SUBJECT:
CERTIFICATE
OF
APPROPRIATENESS
LOCATION:
1221-1227 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. 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:
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 UBC and ADA standards.
PCR’s attached memorandum indicates the need for several
plan changes and clarifications prior to issuance of a building
permit, which are based on the following concerns:
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 "orginal" 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.
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 should indicate the
remainder of the existing tile work in square feet. The
relocation of the existing entry doors should maintain the
existing entry layout of three sets of double doors instead of
the proposed two sets of double French doors. Also, the removal
of the existing drop ceiling may reveal other details or
ornamentation that may be considered as character defining
features that must be protected like any of the previously
determined features.
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. However, as indicated by PCR in the
attached memorandum, the term "original" is used several times
on the proposed plans and needs clarification so that the City
is certain that the work proposed meets 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
are structurally sound.
4. Trash Enclosure:
The existing trash enclosure which services the Bijou
building is located on public property in Parking Lot B. Based
on the future needs of the City, the trash enclosure needs to
be relocated within the Bijou property and within the existing
building envelope as the building occupies 100% of the lot. In
order to minimize the disturbance of any existing character
defining features, the enclosure should be relocated in the
southwest corner of the building.
Exterior Alterations
1. Mechanical Equipment on Roof:
The proposed placement of HVAC units on the building’s
roof will have potential impacts to the building’s north
and east elevations. PCR recommends relocating the equipment to
the "attic" space above the third floor where they will not be
visible from the street.
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 canopies
(on Thirteenth Street) inappropriate in shape and design in
relation to the existing building. These features should be
redesigned prior to the issuance of building permits.
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.
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 1221-1235
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
1221-1235 Hermosa Avenue to approve a Certificate of
Appropriateness for an interior and exterior remodel and expand
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 14, 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:
- The project is consistent with applicable general and
specific plans, and is in compliance with the use and
development requirements of the Zoning Ordinance.
- The site is zoned C-2, Restricted Commercial, and project
and proposed use complies with the development standards
contained therein.
-
- Pursuant to the City’s Historic Preservation
Ordinance, the project conforms with the review criteria and
requirements set forth by the Secretary of the Interior
Standards for the Treatment of Historic Properties.
- The project is Categorically Exempt pursuant to Section
15301, Subsection (d) and Section 15331 with the findings
that the project consists of repair and maintenance of an
existing private structure (a commercial building) to bring
it into conformance with seismic safety requirements with no
expansion of the existing use, and 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.
Section 4.
Based on the foregoing, the City Council hereby approves the
subject Certificate of Appropriateness subject to the following
Conditions of Approval
:
-
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 14, 1999. Minor
modifications to the plans shall be reviewed and may be
approved by the Community Development Director.
- 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.
- The project shall comply with the requirements of the Fire
Department and the Public Works Department.
-
- 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.
- The Certificate of Appropriateness shall be recorded, and
proof of recordation shall be submitted to the Community
Development Department.
-
- 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.
-
- 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 no thereafter be responsible to
defend, indemnify, or hold harmless the City.
-
- 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.
- 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 6.
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
1221-1235 Hermosa Avenue.
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