HomeMy WebLinkAboutRES 17-7085 (BIJOU BUILDING 1227 HERMOSA AVE)2
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RESOLUTION NO. 17-7085
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING A CERTIFICATE OF
APPROPRIATENESS FOR THE BIJOU BUILDING, A HISTORIC
LANDMARK, FOR TENANT IMPROVEMENTS TO THE INTERIOR OF
THE COMMERCIAL SPACE AT 1227 HERMOSA AVENUE (FORMERLY
FROSTED CUPCAKERY), AND DETERMINING THAT THE PROJECT
IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. On February 14, 2017, the property owner (Federal Realty Investment Trust)
requested a Certificate of Appropriateness to allow a tenant (North Shore Poke) to construct tenant
improvements for the space within the Bijou Building, a designated local historical landmark, formerly
occupied by the Frosted Cupcakery.
SECTION 2. The City Council held a duly noticed public hearing on July 11, 2017 to consider
a Certificate of Appropriateness for alterations to the Bijou Building, a historical landmark, for tenant
improvements to the interior of the commercial space at 1221 Hermosa Avenue (formerly Bijou
Theater and office).
SECTION 3. Based on the staff report and evidence received, both oral and written, the City
Council makes the following factual findings:
1. The City retained Environmental Science Associates (ESA) to conduct the Certificate
Appropriateness review. A site investigation was conducted on March 15, 2017 and applicant's plans
were reviewed by ESA for conformance with the City's Historic Preservation Ordinance and the
Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Structures. At that time, ESA determined that significant impacts would result such that the findings
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to approve a Certificate of Appropriateness were not substantiated, so the consultant recommended
changes to the plans that would be needed. The applicants submitted revised plans on April 13, 2017
that included retention of existing partition walls, kitchen, storage space and mechanical space,
elevator, elevator lobby on the ground floor, staircase, and second floor restroom. The modifications
include installation of new flooring materials, an L-shaped service counter on the first floor with a
cooktop, hand sink and under -counter refrigerator. The new service counter would be fronted by a
42-inch high pony wall. Additional refrigerators would be added to the 1 St floor, as well as several
movable metal shelving units.
ESA reviewed the revised plans, and their report dated June 14, 2017 finds the
project would adaptively reuse the interior commercial space and would not materially impair the
Bijou Building or any of the character -defining features that contribute to its significance as a
historical resource, including original materials, finishes, and design elements such as the mezzanine
balustrade and plaster ornamentation. To protect the historical and architectural significance and
integrity of the building, the historical resources consultant recommends the City require upon
project completion, a qualified architectural historian or historic preservation consultant prepare a
Substantial Completion Report which includes a final review of the project for compliance with the
Standards.
SECTION 4. Based on the foregoing factual findings, the City Council makes the following
findings pursuant to Hermosa Beach Municipal Code (HBMC) Section 17.53.160 as set forth in the
review performed by Environmental Science Associates, dated Jun 14, 2017, attached hereto as Exhibit
M
1. The proposed work conform to the prescriptive standards adopted by the Council;
2. The proposed work will not detrimentally alter, destroy or adversely affect any exterior
improvement or exterior architectural feature; and
3. The proposed work will retain the essential elements that make the resource significant.
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SECTION 5. Based on the foregoing, the City Council hereby approves the
Certificate of Appropriateness for modifications at 1221 Hermosa Avenue, subject to the
Conditions of Approval:
1. Construction shall be consistent with the project plans included within ESA's Certificate
Appropriateness Review report, attached hereto as Exhibit A, Building plans/drawings submitted
building permit issuance shall be reviewed for consistency with said plans and the conditions of t]
resolution, and approved by the Community Development Director prior to the issuance of any buildi
permit.
a. The City shall retain, at the applicant's expense, upon project completion, a
qualified architectural historian or historic preservation consultant to prepare a Substantial
Completion Report which includes a final review of the project for compliance with the Standards.
2. The applicant shall comply with all provisions of the Hermosa Beach Municipal Code
(HBMC), obtain all required building, encroachment, sign and other required permits, and comply with
all requirements of the Building, Public Works and Fire Departments. Project construction shall
conform to the Noise Control Ordinance requirements in HBMC Section 8.24.050.
3. Pursuant to Hermosa Beach Municipal Code Section 17.53.200, Duty to keep in good repair,
the owner, occupant or other person in actual charge of a landmark building structure or improvement
shall keep in good repair the exterior portions of all such buildings, structures, or improvements, and
all interior portions thereof whose maintenance is necessary to prevent deterioration and decay of any
exterior improvement or architectural features.
4. Approval of this Certificate of Appropriateness shall lapse and become void eighteen (18)
nonths from the date of final approval, unless a building permit (if required) has been issued and the
►rk authorized by the Certificate has commenced prior to such expiration date and is diligently pursued
completion. Upon request of the property owner, including the reason therefore, at least 60 days prior
the expiration date, the Certificate of Appropriateness may be extended by the City Council for an
ditional period of up to twelve (12) months. The City Council may approve, approve with conditions
deny any request for extension.
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SECTION 6. The project is Categorically Exempt under Class 31, Section 15331, 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.
SECTION 7. This grant shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division of the Community
Development Departments their affidavits stating that they are aware of, and agree to accept, all of
the conditions of this grant. The Certificate of Appropriateness shall be recorded and proof of
recordation shall be submitted to the City of Hermosa Beach.
Each of the above conditions is separately enforceable, and if one of the conditions is found
unenforceable by a court of law, all other conditions shall remain valid and enforceable.
The Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach and its
agents, officers or employees to attach, set aside, void or annul this Certificate of Appropriateness.
The City shall promptly notify the Permittee of any claim, action or proceeding and the City shall
fully cooperate in the defense If the City fails to promptly notify the Permittee of any claim, action
or proceedings, or the City fails to cooperate fully in the defense, the Permittee shall not thereafter
be responsible to defend, indemnify or hold harmless the City.
The Permittee shall reimburse the City for any court and attorney's fees that the City may be
required to pay as a result of any claim or action brought again 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 Certificate of Appropriateness.
SECTION 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge
to the City Council must be within 90 days after the final decision by the City Council.
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SECTION 9. This Resolution shall take effect immediately. The City Clerk shall certify
to the passage and adoption of this Resolution, shall cause the original of the same to be entered
among the original resolutions of the City Council and shall make a minute of the passage and
adoption thereof in the minutes of the City Council meeting at which the same is passed and adopted.
PASSED, APPROVED and ADOPTED this 1 lth day of July, 2017.
PRESIDENT of the
ATTEST:
City Clerk
nch and MAYOR of
i —y o Hermosa Beach, California
VED AS TO FORM:
City Attorney
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STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF HERMOSA BEACH
I, Elaine Doerfling, City Clerk of the City of Hermosa Beach, California, do
hereby certify that the foregoing Resolution No. 17-7085 was duly and regularly passed,
approved and adopted by the City Council of the City of Hermosa Beach at a Regular
Meeting of said Council at the regular place thereof on July 11, 2017.
The vote was as follows:
AYES: Armato, Duclos, Fangary, Petty, Mayor Massey
NOES: None
ABSTAIN: None
ABSENT: None
Dated July 25, 2017
Elaine Doerfling, City exlc