To: PLANNING COMMISSION
From: STEVEN GIANG, SENIOR PLANNER
TITLE
title
A PUBLIC HEARING CONSIDERING A CEQA EXEMPTION DECLARATION AND CERTIFICATE OF APPROPRIATENESS APPLICATION FOR THE RENOVATION, RESTORATION, AND ADDITION TO AN EXISTING HISTORIC SINGLE-FAMILY RESIDENCE AT THE FRONT OF THE PROPERTY, CONSTRUCTION OF A NEW DETACHED TWO-STORY DWELLING WITH NEW GARAGES BELOW IN THE REAR OF THE PROPERTY, AND ADDITIONAL SITE MODIFICATIONS SUCH AS LANDSCAPING, FENCING, AND DRIVEWAYS, ON A LANDMARKED PROPERTY LISTED IN THE HISTORICAL RESOURCES REGISTER, PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE.
APPLICANT: Neal Moody
ADDRESS: 517 S. Catalina Avenue
APPLICATION NO: 2025-0090
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 Certificate of Appropriateness for the renovation, restoration, and addition to an existing historic single-family residence at the front of the property, construction of a new detached two-story dwelling with new garages below in the rear of the property, and additional site modifications such as landscaping, fencing, and driveways, on a landmarked property listed in the Historical Resources Register, pursuant to Chapter 4, Title 10 of the Redondo Beach Municipal Code at 517 S Catalina Avenue.
A RESOLUTION OF THE PUBLIC AMENITIES COMMISSION OF THE CITY OF REDONDO BEACH, CALIFORNIA APPROVING THE RENOVATION, RESTORATION, AND ADDITION TO AN EXISTING HISTORIC SINGLE-FAMILY RESIDENCE AT THE FRONT OF THE PROPERTY, CONSTRUCTION OF A NEW DETACHED TWO-STORY DWELLING WITH NEW GARAGES BELOW IN THE REAR OF THE PROPERTY, AND ADDITIONAL SITE MODIFICATIONS SUCH AS LANDSCAPING, FENCING, AND DRIVEWAYS, ON A LANDMARKED PROPERTY LISTED IN THE HISTORICAL RESOURCES REGISTER, PURSUANT TO CHAPTER 4, TITLE 10 OF THE REDONDO BEACH MUNICIPAL CODE.
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EXECUTIVE SUMMARY
The applicant previously received approval in 2016 from the City’s Preservation Commission for both local landmark designation and a Certificate of Appropriateness for the property located at 517 South Catalina Avenue. The previously approved scope of work included the rehabilitation of the existing Craftsman-style single-family residence and the construction of a detached second dwelling unit above a new rear garage. The Preservation Commission adopted findings supporting landmark designation of the property, subsequently referred to as the Gabriel House, and approved the proposed alterations and new construction as compatible with the historic resource and consistent with applicable preservation standards.
Following the 2016 approvals, the applicant experienced personal circumstances that prevented the timely issuance of building permits and vesting of the project. As a result, the previously approved Certificate of Appropriateness expired and is no longer valid.
The applicant is now proposing the same scope of work that was approved in 2016. No changes are proposed to the previously reviewed and approved project, including the rehabilitation approach, architectural design, site configuration, or the detached second dwelling unit located in the rear half of the property behind the existing historic residence. The proposed work continues to include restoration of historic features, removal of non-original alterations, modest rear additions to the primary landmarked residence, and replacement of the non-historic rear garage with a new garage and second dwelling unit designed to be compatible with the historic resource. The proposed second dwelling unit and rear garage will not be visible from Catalina Avenue, except for limited partial views of the roof from a narrow viewing angle along the northern property line of the subject property.
Because the prior Certificate of Appropriateness has expired, the applicant is required to obtain a new Certificate of Appropriateness, now under the jurisdiction of the Public Amenities Commission, in order to proceed with construction. The landmark designation itself is not under review, and no new findings related to the landmark designation or Mills Act eligibility are being requested. The current application relies on the analysis, findings, and conclusions documented in the 2016 Administrative Report, which determined that the proposed scope of work preserves the historic integrity of the property and complies with applicable preservation standards and zoning regulations.
BACKGROUND
The property at 517 S. Catalina Avenue consists of a two-story single-family residence of approximately 2,349 square feet and an existing detached two-car garage of approximately 440 square feet on the rear of the property.
The Historic Resource Survey identifies the architectural style of the building as Craftsman. This style of architecture was popular in the United States from 1905 until the early '20s. It is also the historic architectural style that is most prevalent in Redondo Beach. The property is located on the west side of South Catalina Avenue, between Sapphire Street and Ruby Street. The parcel has a lot width of approximately 40 feet and lot depth of 163 feet, for a total lot size of approximately 6,540 square feet. The zoning of the property is Low Density Multiple- Family Residential (R-3A).
City records show construction of a residence and garage in 1925. The Los Angeles
County Assessor, however, notes that the house was constructed in 1907. A stairway
was added to the site in 1947 and in 1953, the original garage was demolished, the
current garage was built, and a small addition of approximately 110 square feet was
constructed at the residence.
The existing structure is classified as an example of the Craftsman style of
architecture. Craftsman homes feature functional, informal floor plans and simple boxlike shapes. Craftsman buildings generally harmonize with their surroundings, with low, broad proportions and little ornamentation. Typical of this style is the heavy use of
wood including exposed beam- ends, often with brackets, and wood clapboard or
shingle exteriors.
The two-story residential structure at 517 S. Catalina Avenue has a prominent front
gable centered on the second floor. The roof details include wide overhanging eaves,
exposed wood beam ends throughout the building and exposed rafter tails. The front
door is located inside a small covered porch facing the street and there are concrete
steps leading to the front yard area. The entry is flanked by large windows featuring
decorative single-paned glass over large rectangular windows.
There have been some alterations to the original residence. The columns along the
front enclosed facade exposes the fact that the original structure had a larger front porch.
The building currently has stucco on all four sides, covering the original wood siding. There are also various windows and doors that have been replaced over the years.
The application requests permission to address the alterations to the building since its original construction. This includes removal of the stucco and restoration of the wood siding underneath, the replacement of all nonoriginal windows and doors, and the 1953 rear addition with upper deck and exterior stairs are to be removed. The applicant is proposing restoration of the front porch on left, southern side of the front elevation. The applicant notes that the original notched eaves are to remain and the original columns are to be carefully sanded and repainted.
The application also proposes various additions to the site. Approximately 387 square feet is proposed on the rear elevation of the original home to create a large family room on the first floor and a Master Bedroom on the second. As the proposed plans reflect, many of the interior walls are shifting to create more modern, open living spaces.
The existing two-car garage at the rear of the site, which City records show is not original to the property, is proposed to be removed and replaced by a four-car garage with a dwelling unit above. The garage will be 1,018 square feet and the second dwelling unit above will be 1,192 square feet. Access to the garage will be from the rear alley.
As an R- 3A zoned site over 5,000 square feet in lot area, the property can accommodate a second dwelling unit. In fact, a two-story rear unit was approved by the Planning Commission back in March of 2002. Staff has been unable to locate the previous approved project files, however, the current project meets the minimum zoning requirements.
CERTIFICATE OF APPROPRIATENESS
Municipal Code Chapter 4, Title 10, Article 4, Section 403 states that a certificate of appropriateness may only be issued when:
a) 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 prescriptive standards referenced in “Criteria 1” refer to the “Secretary of the Interior’s Standards for Rehabilitation”, and the “Guidelines for Rehabilitation of Characteristic Elements of Historic Buildings” both of which are within the “Design Guidelines, Certificate of Appropriateness Program for Landmarks and Historic Districts” adopted by the Preservation Commission in September of 1991.
Secretary of Interior Standards for Rehabilitation:
Rehabilitation is defined as the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving these portions and features of the property which are significant to its historic, architectural and cultural values.
#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.
The structure was constructed as a residence as will remain 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 project proposes removal of non-historic alterations, including stucco cladding that currently covers the original wood siding, non-original windows and doors, and a later rear addition that lacks historic significance. The proposed work focuses on restoring historic materials and features that define the Craftsman character of the residence, including original siding, eaves, and architectural detailing. No character-defining historic features are proposed for removal, and the overall historic character of the property will be retained and enhanced.
#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.
The proposed rehabilitation and additions are designed to respect the historic period and architectural style of the property without introducing conjectural features or false historical elements. All restoration work is based on existing physical evidence and documentation, while remaining compatible in scale and design. The project does not attempt to recreate features without substantiation or introduce architectural elements from unrelated periods or properties.
#4 Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
The project identifies later alterations that do not contribute to the historic significance of the property, including the rear garage and additions constructed in the mid-twentieth century. These elements have not acquired historic significance in their own right and are therefore proposed for removal. Historic features and elements that contribute to the property’s significance as a Craftsman-style residence are retained and preserved, consistent with the findings in the Administrative Report.
#5 Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
As identified when the subject property was approved as a “landmark” property in 2016, the distinctive Craftsman features, including wide overhanging eaves, exposed rafter tails, original columns, and wood detailing, are proposed to be preserved and restored. The project includes careful treatment of original architectural elements, with sanding, repainting, and repair rather than removal. These features are integral to the character of the property and will continue to convey its historic significance.
#6 Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
The project prioritizes repair and restoration of existing historic features wherever feasible. Where replacement is necessary due to deterioration or prior removal, new elements will match the original in design, materials, and appearance, consistent with Craftsman-era detailing. Restoration work, including replacement of non-original windows and doors, is informed by physical evidence and historic documentation to ensure accuracy and compatibility with the original construction.
#7 Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
This “standard” is included within the conditions of approval in the attached resolution.
#8 Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
Not applicable.
#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 will be differentiated 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 rear additions to the primary residence and the new detached garage with second dwelling unit are located at the rear of the site, minimizing visibility from the public right-of-way and preserving the spatial relationships of the historic structure. The new construction is compatible in scale, massing, materials, and architectural character. No historic materials or defining spatial relationships are destroyed as a result of the project.
#10 New additions and adjacent or related new construction shall 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 additions and new construction are designed to be reversible. If removed in the future, the essential form, integrity, and character-defining features of the historic residence would remain intact. The primary historic structure is preserved as the dominant element on the site, ensuring that the long-term integrity of the landmark property and its setting is not compromised.
GUIDELINES FOR CHARACTERISTIC ELEMENTS OF HISTORIC BUILDINGS
The proposed project for 517 South Catalina Avenue has been evaluated against applicable historic rehabilitation guidelines with consideration of the current architectural plans dated May 23, 2024. The project retains the historic residential use of the property and preserves the overall massing, roof forms, and defining Craftsman characteristics of the primary structure. The existing roof configuration, including prominent gables and dormer elements, is maintained, with roofing work limited to replacement of materials in kind. Exterior wall treatments prioritize the restoration of original wood siding beneath existing stucco, consistent with prior approvals, and avoid the use of incompatible modern materials.
As shown on the plans, all existing windows on the historic residence are proposed to be replaced due to deterioration and prior non-original alterations. Replacement windows on the front (street-facing) elevation are designed to replicate the historic windows in size, proportion, pane configuration, and overall appearance, thereby preserving character-defining features visible from the public right-of-way. On the side and rear elevations, some window openings are modified slightly in size or location to accommodate interior reconfiguration associated with the remodel and additions. These elevations are minimally visible from the public realm, and the proposed window types, materials, and detailing remain compatible with the historic character of the structure. Original trim and surrounds are retained where feasible or accurately replicated where replacement is required.
Doors, porches, exterior trim, and other architectural features are treated in a manner consistent with the Secretary of the Interior’s Standards, emphasizing repair and replication rather than removal. New additions and the detached rear garage and dwelling unit are located at the rear of the site, and designed to be compatible in scale, massing, and materials. The proposed work does not remove or obscure significant historic materials or spatial relationships and is designed to be reversible. Overall, the project retains the essential elements that convey the property’s historic significance while allowing for sensitive rehabilitation and continued residential use consistent with the previously approved scope of work.
ZONING AND DEVELOPMENT STANDARDS
The proposed project at 517 South Catalina Avenue is consistent with the requirements of the R-3A (Low Density Multiple-Family Residential) zoning designation. As shown on the current plan set, the lot exceeds the minimum area required to accommodate two dwelling units, and the project maintains a compatible residential use consistent with surrounding development. The proposal complies with applicable height limits, setback requirements, lot coverage, open space, and parking standards, including the provision of a new detached garage accessed from the alley that meets required parking ratios. The second dwelling unit is located at the rear of the property, minimizing impacts to the streetscape and maintaining the established residential character of South Catalina Avenue. Overall, the project meets the development standards of the R-3A zone while remaining compatible in scale and intensity with the surrounding neighborhood
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
In accordance with Chapter 3, Title 10, Section 10-3.301(a) of the Redondo Beach Municipal Code, the above-referenced project is Categorically Exempt from the preparation of environmental review documents pursuant to Section 15331 which states, in part, that projects involving the maintenance, rehabilitation, restoration, preservation, or reconstruction of historical resources are Categorically Exempt, provided that the activity is consistent with the Secretary of Interior’s Standards for the Historic Treatment of Historic Properties.
SUMMARY AND CONCLUSION
The proposed project for 517 South Catalina Avenue is consistent with the previously approved scope of work and has been evaluated against the applicable historic preservation standards. The project retains the historic residential use of the property, preserves and restores character-defining Craftsman features, and removes non-contributing alterations that do not reflect the property’s period of significance. New additions and related construction are located at the rear of the site with little or no visibility from Catalina Avenue, are compatible in scale, massing, and design. The project has been designed to be reversible and will not impair the essential form, integrity, or historic character of the landmark property. Based on the evidence and analysis contained in the Administrative Report, the project satisfies the required findings for a Certificate of Appropriateness and will enhance the long-term preservation of the historic resource while allowing for its continued residential use.
ATTACHMENTS
a. Draft Resolution - 517 S. Catalina Avenue
b. CEQA Exemption Declaration
c. Application for Certificate of Appropriateness
d. Project Plans - 517 S. Catalina Avenue