To: PRESERVATION COMMISSION
From: JOHN CIAMPA, SENIOR PLANNER
TITLE
A PUBLIC HEARING CONSIDERING AN EXEMPTION DECLARATION AND CERTIFICATE OF APPROPRIATENESS APPLICATION FOR A REMODEL AND REAR ADDITION AT THE DESIGNATED HISTORIC PROPERTY (LANDMARK) LOCATED AT 209 AVENUE E
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 subject to the findings and
conditions contained therein:
A RESOLUTION OF THE PRESERVATION COMMISSION OF THE CITY OF REDONDO BEACH APPROVING A CERTIFICATE OF APPROPRIATENESS APPLICATION FOR A REMODEL AND REAR ADDITION AND ADOPTING AN EXEMPTION DECLARATION FOR THE DESIGNATED HISTORIC PROPERTY (LANDMARK) LOCATED AT 209 AVENUE E PURSUANT TO THE REQUIREMENTS OF CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE
EXECUTIVE SUMMARY
The applicant is requesting that the Preservation Commission approve a Certificate of Appropriateness application for a remodel and rear addition to the historically designated property (Landmark) at 209 Avenue E. The proposed project includes an interior remodel and one-story addition along the rear elevation totaling 356 square feet. The proposed one-story addition attached to the rear of the existing residence is not visible from Avenue E. This property is located on the north side of Avenue E and is within the original Townsite of Redondo Beach.
BACKGROUND
The property is a 6,021 square foot lot located on the north side of Avenue E within the R-1 zone. The site is 42.26 feet wide and approximately 142.65 feet in depth. The existing one-story residence was constructed in 1925 and is 1,927 square feet and the detached 247 square foot single-car garage and single vehicle carport are located along the alley. Relevant permit history for the property includes an addition to the residence in 1956 to construct a one bedroom and bathroom at the back of the house. Re-roofing was completed in 2002 and the electrical service was upgraded in 2010.
The house has an asymmetrical façade with a steeply pitched roof to convey the Tudor design. The front elevation has two front-facing gables as well as a front-facing shed roof. The dominant front-facing gable has a centrally placed, narrow attic vent. The façade is accented with decorative wood framing and four, multiple pane windows with the patterned stonework bulkhead. A chimney is located to the west side of the gable. The secondary gable serves to emphasize the arched door entryway with decorative brick tab accents. The shed roof is placed over a set of four secondary wood framed windows comprised of multiple diagonal panes. A small raised cement porch provides access to the front door and extends in front of the four secondary wood framed windows. The exterior is clad in hand-troweled stucco.
The property was identified in the City’s Historic Resources Survey as an example of the Period Revival Tudor architectural style with a “B” rating. The Public Amenities Commission (previously the Historic Preservation Commission) designated the property as a landmark on February 1, 2023. Character-defining features include steep pitched room, hand troweled stucco finish, multipaned decorative wood trimed windows on either side of the arched wooden front door with brick accents, decorative exposed rafter tails, and an off-center entry porch with a street-facing gable. The residence is known as the “McCandless House” and entered into a Mills Act contract with the City on July 18, 2023.
The Proposed Project
The proposed project includes a remodel of the house, demolish and reconstruct the 215 square foot 1956 addition and construct a new one-story 356-square foot addition along the rear, north-facing elevation. The remodel will include the reconfiguration of the interior of the house to accommodate modern needs with a larger kitchen and dining area, laundry room, and foyer. Skylights are proposed along rear half of the original portion of the house to provide natural light into the house. The addition at the back of the house is proposed to create a new master bedroom, bathroom, and closet. The addition would be a neutral design with a flat roof and parapets with stucco siding and windows that reflect the same general design as the original windows of the house. The roof for the original house is 18 tall and the addition will be three feet lower to differentiate from the main house. Additionally, the roof at the rear of the structure would have a transitional parapet detail where the original roof ends to differentiate it from the proposed addition. The proposed roofline of the addition is also reduced to prevent its visibility from the Avenue E. The design and location of the addition at the back of the house will ensure the addition is differentiated from the historic portion of the house without creating a false sense of history.
A previous version of the plan included the demolition of the garage and carport with a new garage and storage which is illustrated on the attached plans; however, that scope of the project was removed and is omitted as depicted with an “X” throughout the plans resulting in no changes to the existing, detached single-car garage and carport behind the residence.
The project does not propose any grade changes or changes to landscaping. Because the work is focused on the rear of the house it will not be visible from Avenue E and the street-facing elevation remains unchanged.
Certificate of Appropriateness
Since the property is a Landmark and entered into a Mills Act agreement with the City, modifications the structure must be in compliance with Secretary of Interior’s Standards for Rehabilitation (SISR). These broad guidelines were published by the National Park Service and designed for the purpose of preservation. To review the proposed changes, the Commission must consider the SISR and adopted Design Guidelines for historic structures (which were guided by the SISR). Staff has identified the standards that most closely relate to the proposed project and has noted below how the project meets each standard:
#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.
This site was originally constructed as a residence and will continue to be utilized as a residence.
#2 The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
The character-defining features of this Tudor home will be retained. These features include the asymmetrical façade with a steeply pitched roof. The front elevation has two front-facing gables as well as a front-facing shed roof. The dominant front-facing gable has a centrally placed, narrow attic vent. The façade is accented with decorative wood framing and four, multiple pane windows with the patterned stonework bulkhead. A chimney is placed to the side of the gable. The secondary gable serves to emphasize the arched door entryway with decorative brick tab accents. The shed roof is located over a set of four secondary wood framed windows comprised of multiple diagonal panes. The exterior is clad in hand-troweled stucco. The proposed addition to the rear of the residence is not visible from Avenue E and does not in any way alter the front elevation and the noted character-defining features.
#5 Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
Similar to Item #2 above, all of the original Tudor character-defining features will be retained.
#9 The proposed one-story addition will be located along the rear elevation of the residence and will not be visible from the primary façade along Avenue E. The addition has been designed and located to avoid the removal or material alteration of the character-defining features and materials of the historic residence.
The addition will be compatible with the historic residence through the use of a complementary exterior finish, including white stucco siding and window proportions and detailing that are compatible with the existing residence. At the same time, the addition will remain clearly differentiated from the historic structure through its simplified architectural treatment and flat parapet roof form. The addition is three feet lower in height and subordinate in massing and scale to the original residence, allowing the historic building and its distinctive roof forms and architectural features to remain visually dominant.
The rear location, reduced height and scale, simplified design, and compatible materials collectively provide an appropriate balance between compatibility and differentiation. The addition does not attempt to replicate the historic residence or create a false sense of historical development. Rather, it is designed as a subordinate contemporary addition that complements the historic structure while remaining distinguishable as new construction. Therefore, the proposed addition would not adversely affect the historic integrity of the residence and is consistent with Standard No. 9.
#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 new one-story rear master addition could be removed in the future and the integrity of the original home would remain largely intact.
The Preservation Ordinance
In addition to the Secretary of the Interior’s Standards, the Preservation Ordinance, pursuant to Section 10-4.403(d)(1), 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 prescriptive standards are the Secretary of Interior’s Standards and the project meets the applicable key elements as stated in the section above. The proposed alterations will not interfere with the existing character-defining features of the historic home. Furthermore, the work is focused along the rear elevation which leaves the primary façade elevation unchanged.
The Zoning and Development Standards
The development standards for proposed work in the R-1 Zone are outlined in Code Section 10-5.503. The new work will meet the required 5-foot side yard setback as well as the required 15-foot rear setback. The overall building height will not change (approximately 18 feet as measured from the natural grade) and will remain below the 30-foot maximum building height. The property will continue to provide the minimum 800 square feet outdoor living space. For the reasons noted above, the project meets the development standards for additions in the R-1 Zone.
Summary and Conclusion
As described within this report, the proposed remodel and 356-square foot one-story addition along the rear elevation will be compatible in design and materials to the original cultural resource. The character-defining features that were identified in the 2023 Preservation Commission staff report will remain intact and the street-facing elevation will remain unchanged. The “McCandless House” with its new Master Bedroom suite, will be more functional for its owner while still meeting the City’s Zoning Code, the Preservation Ordinance, and the Secretary of the Interior’s Standards.
ATTACHMENTS
Draft Resolution (2026-09-PA-05)
CEQA Exemption Declaration (COA-2026-0272)
Application for Certificate of Appropriateness (COA-2026-0272)
Landmark Report (LM-2023-01)
Proposed Architectural Drawings (COA-2026-0272)
Architectural Assessment and Project Materials (COA-2026-0272)
Property Photos (COA-2026-0272)