To: PLANNING COMMISSION
From: STACEY KINSELLA, ASSOCIATE PLANNER
TITLE
title
PUBLIC HEARING FOR CONSIDERATION OF AN EXEMPTION DECLARATION AND CERTIFICATE OF APPROPRIATENESS FOR THE REMODEL OF A POTENTIALLY HISTORIC CHURCH SITE PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE FOR PROPERTY LOCATED AT 100 N. PACIFIC COAST HIGHWAY (CASE NO. COA-2021-04)
RECOMMENDATION:
1. Open the public hearing, administer oath, take testimony, and deliberate;
2. Close the public hearing; and
3. Adopt a resolution by title only approving the Exemption Declaration and Certificate of Appropriateness for the remodel of a potentially historic church site pursuant to Chapter 4, Title 10 of the Redondo Beach Municipal Code for the property located at 100 N. Pacific Coast Highway
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EXECUTIVE SUMMARY
The applicant is requesting that the Preservation Commission grant a Certificate of Appropriateness (CofA) to allow for the remodel of a potentially historic church site. Per the City’s Preservation Ordinance, a CofA is required for exterior modifications to buildings that are found to be potential historic resources. The intent in requiring a CofA is to maintain the integrity and character of the structure. The applicant has provided plans showing that the project will restore certain elements of the site, simplify some of the modifications made over the years, and make the site more accessible to the congregation. Staff recommends approval of the CofA with conditions.
BACKGROUND
The property at 100 N. Pacific Coast Highway is located on the northeastern corner of Pacific Coast Highway and Emerald Street. The church and supporting buildings are located across four tied lots and total approximately 24,000 SF of enclosed space. The existing surface parking areas are located to the east, across an alleyway. Primary access to the site is taken from Emerald Street as well as El Redondo Avenue. The property is Zoned RH-2, high density multi-family residential.
The church property pre-dates the Conditional Use Permit process which allows for church properties like this one to develop on residentially zoned lots. The development standards for the RH-2 Zone are outlined in Code Section 10-2.518. The average required front setback is 15 feet, the side setback is 5 feet, and the average required rear setback is 15 feet. The overall maximum building height is 35 feet. The building setbacks and overall height will remain unchanged. The stairways, entries, and patio areas will be modified in place with no expansion in height or square footage. The new lift will be located within the setback adjacent to Emerald Street, however, this is considered a reasonable accommodation.
The building is identified in the City’s Historic Resources Survey as a B-rated Mission Revival structure built in 1935. According to the survey, “B” rated buildings are somewhat less unusual or distinctive as it relates to the age and architecture of the site. The buildings are often well-designed and may prove to have a relationship with significant persons or events in local history. Mission Revival architecture was inspired by the early religious structures created when the State was merely a Spanish colony. Architects like Arthur Page Brown made the style quite prominent between the 1890s and the 1920s. This design style can be seen utilized in railway stations, church sites, and administrative buildings across California. Smooth white stucco, red tile roof elements, and the use of wrought iron and wood accents, all characterize this style of architecture.
ANALYSIS OF REQUEST
Property Status
The church members are not ready to explore designation at this time, however, the status of the site still needed to be assessed by staff to determine how the project would be processed. Below are the early findings which will be evaluated further if a Landmark Designation application is submitted in the future.
While the site, in general, is of the age for potential eligibility as a significant historic resource, the buildings have been modified several times over the years. Per the 1916 Sanborn Map, the original sanctuary was located within the building parallel to Pacific Coast Highway. The map shows the sanctuary and the attached bell tower which both exist at the site today. While records are unclear when the original church was constructed, it is referenced in the Redondo Reflex in 1912. The church was remodeled in 1929 with an addition constructed in 1950. A new sanctuary was built in 1965 and is located perpendicular to Emerald Street towards the eastern side of the complex. This new building helped create the courtyard that exists within the site today. The new church space was remodeled in 1968.
The exterior materials such as the stucco, the windows, and even the roofing have been modified and do not appear to be original. Architectural plans were provided to staff reflecting the work in 1929, 1950, and 1965. It is clear that the front facades of the buildings have been altered, including a new roof element between the buildings facing Emerald. While the property is listed as a B-rated Mission Revival Church in the City Historic Resources Survey, the site is most likely not significant based upon the architecture. The site is, however, one of the earliest churches within the City. The Redondo Reflex notes that The First Baptist Church held services on site as early as December 1912. The building is noted as being on the corner of Elena Avenue (now Pacific Coast Highway) and Emerald Street. Previous to that, The First Baptist Church met at the Masonic Hall on Catalina Avenue with church services being offered in 1911.
There are a few churches located along Pacific Coast Highway that were constructed during the early development of the City. St. James Church is another example and is located northwest on Vincent Street. Therefore, this site may be eligible for designation based upon its use during the early days of Redondo Beach. The First Baptist Church may have been a part of a network of early religious centers. Churches serve as a way for new communities to bond, to draw new families to the area, and to provide support for various local groups. In 1928, the Redondo Reflex called out a "popular bible class" offered by The First Baptist Church. When residents and families flourish, so does the City as a whole. The property could also be significant if it is found that a pastor or church member was an important figure within the community.
Certificate of Appropriateness
SECRETARY OF INTERIOR’S STANDARDS AND THE PRESERVATION ORDINANCE
To review the proposed changes, the Commission must consider the adopted Design Guidelines for historic structures. The City standards rely on and include the Secretary of Interior’s Standards for Rehabilitation (SISR). These broad guidelines were published by the National Park Service and are designed for the purpose of preservation. The ten standards are included as part of the Mills Act contract. The Secretary of Interior’s Standards that most closely relate to the proposed project include:
#1 A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
#3 Each property shall 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 architectural elements from other buildings, shall not be undertaken.
#5 Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
#9 New additions, exterior alterations, or related new construction shall not destroy the historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment.
#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 addition to the Secretary of the Interior’s Standards, the Preservation Ordinance, pursuant to Section 10-4.403(a), states that the Commission shall issue a Certificate of Appropriateness only when it determines that the project meets the following:
1. Conforms to the prescriptive standards adopted by the Commission.
2. Will not detrimentally alter, destroy or adversely affect any exterior improvement or exterior architectural feature.
3. Will retain the essential elements that make the resource significant.
The Commission must consider these criteria and make the findings of fact in the Resolution in order to approve any Certificate of Appropriateness. The information provided in the sections below will illustrate that the proposed project meets the standards outlined for a Certificate of Appropriateness.
THE PROPOSED PROJECT
The catalyst for the project is creating accessibility along the main entry steps to the sanctuary. The retaining wall in front of the sanctuary and running parallel to Emerald Street will be removed, this will open up the entry steps, and allow for a new lift on the eastern side of the new stairway. Railings and planter spaces will be provided to soften the steps as well as provide better site access to members. The entry steps were shown as wide and open in earlier architectural drawings. Thus, the project will look much more like its earlier development.
The existing exterior patio space on the western side of the church frontage will be remodeled to remove some of the enclosed wall and replace with wrought iron railing and pilasters. The retaining wall that supports the patio will remain unchanged, but the new railings will allow for a much more open appearance along the front elevation.
The roof element constructed between the original sanctuary to the west and the 1965 current sanctuary to the east will be removed. This will allow for the original sanctuary entrance and decorative surround to be visible from the street. Please note that the envelope of the original sanctuary space as well as the bell tower will remain unchanged. To create security between these buildings and further protect the inner courtyard, a new wall with wrought iron gates will be constructed between the buildings. The wall will be similar in style as the exterior walls of the church buildings. This structure will be set inward and smaller in scale so as to be both visually and functionally secondary to the two buildings (SISR #9). In theory, this wall could be removed in the future and both sanctuary buildings would remain unaffected (SISR #10).
The main entry to the current sanctuary will be simplified with the columns and entry surround removed. Again, this sanctuary is newer and the exterior features have been modified over the years. The entrance will be recessed with an angled surround.
Along the eastern side elevation adjacent to the alleyway, the upper rectangular windows will be simplified and reduced to square recessed openings. The same will take place on the western side of the sanctuary, however, those windows will only be visible from the inner courtyard. There is a small side entrance along the eastern elevation that will be remodeled to create a narrower access point and a new wrought iron gate. This revision to the side entrance is motivated by the need for greater security from the alley and adjacent surface parking lot.
The applicant has provided renderings further depicting the revisions to the church frontage along Emerald Street as well as the side windows and entrance along the eastern alleyway. The main façade will be painted Benjamin Moore Super White and Sherwin Williams Deep Forest Brown will be utilized as an accent color for certain trim elements. Wrought iron will be utilized for railings and gates. El Dorado Stone will be utilized around the exterior patio space, at the new accessible lift, and at some of the entry surrounds. Decorative tiles will also be utilized within the inner courtyard and church spaces. Because these are newer flourishes that are not original to the site, the tiles will be located away from the exterior elevations (SISR #3).
While it is stated earlier in this report that the site is most likely significant due to its use and not the architecture, it is still critical to keep the revisions compatible to the Mission Revival style. The goal here is to avoid creating false historicism (i.e. adding inappropriate flourishes per SISR #3) and focusing on the restoration and simplification of the elements that exist at the site. The natural limestone exterior, the red tile roof, the recessed openings, and the envelopes of the original sanctuary and bell tower will remain (SISR #5). Because of the multiple remodel projects over the years, it is challenging to identify the original features of the site. Thus, this project aims to provide accessibility to its congregation while still honoring the Mission Revival architectural style. It is also worth noting that the site will remain a church site as it was originally intended (SISR #1).
SUMMARY AND CONCLUSION
The proposed alterations will be compatible with the scale and overall appearance of the potentially historic church site. The project design is complementary to the existing structures and will not be detrimental to the character of the building. Furthermore, granting approval of architecturally appropriate alterations to historic structures has been shown to add value and extend the life of historic properties. For the reasons described above, the proposed work satisfies the Preservation Ordinance, the Secretary of Interior’s Standards, and does not increase any nonconformities in relationship to the Zoning Code. Staff recommends approval of the Exemption Declaration and the Certificate of Appropriateness based upon the findings and conditions in the draft Resolution.
ENVIRONMENTAL STATUS:
The proposed project is Categorically Exempt from the preparation of environmental documents pursuant to Sections 15301 and 15331 of the Guidelines to Implementation of the California Environmental Quality Act (CEQA).
ATTACHMENTS
Draft Resolution
Exemption Declaration
Application Materials
Proposed Drawings