HomeMy WebLinkAboutRES-12-6804 (MASTER SIGN PROGRAM)2
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RESOLUTION NO. 12-6804
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A CERTIFICATE
OF APPROPRIATENESS FOR AN ALTERATION TO THE BIJOU
BUILDING, A DESIGNATED HISTORIC LANDMARK, FOR A
MASTER SIGN PROGRAM FOR MULTIPLE TENANTS INCLUDING
MODIFICATION OF AWNINGS AT 1221-1227 HERMOSA AVE.,
LEGALLY DESCRIBED AS A PORTION OF LOTS 14-18, BLOCK 13,
HERMOSA BEACH TRACT, CITY OF HERMOSA BEACH
SECTION 1. Signtech Electrical Advertising on April 17, 2012 filed an application on
behalf of Street Retail West 4, LP to alter the Bijou Building, a designated historic landmark, to
accommodate a master sign program proposed by J P Morgan Chase in connection with its
proposed tenancy in the building, to alter signage for multiple tenants, including all signage and
awnings on the ground floor at 1221-1227 Hermosa Avenue. On June 26, 2012 the applicant
revised the application by requesting to eliminate from the building the four awnings on the east
end of the north elevation adjacent to the tenant space at 1227 Hermosa Avenue.
SECTION 2. On June 26, 2012, the City Council held a duly noticed public hearing to
consider said appeal at which time testimony and evidence, both oral and written, was presented to
and considered by the Council.
SECTION 3. Based on the Staff Report and evidence received, both oral and written, the
City Council makes the following factual findings:
1. Proposed alterations will affect the north, east and south sides of the building,
comprising all signage on the ground floor of the building (28 signs), including awnings, marque,
banner or flag signs, wall plaques, and other signage by refitting existing projecting signs on the
north elevation with new `Chase Regatta Blue' banners within the existing frames, re -skinning the
existing maroon and brown awnings on the east elevation in the `Chase Regatta Blue' background
with tenant logos (including Frosted Cupcakery), providing a brown marque background,
removing the existing awning on the south side, and minor interior signage; upper -level window
signs will be maintained in the current configuration. Illumination will be limited to channel
letters and logos.
2. PCR Services Corp. reviewed plans dated June 15, 2011 and due to illumination, type of
materials and penetrations of the surfaces, suggested modifications to reduce impacts and maintain
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the historic integrity of the building. PCR notes that historically awnings were not applied to the
building and exterior signage was limited, focused and sculptural in form. None of the original or
historic signage remains. PCR reviewed modified plans submitted by the applicant (June 15,
2011, "R19") finding in accordance with Section 15064.5b (3) of the CEQA Guidelines, the
proposed rehabilitation project is compliant with the Secretary of the Interior's Standards for the
Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and
Reconstructing Historic Buildings because the physical and visual effects identified in the
discussion above are considered to have an impact on the historic resource that would be less than
significant, the proposed alteration maintains the character -defining elements from the 1923 period'
of significance, and the alteration can be allowed as a "rehabilitation." PCR recommended that
damaged and/or deteriorated historic fabric is repaired in accordance with best practice
conservation repair of historic materials prior to any fixings being installed into nearby mortar
joints. On June 20, 2012, PCR reviewed and commented on an alternative proposed by a tenant in
the building, Frosted Cupcakery, to remove and not replace four awnings on east end of the north
elevation adjacent to its tenant space at 1227 Hermosa Avenue. PCR found that removal of non -
original awnings (one on the south elevation as originally proposed by the applicant and four on
the east end of the north elevation) would be a superior alternative which would protect and
enhance the historic appearance of the property, and therefore the proposed rehabilitation project is
compliant with the Secretary of the Interior's Standards and the City's ordinance.
3. On June 26, 2012, after consideration of a request by Frosted Cupcakery to eliminate blue
awnings adjacent to it tenant space to increase visibility of its business which is associated with a
logo with brown background, the applicant revised the proposal by requesting to eliminate from
the building the four awnings on the east end of the north elevation adjacent to the subject tenant
space at 1227 Hermosa Avenue, and the property owner and prospective tenant, Chase Bank,
concurred with the modification.
SECTION 4. Based on the foregoing factual findings, the City Council makes the
following findings pursuant to H.B.M.C. Sections 17.53.160 as set forth in the review performed by
PCR Services Corp, dated May 31, 2012, attached hereto as Exhibit "A":
1. The proposed work conforms to the prescriptive standards adopted by the Council; and
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2. Will not detrimentally alter, destroy or adversely affect any exterior improvement or
exterior architectural feature, and
3. Will retain the essential elements that make the resource significant.
SECTION 5. Based on the foregoing, the City Council hereby approves the requested
Certificate of Appropriateness for a master sign program at 1221-1227 Hermosa Avenue, subject
to the following Conditions of Approval:
1. Construction shall be consistent with the project plans dated June 15, 2011 (R19), as
modified on June 26, 2012 by eliminating four awnings on the east end of the north elevation,
reviewed by the City Council on June 26, 2012. Building plans/drawings 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.
2. Damaged and/or deteriorated historic fabric is repaired in accordance with best practice
conservation repair of historic materials prior to any fixings being installed into nearby mortar
joints and to repair holes or damage created by removal of the awnings. On -call monitoring by a
qualified preservation consultant to ensure general conformity with the approved drawings and
conformance of the executed work with the required standards shall be required as deemed
necessary by the Community Development Director.
3. The applicant shall comply with all provisions of the Municipal Code, 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 Section 8.24.050.
4. Pursuant to Municipal Code Section 17.53.200 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 exterior architectural feature.
5. 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
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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 Council for an additional period of up to twelve (12) months. The Council may
approve, approve with conditions, or deny any request for extension.
SECTION 7. The proposal is Categorically Exempt from the California Environmental
Quality Act pursuant to Section 15064.5b(3) because the project follows the Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings and
involves a minor alteration that does not increase intensity of use and retains the essential elements
and historic integrity of a historic building within an existing urbanized site with availability of
services.
SECTION 8. 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 Department their affidavits stating that they are aware of, and agree to
accept, all of the conditions of this grant. This 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 and employees from any claim, action or proceeding against the City or its
agents, officers or employees to attack, set aside, void or annul this Parking Plan. 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
proceeding, 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 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 Conditional Use Permit and Parking Plan.
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SECTION 9. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge
to the decision City Council must be made within 90 days after the final decision by the City
Council.
SECTION 10. 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 26th day of June, 2012.
PRESIDENT of the
ATTEST:
City
MAYOR of the City of Hermosa Beach, California
Page 5 of 5
APPROVED AS ff0 FORM:
12-6804
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
Community Development Department
1315 Valley Drive
Hermosa Beach, California 90254
Re: CERTIFICATE OF APPROPRIATENESS REVIEW, SIGNAGE,1221 HERMOSA
BEACH AVENUE, HERMOSA BEACH, CALIFORNIA 90254
Dear Ms. Townsend:
PCR Services Corporation (PCR) has reviewed the revised plans for the proposed interior
and exterior signage for the commercial property at 1221 Hermosa Avenue, Hermosa Beach,
California. The revised plans, elevations and details prepared by Signtech, identified by R19 on the
drawings consists of interior and exterior signs for the commercial space being occupied by,
JP Morgan Chase and Frosted Cupcake. The revised plans forwarded to PCR on May 18, 2012 for
review consisted of the following: Site Plan, Floor Plan, Elevations, 3-D Views of Octagon,
Isometric & Exploded Views of Octagon, Installation Details, Electrical Requirements, Existing
Awning Elevations, ATM Elevations, Flag Signs, Interior Table Top Signs, Details, Interior
Stainless Steel Letterset, Interior Octagon, Sections and Details, Interior Wall Plaques and Contactor
Specifications.
In accordance with discussions and email correspondence between Signtech, the City and
PCR, we are submitting our amended plan review based on the information contained in the
application submitted to the Community Development Department on May 18, 2012. We have also
had regard for additional information pertaining to the recently re -skinned Frosted Cupcake awnings
as outlined in a letter from JP Morgan Chase to Federal Realty dated May 23, 2012.
PCR's Principal Historic Preservation Planner Murray G. Miller, M. Arch, conducted a site
meeting on January 12, 2012 with Stantec Architecture; representatives from JP Morgan Chase; and
Federal Realty to clarify PCR's previous plan review dated November 30, 2011. At this time, while
not developed, the matter of signage was discussed generally. PCR has also had general discussions
with Signtech since the previous plan review for changes to the interior of the property was
undertaken. Based on these general discussions, Signtech proceeded to develop the sign package
design, and has revised the design in response to PCR's April 2012 assessment. The revised design
for the proposed interior and exterior signage was then reviewed by PCR for conformance with the
Secretary of the Interior's Standards for Rehabilitation (Department of Interior Regulations,
36 CFR 57).
One Venture, Suite 150, Irvine, CA 92618 iwre u www.pcmet.com r& 949.753.7001 Fm 949.753.7002
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 2
PROJECT BACKGROUND
PCR
In 1998, the Bijou Building was surveyed, evaluated and assigned a California Historical
Resources Status Code of 3S. The property was recommended eligible for the National Register as
an individual property through survey evaluation.` The property was found eligible for the National
Register under criteria A and C, and also as a City Landmark under criteria A, C, and D?
Constructed in 1923, the Neoclassical Revival -style Bijou Theater exemplifies the early social and
economic history of Hermosa Beach, it is a distinctive example of the Neoclassical Revival
architectural style, and it is a representative example of a notable southern California architect's
work, Richard Douglas King, a Hermosa Beach resident. The period of significance is 1923, the
time of its construction.
On April 27, 1999 the City of Hermosa Beach designated the Bijou Building as a Historic
Landmark and adopted a Resolution Nos. 99-5980 and 99-5981 designating the Bijou Building a
historic landmark pursuant to Section 15.53.070 of the City's Historic Preservation Ordinance and
approving the use of the Secretary of the Interior's Standards for Rehabilitation to guide future
change to the building.
According to the 1998 DPR survey form, the exterior character -defining features of the Neo-
classical Bijou Theater Building are: symmetrical composition, massing, fenestration patterns, brick
exterior walls with stucco siding, terra cotta pilasters capped with Ionic capitals and acanthus leaves,
spandrels dividing the first and second floors, cornice, and storefronts (Figures 1 and 7).
The 1998 DPR survey form described the exterior and interior at 1221 Hermosa Avenue, the
space originally occupied by a theater, as:
The theatre plan consists of three sections: the foyer, lobby, and auditorium. The
foyer is currently located off the primary elevation along Hermosa Avenue. It is a single -
story space, recessed under the marquee and office above. Large rectangular shaped
Jan Ostashay, PCR Services, Department of Parks and Recreation Form, Byou Theater Building,
December 22, 1998.
a The National Register criteria are: (A) It is associated with events that have made a significant contribution to the
broad patterns of our history; (B) It is associated with the lives of persons significant in our past; (C) It embodies the
distinctive characteristics of a type, period or method of construction or that represent the work of a master, or that
possess high artistic values, or that represent a significant and distinguishable entity whose components may lack
individual distinction; (D) It yields, or may be likely to yield, information important in prehistory or history.
The City of Hermosa Beach Historic Preservation Ordinance defines a landmark as: (A) A resource exemplifying
special cultural, social, economic, political, aesthetic, engineering, or architectural history; (B) A resource identified
with persons or events significant in local, state, or national history; (C) A resource embodying distinctive
characteristics of style, type, period, or method of construction or a valuable example of the use of indigenous
materials or craftsmanship, (D) A resource representative of notable work of a builder, designer, or architect, (E) A
resource with unique location, singular physical characteristics, representing an established and familiar visual
feature or landmark of a neighborhood, community or the City.
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 3
PCR
display windows hang from each side of the foyer. These display windows held the
posters that advertised the movie features of the week. The foyer is paved with small
unglazed clay tile blocks and is unadorned of detailing.
The lobby space of the theatre, located adjacent to the foyer and accessed via
three pairs of double glass paned doors, is a large single -story space, semi -circular in
plan, with ornate classical detailing. This detailing includes textured walls, cove ceilings,
wood baseboards, large plaster carted scallops with feline figures at each base; tall, thin
Solomonic columns capped with the Greek fountain, a telephone alcove and a small
ticket office. The men's' and women's public restrooms are adjacent to the lobby to the
south.?
The DPR survey described the exterior and interior of the southeast commercial space as:
The southeast storefront is a small single -story space (approximately 726 square
feet), rectangular in plan, and three bays wide. The interior space has a high ceiling and
contains a mezzanine with staircase, a restroom, and limited storage space. The interior
commercial space is devoid of ornamental detailing andfurnishings.'
In 1923, the exterior signage was initially limited to the ends of the marquee and the vertical
projecting sign denoting "Theatre" (Figure 1). Subsequently, the front of the marque was
characterized with individual lettering announcing movie titles and show times. These letters were
light in color on a dark background.
The 1998 DPR form described some of the alterations to the exterior and interior of the
theater as follows: "the removal and replacement of the original vertical marquee and the projecting
neon light marquee from the 1930s with a modern metal and plastic marquee (Figures 2 and 3).
The altered marquee resulted in a more bulky appearance with the upper fascia being used to
depict the words "Bijou Cinema" with the marquee ends and front face depicting movie titles.
During the same period, a large circular fascia sign and interior window signs pressed the threshold
for visual clutter (Figure 3).
By 2003, the single story north elevation of the building featured top -lit projecting canvas
signs that were positioned in alignment with the structural bays of the building (Figure 5). The east
elevation became adorned with canvas awnings with the words "Est 1963" on the fascia and a
projecting sign depicting an ice-cream logo at the upper level of the east elevation. These are recent
interventions that reflect the building's changing tenant requirements. The south elevation, with its
' Jan Ostashay, PCR Services, Department of Parks and Recreation Form, BUou Theater Building, December 22, 1998.
4 Ibid.
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 4
PCR
limited fenestration, contained a similarly modest expression through signage. An upper window
sign and a main floor window awning without lettering were installed.
Historically, it is relevant to note that awnings were not applied to the building and exterior
signage was limited, focused and sculptural in form.
Based upon PCR's previous review of the existing conditions, property history, and historic
photographs, we can confirm that there have been many alterations to the theater space since its
initial construction and many of these changes have resulted in changes to signage. In 1983, the
theater was converted into a movie theater; the auditorium was split into two, and the property was
renamed the Bijou Twin Cinema.' In 1997, the CIM Group, a real estate development company,
purchased the vacant Bijou building, and began the process of rehabilitating the theater into a retail
space. Two years later the building was structurally retrofitted and in 2003 the interior of the theater
was redesigned for gallery space. The existing fascia sign on the pre-1998 marquee pertains to its
previous use as a gallery.
PROPOSED PROJECT
The scope of the proposed work includes the installation and/or re -skinning of existing signs
located on the east and north elevations as well as the installation of interior signs for Chase Bank.
Exterior signs include:
• Internally illuminated channel letters and logo (east);
• Internally illuminated channel letters and logo (2) (north);
• Illuminated octagon (2) (east);
• Re -skin existing non -illuminated awnings (2) (east);
• Restore/reface existing flag sign Chase background/Chase copy (north);
• Universal ATMK surround (north);
• Restore existing non -illuminated awning (east);
• Restore existing non -illuminated awning (4) (north);
• Restore/reface existing flag sign with blue background/Tenant copy (4) (north);
• Non -illuminated wall plaque (east);
• Non -illuminated wall plaque (north);
• Custom non -illuminated hanging blade sign
' Cove Theater Trying Again, as Art House, " Los Angeles Times. October 6, 1983, p. SB Al.
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 5
Interior signs include:
• Universal ATMK surround (2);
• Table top sign (3);
• Stainless steel plate letters;
• Illuminated octagon
IMPACTS ANALYSIS
1. CEQA Guidelines
PCR
Section 15064.5(b) of the CEQA Guidelines states that a project involves a "substantial
adverse change in the significance of a historical resource" when one or more of the following
occurs:
• Substantial adverse change in the significance of a historical resource means physical
demolition, destruction, relocation, or alteration of the resource or its immediate
surroundings such that the significance of a historical resource would be materially
impaired.
• The significance of a historical resource is materially impaired when a project:
a. Demolishes or materially alters in an adverse manner those physical characteristics of
a historical resource that convey its historical significance and that justify its
inclusion in, or eligibility for, inclusion in the California Register of Historical
Resources; or
b. Demolishes or materially alters in an adverse manner those physical characteristics
that account for its inclusion in a local register of historical resources pursuant to
Section 5020.1(k) of the Public Resources Code or its identification in a historical
resources survey meeting the requirements of Section 5024.1(g) of the Public
Resources Code, unless the public agency reviewing the effects of the project
establishes by a preponderance of evidence that the resource is not historically or
culturally significant; or
c. Demolishes or materially alters in an adverse manner those physical characteristics of
a historical resource that convey its historical significance and that justify its
eligibility for inclusion in the California Register of Historical Resources as
determined by a lead agency for purposes of CEQA.
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 6
I,
PCR
The Secretary of the Interior's Standards for Rehabilitation (Standards) are codified at
36 Code of Federal Regulations (CFR) Section 67.7. In most circumstances, the Standards are
relevant in assessing whether there is a substantial adverse change under CEQA. Section
15064.5b(3) of the CEQA Guidelines states in part that "... a project that follows the Secretary of
the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving,
Rehabilitating, Restoring, and Reconstructing Historic Buildings or the Secretary of the Interior's
Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995), Weeks and
Grimmer, shall be considered as mitigated to a level of less than a significant impact on the historic
resource," and therefore may be considered categorically exempt.
2. Analysis of Project Impacts
The proposed project consists of twenty-eight (28) signs whose total area is less than the
allowable signage area for the zone. Seventy-five percent (75%) of the signs are to be located on the
exterior with thirty-eight percent (38% of those to be located on the east (Hermosa Avenue)
elevation. The existing projecting signs on the north elevation will be re -fitted with Chase banners
within the existing frames (Figure 6). The east elevation involves the re -skinning of the existing
burgundy and brown awnings in the Chase Regatta Blue color with the relevant logos associated
with Chase Bank and Frosted Cupcake as depicted in Figure 8. The recently re -skinned awnings
associated with the Frosted Cupcake bakery will be re -skinned in the Chase Regatta Blue color with
the Frosted Cupcake logo as depicted in Figure 10. The existing awning on the south elevation will
be removed and all upper -level window signs will remain in their current configuration as depicted
in Figure 12.
As noted above in Impact Analysis, CEQA Guidelines, generally, a project that follows the
Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring, and Reconstructing, Historic Buildings or the Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (1995),
Weeks and Grimmer, shall be considered as mitigated to a level of less than a significant impact on
the Historical Resource. Thus, it is confirmed that the proposed project is consistent with the spirit
of `rehabilitation."
The proposed project was reviewed by a qualified historic preservation specialist who
satisfies the Secretary of the Interior's Professional Qualification Standards for Historic Architecture
and Preservation Planning, pursuant to 36 CFR 61, in order to determine the significance of potential
impacts of the proposed work on the Bijou Building. A discussion of how the proposed project
does or does not conform to the Secretary of the Interior's Standards follows. These review
comments are intended to assist the City in the project review process.
e California Environmental Quality Act, 15064.5 (3).
Pamela Townsend, Senior Planner e
CITY OF HERMOSA BEACH
May 31, 2012 - Page 7
In accordance with the Secretary of the Interior's Standards,
Standard 1: A property will be used as it was historically or be given a new use that requires
minimal change to its distinctive materials, features, spaces, and spatial relationships.
• The property will be used as a bank and a commercial food outlet. The property was
historically used as theater. The proposed uses require some change to the exterior in
order to accommodate the need for identification and advertising. The extent of
change represented by the quantity of signs can be visually absorbed within the
streetscape given the linear frontage of the east and north elevations. The installation
and appearance of the new signs for the new use requires minimal change to the
property's distinctive exterior and interior materials, features, spaces, and spatial
relationships. It is therefore considered that Standard 1 would be met by the revised
scope of work.
Standard 2: The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration offeatures, spaces, and spatial relationships that characterize
a property will be avoided.
• The historic character of the property is notably constrained with regard to signage.
The property has had numerous tenants during its long history and none of the
original or historic signage remains extant. The property's existing awnings and signs
are contemporary in design and appearance and are consistent with the commercial
signage in the vicinity along Hermosa Boulevard. The proposed work introduces a
higher degree of signage than the existing conditions, which displayed more signage
and/or awnings than was present historically. Rehabilitation however, allows change
to occur provided that it does not adversely affect the historic character of a property
to a degree that would be considered significant. Any adverse effects arising from the
revised design would not cause removal of distinctive materials or alteration of
features, spaces, and spatial relationships that characterize the property. The
proposed signage would be consistent with the other existing signage in the
downtown commercial area in character and appearance. Nearby awnings such as
those found at Seymour Jewelers (1212 Hermosa Avenue); ROK Sushi Kitchen
(Fig. 13); and Psychic (127 Pier Avenue) and The Coastal (131 Pier Avenue) (Fig. 14)
are of a similar profile and scale to those that are proposed for Chase Bank.
Therefore, Standard 2 would be satisfied by the revised design.
Standard 3: Each property will be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural features
or elements from other historic properties, will not be undertaken.
Pamela Townsend, Senior Planner }� e
CITY OF HERMOSA BEACH
May 31, 2012 - Page 8
• The proposed scope of work does not include changes that create a false sense of
historical development. In this instance, Standard 3 is not applicable.
Standard 4: Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
In relation to signage, there are no changes or additions that appear to have acquired
historic significance in their own right that should be retained or preserved. This
Standard does not apply to the proposed project.
Standard 5: Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
The requirement to penetrate the historic exterior to accommodate the installation of
entrance wall plaques will preserve the exterior materials of the east and north
elevations because penetrations will be limited to the mortar joints only (Fig. 15).
Fixings that are required to support the proposed awnings or signs should not disturb
the historic fabric unless such disruption is confined to existing penetrations that are
to be re -used or the mortar joint where new penetrations are required. Some of the
mortar joints at the Bijou Building are relatively narrow and as such, any fixings
required shall be carefully detailed. Fixing instructions are provided on pages 26 and
27 of the Signtech package R19.
Two conditions reflect the approach to fixings:
a) fixing into the existing mortar joint with no disruption to the surrounding terra
cotta; and
b) fixing into existing holes with no disruption to the surrounding terra cotta
(Figure 16)
It is considered that the revised project would therefore comply with the intent of
Standard 5.
Standard 6: Deteriorated historic features will be repaired rather than replaced. Where the severity
of deterioration requires replacement of a distinctive feature, the new feature will match the old in
design, color, texture, and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
• The scope of work relating to the proposed signage is not intended to address
deteriorated historic features. This Standard does not apply to the proposed project.
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 9
Standard 7: Chemical or physical treatments, if appropriate, will be undertaken using the gentlest
means possible. Treatments that cause damage to historic materials will not be used.
• The proposed scope of work does not specify the `treatment' of historic materials. .In
this instance, Standard 7 is not applicable.
Standard 8: Archeological resources will be protected and preserved in place. If such resources
must be disturbed, mitigation measures will be undertaken.
There are no known archaeological resources at the project site and no ground
disturbing activities are expected within the scope of this proposed project. This
Standard therefore does not apply to the proposed project.
Standard 9: New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work shall be
differentiated from the old and will be compatible with the historic materials, features, size, scale,
and proportion, and massing to protect the integrity of the property and its environment.
As discussed previously, the historic materials and character of the Bijou Building was
historically constrained in relation to signage. None of the original historic signs remain extant.
New signs and awnings will be compatible with the historic materials, features, size, scale,
proportion, and massing to protect the integrity of the property and its environment. The proposed
penetration of the historic exterior in order to accommodate the installation of entrance wall plaques
will not disrupt historic materials that characterize the property because the required penetrations
will be confined to the existing mortar joints. The proposed new signage and awnings would
therefore comply with Standard 9.
Standard 10: New additions and adjacent or related new construction will be undertaken in such a
manner that, if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
In order to ensure that the integrity of the Bijou Building would remain unimpaired if the
signs and awnings were to be removed in the future, their installation would need to be practically
reversible. The details and instructions must also reflect how the work could be reversed in the
future without impairing the historic fabric. Revised notes on the drawings indicate that any
penetrations will be confined to the mortar joints. This would ensure that any penetrations would be
confined to the mortar joints, which would be more practical to repair than the terra cotta. Given the
foregoing, the proposed signage and awnings would comply with Standard 10.
CONCLUSION AND REcomNxNDATION
The proposed changes to the existing Landmark are intended to install new signs and/or re -
skin existing awnings and flag signs along the east and north elevations of the commercial space at
1221 Hermosa Avenue to accommodate a new use for JP Morgan Chase. Interior signs are also
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 10
proposed, however the resulting impact of these signs is limited to visual effects within an altered
character -defining space. None of the proposed interior signs will physically affect historic fabric.
These visual effects are considered to be less than significant.
In accordance with Section 15064.5b (3) of the CEQA Guidelines, the proposed
rehabilitation project is compliant with the Secretary of the Interior's Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing
Historic Buildings because the physical and visual effects identified in the discussion above are
considered to have an impact on the historic resource that would be less than significant.
RECOMMENDATION
That damaged and/or deteriorated historic fabric is repaired in accordance with best
practice conservation repair of historic materials prior to any fixings being installed
into nearby mortar joints.
PCR hereby submits the results of its plan review of the revised signage package prepared by
Signtech as received on May 18, 2012 with supplementary information to May 29, 2012. Additional
plan reviews or other preservation consulting services not stipulated in the correspondence between
the City and PCR will be considered out -of -scope. PCR is available to provide additional
preservation design and treatment consulting services, if desired, for an additional cost. If you have
any questions please do not hesitate to contact me at (949) 753-7001, ext. 2111.
Sincerely,
PCR SERVICES CORPORATION
kpwrowwwl
Murray G. Miller, M. Arch., MEDS (Cons.), Assoc. AIA, MCIP
Principal Historic Preservation Planner
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 11
Figure 1. East
(Hermosa Beach Newspaper)
Figure 2. Soutt
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 12
Figure 3. Sout
Figure 4. Southeast storefront on F
Building,1998 (PCR)
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 13
Figure 5.
k��vam
Figure 6. North elevation, view to southwest, showing the proposed projecting signs, 2012 (Signtech)
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 14
2012 Photographs
marquee and the brown -color awnings located to the north of the existing entrance marquee. 2012 (PCR)
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 15
Figui
above. zuiz lrcRj
Figu
from brown to Regatta Blue. 2012 (Signtech)
gs
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 16
Figure 11. Partial south
Figure 12.
awning and upper Floor window sign. 2012 (PCR)
depicting the proposed south elevation. 2012 (Signtech)
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 17
Figure 13. Nearby awnings on Hermosa Avenue. 2012 (PCR)
PCR
Pamela Townsend, Senior Planr er
CITY OF HERMOSA BEACH
May 31, 2012 - Page 18
PCR
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 19
PCR
Pamela Townsend, Senior Planner
CITY OF HERMOSA BEACH
May 31, 2012 - Page 20
PCR
Figure 16. Partial north end ofthe east elevation showing fixing holes left from the previous projecting sign,
which are proposed to be re -used. 2012 (PCR)
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.12-6804 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 June 26, 2012.
The vote was as follows:
AYES: Bobko, DiVirgilio, Fishman, Tucker, Mayor Duclos
NOES: None
ABSTAIN: None
ABSENT: None
Dated: July 10, 2012
i
Elaine Doerfling, City Clerk