To: PUBLIC AMENITIES COMMISSION
From: STEVEN GIANG, SENIOR PLANNER
TITLE
title
A PUBLIC HEARING CONSIDERING A CEQA EXEMPTION DECLARATION AND CERTIFICATE OF APPROPRIATENESS APPLICATION FOR THE DEMOLITION OF A POTENTIALLY HISTORIC SINGLE-FAMILY RESIDENTIAL STRUCTURE, AND SEPARATE CONSIDERATION OF REMOVAL FROM THE POTENTIAL HISTORIC RESOURCES LIST AT 1224 HARPER AVENUE, PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE.
APPLICANT: Mickel Khayat
ADDRESS: 1224 Harper Avenue
APPLICATION NO: 2025-0255
RECOMMENDATION:
1. Open public hearing and administer oath;
2. Take testimony from staff, applicant, and interested parties;
3. Close public hearing and deliberate; and
4. Adopt a resolution by title only approving the request to remove the property from the Potential Historic Resources List subject to the findings and conditions contained therein, but if denied; then
5. Adopt a resolution by title only approving the Certificate of Appropriateness for the demolition of the residence at 1224 Harper Avenue.
A. A RESOLUTION OF THE PUBLIC AMENITIES COMMISSION OF THE CITY OF REDONDO BEACH, CALIFORNIA APPROVING THE REMOVAL OF A PROPERTY AT 1224 HARPER AVENUE FROM THE POTENTIALLY HISTORIC RESOURCES INVENTORY, PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE.
B. A RESOLUTION OF THE PUBLIC AMENITIES COMMISSION OF THE CITY OF REDONDO BEACH, CALIFORNIA APPROVING A CEQA EXEMPTION DECLARATION AND CERTIFICATE OF APPROPRIATENESS THE demolition of a POTENTIALLY HISTORIC single-family residential structure AT 1224 Harper avenue, PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE.
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EXECUTIVE SUMMARY
The applicant requests approval to demolish an existing single-family residential structure and as a separate action remove the property at 1224 Harper Avenue from the City of Redondo Beach Potential Historic Resource Survey Inventory List. The property, currently designated as potentially historic, has been thoroughly evaluated and found not to meet eligibility criteria for historic designation. Two separate resolutions have been prepared for consideration, one to remove the property from the Potential Historic Resource List and the second for demolition of the residence. The Public Amenities Commission (PAC) has the following two options:
1. Approve the Resolution ‘A’ to delist the property from the Potential Historic Resources List. If approved no further action is required on Resolution ‘B’.
2. Deny Resolution ‘A’ to delist the property from the Potential Historic Resource List. If denied the PAC must then consider and take action on Resolution ‘B’ to demolish a residence on the Potential Historic Resources List
BACKGROUND:
The property at 1224 Harper Avenue is located within the North Redondo Beach area of Redondo Beach, California, specifically in the Redondo Villa Tract, recorded in 1905. It is positioned in a residential neighborhood that has significantly evolved since its initial subdivision. Originally subdivided by George Peck, the area was marketed for modest single-family homes rather than agriculture. The property, constructed in 1914, is situated mid-block on a 7500-square-foot lot and contains a two-story, wood-frame single-family residence.
Though originally classified as a Craftsman bungalow in the 1996 Historic Resource Survey, the recent comprehensive analysis by Chronicle Heritage (June 27, 2025) has found that the building lacks significant Craftsman architectural features due to significant modifications to the home the life of the property. This evaluation highlighted alterations including horizontal clapboard siding that was installed in the 1970s, vinyl and aluminum replacement windows, altered openings, a detached shed with gambrel roof, an enclosed rear porch, and a now demolished secondary residential structure that once existed on-site, features that do not align with Craftsman or limit historical significance of the property.
The property was never significantly associated with historic persons, events, agriculture, or the broader historical development patterns of North Redondo Beach. Surrounding development over time has further altered the historic setting, introducing modern, multi-family residential structures that contrast significantly with the original modest single-family residences.
The Public Amenities Commission is considering two mutually exclusive actions for the property at 1224 Harper Avenue. The first action is to formally remove the historic resource designation based on comprehensive evidence provided in the June 2025 Chronicle Heritage Historic Resource Assessment Report, demonstrating the property lacks historic significance and integrity. If the Commission approves this Resolution no action is required. If the Commission denies the request to delist, then it must consider the issuance of a Certificate of Appropriateness for demolition, based on specific project criteria in the Redondo Beach Municipal Code.
Resolution ‘A’ - Removal of a property from the potentially historic resource list.
The property owner of a property identified by the City as a potential historic resource may request that the property be removed from the list if they provide “specific written and verifiable documentation refuting that the property meets the criteria for designation as a landmark as described herein” (RBMC 10-4.311).
The Historic Resource Assessment Report for 1224 Harper Avenue presents a thorough and well-supported argument for removing the property from the City of Redondo Beach’s List of Historic Properties. The primary basis for this recommendation is the substantial loss of historical integrity resulting from extensive alterations. Nearly all original windows have been replaced with modern vinyl and aluminum units, the original entry porch has been modified with the addition of a second-story deck in 1983, and the former sleeping porch has been enclosed and altered. Additional modifications include new siding, the demolition of a secondary residential structure, and interior changes that have disrupted the original circulation and finishes. As a result, the property no longer retains integrity of design, materials, workmanship, or feeling, key aspects required for historic designation under federal, state, and local standards.
Furthermore, the property does not meet any of the eligibility criteria for listing in the National Register of Historic Places, the California Register of Historical Resources, or the City of Redondo Beach Landmark list. It is not associated with any significant historical events or persons, does not embody distinctive architectural characteristics or construction methods, is not the work of a master architect or builder, and does not have potential to yield important historical or archaeological information. Although the property was given a “B” ranking in earlier surveys conducted in 1986 and 1995, those evaluations were based on limited windshield surveys and lacked the in-depth, site-specific research and professional evaluation provided in the current report. Lastly, the property is not located within a designated historic district, which further reduces its contextual and collective significance. In light of these findings, the report provides a clear and compelling case for removing 1224 Harper Avenue from the list of potentially historic resources.
Resolution ’B’ - Certificate of Appropriateness to demolish the single-family residence
To review the proposed demolition, the Commission shall issue a certificate of appropriateness only when it determines the following conditions to exist as applicable in each case:
#1 The structure and/or site is a hazard to public health or safety and repairs or stabilization are not physically possible; or
Not applicable, the structure is not at risk of structural failure, decay, safety hazards, or stabilization issues.
#2 The site is required for a public use which will be of more benefit to the public than the historic resource, and there is no feasible alternative location for the public use;
Not applicable, the site is not under review to be used as a pubic facility nor are any alternative locations being proposed.
#3 Removal of the resource to another site is not feasible or practical;
This criterion is applicable in the context of historic preservation. Given that the structure has undergone significant alterations that have removed or obscured many of its original features, including new siding, replacement windows, enclosure of porches, and interior remodeling, it no longer retains the integrity necessary to be considered a historic resource. Therefore, moving the structure would not serve any preservation purpose, and the report does not recommend or consider relocation as a feasible or practical option.
#4 For a building in an historic district, the proposed replacement structure will not detract from or adversely affect the character of the historic district;
Not applicable, the subject property is not within an historic district, this criterion cannot be applied.
#5 For a partial demolition or removal, such action will not result in the loss of the essential elements that make the resource significant.
This criterion is met. The Historic Resource Assessment clearly concludes that the property does not retain the essential elements required for historic designation. Its architectural integrity has been significantly compromised through alterations such as the addition of modern windows and doors, loss of original porch features, reconstruction of the rear deck, and demolition of a secondary structure. The evaluation concluded that the building does not meet local, state, or national criteria for historic designation. Therefore, the demolition will not result in the loss of any significant architectural or historical features, as none are present to preserve.
ATTACHMENTS
a. Draft Resolution ‘A’
b. Draft Resolution ‘B”
c. Chronicle Heritage Historic Resource Assessment Report
d. CEQA Exemption Declaration
e. Application for Certificate of Appropriateness