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HomeMy WebLinkAboutRES-12-6783 (FROSTED CUPCAKERY)2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 1)n RESOLUTION NO.12-6783 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING CERTIFICATE OF APPROPRIATENESS FOR AN ALTERATION TO THE BIJOU BUILDING, A DESIGNATED HISTORIC LANDMARK, TO ACCOMMODATE "FROSTED CUPCAKERY", FORMERLY COFFEE BEAN & TEA LEAF), LOCATED AT 1227 HERMOSA AVENUE, LEGALLY DESCRIBED AS A PORTION OF LOTS 14-18, BLOCK 13, HERMOSA BEACH TRACT, CITY OF HERMOSA BEACH SECTION 1. On September 19, 2011, James Dole, Frosted LLC, applied for a Certificate of Appropriateness pursuant to Hermosa Beach Municipal Code Section 17.53.150 to construct a tenant improvement for "Frosted Cupcakery" at the Bijou Building, a designated historic landmark, located at 1227 Hermosa Avenue. SECTION 2. On January 24, 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. On September 19, 2011, James Dole, Frosted LLC, applied for a Certificate of Appropriateness pursuant to Hermosa Beach Municipal Code Section 17.53.150 to construct a tenant improvement for "Frosted Cupcakery" at the Bijou Building, a designated historic landmark, located at 1227 Hermosa Avenue. 2. The City retained PCR Services Corporation on October 25, 2011, to conduct the Certificate of Appropriateness review, a site investigation was conducted on November 3, 2011, and as a result of the written review provided by PCR dated November 17, 2011, the applicant submitted revised plans dated December 12, 2011. Alterations now generally include removal of some nonbearing walls and division of interior into four spaces to accommodate installation of a kitchen and retail space, recovering the maroon fabric awnings with brown fabric on the east and north elevations, and mounting of a hanging sign on the east elevation in the same location as the 12-6783 1 2 3 4 5 6 7 s 9 10 11 12 13 14 15 16 17 1s 19 20 21 22 23 24 25 26 27 ?R previous signage. PCR conducted a second Certificate of Appropriateness review dated January 6, 2012 based on the modified plans for conformance to the Secretary of the Interior's "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures" and local standards finding the proposed alteration maintains the character -defining elements from the 1923 period of significance, the impact is mitigated to a level of less than a significant impact on the Historical Resource, and the alteration can be allowed as a "rehabilitation." 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 Corporation, dated January 6, 2012, attached hereto as Exhibit "A": 1. The proposed work conforms to the prescriptive standards adopted by the Council; 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 modifications at 1227 Hermosa Avenue, subject to the following Conditions of Approval: 1. Construction shall be consistent with the project plans dated December 12, 2011, reviewed by the City Council on January 24, 2012. Building plans/drawings submitted for building permit issuance shall be reviewed for consistency with the plans approved by the Planning Commission and the conditions of this Resolution, and approved by the Community Development Director prior to the issuance of any Building Permit. 2. A pre -construction on -site start-up meeting with a qualified preservation consultant and developer's contractors actually performing the work shall be required; on -call monitoring by a qualified preservation consultant during construction, at relevant milestones, and at the substantial completion stage 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. 2 12-6783 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 ?9 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 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. The Conditional Use Permit shall be recorded and proof of recordation shall be submitted to the City of Hermosa Beach, California. 3 12-6783 1 2 3 4 5 6 7 s 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 ?R 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, California, 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. 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. PASSED, APPROVED AND ADOPTED this 24th day of January 2012. W PRESIDENT of -the City Council and MAYOR of the City of Hermosa Beach, California ATTEST: Clerk 4 APPROVED AS TO FORM: 12-6783 EXHIBIT "A" January 6, 2012 Pamela Townsend, Senior Planner CITY OF HERMOSA BEACH Community Development Department 1315 Valley Drive Hermosa Beach, California 90254 if= Re: CERTIFICATE OF APPROPRIATENESS REVIEW, 1227 HERMOSA BEACH AVENUE, HERMOSA BEACH, CALIFORNIA 90254 Dear Ms. Townsend: PCR Services Corporation (PCR) has reviewed the proposed plans for the proposed tenant improvements for the commercial property at 1227 Hermosa Beach Avenue, Hermosa beach. California. Under the proposed plans, the Project consists of the tenant improvements of the interior and exterior of the commercial space at 1227 Hermosa Beach Avenue to accommodate the new tenant, a cupcake bakery, labeled on plans Al-A5 dated September 22, 20I1 and E-1 to E-3 dated September 27, 2011 followed by amended drawings A-1 to A-4 dated December 12, 2011 (prepared by Farzin Maly); A-5 dated September 22, 2011 (prepared by Farzin Maly); E-1 to E-3 dated September 27, 2011 (prepared by Farzin Maly); M-1 dated October 3, 2011 (prepared by Ocean Construction); P-1 to P-2 dated September 12, 2009 (prepared by Ocean Construction); S-1 dated December 12, 201I (prepared by Albert Avila, P.E.); and email correspondence dated December23, 2011 from Ocean Construction. PCR's architectural historians, Margarita J. Wuellner, Ph.D., Murray Miller, M.Arch, and Amanda Kainer, M.S. conducted a site visit of the subject property on November 3, 2011, to assess the potential impacts of the proposed project to the Bijou Building and the commercial space at 1227 Hermosa Avenue. Relevant archival materials including historic images and published sources on the history of Bijou Building, in addition to the City of Hermosa planning records and PCR's project records were reviewed to determine the history of the project site and surrounding area. Based upon this property review, the existing Bijou Building appears to retain sufficient integrity and significance to retain its designation as a City Historic Landmark and remains eligible for the listing in the National Register. The design for the proposed tenant improvement was then reviewed for conformance to the Secretary of the Interior's Standards for Rehabilitation (Department of Interior regulations, 36 CFR 57). PCR's architectural historian qualifications meet and exceed the Secretary of the Interior's Professional Qualification Standards in history, architectural history, and historic architecture. We submit the following comments to you in support of your plan submittal to the City of Hermosa Beach. 233 Wilshire Boulevard, Suite 130. Santa Monica. CA 90401 iNTEANV vmv.pernerconn ra 310.451.4488 Fax 310.451.5279 Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 2 PROJECT BACKGROUND irm 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 tune 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: terra cotta pilasters capped with Ionic capitals and acanthus leaves, spandrels dividing the first and second floors, cornice, and storefronts. The 1998 DPR survey form described the commercial storefront exterior and interior at 1227 Hermosa Avenue as: The northeast storefront is slightly_ larger than the southeast storefront (approximately 841 commerciaial square csingle-story space, rectangular 117 plan, and three bays wide. Entry into the space is via a recessed entrance with transom windows located in the central bay. The interior of this space has a high, ornate plaster ceiling; a mezzanine and staircase; a restroom; and storage space. The entire interior space is highly ornate with classical Jan Ostashey, PCR Services, Department of Parks and Recreation Form. Bg'ar 771earer Building, December 22, The National Register criteria are: (A) 11 is associated with events that have made a significant contribution to the broad pasterns of our history; (B) 11 is associated with the lives of persons significant in our pas{ (C) 11 embodies the distinctive characteristics of a type, period, at, 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) 11 yields, or may be likely to yield information important in prehistory nr history, The City of Hermosa Beach Historic Preservation Ordinance defines a landmark as: (A) A resource exempli ing special cultm at, social, economic, political, aesthetic, engineering, or architectural history; (BJ d 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 ar 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 ofa neighborhood, community or the City. Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 3 irm detailing. Three large mirror panes occupy the south wall each is framed with gold trim and highlighted with modillions and rosettes. Between these mirror panes are floor to ceiling engaged, square plaster columns each with ornate capitals of an allegorical figure and acanthus leaves. Similar- columns divide the large expanses of display windows along the north side of the room into five bays. An ornate plaster molding of rosettes and acanthus leaves highlight each wall of this interior space. The mezzanine balustrade is also highly ornate with decorative urns and interesting spindle work. Other than the wall, ceiling, and mezzanine ornamentation, the interior space is devoid offurnishings.' Based upon PCR's present review of the existing conditions and property history, the existing staircase and the restroom are non -original and are not character defining. Since the time of the 1998 survey, the three large mirror panes mentioned in the above description, which were not original and are not character defining, have been removed. PCR also notes that the existing exterior windows were replaced at an unknown date. According to historic photographs circa 1923 and 1924, there were no transom windows above the first floor windows, which were originally fixed single pane windows. In 2001, Coffee Bean and Tea Leaf completed multiple tenant improvements to the commercial space at 1227 Hermosa Beach. These alterations included the construction of non- loadbearing partitions to enclose building services and storage areas; the removal of a section of the mezzanine balustrade for the construction of a new stair; construction of a handrail along the top of the mezzanine balustrade; installation of new awnings above the transom windows of the north and east elevations; instal[ation of a projecting sign from extant hardware on the east elevation; installation of a suspended track lighting system from the interior molded plaster ceiling; and various interior tenant improvements to accommodate the use at that time. PROPOSED PROJECT • The proposed project is located in the northeast storefront of the Bijou Building at [227 Hermosa Avenue. The Project consists of the tenant improvements of the interiorand exterior of the commercial space to accommodate the new tenant, Frosted, a cupcake bakery. The proposed project plans A-1 to A-4 dated December 12, 2011 (prepared by Farzin Maly); A-5 dated September 22, 2011 (prepared by Farzin Maly); E-1 to E-3 dated September 27, 2011 (prepared by Farzin Maly); M-1 dated October 3, 2011 (prepared by Ocean Construction); PA to P-2 dated September 12, 2009 (prepared by Ocean Construction); and S-1 dated December 12, 2011 (prepared by Albert Avila, P.E.). PCR has not reviewed any information or renderings that show materials, colors or finishes for interior tenant improvements. 3 Jan Ostashey, PCR Services, Department of Parks and Recreation Fora, BUou Theater Building, December 22, 1998. Nis. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 4 PCR discloses that personal communication with the new tenant at the time of the PCR site visit discovered that the intended color scheme is to be sky blue with white trim, which is consistent with the interior design of tenant's other stores. PCR stated to the tenant that this would work from a design perspective and would also be compatible with the Neoclassical Revival character of the. interior. PCR recommended the new tenant consult Wedgwood Jasper Classic White on Pale Blue ceramics from the Wedgwood archives, which are 18th century English Neoclassical - style ceramics inspired by contemporary trends in 18°i century English Neoclassical art and architecture, particularly the Adam style. Robert Adam (1782-92), considered the greatest British architect of the later eighteenth century, inspired the Adam style of architecture in England and America, which was popular in the United States during the early nineteenth century. Subsequently, early twentieth-century Neoclassical Revival American architecture was also influenced by the Adam style. PCR noted that the subject property is not Adamesque style; rather, it is an Eclectic Beaux-Arts variant of the Neoclassical Revival style that is inspired by both Italian and French precedents. However, since the proposed color scheme is within a similar Neoclassical vein, PCR concludes that the proposed color scheme would be compatible with the interior character of the space. The scope of the proposed project includes: Interior The division of the interior of the commercial space into four spaces, the "scullery," "food preparation area," "service area." and the "retail area." The existing non -load - bearing rear wall (alteration) and door into the kitchen (alteration) will be demolished. A new 7'-6114 foot high non-loadbearing wall will be constructed to enlarge the food preparation area. A counter and bakery case will be constructed in the retail/service area. A twelve foot high wall will be constructed in front of the staircase to the mezzanine. Both the retail/service area, kitchen preparation area, and scullery will be painted with fissured washable semi -gloss paint. The food preparation area and scullery will be fitted with new shelving and appliances. Employee lockers will be installed along the west wall of the mezzanine. These alterations are provided on drawings A-2 and A-4 as amended to include email correspondence of December 23, 2011. • The construction of a false wall over all masonry walls surrounding the food preparation area is proposed to be covered with fiberglass reinforced plastic (frp) to The proposed height of the new partition was reduced from IT-0" in the September 20t 1 drawings to 7'-6" in the December 23, 2011 email from the applicant to PCR. Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 5 ir=rya�cp`e�",,r•�:ls the height of 8 feet above the main finish floor level. The windows will not be obstructed by the application of this material. These alterations are not provided in the project drawings and were disclosed orally by the contractor at the project site meeting on November 3, 2011 . Exterior The re-covering of the current maroon fabric awnings with brown fabric above the transom windows on the east and north elevations. A conceptual photograph of the awnings was provided. • .The mounting of a hanging sign on the far north corner of the east elevation at the height of the second floor windows in the same location as the previous signage. A conceptual photograph of the awnings was provided. IMPACTs ANALYSIS I. CEQA Guidelines 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 Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 6 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. 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 alters the existing commercial space at 1227 Hermosa Avenue in a manner such that the character -defining elements from the 1923 period of significance would be retained. Specifically, the following comments regarding the proposed project are noted: 3. Secretary of the Interior's Standards for Rehabilitation As noted above, 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.5 Thus; it is recommended that the proposed project consider the designated historic resource and its character - defining features in the spirit of "rehabilitation." The proposed project was reviewed by a qualified architectural historian, who satisfies the Secretary of the Interior's Professional Qualification Standards for History, Architectural History, or Architecture, pursuant to 36 CPR 61, to determine identified historical the significance of potential impacts to the conforms to the Secreresources on the project site. A discussion of how the proposed project tary of the Interior's Standards follows. Standard 1: A property will he used as it was historically or be given a neiv use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. • The property will be altered and d is considered that use as a commercial space, as it was historically and it the new tenant requirements will result in minimal change to the 5 California Enviromnental Quali1y,4cr, 15064.5 (3). Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 7 irm building's distinctive materials, features, spaces and spatial relationships. In this regard, it is considered that the proposed scope of alteration complies with Standard I. Standard 2: The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided • The proposed work improves the interior of the commercial space for a cupcake bakery, and thus reconfigures the interior by removing and constructing interior partition walls and constructing a counter and bakery case. The interior partition walls being removed were added in approximately 2001. Historically the commercial space was occupied by a bank and the distinctive spaces included the ground floor used to service clients and the mezzanine area. In the current project, while a T-V wall would be constructed on both sides of the existing stair to the mezzanine, the sense of openness between the ground floor and the mezzanine that characterized the predominant spatial relationships of the interior would be retained. It is understood that that the new partition walls and counter would be mounted to existing non -original structural members and to the floor. It is therefore considered that the proposed scope of work would comply with Standard 2. 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. • This Standard does not apply to the proposed scope of work. Standard 4: Changes to a property that have acquired historic significance in their own right will be retained and preserved. • This Standard does not apply to the proposed scope of work. Standard 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. • It is proposed that the new retail and kitchen preparation areas will be painted with fissured washable semi -gloss paint. A pony wall will be constructed in the food preparation area against the north masonry wall, which will be covered with fiberglass reinforced plastic (frp). The proposed work is intended to be reversible and retain the distinctive materials, finishes, and construction techniques that characterize the property; • The proposed project involves the removal of interior walls and the construction of new walls and counters. To ensure conformance with Standard 5, care must be exercised in the methods of removal of non -historic material where historic fabric may be impacted and all repairs to historic fabric are to be undertaken in kind. The proposed construction of a pony wall as described orally by the new tenant at the site visit on November 3, 2011 Ms. Pamela Townsend CITY OF HFRMOSA BEACH January 6, 2012 - Page 8 would not adversely affect distinctive materials, features, finishes or examples of craftsmanship that characterize the property to a degree that would be considered significant. It is therefore considered that the proposed scope of work would comply with 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. • It is understood from previous on -site discussions with the applicant, that if any conditions are exposed during the execution of the proposed project involving deteriorated historic features, they shall be repaired where practical or selectively replaced in -kind using the gentlest means practical_ When proceeding with any repair to the plaster work Preservation Brief 23: Preserving Historical Ornamental Plaster should be consulted., It is considered that the proposed scope of work conforms to Standard 6, 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. • Based on the documentation provided, it is considered that this Standard does not apply to the proposed scope of work. Standard 8: Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. Since there are no known archaeological resources at the project site, this Standard does not apply to the proposed scope of work. 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 dierentiated 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. • The proposed scope of work includes the installation of a hanging sign on the east elevation near the northern corner. The round sign will be hung off a metal bracket. The design of the sign is considered to be appropriate. It is proposed that the sign will be attached to the fagade using existing fixing holes so as not to damage the terra-cotta cladding. It is therefore considered that the proposed installation of the hanging sign would comply with Standard 9. National Park Service, Preservation Brie hltp.11ivvqv.nps.govlhps/tpslbriefslbrief23.httn, accessed November 15.2011g Historical Ornamental Plaster. Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 9 ir= • The proposed project includes the replacement of the maroon fabric awnings above the first floor windows with brown fabric. The color and proposed design of the new awnings are compatible with the historic materials and design, and therefore the awnings are considered to comply with Standard 9. • The proposed construction of the new 7'- 6" high partition on both sides of the existing stair that connects the ground floor to the mezzanine will not destroy historic spatial relationships that characterize the interior and the new work will be distinguishable from the old in terms of its design, construction and detailing. In this regard, the proposed construction of new partitions would 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. • The proposed construction of the new 7'- 6" high partition on both sides of the existing stair that connects the ground floor to the mezzanine will be undertaken in a manner, such that if it were removed in the future, the essential form and integrity of the spatial qualities would be unimpaired. It is therefore considered that the new interior construction would comply with Standard 10. CONCLUSION AND RECOMMENDATIONS The proposed alterations to the existing Landmark are intended to improve the interior and exterior of the commercial space at 1227 Hermosa Avenue to accommodate a new tenant, a cupcake bakery. It is considered that revisions to the initial drawings that were submitted for review in September in conjunction with further amendments proposed by the applicant on December 23, 2011, would enable the proposed amended scope of work to meet the Secretary of the Interior's Standards Preamble to Recommendation I The site investigation undertaken on November 3, 2011 revealed that the masonry walls with plaster detailing at the plaster mezzanine required preservation treatment. The plaster ceiling shows signs of deterioration; however, repairs to deteriorated historic features are not within the scope of the proposed project. Recommendations 1. That the preparation of a repair schedule, which identifies specific preservation treatment for the historic fabric be considered. Ms. Pamela Townsend CITY OF HERMOSA BEACH January 6, 2012 - Page 10 2. That a pre -construction on -site start-up meeting with a qualified preservation consultant and the contractors res onsible for undertaking the proposed sco e of work be considered. 3. That on -call monitoring by a qualified preservation consultant during construction: at relevant milestones and at the substantial com ]etion stage be considered to ensure general conformity with the approved drawings and conformance of the executed work with the Standards. PCR is pleased to submit this final plan review letter summarizing the results of our reviews. We have enjoyed working with you on this project and would be pleased to offer additional services to cant' out additional reviews or other preservation consulting services on a time and materials basis should you require. If you have any questions please do not hesitate to contact me at (310) 451-4488, ext. 1112. Sincerely, PCR SERVICES CORPORATION C-4046,�, Margarita J. 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The vote was as follows AYES: Bobko, DiVirgilio, Duclos, Tucker, Mayor Fishman NOES: None ABSTAIN: None ABSENT: None Dated: February 14, 2012 lame Doerfling, City Cl e