8J
Date: February 24, 2026
To: Honorable Mayor and Members of the City Council
From: Historic Preservation Commission
Michelle Ramirez, Community Development Director
By: Brice Kennedy, Planning Assistant | [email protected] Subject: Historic Preservation Commission and Community Development – Approve a Mills Act Contract for Historic Landmark #6 (HPC25-00006) for a Duplex Residence Located within the Torrance Tract Overlay and Small Lot, Low-Medium Overlay in the Two-Family Residential (R-2) Zone at 1753 Andreo Avenue and 1963 218th Street and Determine an Exemption from California Environmental Quality Act (CEQA). Expenditure: None.
RECOMMENDATION
Recommendation of the Historic Preservation Commission and Community Development Director that City Council:
1. Approve a Mills Act contract for a Historic Landmark designated residence located within the Torrance Tract Overlay and Small Lot, Low-Medium Overlay in the R-2 Zone at 1753 Andreo Avenue and 1963 218th Street; and
2. Determine a Categorical Exemption for the project in accordance with Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15331 (Historic Resource Rehabilitation/Restoration).
FUNDING
None required.
DISCUSSION
Background
On August 5, 2025, the City Council adopted a Resolution (City Council Resolution No. 2025-49) establishing the Mills Act contract application process and review procedures. On November 20, 2025, the Historic Preservation Commission approved HPC25-00006 to designate a Craftsman duplex residence constructed in 1921 at 1753 Andreo Avenue and 1963 218th Street a Historic Landmark (Historic Landmark #6 of the Torrance Register of Historic Resources) and unanimously recommended that the City Council enter into a Mills Act Contract (HPC25-00004), as conditioned, for the subject property.
Analysis
A Mills Act contract was prepared for this property based on the template that was created as part of the application process and review procedures that were established by City 1 City Council
February 24, 2026
Council (Attachment 1). If this request is approved, the executed contract will be recorded with the Los Angeles County Recorder, submitted to Los Angeles County Tax Assessor, and applicable to future owners of the property until the term of the contract expires. The property tax savings will be reflected in the following year’s tax bill. The contract has perpetual 10-year term, whereby a year is added on the anniversary date of the contract until homeowner nonrenewal.
The applicant submitted a proposed Property Rehabilitation and Maintenance Plan (Attachment 3) which specifies the work to be performed over the life of the contract, year of completion, and estimated costs. This plan includes the restoration, repainting, and reglazing of all windows, the restoration of matching siding on the eastern elevation of the residence, and restoration of wood siding and repainting of the entire property to be completed in 2028, and the changing of deck railings on the eastern and southern elevations of the residence to a historically correct style. Exterior alterations and rehabilitation work, such as the restoration of wood siding, will require Historic Preservation Commission or Community Development Director review.
Preliminary cost estimates for all work items total $100,000, which does not take into account inflation. The applicant has also submitted a structural report prepared by a registered professional engineer attesting the structural design and integrity of the residence. Staff notes although the structural report is sufficient to grant approval of a Mills Act contract per City requirements, a full property inspection report will be necessary to identify structural deficiencies and remedies necessary should further restoration work be permitted in the future. A Mills Act Tax Adjustment Worksheet was prepared in accordance with State guidelines for assessing the property value of homes that have been designated a historic landmark and provides an estimated property tax annual savings. For this property, the annual property tax would be reduced from $13,100 to $4,645 for an estimated savings of $8,455. The property savings will fluctuate over time. The actual assessed value and property tax savings will be determined by the Los Angeles County Assessor.
The Historic Preservation Commission considered the Mills Act contract request and added a condition that the front window and door on the eastern elevation of the residence shall be modified or replaced, as necessary, to match and be consistent with the Craftsman architectural style. This condition was added to the resolution (Attachment 3) and the Property Maintenance and Rehabilitation Plan (Attachment 4).
ENVIRONMENTAL FINDINGS
This item is categorically exempt from the California Environmental Quality Act in accordance with Guidelines for Implementation of CEQA, Article 19, Section 15331 (Historic Resource Rehabilitation/Restoration).
ATTACHMENTS
1. Mills Act Contract
2. Historic Preservation Commission Report
3. Revised Resolution
4. Revised Maintenance and Rehabilitation Plan
2 Recording Requested by:
Rebecca Poirier, City Clerk
When Recorded, Mail to:
City of Torrance
3031 Torrance Boulevard
Torrance, CA 90503
-
2970
ATTN: City Clerk’s Office
HISTORIC PROPERTY AGREEMENT
This Historic Property Agreement (“Agreement”) is made and entered into as of April 7 , 202
6 , by
and between the CITY OF TORRANCE, a municipal corporation (“City”) and Anhvan Bui
(“Owner”).
RECITALS:
WHEREAS
, California Government Code Section 50280, et seq. (the Mills Act), authorizes cities to enter into contracts with the owners of qualified historic buildings to provide for the use, maintenance and restoration of such historic property so as to retain its
characteristics of historic
significance; and
WHEREAS
, Owner possesses fee title in and to that certain real property, together with associated structures and improvements thereon, located at
1753 Andreo Avenue and 1963 218
th
Stree
t
,
Assessor Parcel Number
7357
-
016
-
015
, Torrance, California (“Historic Property”). A legal
description of the Historic Property is attached hereto, marked as Exhibit A and is incorporated herein by this reference; and
WHEREAS
, on December 12, 2017, City of Torrance City Council adopted Ordinance No. 3822 creating a Historic Preservation Program that enables the City to enter into a Mills Act contract with the owner of a Historic Landmark designated property; and
WHEREAS
, City and Owner, for their mutual benefit, now desire to enter in this Agreement both to protect and preserve the historically significant characteristics of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuan t to the Provisions of Chapter
3 of Part 2 of Division 1 of the California Revenue and Taxation Code.
AGREEMENT:
1. EFFECTIVE DATE AND TERM
This Agreement shall be effective and commence on
April 7
, 202
6 , and shall remain in effect
for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in Paragraph 2 below.
2. AUTOMATIC RENEWAL
Each year on the anniversary of the effective date of this Agreement (“renewal date”), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is as provided herein.
3 ATTACHMENT 1
3. NOTICE OF NONRENEWAL
If either Owner or City desires in any year not to renew the Agreement, Owner or City that party shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date, or served by City to Owner at least ninety (90) days
prior to the annual renewal date. If such notice is not timely served, one (1) year shall be automatically added to the term of the Agreement as provided herein. Upon receipt by Owner of a notice of nonrenewal from City, Owner may make a written
protest of the
notice. City may, at any time prior to the annual renewal date of the Agreement, withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the agreement shall remain in effec t for the balance of the term
then remaining, either from its original execution or from the last renewal of the agreement, whichever may apply.
4. PRESERV ATION OF HISTORIC PROPERTY
During the term of this Agreement the Historic Property shall be subject to the following conditions, requirements and restrictions:
A)
Owner shall rehabilitate, preserve and maintain the historically significant characteristics of the Historic Property. Attached hereto, marked as Exhibit B:
Property Maintenance and Rehabilitation Plan and incorporated herein by this reference is a list o
f those minimum standards and conditions for rehabilitation, maintenance, use and preservation of the Historic Property, which shall apply to such property throughout the term of this Agreement.
B)
Owner shall, additionally and where necessary, restore and rehabilitate the property according to the rules and regulations of the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, attached heret
o, marked as Exhibit C.
C)
Owner shall allow reasonable periodic examination, by prior appointment, of the interior and exterior of the Historic Property by representative of the County Assessor, State Office of Historic Preservation, State Board of Equalization and City, as may be
necessary to determine Owner’s compliance with the terms and provisions of this Agreement.
D)
Owner shall submit an annual progress report to City documenting all maintenance, rehabilitation, and preservation activities performed during the preceding year, including supporting photographs and, where applicable, contractor invoices.
5. PROVISION OF INFORMATION OF COMPLIANCE
Owner hereby agrees to furnish City with any and all information requested by the City which may be reasonable and necessary to determine compliance with the terms and provisions of this Agreement.
6. CANCELLATION
Prior to cancellation, City shall provide Owner with written notice of the alleged breach or deficiency and a reasonable opportunity (not less than sixty (60) days) to cure such breach or deficiency. If the Owner fails to cure within specified period, Cit y may proceed with
cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50280, et seq., may cancel this Agreement if City determines:
4 A)
Owner has breached any of the conditions or covenants of the Agreement;
B)
Owner has allowed the Historic Property to deteriorate to the point that it no longer meets the standards for a qualified historical property; or
C)
Owner has failed to restore or rehabilitate the Historic Property in the manner specified in paragraph 4 of this Agreement.
City’s right to cancel this Agreement pursuant to this paragraph shall in no way limit or restrict its rights or legal remedies arising from City’s Historic Preservation Ordinance or Municipal Code.
7. CANCELLATION FEE
In the event of cancellation, Owner shall be subject to payment of those cancellation fees set forth in California Government Code Sections 50280, et seq, described herein. Upon cancellation, Owner shall pay cancellation fee equal to twelve and one -
half p
ercent
(12.5%) of the current fair market value of the property as determined by the County Assessor as though the Historic Property were free of contractual restriction pursuant to this Agreement. The Owner shall pay the cancellation fee to the county au ditor in the time
and manner prescribed by the County Auditor. As an alternative to cancellation of the contract for breach of any conditions, City or landowners that are party to the contract, may bring any action in court necessary to enforce the contra ct, including, but not limited to, an
action to enforce the contract by specific performance or injunction.
8. ENFORCEMENT OF AGREEMENT
In lieu of and/or in addition to any provisions to cancel this Agreement as referenced herein, City may specifically enforce, or enjoin the breach of, the terms of this Agreement.
9. WAIVER
City does not waive any claim or default by Owner if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in City’s regulations governing historic properties are a vailable to City
to pursue in the event there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any other subsequent breach thereof or default hereunder.
10. BINDING EFFECT OF AGREEMENT
Owner hereby subjects the Historic Property to the covenants, reservations and restrictions set forth in this Agreement. City and Owner hereby declare their specific intent that the covenants, reservations, and restrictions as set forth herein shall be de emed covenants
running with the land and shall pass to and be binding upon Owner’s successors and assigns in title or interest to the Historic Property.
Each and every contract, deed or other instrument hereinafter executed, governing or conveying the Historic Property, or any portion thereof, shall conclusively be held to have been executed, delivered and accepted subject to the covenants, reservations an d
restrictions are set forth in such contract, deed or other instrument.
City and Owner hereby declare their understanding and intent that the burden of the covenants, reservations and restrictions set forth herein touch and concern the land in that it restricts development of the Historic Property. City and Owner hereby furth er declare
their understanding and intent that the benefit of such covenants, reservations and 5 restrictions touch and concern the land by enhancing and maintaining the cultural and historic characteristics and significance of the Historic Property for the benefit of the public and Owner.
11. NOTICE
Any notice required to be given by the terms of this Agreement shall be provided at the address of the respective parties as specified below, by personal delivery or United States mail, postage prepaid, addressed as follows:
CITY:
City of Torrance
City Clerk
3031 Torrance Boulevard
Torrance, CA 90503
OWNER:
An
hvan Bui
1753 Andreo Avenue
Torrance, CA 90501
12. EFFECT OF AGREEMENT
None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint
ventures or
members of any joint enterprise.
13. INDEMNITY OF CITY
Owner will indemnify, defend, and hold harmless City, the City Council, each member of thereof, present and future, members of boards and commissions, its officers, agents, employees and volunteers from and against any and all liability, expenses, includin g, but
not limited to, those arising from breach of contract, bodily injury, death, personal injury, property damage, loss of use, or property loss however the same may be caused and regardless of the responsibility for negligence. The obligation to indem nify, defend and
hold harmless includes, but is not limited to, any liability or expense, including defense cost and legal fees, arising from the negligent acts or omissions, or willful misconduct of Owner, its officers, employees, agents, subcontractors o r vendors. It is further agreed,
Owner’s obligations to indemnify, defend and hold harmless will apply even in the event of concurrent negligence on the part of City, the City Council, each member thereof, present and future, or its officers, agents and e
mployees, except for liability resulting solely
from the negligence or willful misconduct of City, its officers, employees or agents.
Payment by City is not a condition precedent to enforcement of this indemnity. In the event of any dispute between Owner
and City, as to whether liability arises from the sole
negligence of the City or its officers, employees, agents, subcontractors or vendors, Owner will be obligated to pay for City’s defense until such time as a final judgment has been entered adjudicatin
g the City as solely negligent. Owner will not be entitled in the event of such determination to any reimbursement of defense costs including, but not limited to attorney’s fees, expert fees and costs of litigation.
Owner agrees to protect, defend, indemnify, and shall hold City and its elected officials, officers, agents, and employees harmless from liability for claims, loss, proceedings, damages, causes of action, liability, costs of expense, including reasonable a ttorney’s fees
6 in connection with damage for personal injuries, including death, and claims of property damage which may arise from the direct or indirect use of operations of such Owner or those of owner’s contractor, subcontractor, agent, employee or other person actin g on
owners behalf which relate to the use, operation and maintenance of the Historic Property.
Owner hereby agrees to and shall defend the City and its elected officials, officers, agents and employees with respect to any and all actions for damages caus ed by, or alleged to
have been caused by, reason of Owner’s activities in connection with the Historic Property.
This hold harmless provision applies to all damages and claims for damages suffered, or alleged to have been suffered, by reason of the operat
ions referred to in this Agreement
regardless of whether or not City prepared, supplied or approved the plans, specifications or other documents for the Historic Property.
14. BINDING UPON SUCCESSORS
All of the agreements, rights, covenants, reservations, and restrictions contained in this Agreement shall be binding upon and shall inure to benefit of the parties herein, their heirs, successors, legal representatives, assigns
and all persons acquiring any part or portion of
the Historic Property, whether by operation of law or in any manner whatsoever. Owner shall provide written notice to the City at least thirty (30) days prior to any transfer of ownership of the Historic P
roperty.
15. LEGAL COSTS
In the event legal proceedings are brought by any party or parties to enforce or restrain a violation of any of the covenants, reservations or restrictions contained herein, or to determine the rights and duties of any party hereunder, the prevail party in
such proceeding
my recover all reasonable attorney’s fees to be fixed by the court, in addition to court costs and other relief ordered by the court.
16. SEVERABILITY
If any part of this Agreement is found to be in conflict with applicable laws, the part will be inoperative, null and void insofar as it is in conflict with
any applicable laws, but the
remainder of the License will remain in full force and effect.
17. GOVERNING LAW
This Agreement shall be construed and governed in accordance with the laws of the State of California. Jurisdiction of any litigation arising from the Agreement will be in Los Angeles County, California.
18. NOTIFICATION TO OFFICE OF HISTORIC PRESERV ATION
City shall provide written notice of the Agreement to the State Office of Historic Preservation within six (6) months of the effective date of the Agreement.
19. RECORDATION
Owner or agents of Owner shall record this agreement with the Los Angeles County Recorder within sixty (60) days after the parties execute this Agreement. Owner shall provide copies of the recorded agreement to the City Clerk and Community Development Dep
artment.
20. AMENDMENTS
This Agreement may be amended, in whole or in part, only by written recorded instrument executed by the parties hereto.
7 21.
COMPLIANCE WITH ALL LAWS
Owner and City agree that this Agreement shall be subject to and comply with any future amendments to relevant local, state and federal preservation laws and guidelines, including but not limited to the Mills Act and the Secretary of the Interior’s Standar ds for
Rehabilitation.
City of Torrance,
a municipal corporation
______________________
By: _________________________
Mayor George Chen
Anhvan Bui
,
Owner
ATTEST:
_____________________
Rebecca Poirer, City Clerk
APPROVED AS TO FORM:
PATRICK Q. SULLIV AN, City Attorney
By: _______________________________
Tatia Y . Strader, Assistant City Attorney
Exhibit A
Property Legal Description
Exhibit B
Property Maintenance and Rehabilitation Plan
Exhibit C
Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings
Exhibit D
Conditions of Approval
8 Exhibit A
Property Legal Description
The land referred to herein below is situated in the County of Los Angeles, State of California and is described as follows:
The east
90.5 feet of Lot
16 in Block
20 of Torrance Tract, in the City of Torrance, County of Los Angeles, State of California, as per map recorded in Book 22, Pages(s) 94 and 95 of Maps, in the Office of the County Recorder of said county.
Except therefrom all oil, gas, hydrocarbons and kindred substances lying below a depth of 500 feet from the surface of said
property
, but with no right of surface entry, where they have been previously
reserved in instruments of record.
APN:
73 57
-
016
-
015
9 Exhibit B
Property Maintenance and Rehabilitation Plan
10 11
Exhibit C
Secretary of the Interior’s Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings
Standards for Rehabilitation
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.
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.
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.
4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
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 p ossible, materials.
Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
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.
8. Significant archeological resources affected by a project shall be protected and preserved.
If such resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy 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 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.
Guidelines for Rehabilitating Historic Buildings
https://www.nps.gov/crps/tps/rehab
-
guidelines/rehabilitation
-
guidelines
-
1997.pdf
12 Exhibit D
Conditions of Approval
1. That the
P
roperty
O
wner
(“Owner”)
of
1753 Andreo
Avenue and 1963 218
th
Street
, Torrance
CA 90501
(
“
Property
”
) shall
enter into a
Historic Property Agreement
(“Agreement”)
with
the City of Torrance
(“City”)
to qualify for Mills Act benefits
.
2. That the Owner shall
record
Agreement
with the Los Angeles County Registr
ar
-
Recorder and
copy of the recorded Agreement
shall be submitted to
th
e
Community Development
Department.
3. That
the Owner shall comply with all terms and conditions of the Agreement .
Failure to
comply with terms and conditions of the Agreement
could result in cancellation of Agreement
and payment of cancellation fees set forth in California Government Code
Section 50280, et
seq., equal to
12.5% of the current fair market value of the property
.
4. That
the Agreement shall remain in effect for a term or 10 years
and shall
be
automatically
renewed
and a year automatically added to the initial term
on the anniversary date unless
notice of nonrenewal is provided
from the Owner or City
. T
he Owner shall
provide written
notice of nonrenewal of Agreement
90 days prior to annual renewal date
.
5. That Owner shall be responsible for
rehabilitating, preserving and maintaining the
historically
significant characteristics of the Historic Property
in accordance with
Property Maintenance
and Rehabilitation Plan (Exhibit B) and
the Secretary of the
Interior Standard for
R
ehabilitation.
6. That
all work
to be performed on Property Maintenance and Rehabi
litation Plan shall be
completed
by
the year stated in Plan
and prior to the
expiration of Agreement
.
7. That any
proposed
revision
s
or time extensions
to the P
roperty Maintenance and
Rehabilitation Plan shall
require a determination
from
the
Community Development
Director
with appeal rights to the
Historic Preservation Commission
.
8. That
proposed alterations, modifications, rehabilitation work, door and window replacement, and repairs to the exterior of the subject Property may be subject to the approval o f a
Certificate of Appropriateness
from the
City of Torrance
Historic Preservation Commission
or Community Development Director
.
9. That
applicable
building permits
from the City
Building and Safety Division
shall be obtained
prior to
any alterations, modifications,
rehabilitation work,
door and window replacement
,
or
repairs
to
the
subject
P
roperty.
10. That all exterior architectural elements, features, materials, windows, doors, and finishes shall be consistent with the Craftsman architectural style
(
https://www.torranceca.gov/home/showpublisheddocument/2788/636302204975400000 ).
Owner shall submit exterior color and/or material samples of siding, trim, stucco, roof tiles, and stair railings to the Community Development Department Planning Division for review prior to application/
installation
That
Owner shall submit
an annual progress report
on the
anniver
sary date of the contract execution
to the Community Development Department
13 documenting all maintenance, rehabilitation, and preservation activities per formed during the
preceding year, including supporting photographs and, where applicable, contractors invoices.
11. That
Owner shall
allow reasonable periodic examination, by prior appointment, of the interior and exterior of Property by representatives
of the County Assessor, State Office of Historic
Preservation, State Board of Equalization and City
, as may be necessary to determine Owner’s
compliance with the terms and provisions of this Agreement.
14 8A
DATE: November 20, 2025
TO: Members of the Historic Preservation Commission
FROM: Oscar Martinez, Planning Manager |[email protected] BY: Brice Kennedy, Planning Assistant |[email protected] SUBJECT: Community Development Conduct a Public Hearing, Adopt a RESOLUTION for the approval of a Historic Landmark Designation (HPC25-00006), and Consider a Mills Act Contract for Historic Landmark #6 (HPC25-00004) for an existing duplex on property located within the Torrance Tract Overlay and Small Lot, Lot-Medium Overlay in the Two-Family Residential (R-2) Zone at 1753 Andreo Avenue and 1963 218th Street.
____________________________________________________________________________
RECOMMENDATION
Recommendation of the Community Development Director that Historic Preservation Commission:
1. Conduct a Public Hearing;
2. Adopt a RESOLUTION approving a Historic Landmark Designation (HPC25-00006) for an existing duplex on property located within the Torrance Tract Overlay and Small Lot, Lot-Medium Overlay in the Two-Family Residential (R-2) Zone at 1753 Andreo Avenue and 1963 218th Street (APN 7357- 016-015);
3. Consider and Recommend that City Council enter into a Mills Act Contract with the homeowner of Historic Landmark #6 (HPC25-00004) located in the Two-Family Residential (R-2) Zone at 1753 Andreo Avenue and 1963 218 th Street (APN 7357- 016- 015); and
4. Determine that this item is exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15331 Historic Resource Restoration/Rehabilitation.
DISCUSSION
The applicant Anhvan Bui (BUI ANHVAN T TR VAN BUI TRUST) requests approval of a Historic Landmark Designation in conjunction with a Mills Act Contract for their duplex residence on property located in the Two-Family Residential (R-2) Zone at 1753 Andreo Avenue and 1963 218th Street (APN 7357- 016-015).
Background
In 2011-2013, a Historic Resources Survey of the original Torrance Tract was prepared by volunteers from the community under the guidance of a historic preservation architect. The Survey was to serve as the foundation for establishing a Historic Preservation Program for the City and identified contributing structures that have historic significance. In 2017, the City Council adopted an Ordinance establishing the criteria and procedures for designating properties Historic Landmarks and Historic District.
15 ATTACHMENT 2
2 8A
To grant a Landmark Designation, the Historic Preservation Commission shall find that the property maintains integrity in location, design, setting, materials, workmanship, feeling and association for the time period which it is significant and make one or more of the following significance findings:
A) The property is associated with events that have made a significant contribution to the broad pattern of local, regional, state, or national history, or cultural heritage of the City, California, or the United States;
B) The property is associated with an important person or persons who made a significant contribution to the history, development, and/or culture of the City, region, state or nation; C) The property embodies the distinctive characteristics of a type, period, style or method of construction;
D) The property is representative of a work of a master; E) The property possesses high artistic or aesthetic values; F) The property has yielded or has the potential to yield information to the prehistory or history of the City; or
G) The property is among the last, best remaining examples of an architectural or historical type or specimen.
Additionally, under State law and this Ordinance, the City is authorized to enter into a Mills Act contract with the owner of a Historic Landmark for the purpose of preserving, rehabilitating, restoring, and maintaining the home. On May 15, 2025, the Historic Preservation Commission reviewed and recommended that City Council approve the Mills Act contract application process and review procedures and, on August 5, 2025, the City Council adopted a Resolution establishing a Mills Act application process and review procedures.
Analysis
In the Historic Resources Survey, the subject property was identified as an altered-contributing structure in good condition, representative of the Craftsman architectural style. Originally constructed in 1921 as a single-story Double Craftsman Bungalow (duplex) with a detached garage, the residence was likely among the first homes built in the Torrance Tract following the -hung
hand-blown windows, a front door with an art glass panel, a brick chimney, latticework gables, and ornamental muntin pattern details. The original window framing bears a blue lumber stamp from the Riverside Lumber Company of New Orleans, Louisiana, founded in 1920. In 1923, a rear addition was constructed (Permit No. 269), and in 1926, a second story in the Airplane Bungalow style was added (Permit No. 1167), consistent with the Craftsman design of the original structure.
The original garage, damaged by fire, was replaced in 1986 (Permit No. 24293B), and a front porch deck was completed in 1997 (Permit No. BLD97-01037).
In 2023, building permits were issued for seismic upgrades, reroofing, and interior remodeling of the residence. Exterior work was completed that was outside the original scope of work of these permits. A portion of the eastern elevation siding adjacent to the front door was replaced; however, the new material does not match the original wood clapboard siding used throughout the rest of the structure. Restoration of this feature will be necessary to maintain the architectural integrity and character-defining elements of the Craftsman style of the subject property. The applicant has included the restoration of this feature in their submitted Property Maintenance and Rehabilitation Plan (Attachment 6), and staff have incorporated a corresponding condition of approval into the Resolution (Attachment 1) to ensure the restoration is completed.
16 2
8A
Conclusion
C, E, and
F. The residence is likely one of the earliest and oldest in Torrance, meaning the property has yielded or has the potential to yield information to the prehistory or history of the City. The property also retains its original building form and architectural features, including unique and distinctive characteristics, and is an excellent example of Craftsman architecture in the Torrance Tract. The integrity to convey its significance has been maintained and will continue to be preserved through the implementation of the Property Maintenance and Rehabilitation Plan, which includes the replacement of non-original siding with period-appropriate wood clapboard materials consistent with the Craftsman style of the residence.
Staff has prepared findings and conditions of approval for consideration by the Historic Preservation Commission that are listed in the attached Resolution (Attachment 1).
Mills Act
A Mills Act contract was prepared for this property based on the template that was created as part of the application process and review procedures that were established by City Council (Attachment 5). If this request is approved, the executed contract will be recorded with the Los Angeles County Recorder, submitted to Los Angeles County Tax Assessor, and applicable to future owners of the property until the term of the contract expires. The property tax savings will -year term, whereby a
year is added on the anniversary date of the contract until the homeowner elects for nonrenewal.
The applicant submitted a proposed Property Rehabilitation and Maintenance Plan (Attachment 6) which specifies the work to be performed over the life of the contract, year of completion, and estimated costs. This plan includes the restoration, repainting, and reglazing of all windows, the restoration of matching siding on the eastern elevation of the residence, and restoration of wood siding and repainting of the entire property to be completed in 2027, and the changing of deck railings on the eastern and southern elevations of the residence to a historically correct style.
Exterior alterations and rehabilitation work, such as the restoration of wood siding, will require Historic Preservation Commission or Community Development Director review. Preliminary cost estimates for all work items total $92,000, which does not take into account inflation. The applicant has also submitted a structural report (Attachment 7) prepared by a registered professional engineer attesting the structural design and integrity of the residence. Staff notes although the structural report is sufficient to grant approval of a Mills Act contract per City requirements, a full property inspection report will be necessary to identify structural deficiencies and remedies necessary should further restoration work be permitted in the future.
A Mills Act Tax Adjustment Worksheet (Attachment 8) was prepared in accordance with State guidelines for assessing the property value of homes that have been designated a historic landmark and provides an estimated property tax annual savings. For this property, the annual property tax would be reduced from $13,100 to $4,645 for an estimated savings of $8,455. The property savings will fluctuate over time. The actual assessed value and property tax savings will be determined by the Los Angeles County Assessor. The Historic Preservation Commission may recommend that the City Council approve the Mills Act contract request as conditioned or as amended, accept the Maintenance and Rehabilitation Plan as proposed or as amended, or deny the request.
Staff recommends that the Historic Preservation Commission recommend approval, as conditioned, of the Mills Act contract request to the City Council.
17 2
8A
ENVIRONMENTAL FINDINGS
This item is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15331 Historic Resource Restoration/Rehabilitation.
CONCLUSION
Staff concludes that the subject property meets the eligibility criteria for Historic Landmark Designation under criteria C, E, and F. The residence remains an early example of Craftsman architecture within the Torrance Tract, retaining most of its original character-defining features.
Implementation of the Property Maintenance and Rehabilitation Plan, which includes the replacement of non-original siding with period-appropriate wood clapboard materials and continued maintenance of existing architectural elements will ensure the long-term preservation staff recommends that the
Historic Preservation Commission approve, as conditioned, the Historic Landmark Designation request and Recommend that City Council enter a Mills Act Contract with the homeowner.
ATTACHMENTS
1. Resolution No. 25-003
2. Location and Zoning Map
3. Historic Preservation Commission Supplemental Application
4. Historic Resources Survey Sheet
5. Draft Mills Act Contract
6. Property Maintenance and Rehabilitation Plan
7. Structural Report
8. Mills Act Tax Adjustment Worksheet
9. Photographs of Property
18 HISTORIC PRESERVATION COMMISSION RESOLUTION NO. 25-003
A RESOLUTION OF THE HISTORIC PRESERVATION
COMMISSION OF CITY OF TORRANCE, CALIFORNIA,
APPROVING A HISTORIC LANDMARK DESIGNATION
REQUEST AS PROVIDED FOR IN DIVISION 9, CHAPTER 1
ARTICLE 50 OF THE TORRANCE MUNICIPAL CODE FOR
PROPERTY LOCATED IN THE R-2, TORRANCE TRACT
OVERLAY, AND SMALL-LOT, LOW-MEDIUM OVERLAY
ZONE AT 1753 ANDREO AVENUE AND 1963 218 TH
STREET.
HPC25-00006: ANHVAN BUI (BUI ANHVAN T TR VAN
BUI TRUST)
WHEREAS, the Historic Preservation Commission of the City of Torrance conducted a public hearing on November 20, 2025, to consider a request (HPC25-00006) filed by Anhvan Bui to designate property located in the R-2, Torrance Tract Overlay, and Small-Lot, Low-Medium Overlay Zone at 1753 Andreo Avenue and 1963 218 th Street a Historic Landmark; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 1, Article 50 of the Torrance Municipal Code; and WHEREAS, the Historic Preservation Commission by the following roll call vote APPROVED HPC25-00006:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
WHEREAS, the Historic Preservation Commission of the City of Torrance does hereby find and determine as follows:
A) That the property for which this Landmark Designation is approved by the City of Torrance Historic Preservation Commission is located at 1753 Andreo Avenue and 1963 218th Street;
B) That the property is located on the east 95.5 feet of Lot 16 of Block 20 of the Torrance Tract (Assessor Parcel No. 7357-016-015);
C) That the landmark designation of the property located at 1753 Andreo Avenue and 1963 218th Street is Categorically Exempt from the California Environmental Quality Act pursuant to Section 15331 Historical Resource Restoration/Rehabilitation;
19 D) The property embodies the distinctive characteristics of a type, period, style or method of construction, as conditioned, because most of the design features of the Craftsman architectural style have been maintained or will be restored; E) That the property possesses high artistic or aesthetic value, as conditioned, because many handcrafted details including original windows, doors, and ornamentation have been maintained or will be restored; F) The property has yielded or has the potential to yield information to the prehistory or history of the City because is likely to have been one of the earliest homes to be built within the Torrance Tract; and
G) That the property, in addition to having significance, maintains integrity in location, design, setting, materials, workmanship, feeling and association for the time period in which it is significant, as conditioned, because the Historic Landmark Designation in conjunction with a Mills Act contract will tend to preserve the neighborhood characteristics because elements of Craftsman style architecture including restoration of the original wood clapboard siding will be maintained and restored.
NOW, THEREFORE, BE IT RESOLVED that HPC25-00006, a request filed by Anhvan Bui to designate property located in the R-2, Torrance Tract Overlay, and Small- Lot, Low-Medium Overlay Zone at 1753 Andreo Avenue and 1963 218 th Street a Historic Landmark, on file in the Community Development Department of the City of Torrance, is hereby APPROVED, subject to following conditions:
1. That Historic Preservation Commission or Community Development Director review shall be required for proposed alterations, additions, rehabilitation, restoration, reconstruction, or partial demolition affecting the exterior of the historic landmark or the relocation or full demolition of the historic landmark;
2. That all proposed exterior renovations to the historic landmark shall be consistent with for Rehabilitation;
3. That all work identified in the approved Mills Act Contract Property Maintenance and Rehabilitation Plan shall be performed by the completion date specified in the Plan;
4. That all windows shall be reglazed and restored;
5. That non-original siding shall be replaced with period-appropriate wood clapboard materials to match and are consistent with the Craftsman style of the residence;
6. That exterior paint of the home shall be repainted and restored in its entirety;
7. That the existing deck railings on the eastern and southern elevations shall be replaced with period-appropriate style railings; and
8. That all exterior architectural elements, features, materials, windows, doors, and finishes shall be consistent with the Craftsman architectural style (https://www.torranceca.gov/home/showpublisheddocument/2788/636302204975400 000). Owner shall submit exterior color and/or material samples of siding, trim, stucco, roof tiles, and stair railings to the Community Development Department Planning Division for review prior to application/installation.
20 Introduced, approved and adopted this 20 th day of November, 2025.
_______________________________________
Chair, Torrance Historic Preservation Commission
ATTEST:
____________________________________
Secretary, Historic Preservation Commission
21 STATE OF CALIFORNIA )
COUNTY OR LOS ANGELES) ss
CITY OF TORRANCE )
I, OSCAR MARTINEZ, Secretary to the Historic Preservation Commission of the City of Torrance, California, do hereby certify that the foregoing resolution was duly introduced, approved, and adopted by the Historic Preservation Commission of the City of Torrance at a regular meeting of said Commission held on the 20th day of November, 2025, by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
___________________________________________
Secretary, Torrance Historic Preservation Commission
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Prepared using City of Torrance Community Development Geographic Information System Michelle G. Ramirez, Community Development Director
.
HPC25-00006
1753 ANDREO AVENUE
1963 218TH STREET
LEGEND
1753 Andreo/1963 218th
500-Foot Notification Area
LOCATION AND ZONING MAP
0 140 28070
Feet
23 24
25 OLMSTED TRACT Torrance, California
2011 2013 Survey of Historic Resources
BLOCK 86
ADDRESS 1753 Andreo Avenue
YEAR BUILT 1921
APN NUMBER 7357 016 015
PROPERTY TYPE Residential
ARCHITECTURAL STYLE Craftsman
SIGNIFICANCE Altered-contributor
CONDITION Good
COMMENTS Large addition at the rear.
SURVEYOR Mary and Jim Garrity; September 26, 2011
26 1.
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55 ATTACHMENT 3
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ATTACHMENT 4