HomeMy WebLinkAboutRES 17-7086 (BIJOU BUILDING 1221 HERMOSA AVE)1
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RESOLUTION NO. 17-7086
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 1221 HERMOSA AVENUE (FORMERLY
BIJOU THEATER AND OFFICE), 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 January 26, 2017, Federal Realty Investment Trust requested a Certificate
of Appropriateness to allow a tenant, Steel Partners, to construct tenant improvements for the space
within the Bijou Building, a designated local historical landmark, formerly occupied by the Bijou
Theater and offices.
SECTION 2. The City Council held a duly noticed public hearing on July 11, 2017
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 of 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. On March 27, 2017 ESA determined that significant impacts
would result such that the findings 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 May 17, 2017 that included removal of interior partition walls,
installation of new partition walls, addition of a new suspended ceiling, light fixtures, mechanical
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window shades, carpet and paint. The proposed modifications feature a contemporary design
modern materials including steel, glass and metal panels.
ESA reviewed the revised plans and their report dated June 14, 2017 finds the props
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 resources, 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, ESA 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.
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 A:
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1. The proposed work conform to the prescriptive standards adopted by the
2. The proposed work will not detrimentally alter, destroy or adversely affect
exterior improvement or exterior architectural feature; and
3. The proposed work will retain the essential elements that make the
significant.
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:
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1. Construction shall be consistent with the project plans included within ESA'si
Certificate of Appropriateness Review report, attached hereto as Exhibit A, Building plans/drawings
submitted for building permit issuance shall be reviewed for consistency with said plans and the
conditions of this resolution, and approved by the Community Development Director prior to the
issuance of any building permit.
a. The City shall retain, at the applicant's expense, a qualified
historian or historic preservation consultant to conduct construction monitoring at regular
during demolition and construction.
b. The City shall retain, at the applicant's expense, 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.
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. Proj
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
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) months from the date of final approval, unless a building permit (if required) has been
issued and the work authorized by the Certificate has commenced prior to such expiration date and
is diligently pursued to completion. Upon request of the property owner, including the reason
therefore, at least 60 days prior to the expiration date, the Certificate of Appropriateness may be
extended by the City Council for an additional period of up to twelve (12) months. The City Council
may approve, approve with conditions or deny any request for extension.
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SECTION 6. The project is Categorically Exempt under Class 31, Section 15331,
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 o
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
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.
SECTION 9. This Resolution shall take effect immediately. The City Clerk shall
to the passage and adoption of this Resolution, shall cause the original of the same to be
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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 Ith day of July, 2017.
PRESIDENT of the City Co c' AYOR o C the ittyy of Hermosa Beach, California
ATTEST:
City Clerk
APPROVED 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. 17-7086 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
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Elaine Doerfling, City erk