damage 3 years 1,000.00$ 3,000.00$

Roofs & Projecting New fire-retardant roof tiles Good Repair and re-coat wood shingles with 5 years 5,000.00$ 10,000.00$ Decorative Eaves Wood overhang and fire protection, treat and paint decorative

projecting deco wood eaves eaves


MILLS ACT MAINTENANCE PLAN954 Fifth Street, Santa Monica

Feature Location Condition Recommended Treatment Maintenance Estimated Total Rehabiliation per Secr of Ints Stds. Schedule Budget 10 years

EXTERIORDownspouts & drains Drains in landscape Good/Fair Keep drains clear, flush lines 3 years 500.00$ 1,500.00$

no gutters or downspouts

Exterior metalwork Roof edge trim Good Treat all edge metals, paint and replace 5 years 1,500.00$ 3,000.00$ as needed

Hardware Entire house Good New hardware to be maintained, maintain 2 years 150.00$ 750.00$ weather seal

Exterior lights Front porch Good Review exterior lighting for security & 2 years 400.00$ 2,000.00$ safety. Fixture may need furbishment in10 years

SYSTEMS

System Location Condition Recommended Treatment Maintenance EstimatedSchedule Cost

Plumbing House Good Maintain plumbing, fix all damaged 2 years 1,000.00$ 5,000.00$ elements immediately

Electrical From alley Good Review electrical for safety and possible 3 years 500.00$ 1,500.00$ House wiring throughout upgrades

Mechanical House Good Maintain for building climate 2 years 500.00$ 2,500.00$

TOTAL 98,450.00$


FINANCIAL ANALYSIS FOR MILLS ACT CONTRACT AT (ADDRESS):__________________________________

REVENUES Current1) Monthly Rental Income 3% 2) Annual Rental Income

ANNUAL EXPENSESGen. Expenses: 25% SFD, Others 30% Vacancy loss 3% $08) Total Expenses $0 (Sum Lines 8-9)

NET OPERTING INCOME $0 (Line 2 Minus 8)

CAPITALIZATION RATE9) Interest Component 5.5%10) Historic Property Risk 4% (2%, or 4% for SFD)11) Property Tax Component 1%12) Amortization Component 0.5%13) Capitalization Rate 11% (Sum Line 9 - 12)

TAXES14) Mills Act Assessment $0 (NOI/ Line 13)15) Tax Under Mills Act $0 (Line 14 X .01035146)16) Current Tax17) Tax Savings (Line 16 - Line 15) $018) Annual Costs to City (Line 17 X 16%) $0

David Kaplan

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35,134.09

David Kaplan

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David Kaplan

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David Kaplan

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954 5th Street, Santa Monica 90402

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954 Fifth Street - Santa Monica...Aug 12, 2019 · 954 Fifth Street, a one-story residential structure located on a single parcel in Santa Monica two blocks north of Wilshire Boulevard