Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of September 24, 2019
Title
CERTIFICATE OF APPROPRIATENESS FOR A TENANT
IMPROVEMENT WITHIN SUITE 101 OF THE BIJOU BUILDING,
A HISTORICAL LANDMARK, LOCATED AT 1221 HERMOSA
AVENUE AND DETERMINATION THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
(Continued from meeting of September 10, 2019)
(Community Development Director Ken Robertson)
Body
Recommended Action:
Recommendation
Staff recommends the City Council:
1. Adopt the attached resolution, thereby approving a Certificate of Appropriateness (CA 42) to allow a tenant improvement within Suite 101 of the Bijou Building, located at 1221 Hermosa Avenue within the General Commercial (C-2) zone; and
2. Determine this action is categorically exempt from the California Environmental Quality Act (CEQA).
Body
Executive Summary:
The applicant has submitted a proposal to allow a tenant improvement within a 3,815 square foot tenant space on the first floor of the Bijou Building. Because the Bijou Building is a historical landmark, Hermosa Beach Municipal Code (HBMC) Section 17.53.150 requires approval of a Certificate of Appropriateness prior to conducting any improvement on the property.
Background:
The subject site is located on the southwest corner of Hermosa Avenue and 13th Street. The site has a General Plan Land Use Designation of Recreational Commercial and is within the General Commercial (C-2) zone. The 14,031 square foot parcel is currently improved with a 24,860 square foot three-story building known as the Bijou Building.
Constructed in 1923, the neoclassical revival building served as a first run live vaudeville theater and motion picture house. Additionally, the building housed office space, commercial storefront, and the local Masonic lodge on the third floor.
In 1998, a historic resource survey was conducted, at which time it was determined that the building was eligible for listing in the National Register of Historic Places due to the distinctive architectural style and the building exemplified the early social and economic history of Hermosa Beach. In 1999, the City designated the Bijou Building as a historical landmark pursuant to HBMC Section 15.53.070 (Historical Preservation Ordinance).
In 2017, the property owner completed a restoration project of the interior of the former theater space. This project restored the damaged plasterwork and missing decorative features were replicated and installed. This project was reviewed and inspected by the City’s historical consultant, who found that all work conformed to the Secretary of Interior’s standards for historical resource restoration.
Discussion:
The applicant requests to remodel a 3,815 square foot tenant space on the first floor of the building, which originally contained the auditorium and stage. The project would demolish previous, non-contributing tenant improvements in the theater space, including all existing interior glass partition walls and supports, lighting systems, break room built-in cabinetry and counter millwork, and flooring. New walls would be constructed to create new office space, a conference room, breakroom, and open office area. All the walls would be self-supported and anchored at the base with internal lateral bracing. These tenant improvements were created in a contemporary style with modern materials that include steel, glass, and gypsum that are compatible with, but differentiated from the Bijou Building’s neoclassical style and original materials. The project would also replace the existing non-contributing carpeting and replace non-original light fixtures throughout.
In addition to the interior improvements, the applicant would conduct exterior modifications along the north, 13th Street elevation of the Bijou Building that includes the removal of the non-original double door with a transom and window assembly, and the removal of two additional original window assemblies. The current main entrance door within the storefront at the westernmost extent of this north-facing elevation along 13th Street would be replaced. The door and replacement would be detailed and fabricated to match the existing mullions. Sensitive demolition and installation would be undertaken at the existing original brick when replacing doors and windows, noting the previous modifications in these areas. This would serve as the main entrance into the tenant space.
The City’s Historical Consultant, Environmental Science Associates (ESA), has completed a review of the proposed plans. ESA’s report, dated September 12, 2019, is attached to this report. ESA found the proposed project would adaptively reuse the interior of the theater space as office space in conformance with the standards, that the project would not materially impair the Bijou Building or any of the character-defining features that contribute to its significance as a historical resource, including the stage area, proscenium, decorative plasterwork, and north and west interior wall. However, implementation of the project may result in potential adverse impacts by causing unintended damage to character-defining features during demolition and construction.
To protect the historical and architectural significance and integrity of the building, the historical resources consultant recommends the City require: 1) a qualified architectural historian or historic preservation consultant to conduct construction monitoring at regular intervals during demolition and construction, and 2) upon project completion, a qualified architectural historian or historic preservation consultant prepare a Substantial Completion Report which summarizes observations made during construction monitoring, and a final review of the project for compliance with the standards. The attached resolution includes conditions of approval requiring these measures.
Environmental Determination
The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15331, Class 31 Exemption, Historical Resource Restoration/Rehabilitation, because the project is limited to maintenance, repair, rehabilitation, and restoration of a historical resource in a manner consistent with the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitation, Restoring and Reconstruction Historic Buildings.
General Plan:
PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017. Policy 5.5 “Preservation and adaptive reuse” of PLAN Hermosa states, “Provide incentives for the preservation or adaptive reuse of historic structures and iconic landmarks.” Approval of this Certificate of Appropriateness would implement this policy as it allows the adaptive reuse of the historic structure.
Fiscal Impact:
There are no financial implications to the City resulting from this action.
Attachments:
1. Draft Resolution
2. Certificate of Appropriateness Review, dated September 12, 2019
3. Project Plans
Respectfully Submitted by: David Blumenthal, AICP, Senior Planner
Concur: Ken Robertson, Community Development Director
Noted for Fiscal Impact: Charlotte Newkirk, Accounting Manager
Legal Review: Mike Jenkins, City Attorney
Approved: Suja Lowenthal, City Manager