TO: PUBLIC AMENITIES COMMISSION
FROM: ANDREW SVITEK, SENIOR PLANNER
TITLE
title
A PUBLIC HEARING CONSIDERING A CEQA EXEMPTION DECLARATION, A REQUEST FOR DESIGNATION OF THE BUILDING AND PROPERTY AS A LOCAL HISTORIC LANDMARK, AND A CERTIFICATE OF APPROPRIATENESS FOR A REMODEL AND ADDITION TO A POTENTIAL HISTORIC RESOURCE PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE.
APPLICANT: JENNIFER MORRA & CHRIS YOUNG
ADDRESS: 217 AVENUE F
APPLICATION NO: LM-2024-001 / COA-2024-008
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 PUBLIC AMENITIES COMMISSION OF THE CITY OF REDONDO BEACH ADOPTING AN EXEMPTION DECLARATION, APPROVING AN HISTORIC LANDMARK DESIGNATION, AND A CERTIFICATE OF APPROPRIATENESS FOR RESTORATION, REHABILITATION, AND CONSTRUCTION OF ADDITIONS TO A POTENTIAL HISTORIC RESOURCE PURSUANT TO TITLE 10, CHAPTER 4 OF THE REDONDO BEACH MUNICIPAL CODE ON PROPERTY LOCATED AT 217 AVENUE F
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EXECUTIVE SUMMARY
The applicant is requesting that the Public Amenities Commission grant local landmark designation as well as a Certificate of Appropriateness (CofA) to allow for the restoration, rehabilitation, and addition to the existing residence. Per the City’s Preservation Ordinance, a CofA is required for the restoration, renovations, and construction of additions to designated Landmarks as well as buildings that are found to be potential historic resources. The intent in requiring a CofA for restoration, renovation, and construction projects upon properties determined to be a historic resource is to ensure the proposed project maintains the integrity and character of the structure/historic resource. The applicant has provided plans showing that the project will serve to restore architectural elements of the original structure with the additions being architecturally compatible with residence yet distinct from the existing potential historic resource. A primary consideration for considering the landmark designation additionally rests with the prominence and importance of the identified locally important person that resided in this home. Staff recommends approval of the Landmark Designation as well as the CofA with conditions.
BACKGROUND
Description of the Properties
The property at 217 Avenue F is located on the north side of Avenue F, between Pacific Coast Highway and Catalina Avenue. The rectangular parcel is approximately 42 feet wide and 100 feet deep. The property is zoned R-1, Single-Family Residential. The existing residence is 2,031 square feet and was built with a detached garage accessed from the alley. A "rumpus room" was added off the garage in the 1950s, a bathroom was added to the rumpus room in 1962. A storage room was added over the rumpus room in 1989. The ground level “rumpus room” and upper-level storage room have previously been approved for conversion to an Accessory Dwelling Unit (“ADU”) that is attached to and above the existing two car garage. The ADU approval is not subject to this review pursuant to State ADU regulations (Government Code Section 65852.2).
The residence is identified in the City’s Historic Resources Survey as a B rated Spanish Colonial Revival structure built in 1937. According to the survey, “B” rated buildings are somewhat less unusual or distinctive in terms of age or architecture than “A” rated buildings. In general, however, these are well-designed buildings which research may prove to have a relationship to important events or persons in history. Many of these buildings are likely to have local significance and some of these buildings may also be candidates for the National Register, depending upon the results of the research. In the case of this residence there is a prior resident with a prominent history important to the City of Redondo Beach.
ANALYSIS OF REQUEST
Landmark Designation
In order to be eligible for designation, a structure must be at least fifty years of age and meet one or more of the following criteria, as stated in Section 10-4.201 of the Preservation Ordinance:
A. It exemplifies or reflects special elements of the City's cultural, social, economic, political, aesthetic, engineering or architectural history.
B. It is identified with persons or events significant in local, state or national history.
C. It embodies distinctive characteristics of a style, type, period or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship.
D. It is representative of the notable work of a builder, designer or architect.
E. Its unique location or singular physical characteristic(s) represents an established or familiar visual feature or landmark of a neighborhood, community or the City.
The information provided below will illustrate that the nominated residence is eligible for designation.
The house is identified as a B rated Spanish Colonial Revival structure that was built in 1937. These homes borrowed images from Mediterranean, English Tudor, Federal, Georgian, French Norman, Moorish and other styles. For many of these, the roof lines are steeply pitched with a style emphasis. The Mediterranean Revival homes featured smoot stucco walls, parapets, tile roofs and arched doors or windows. Although distinctive from others in its purer form, elements of the Spanish or Mediterranean Revival styles are often mixed with other styles of this period. Window forms are generally casement or double-hung and the front door is often heavy wood in design. Most homes of this period do not have front porches.
As shown in the photos provided by the applicant, the subject site exhibits these characteristics. This property incorporates elements such as stucco (to be restored to “smooth stucco”), exposed stained rafter tails, terra cotta roof tiles, exposed stained post with corbels and beams at covered areas, and a courtyard patio entry. The property has the typical roof line massing of the Spanish Colonial Revival style, with a single-story living room in the front of the plan with a gable end allowing for a taller ceiling inside, followed by a rectangular two-story element stepping toward the rear of the structure. The subject property embodies this character, including an arched window facing the front. The differentiating elements of the addition include a flat/partially pitched tile roof and covered balcony running along the entire second story rear elevation of the residence.
As demonstrated in the description of architecture above this property is eligible for landmark designation pursuant to Criteria “C” as it embodies distinctive characteristics of a style, type, period or method of construction. Additionally, as discussed below this property also meets Criteria “B” as it is identified with persons or events significant in local history.
The building is identified with persons significant in local history
The property is associated with Patricia Dreizler, who owned the property from 1956 until her death in 2022. She was a prominent member of the Redondo Beach community and known as the “Matriarch of Redondo Beach” and profiled for her early work with the Redondo Beach Dianas. Driezler began volunteering for the City of Redondo Beach which eventually led to her position as Director of Community Resources making her the city's first female department head. She ended her 30+ year career with the city, retiring in 1989. Her volunteerism and generosity continued throughout her life with hundreds of committees and organizations that she chaired, facilitated, supported, coordinated or created. She advocated for the preservation of Redondo Beach history and the Redondo Beach Historical Museum was dedicated to her in 1996. Driezler’s legacy also includes the Redondo Beach Unified School District's Board of Education renaming Redondo Shores Continuation School to Patricia Dreizler High School in November 2018.
Prior to Driezler’s ownership, the property was owned by Sidney Welch in the 1950s, who was also a prominent member of the Redondo Beach community. Welch was the President of American Savings and Loan and he pushed for the creation of the Harbor Commission in order to create the City’s “inner-harbor plan.”
The building embodies distinctive characteristics of a style, type, period or method of construction
As described above, the main residence is 87 years old, far exceeding the minimum 50-year age requirement. As a two-story structure, the building is an example of the Spanish Colonial Revival architectural style which was a common style of early architecture within the City.
The property is located in the neighborhood known as “The Avenues” (Avenue A through Avenue F from PCH to Catalina), which was originally known as Clifton-by-the-Sea and was annexed to the City in 1913.The area includes approximately 150 houses, representing most of the major housing types built in the City from the 1910’s to the early 1930’s. The area retains its integrity, representing the type of neighborhood of beach-oriented permanent homes that attracted residents to the expanding City in the 1920’s and 1930’s.
There are other neighboring homes on this street block that exhibit a similar architectural style, scale, and time period. The nearby residence at 207 Avenue F is a designated historic landmark property and within The Avenues neighborhood there are numerous other landmarked buildings and other historic structures.
The Landmark designation of this residence meets the two (2) separate bases for landmark designation under Section 10-4.201 of the Preservation Ordinance. This residence embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship. It is also identified with persons or events significant in local, state or national history. The structure serves to make the property a valuable historical resource to the community, thus, the property merits designation as a landmark.
Certificate of Appropriateness
SECRETARY OF INTERIOR AND CITY STANDARDS
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 Standards for Rehabilitation (SISR). These broad guidelines were published by the National Park Service and designed for the purpose of preservation. The ten standards that must be followed are part of the contractual requirement under Mills Act Agreements. The Secretary of Interior’s Standards that most closely relate to the recently proposed changes include:
#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 the following condition exists:
“In the case of a landmark, the proposed work (other than demolition or removal):
(1) Conforms to the prescriptive standards adopted by the Commission; and
(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.”
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 property owner seeks approval for renovations/restoration of the existing residence and additions on both the ground level and upper level. The existing residence is 2,031 square feet (ground level of 1,428 square feet and an upper level of 603 square feet). The proposed project involves the remodeling of 963 square feet and an addition of 56 square feet on the ground level and adding 354 square feet on the upper level, for a total new area of 2,441 square feet.
Interior remodeling of the residence includes the kitchen, bathrooms, laundry area, and replacement of electrical, heating, and mechanical systems for code compliance and energy efficiency.
The ground level addition of 56 square feet is in the rear of the property and serves to fill out the notched out northeast corner of the building and will be incorporated into an expanded kitchen. The front will include a restored front covered porch area and entryway courtyard and a rebuilt front staircase to meet current code requirements. The entirety of the exterior surface of the structure will be restored to the “smooth stucco” finish removing the “heavy stucco” surface that had been applied (date unknown).
The upper-level addition of 603 square feet will be to the rear (north) of the property and will serve as a family room, new bathroom, new laundry area, a closet. Within the existing living area, the bathroom and closet will be relocated. The upper level will feature a rear facing covered balcony running the full width of the building (6 feet by 33 feet) and will be accessed using 3 sets of French doors from the upper-level family room.
The upper-level addition will be tied into roof line and will be located behind the main ridge, leaving the front façade (south facing) unchanged. The roof over the addition will maintain the same pitch as the existing roof to achieve a compatible mass and scale with the existing structure, however it is differentiated as it is designed as a sloping extended mansard type with the center of the new roof being a flat roof. The lower-level addition at the rear northeast area of the residence will extend walls to create a new corner and will be directly underneath the second story. The additions will have the same exterior smooth coat stucco finishes as the restored existing building to create a cohesive whole. The original wood windows in the existing home are not repairable but will be replaced with similar wood windows and the additions will also have wood trim to match the style of the residence. Sheet A4 of the architectural drawings shows the exterior elevations of the existing home as it is today. The changes in the upper-level result in a similar massing due to the matched pitch and are modest (from 603 square feet to 957 square feet) but is differentiated with the respect to the concealed flat roof and open covered balcony running the entirety of the rear elevation and facing the rear yard. The exterior colors of the existing house and additions will be consistent.
The proposed restored finishes (smooth stucco) for the exterior reflect the characteristics typical of this architectural style. The proposed replacement windows will include detailing of the sills and sash dimensions to honor the original windows. The front door will showcase a large stained wooden raised panel appropriate for the architectural type. The proposed walkways and courtyard will emphasize arched steps with hand-painted tile risers and porch surface with terra cotta pavers. The proposed improvements will not detract from the original structure, but will add elements that are complementary to the style and scale of the existing building.
RECENT APPROVALS
The Planning Division approved the conversion of existing habitable space adjacent to and above the existing garage to an accessory dwelling unit (“ADU”) on October 11, 2024. Pursuant to State ADU Law, local agencies cannot subject an ADU to historic resource evaluation if existing space within a single-family dwelling or an accessory structure is being converted. Since the proposed ADU meets these requirements, the ADU is not required to be reviewed under the City’s Historic Preservation Ordinance and is not subject to the requirement of the issuance of a Certificate of Appropriateness.
Although the ADU is not subject to this review, the property owner has proposed design features that serve to blend the architecture of the ADU and garage building with that of the main house.
The ADU and garage building will not be visible from the street, as it is in the rear of the property facing the alley, and is completely screened from the street frontage by the main two-story house.
SUMMARY AND CONCLUSION
The residential structure at 217 Avenue F is an example of an architectural style that was prevalent during the early development of the City. The proposed restoration, renovations, and additions and alterations will be compatible with the scale and overall appearance of the potential historic building but differentiated per the covered balcony running the entirety of the rear elevation and per the extended pitched/mansard and flat roof over the new addition. The restoration of the smooth stucco and wood eaves and the overall project design of the additions is complementary to the existing structure, yet differentiated, and will not be detrimental to the character of the building. Furthermore, granting approval of architecturally appropriate additions to historic structures has been shown to add value and extend the life of historic properties. For the reasons described above, the proposed work complies with both the Preservation Ordinance and the Secretary of Interior’s Standards. Staff recommends approval of the Exemption Declaration, the Landmark Designation, and the Certificate of Appropriateness based on 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).
COORDINATION
The proposed project has been coordinated with the City’s Building Department and City Clerk’s Office.
ATTACHMENTS
Exemption Declaration
Draft Resolution
Architectural Drawings
Exterior Finishes and Details
Landmark Designation Supporting Materials
Site Photos
Application