SUBJECT: CERTIFICATE OF APPROPRIATENESS

LOCATION: 1221 HERMOSA AVENUE - BIJOU THEATER BUILDING

APPLICANT: CIM GROUP LLC

10960 WILSHIRE BOULEVARD LOS ANGELES, CA 90024

Recommendation:

To direct staff as deemed appropriate relative to issuing a Certificate of Appropriateness for interior and exterior alterations to the Bijou Building.

Background:

On April 27, 1999 the City Council adopted Resolution Nos. 99-5980 and 99-5981 designating the Bijou Building a historic landmark pursuant to Section 17.53.070 of the Historic Preservation Ordinance and approving use of the Secretary of Interior Standards for Building Rehabilitation in connection with the Historic Preservation Ordinance. The applicant has submitted plans for interior and exterior alterations to the building and staff has referred them to the City’s preservation consultant, Planning Consultants Research (PCR) for review. (Please see Attachment No. 1). Seismic retro-fit of the building is currently underway pursuant to Resolution No. 98-5940 and the review and approval of the project seismic retrofit plans by PCR. PCR staff will coordinate with the developer and City building inspectors and perform on-site monitoring to verify that all construction work complies with Secretary of the Interior Standards for the Treatment of Historic Properties. The applicant is currently revising plans to incorporate the recommendations of PCR, and staff believes that with the corrections recommended by PCR, the proposed project will conform to the requirements of the Secretary’s Standards and the City’s Historic Preservation Ordinance.

Analysis:

City staff, the consultant, and the developer are working together to implement the intent Historic Preservation Ordinance. The proposed remodel of the Bijou Building includes seismic retrofit (under previous permit) and renovation of the building’s interior and exterior. The remodel project will not add any floor area to the existing building. The standard of review for the project is the Secretary of Interior Standards for Treatment of Historic Properties and the City’s Preservation Ordinance. The main focus of the project according to PCR should be on retaining the "existing character defining features" as a condition of building permit approval. The building was previously surveyed by PCR and a list of character defining features has been prepared for the building. The proposed project involves creating new tenant space and bringing the property into compliance with the Building Code. PCR originally indicated the need for several plan changes and clarifications prior to issuance of a building permit, which are summarized below:

1. The placement of HVAC units on the roof may have potential visual impact from Pier Avenue and the north elevation;
2. Relocation of the trash enclosure within the Bijou property;
3. Inappropriate shape and design of the proposed marquee and canopies on 13th Street;
4. Any work that may pose a threat to existing plaster details;
5. The amount of existing foyer tile floor to remain;
6. Clarification needed of the word "original" in reference to work proposed on the mezzanine plan, and the north, south and east elevations;
7. The use of two sets of French doors, instead of the existing three sets of double doors, for the foyer entry on the east elevation;
8. Clarification needed on what action is going to be taken toward the existing fire escape ladders.

These issues have been addressed on the proposed plans. Accessibility issues are being examined as described below in Section 4 (Elevator).

 

Interior Alterations

1. Theater Area:

The theater area will likely be converted to four retail tenant spaces fronting on Hermosa Avenue and Thirteenth Street. The owner has not provided a tenant improvement plan, however the current approved plans include leveling of the existing theater floor and four entries on Thirteenth Street. The Thirteenth Street entries create tenant spaces ranging in width from 23 to 30 feet.

The foyer of the theater area will be upgraded with several improvements which includes the following: restoring the main archway between the foyer and main theater area; relocation of existing entry doors; reduction of the floor level to match the floor level in the theater area; and removal of the existing drop ceiling. Based on the concerns of PCR, there are several columns and other plaster details that must be preserved and restored as part of the work done. Because there is existing tile work on the foyer floor, the plans will indicate that a portion of the tile work will be preserved and relocated to the front entry.

2. Bank Area:

The bank area will be improved with new storefront windows and doors, which, according to the developer, will match the original doors, and windows. PCR is concerned with the plaster details on the ceiling and walls of the bank area, since they are part of the character defining features of the Bijou Building. Any seismic retrofit or remodel work done in the bank area will need to preserve the plaster details, and any lost or damaged plaster details must be replaced.

The most recent use of the bank area was as a retail establishment. The bank area will most likely continue to be leased out as retail space.

3. Office Areas:

The office areas located on the 2 ^nd and 3 ^rd floors will be improved with new interior partitions subject to future tenant improvement plans. The existing windows are proposed to be cleaned, restored and painted to their "original" condition. The term "original" is used several times on the proposed plans and refers to the proposed work which is consistent with the Secretary of Interior Standards for Treatment of Historic Properties. Also, the current condition of, and any proposed work on, the existing fire escape ladders needs to be indicated because of fire safety issues. The Uniform Building Code indicates that two separate means of egress are required for the second and third stories. Pursuant to Section 8-704 - Exception 1, of the State Historical Building Code, the existing fire escapes shall be acceptable as one of the required means of egress if they extend to the ground and are easily negotiated, adequately signed, and in good working order. Access to the fire escapes shall be by an opening having a minimum width and height of 29 inches when open, and the opening’s sill shall be no more than 30 inches above the adjacent floor, landing or approved step. Thus, by meeting these conditions, the building will have three acceptable means of egress.

4. Elevator:

The building must comply with accessibility standards. The ADA requires an elevator service a building of 3 or more floors for new construction, but provides an exception for historic buildings and limited alterations. The accessibility requirement for alterations to existing structures states that the cost of providing accessible facilities may not exceed 20% of the cost of the overall improvements. Pursuant to Section 8-602.2 -Alternative Accessibility Provisions, if the historical significance or character defining features of a historic building are threatened, alternative provisions for access may be applied. The owner and staff are currently evaluating whether the above provisions apply.

 

Exterior Alterations

1. Mechanical Equipment on Roof:

The potential impacts of HVAC units on the building’s roof will be eliminated by use of a split system with fan coils on the second and third floors. The units will be placed on a small "catwalk" section of the roof located on the west side of the building’s office section. The flytower roof on the west side of the building’s theater section will also incorporate split system HVAC units which will be adequately screened by the existing parapet wall.

2. Signage:

The submitted plans do not show the proposed exterior signs, but their locations are shown on the site plan, mezzanine plan, east and north elevations, and the color renderings. PCR considers the proposed marquee on Hermosa Avenue and the marquee signs and banners on Thirteenth Street to be appropriate in shape and design in relation to the existing building. The marquees and banners will be fabricated using brushed aluminum framing and will conform with the Building Code.

 

Environmental Review

Pursuant to the CEQA Guidelines, Article 19, Categorical Exemptions, the retrofit and remodel of the Bijou Building is exempt from the requirement for an environmental assessment. The relevant Sections of CEQA that support this determination are Sections 15301(d) - Existing Facilities, and 15331 - Historical Resource Restoration/Rehabilitation. Pursuant to Section 15301(d), the seismic retrofit is CEQA exempt because it involves the repair and maintenance of an existing private facility (a commercial building) to bring it into conformance with seismic safety requirements with no expansion of the existing use. Also, pursuant to Section 15331, any work proposed beyond repair and maintenance for seismic safety requirements is exempt if done to restore and rehabilitate a historic resource in a manner consistent with the Secretary of the Interior Standards for the Treatment of Historic Properties.

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RESOLUTION NO. 99-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CERTIFICATE OF APPROPRIATENESS FOR an INTERIOR AND EXTERIOR remodel to a DESIGNATED HISTORIC LANDMARK COMMERCIAL BUILDING AT 1221 HERMOSA AVENUE

 

 

The City Council of the City of Hermosa Beach does hereby resolve and order as follows:

Section 1. An application was filed by CIM Group LLC owner of property at 1221 Hermosa Avenue to approve a Certificate of Appropriateness for an interior and exterior remodel to an existing commercial building. The remodel will include seismic retrofit of the building and renovation of the exterior elevations with no floor area added.

 

Section 2. The City Council conducted a duly noticed public meeting to consider the application for a Certificate of Appropriateness on September 28, 1999, at which testimony and evidence, both written and oral, was presented to and considered by the City Council.

 

Section 3. Based on evidence received at the public hearing, the City Council makes the following factual findings:

 

Section 4. Based on the foregoing, the City Council hereby approves the subject Certificate of Appropriateness subject to the following Conditions of Approval :

1. The development and continued use of the property shall be in conformance with submitted plans reviewed by the City Council at their meeting of September 28, 1999. Minor modifications to the plans shall be reviewed and may be approved by the Community Development Director.
2. Architectural treatment including sign locations shall be as shown on building elevations and site and floor plans. Any modification shall require approval by the Community Development Director.
3. The project shall comply with the requirements of the Fire Department and the Public Works Department.

4.  

5. Final building plans/construction drawings including site, elevation, floor plan, sections, details, signage, submitted for building permit issuance shall be reviewed for consistency with the plans approved by the City Council and the conditions of this resolution, and approved by the Community Development Director prior to the issuance of any Building Permit.
6. The Certificate of Appropriateness shall be recorded, and proof of recordation shall be submitted to the Community Development Department.

7.  

8. Each of the above Conditions of Approval is separately enforced, and if one of the Conditions of Approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.

9.  

10. Permittee shall defend, indemnify and hold harmless the City, it agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employee to attack, set aside, void or annul this permit approval, which action is brought within the applicable time period of the State Government Code. The City shall promptly notify the permittee of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the permittee of any claim, action or proceeding, or if the City fails to cooperate fully in the defense, the permittee shall not hereafter be responsible to defend, indemnify, or hold harmless the City.

11.  

12. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this grant. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition.
13. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions.

 

Section 5. Based on the foregoing, the City Council hereby approves a Certificate of Appropriateness for an interior and exterior remodel to a Designated Historic Landmark commercial building at 1221 Hermosa Avenue.

 

PASSED, APPROVED, and ADOPTED this 28th day of September 1999

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