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To:
From:
Submitted by:
Subject:
CITY OF CARMEL-BY-THE-SEA
Council Report
January 7, 2014
Honorable Mayor and Members of the City Council
Jason Stilwell, City Administrator
Rob Mullane, AICP, Community Planning and Building Director
Marc Wiener, Senior Planner
Consideration of an appeal of the Historic Resources Board' s decision (HA
13-2) to add the Prentice residence to the City's Inventory of Historic
Resources. The decision is being appealed by the property owners: Jack
Prentice, Lois Prentice, and David Black.
Recommendation: Deny the appeal, and uphold the Historic Resources Board' s decision to
add the Prentice residence to the City's Inventory of Historic Resources
(HA 13-2).
Executive Summary: The subject property is located on Camino Real three parcels southeast of
Eleventh Avenue. It is in the Single-Family Residential (R-1) Zoning
District. The property is developed with a 788-square foot vernacular
style residence that was built in 1923. The subject residence is clad with
board-and-batten siding and rests on a mud sill foundation. There is also
a detached garage at the front of the residence that was built in 1929 and
was reconstructed in 1999.
The structures on the property were evaluated for eligibility to be added
to the City's Inventory of Historic Resources at the request of the owners,
who wanted this determination preparatory to selling the property. The
Historic Resources Board reviewed the request at their meeting of
October 21, 2013, and on a 4-0 vote, determined that the property
should be added to the City's Inventory of Historic Resources. The
owners submitted an appeal of this decision on November 4, 2013 with
additional information in support of the appeal submitted on December
17, 2013. The appeal application is included as Attachment A to this staff
report, and the staff report from the October 21, 2013 Historic Resources
Board meeting is included as Attachment B.
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Analysis/Discussion:
Initial Staff Analysis and Historic Resources Board Review
This request was reviewed by the Historic Resources Board (HRB) on
October 21, 2013, after a site visit by the Board that same day. The staff
report for that meeting noted that the City contracted with Historic
Preservation Consultant, Kent Seavey, to review the property and its
historical significance. Mr. Seavey conducted a Phase 1 Historical
Resource Evaluation and recommended that the property be added to
Carmel's Historic Inventory under California Register Criterion #3, in the
area of architecture, as a good and essentially intact example of Carmel's
earlier (1923) vernacular residential design. Mr. Seavey's report also
noted that the original owners/builders were Celia D. Harris and her
friend Gladys Harvey. Both women had important careers; however,
neither is identified in the City' s Historic Context Statement.
The full analysis and Mr. Seavey's report are included in the staff report
for the October 21, 2013 meeting (Attachment B to this staff report) . In
addition to receiving the staff presentation, the Board conducted a public
hearing, at which Mr. Matthew Sundt of Maureen Wruck Planning
Consultants, the owner's representative, spoke in opposition to including
this property in the City's Historic Resources Inventory. Mr. Sundt' s
primary objection was that the residence should not be considered
historically significant based on the previous alterations that were made
to the residence over time.
The Board, after hearing from staff and Mr. Sundt, considered the
request and determined that the Prentice property did qualify for
inclusion in the City's Historic Resources Inventory on a 4-0 vote, with
Board-member Carper absent.
Basis for Appeal
The applicant has submitted a peer-review analysis prepared by Michael
Hibma, from LSA Associates. Mr. Hibma is noted as a Cultural Resource
Manager/Architectural Historian.
Below is a summary of the concerns raised by Mr. Hibma, along with staff
responses.
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1. The historic fabric of both the cottage and garage has been
substantially modified.
Response: The analysis prepared by Mr. Hibma contends that the Phase
1 Historical Resource Evaluation does not adequately address the
alterations to the residence that occurred in 1942, 1952, and 1999. Mr.
Hibma references the addition of the wood deck on the front elevation as
an example of alterations that were not addressed in the Phase 1
Evaluation.
Staff notes that the Phase 1 Historic Evaluation, prepared by Mr. Seavey,
lists all of the permits that were issued for the property since its original
construction in 1923. With regard to the front deck, the report states
that: "In 1999 a low, open wood deck was constructed off the f a ~ a d e
This feature is accessed by a low brick stoop, with simple wood benches
on either side at the forward limit of the deck." The Phase I Evaluation
also references the 1942 bedroom/bathroom addition and the 1952
kitchen addition.
In addition to the Phase I Evaluation, the staff report from the October
21, 2013 Historic Resources Board meeting also lists the permits that
have been issued for the property with information on the scope of work
for each permit. Plans for each permit are on record with the City and
were presented to the HRB at the October meeting to assist in the
evaluation of the alterations that have occurred to the residence over
time. These plans will be available for review at the January 7, 2014 City
Council meeting.
The HRB decided that the alterations were consistent with the Secretary
of the Interior Standards for Rehabilitation. The alterations to the
residence primarily occurred along the rear and side elevations, and did
not significantly impact the integrity of the residence, in particular the
front primary elevation.
With regard to the detached garage, the property owner provided
photographs from 1999 showing that the garage was rebuilt and
expanded at the front. There is no record of a permit being issued for the
work.
The Phase I Evaluation does not address the garage reconstruction.
However, Mr. Seavey had the opportunity to review the garage
reconstruction after preparing the Phase I Evaluation and submitted a
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supplemental analysis, which was provided to the HRB for the October
meeting. Mr. Seavey notes that when the garage was rebuilt in 1999, the
spatial relationship between the garage and residence was maintained,
and the garage was rebuilt with in-kind materials that matched the
design and texture of the original garage. In Mr. Seavey' s opinion, the
reconstruction of the garage is consistent with the Secretary of the
Interior' s Standards for Rehabilitation, under Standard #9. Staff concurs
with Mr. Seavey' s analysis on the rehabilitation of the garage.
2. The garage (now renovated), although associated with
Norwegian-born stone mason John Bathen, it is not
demonstrated by the evaluation to be a significant or important
example of his work.
Response: The Phase I Historic Evaluation recommends that the
residence be determined hi storically significant under California Register
Criterion 3, in the area of architecture, at the local level of significance, as
a good and essentially intact example of Carmel's earlier (1923)
vernacular residential design.
Criterion 3 does not require that the building be an important example of
a noteworthy architect, designer or builder. Furthermore, Municipal
Code section 17.32.040 provides the following criteria for determining
whether a structure is eligible for listing on the City's Historic Inventory:
1) "Have been designed and/or constructed by an architect,
designer/builder or contractor whose work has contributed to the unique
sense of time and place recognized as significant in the Historic Context
Statement; or"
2) "Be a good example of an architectural style or type of construction
recognized as significant in the Historic Context Statement; or"
3) "Display a rare style or type for which special consideration should be
given. Properties that display particularly rare architectural styles and
vernacular/utilitarian types shall be given special consideration due to
their particularly unusual qualities. Such rare examples, which contribute
to diversity in the community, need not have been designed by known
architects, designer/builders or contractors. Rather, rare styles and types
that contribute to Carmel's unique sense of time and place shall be
deemed significant."
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The use of the word "or" indicates that only one of the above criteria
needs to be met. Pursuant to Criteria #2, this property can be historically
significant for its architectural style and does not need to be associated
with a recognized architect or builder.
Criteria #3 also states that the building need not have been designed by
known architects. Staff notes that there is no record of who designed the
main residence.
3. The evaluation does not convincingly demonstrate that the
original owner, Ms. Celia D. Harris and Ms. Gladys Harvey, were
influential women in Carmel.
Response: As stated in the previous section, The Phase I Historic
Evaluation recommends that the residence be determined historically
significant under California Register Criterion 3, in the area of
architecture.
A property may qualify under California Criterion 2, which is applied
when a property is associated with the lives of persons significant to the
past. However, the Phase I Evaluation does not find that the residence is
significant for its association with Ms. Harris and Ms. Harvey. Rather, the
Phase I Evaluation provides information on the individuals who lived in
the residence and states that it warrants further study.
4. The evaluation did not present the methods used in the study,
nor adequately explicate the context of vernacular architecture.
Response: As indicated in the Phase I Historic Evaluation, the analysis of
the subject property was based on the City's Historic Context Statement,
which is a valuable tool used by the City in making historic
determinations. The analysis was also based on building permit records
to determine the extent of the alterations that have occurred to the
property over time.
With regard to the historicity of single-family residences in Carmel,
Historic Context Statement Section 5.6.2 states the following: "Carmel
had always been a residential community and has consciously resisted
efforts to develop and urbanize in defiance of economic pressures.
Therefore, a substantial percentage of Carmel's residential properties
were developed prior to World War II and will constitute the bulk of the
historically significant resources in the city. Described in detail in Section
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5.4, architectural styles include the simple vernacular cottages from the
earliest period, craftsman bungalows, and the revival styles popular
during the 1920s and 1930S.
11
Staff notes that the subject residence is a vernacular style residence that
was built in the 1920s, which is identified as a theme in the Historic
Context Statement when describing early development in Carmel.
In his analysis, Mr. Seavey, states that the subject residence clearly
reflects Section 5.4 of the Historic Context Statement, which states that
"a taste for simplicity, often articulated by the use of shingles or board-
and-batten siding, transcends the divisions of time and architectural
fashions. II
Mr. Seavey further notes that the character-defining features of the
subject residence, such as board-and-batten siding, Dutch-doors, and
multi-paned wood casement windows, are consistent with those
identified in the Context Statement. In staff's opinion, the subject
residence is consistent with and representative of themes identified in
the Historic Context Statement.
In addition to the Historic Context Statement, Municipal Code Section
17.32.040 provides criteria for determining if a structure is eligible and
states that "properties that display particularly rare architectural styles
and vernacular/utilitarian types shall be given special consideration due
to their particularly unusual qualities. II
5. The are numerous better, more intact, and more representative
examples of vernacular architecture associated with known
architects or designers and/or with person significant to the
history of Carmel.
Response: Included in the October 21, 2013 HRB packet, were Phase 1
Historic Evaluations from three other vernacular style residences in
Carmel that were built in the 1920s and are historically significant. Mr.
Himba has referenced these three properties as being better examples of
vernacular style architecture from the respective time period.
Staff notes that the HRB visited these three sites during the Tour of
Inspection. The HRB determined that the subject residence is historically
significant based on its own merits, and is also a good example of 1920s
vernacular architecture when compared to the other three residences.
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Staff Analysis of Appeal
Staff recommends that the City Council deny the appeal and uphold the
Historic Resources Board' s decision to add the subject residence to the
City's Inventory of Historic Resources. If the Council denies the appeal
then Council should direct staff to return with findings based on the
deliberation at the January 7, 2014 meeting.
Previous Council
Action/Decision History:
Attachments:
This Historic Resources Assessment (HA 13-2) appl ication was considered
by the Historic Resources Board on October 21, 2013. The decision to
include the subject property in the City's Historic Resources Inventory
was unanimously passed on a 4-0 vote of the Board.
Attachment A- Appeal Application (includes analysis prepared by LSA Associates)
Attachment B- Historic Resources Board Staff Report dated 11/4/13 (including
attachments)
Reviewed by:
City Administrator

City Attorney D Administrative Services 0
Asst. City Admin. D Dir ofCPB

Dir of Public Svcs D
Public Safety Dir D Library Dir D Other D
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.111m:m '"'- '"'ppea1 ApplicatiOn (includes analysis from LSA Associates)
CITY OF CARMEL-BY-THE-SEA
APPEAL OF HISTORJC RESOURCES BOARD DECISION
(FILING FEE: $295.00*)
.,. "
NOV 0 4 2013
.. I '}.Y' - , ...
Appellant: __ a_t_e_s __ c_/ o_s_h_a_n_d_e_l_l_c_l_a_r_k_ ___ _
Property Owner: Jack & Lois Prentice I David Black
Mailing Address: 518 Hurlingham Avenue, San Mateo, CA 94402
Phones: Day:(a
31
) _7_5_1_-_23_3_o _____ Evening: ( ) ---------
) _____________ _ Email: shandell@alornbardolaw. com
Date Board heard the matter: 10/21/2013
-------------------
Appeals to the City Council must be made in writing in the office of the City Clerk within
10 working days following the date of action by the Historic Resources Board and
paying the required filing fee as established by City Council resolution.
Physical location of property that is the subject of appeal:
Lot(s): _ _
6
______ _ Block:
-----
L
APN: __ o_1_o_-2_7_3_-_oo_a_-_o_o_o __ _
BOARD ACTION BEING APPEALED: Finding the structure to be a significant
historic resource. Placement of structure/property on historic inventory
list.
If you were NOT the original applicant or the applicant's representative, please state the
evidence that you are an aggrieved party: -----------------------------
(CONTINUED ON REVERSE SIDE)
244
ANTHONY LoMBARDO & AssociATES
ANTHONY L . LOMBARDO
KELLY 1\JcCAllTHY SUTHERLAND
DEBRA GEMGNANJ TlPTON
DoNNA L. RoVELLA
Marc Wiener
Senior Planner
PO Drawer G
Carmel-by-the-Sea, CA 93921
Re: Prentice/ Appeal
Dear Mr. Wiener:
A PROFESSIONAL CORPO RATJON
December 17, 2013
VIA EMAIL
450 LINCOLN AVENUE, SUITE ] 01
SALINAS, CA 93901
(831) 751-2330
FAX (831) 751-2331
File No. 04737.000
The attached memorandwn from LSA Associates is submitted in response to the Historic
Resources Board' s decision to add the residence located at Block L, Lot 6 to the City's historic
resources inventory.
As indicated in previous discussions with staff, we continue to concur that the property is not
eligible for listing on the historic resources inventory for the following reasons: the historic
fabric of the cottage and garage has been substantially modified; the garage does not demonstrate
a significant or important example of John Bathen' s craftsmanship; the evaluation does not
convincingly demonstrate that the original owners were truly influential to Cannel; the
evaluation does not adequately explain the context of vernacular architecture; and finally, there
are already 30 similar propetties listed that are better, more intact examples that retain sufficient
integrity to convey their significance.
Unfortunately, the Historic Resources Board did not have the luxury of an alternate analysis
when they voted to add the property to the inventory during their October meeting. With this
memorandum now entered into the record, there is enough evidence to suggest that the property
does not merit listing. Should staff disagree and deny the appeal as submitted, we respectfully
request that a third party analysis be executed prior to any further action by the City.
Sin!e I , j /'>hjt4
_/
Sh II Clark
Land Use Specialist
/spc
Enclosure
RECEIVED
DEC 1 7 2013
City of
Planning 8: Building Dept.
245
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MEMORANDUM
DATI,
TO,
SUB]l::CTo
December 17,2013
Mr. David Black
Michael Hibma, M.A., RPH #603, Cultural Resources Manager/Architectural
Historian, LSA Associates, Inc.
Peer Review of a Phase I Historical Resource Evaluation of Block L, Lot 6
(APN 0 I 0-273-008), Camino Real, Cannel-by-the-Sea, Monterey County, California
(LSA #DAB 130 I).
INTRODUCTION
This memorandum presents the results of a peer review of a Phase I Historical Resources Evaluation
of a single-family residential cottage built in 1923 and located on Block L, Lot 6 (APN 010-273-008),
Camino Real, Carmel-by-the-Sea, Monterey County, California. The evaluation was prepared in
October 2013 by Preservation Consultant Kent L. Seavey. The ell-shaped, 788-square-foot cottage is
located near the rear of the rectangular parcel, with a detached single-car garage built in 1929
adjacent and northwest of the cottage. The applicant proposes to demolish these buildings to make
room for new construction.
The Seavey evaluation concluded that the building, known as the ''Harris-Harvey Cottage," is an
intact example of Cannel's earlier 1920s-era vernacular architecture and is eligible for listing in the
California Register of Historical Resources (California Register) at the local level for its architectural
merit "under the theme of Architectural Development in Cannel between 1903 and 1965" (Seavey
2013). The Carmel Historic Resources Board staff reviewed the Seavey evaluation and, on October
21, 2013, prepared a report concurring with its findings and recommending that the Board include the
property in the Carmel Historic Inventory.
The applicant requested that LSA conduct this peer review to (I) assess the Seavey evaluation's
methodology and conclusions; and (2) render an opinion as to the evaluation's conformity with
professional standards and practices of cultural resource management, as well as its suitability as a
basis for impact assessment under the California Environmental Quality Act.
This memorandum is solely a peer review of a previous evaluation ofthe Harris-Harvey Cottage and
does not constitute a Califomia Register of Historical Resources eligibility evaluation.
RESULTS
Based on a review of the evaluation, it appears that the conclusion that the Harris-Harvey Cottage is
eligible for inclusion in the California Register at the local level is unsupportable for the following
reasons:
I ' 13 (P:',Di\!3130 I ' Peer Rcvicw _ _Memo.doc)
246
I :!. 1\ I I" S I N C.
I. The historic fabric of both the collage and garage has been substantially modified.
On Line B6 ofthe Building, Structure, and Object Record (a State of California resource form)
describing the construction history of the cottage, there are five building permits listed. These
permits document the following modifications involving the cottage: original construction (1923),
a garage addition ( 1929), a bedroom and bathroom addition ( 1942), a kitchen addition (I 952),
and a new deck (1999) (Seavey 2013). The evaluation states that both the architect and builder of
the cottage are unknown.
The evaluation makes no further mention of the 1942, 1952, and I 999 alterations and additions,
particularly with respect to their location, configuration, size, and the degree to which they do or
do not affect the historical integrity of the cottage. For example, one alteration, a wooden deck on
the main, street-facing fatyade, is evident in the photograph but not discussed in the evaluation.
Taken together, these alterations should be discussed as to their potential impact on the property's
integrity of design, workmanship, and materials.
A useful approach to understanding what vernacular architecture is, is by defining what it is not.
That is, vernacular architecture is not overly formal or monumental in nature, but rather is
represented by relatively unadorned construction that is not designed by a professional architect.
Vernacular architecture is the commonplace or ordinary building stock that is built for meeting a
practical purpose with a minimal amount of flourish or otherwise traditional or ethnic influences
(Upton and Vlach 1986:xv-xxi, 426-432). Typically associated with older, hand-built rural
buildings in remote or rural settings, vernacular architecture can also include modern, pre-
fabricated, general purpose steel buildings used as shop space, warehouses, discount-clearance
centers and many other uses (Gottfried and Jennings 2009:9-16).
Such a building may be considered eligible if it rises to or surpasses the level of architectural
quality and integrity as expressed by other, similar properties in the historic context of early 20th-
century vernacular architecture in Carmel (National Park Service 1997:20). The evaluation does
not make an argument based on a comparison with other similar properties; such a comparison is
necessary to relate a property to other examples to establish the importance of its association,
unless one of two conditions are met (National Park Service 1997:9). However, the cottage does
not appear to be the sole example of vernacular architecture that is important in expressing this
context, and, due to its alterations, it may not retain the defined characteristics necessary to be a
representative example of vernacular architecture. A comparative examination of other vernacular
properties appears to have been warranted, but was not undertaken.
2. The garage (now renovated), although associated with Norwegian-born stone mason John
Bath en, it is not demonstrated by the evaluation to be a significant or important example of his
work.
The garage was constructed by John Bathen in 1929 and is a simple, detached garage located
northwest of the cottage. The evaluation does not demonstrate how the garage embodies a
particular phase in the development of Bathen 's career, a distinguishing element of his work, or a
particular theme in his craft, which are aspects of potential significance that commonly reflect the
talents of noted craftsmen (National Park Service 1997:20). Bathen's design appears to imitate
aspects of the original cottage design. As presented, the evaluation does not convincingly argue
that the garage is an important example of his work. Additionally, the 1999 expansion of the
P:\DAB 1301\Peer_Review _Memo.doc (I 2.117113) 2
247
1 ~ \ ,, ~ S 1 r: l 1' I I ;-1, I :-,' t
garage, which diminished its integrity of materials, design, and workmanship, appear to have
diluted its ability to convey its association with Bathen.
3. The evaluation does not convincingly demonstrate that the original owners. Ms. Celia D. Harris
and Ms. Gladys Harvey, were ''influential women in Carmel."
The evaluation states that the owners/builders of the subject cottage were Celia D. Harris, a
retired New York social worker and her friend Ms. Gladys Harvey, who was a native of
Wisconsin and a retired principal of the San Jose Americanization School. Both appear to have
arrived in Carmel in 1923. The fact that Ms. Harris and Ms. Harvey commissioned the
construction of the cottage is not referenced in the evaluation. The evaluation also states that Ms.
Harris and Ms. Harvey " were active in local organizations relating to social issues," without
describing the organizations and activities, or whether those activities occurred in the cottage
(National Park Service 1997: 14-15). The evaluation acknowledges that neither woman was
specifically described in the Carmel Historic Context Statement, which provides a tenuous basis
for the claim that they were notable figures in Carmel ' s history.
4. The evaluation did not present the methods used in the study, nor adequately explicate the context
of vernacular architecture.
The evaluation presents a brief list of references, but the description ofthe study's methods is
abridged to the point that it is unclear on what basis the eligibility argument was made. The
evaluation refers to Section 5.4 of the Carmel Historic Context Statement, which briefly describes
the architectural aspects of early Carmel housing as involving, "(a] taste for simplicity, often
articulated by the use of shingles or board-and-batten siding, transcends the divisions of
architecture fashion." The possible significance of a property is determined in the framework of
its historic context. To learn about a property's potential significance, the historic or architectural
context needs to (1) describe that aspect of local, state, or national history that the property
represents, (2) determine the importance of that aspect of history, (3) determine ifthat property is
a relevant and important example illustrating that aspect of history, (4) how the property
represents that history, and (5) if the property retains the character-defining features and sufficient
integrity to convey that aspect of history that it is associated with. The evaluation states that the
property "mirrors most of those called out in the [Historic C]ontext [S]tatement" (Seavey 2013).
This statement could apply to nearly all residential buildings in Carmel built from the late-19th
century to the 1960s; therefore, its utility in identifying the distinguishi ng or architecturally
significant qualities of the subject cottage is questionable.
The evaluation does not assess, in light of the alterations to the property, if the cottage retains
enough of its character-defining features to be a representative example of the vernacular
architecture. The evaluation only refers the reader to information in the Carmel Historic Context
Statement, and there is no discussion of how the cottage reflects or embodies the critical
characteristics of this context.
5. There are numerous beller, more intact, and more representative examples of vernacular
architecture associated with known architects or designers and/or with persons significant to the
history of Carmel.
The evaluation states that the cottage is associated with the theme of"Architectural Development
in Ca1111el between 1903 and 1965." The evaluation does not appear to demonstrate convincingly
P:IDABI JOI\Peer_Rcview_Memo.doc ( 12117113)
3
248
that, outside of its temporal association with this 65-year-long phase of architectural
development , the cottage (I) is an important example of vernacular architecture; (2) represents
the work of master; (3) is associated with important individuals; or (4) represents a significant
application of vernacular architecture in Carmel. The alterations to the property over the last 90
years appear to have also diminished the cottage's ability to convey its significance under the
theme of Carmel architecture.
The Carmel Historic Inventory currently lists 305 properties, 30 of which are described as
vernacular-style residences. Of the 30 surviving early-20
1
h century vernacular cottages in Carmel,
better, more representative examples of this style exist that retain sufficient integrity to convey
their significance. Examples of such properties include the Dr. Amelia Gates Cottage (APN 010-
265-004) built in 1922; the John Bathen House (APN 0 I 0-287-006) built in 192 J; and the Daisy
F .D. Bostick Cottage (APN 01 0-183-004) built in 1920.
CONCLUSION
This peer review identified several components of the Seavey evaluation that do not sufficiently
support the conclusion that the cottage at Block L, Lot 6 (APN 0 I 0-273-008) in Carmel, is eligible for
l isting in the California Register at the local level for its architectural merit "under the theme of
Architectural Development in Carmel between I 903 and J 965." It is LSA 's opinion that, for the
reasons expressed previously, this deficiency is primarily based on an insuffi cient analysis of the
effects of previous alterations, the property's relative importance to similar properties, a lack of
strong associations with individuals important in history, a lack of a clear presentation of the
applicable historic context, and the lack of a comparative analysis of this property's relative
importance to the other 30 similar vernacular properties already listed in the Carmel Historic
Inventory.
REFERENCES CITED
National Park Service
1997 How to Apply the National Register Criteria for Evaluation. U.S. Department of the Interior,
Washington, D.C.
Gottfried, Herbert and Jan Jennings
2009 American Vernacular Buildings and Interiors, 1870-1960. W.W. Norton & Company, New
York, New York.
Seavey, Kent L.
201 3 Phase I Historical Resource Evaluation, Harris-Harvey Cottage, City of Carmel, Monterey
County, California. Preservation Consultant, Pacific Grove, California.
Upton, Dell, and John Michael Vlach
1986 Common Places: Readings in American Vernacular Architecture. University of Georgia
Press, Athens, Georgia.
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249
Attachment B- HRB Staff Report and Attachments from 10/21/13
To:
From:
Submitted by:
Subject:
Recommendation:
CITY OF CARMEl-BY-THE-SEA
Historic Resources Board
October 21, 2013
Chair Dyar and Board Members
Rob Mullane, AICP, Community Planning and Building Director
Marc Wiener, Senior Planner
Consideration of a recommendation to add an existing residence located
in the Single Family Residential (R-1) Zoning District to the City' s
Inventory of Historic Resources
Add the residence to the City's Inventory of Historic Resources
Application: HA 13-2 Applicant: Jack and louis Prentice
Block: l Lot: 6
Location:
APN:
Background:
Camino Real 3 parcels southeast of 11th Ave
010-273-008
The subject property is located on Camino Real three parcels southeast of Eleventh Avenue.
The property is developed with a 788-square foot Vernacular-style residence that was built in
1923. The subject residence is clad with board-and-batten siding and rests on a mud sill
foundation. There is also a detached garage at the front of the residence that was built in 1929
and was later reconstructed in 1999. No architect or builder has been identified for the subject
residence.
On September 16, 2013, the owner of the subject residence submitted an application to the
City for a historic review of the property. The City contracted Historic Preservation Consultant,
Kent Seavey, to review the property. Mr. Seavey conducted a Phase 1 Historical Resource
Evaluation (refer to Attachment A) and recommends that the property be added to Carmel ' s
Historic Inventory under California Register Criterion #3, in the area of architecture, as a good
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HA 13-2 (Prentice)
October 21, 2013
Staff Report
Page 2
and essentially intact example of Carmel's earlier (1923) vernacular residential design. Mr.
Seavey's report also notes that the original owners/builders were Cel ia D. Harris and her friend
Gladys Harvey. Both women had important careers; however, neither is identified in the City's
Historic Context Statement.
Staff has scheduled this matter for the Historic Resources Board to review and determine
whether the property should qualify as historically significant and be added to the City's
Historic Inventory. The property owner is opposed to having the property added to the Historic
Inventory and has submitted a letter in opposition to its inclusion in the Historic Inventory
(refer to Attachment B).
Staff analysis:
Review Process: CMC Section 17.32.040 states that the Director and the Histori c Resources
Board, based on recommendations of qualified professionals, shall use certain criteria in making
determinations of eligibility of properties for the City's Historic Inventory. Below is a summary
of four eligibility criteria that are evaluated in determining whether the property would qualify
as historically significant followed with an analysis by staff.
Criteria 1. Should be representative of at least one theme included in the Historic Context
Statement.
Staff Analysis: With regards to the historicity of single-family residences in Carmet Historic
Context Statement Section 5.6.2 states the following: "Carmel had always been a residential
community and has consciously resisted efforts to develop and urbanize in defiance of economic
pressures. Therefore, a substantial percentage of Carmel's residential properties were
developed prior to World War II and will constitute the bulk of the historically significant
resources in the city. Described in detail in Section 5.4, architectural styles include the simple
vernacular cottages from the earliest period, craftsman bungalows, and the revival styles
popular during the 1920s and 1930s." Staff notes that the subject residence is a Vernacular-
style residence from the 1920s, which is indentified as a theme in the Historic Context
Statement when describing early development in Carmel.
In his analysis, Kent Seavey, states that the subject residence clearly reflects Section 5.4 of the
Historic Context Statement, which states that "a taste for simplicity, often articulated by the use
of shingles or board-and-batten siding, transcends the divisions of time and architectural
fashions." Mr. Seavey further notes that the character-defining features of the subject
2
251
HA 13-2 (Prentice)
October 21, 2013
Staff Report
Page 3
residence, such as board-and-batten siding, Dutch-doors, and multi-paned wood casement
windows, are consistent with those identified in the Context Statement. In staff's opinion, the
subject residence is consistent with and representative of themes identified in the Historic
Context Statement.
Criteria 2. Shall retain substantial integrity.
Staff Analysis: While the structure maintains much of its original integrity, there have been
several alterations to the residence over the years. The following is a list of permits and
alterations that have been made to the buildings on the property.
Permit CBP #713 (1923)- Construction of the existing cottage
Permit CBP #2175 (1929)- Construction of the detached garage
Permit CBP #989 (1942) - Construction of a 100-square foot bedroom/bathroom
addition at the rear (northeast) corner of the residence
Permit CBP #2359 (1952) - Construction of an 80-square foot kitchen addition on the
south elevation of the residence
Permit #99-120 (1999) - Construction of a 20-square foot addition at the rear
(northeast) corner of the residence
Garage Reconstruction - The property owner has provided photographs from 1999
showing that the detached garage was rebuilt and expanded at the front. There is no
record of a permit being issued for the work. Photographs of the work to the garage
have been provided as Attachment C. Based on the photographs, the rebuilt garage
matches the appearance of the original garage.
With regards to the 1999 reconstruction of the garage, Mr. Seavey has provided a supplemental
analysis, included in Attachment A, which was not provided in the original Phase 1 Historic
Evaluation report. Mr. Seavey notes that when the garage was rebuilt in 1999, the spatial
relationship between the garage and residence was maintained, and the garage was rebuilt
with in-kind materials that matched the design and texture of the original garage. In Mr.
Seavey's opinion, the reconstruction of the garage is consistent with the Secretary of the
Interior's Standards for Rehabilitation, under Standard #9. Staff concurs with Mr. Seavey' s
analysis on the rehabilitation of the garage.
3
252
HA 13-2 (Prentice)
October 21, 2013
Staff Report
Page 4
With regards to the alterations that have been made to the main residence, in staff's opinion
the alterations have not substantially diminished the integrity of the subject residence. The
alterations have primarily occurred to the rear of the residence and have not significantly
altered the appearance of the front (primary) elevation.
Criteria 3. Should be a minimum of 50 years of age.
Staff Analysis: The principal structure was built in 1923 and meets the 50 year requirement.
However, the detached garage was rebuilt in 1999.
Criteria 4.
1.
To qualify for the Carmel Inventory, a historic resource eligible under California
Register Criteria No. 3 (subsection {C){3) of this section) only, should:
Have been designed and/or constructed by an architect, designer/builder or
contractor whose work has contributed to the unique sense of time and place
recognized as significant in the Historic Context Statement; or
2. Have been designed and/or constructed by a previously unrecognized architect,
designer/builder or contractor if there is substantial, factual evidence that the
architect, designer/builder or contractor contributed to one or more of the
historic contexts of the City to an extent consistent with other architects,
designer/builders or contractors identified within the Historic Context
Statement; or
3. Be a good example of an architectural style or type of construction recognized
as significant in the Historic Context Statement; or
4. Display a rare style or type for which special consideration should be given.
Propert;es that display particularly rare architectural styles and
vernacular/utilitarian types shall be given special consideration due to their
particularly unusual qualities. Such rare examples, which contribute to
diversity in the community, need not have been designed by known architects,
designer/builders or contractors. Rather, rare styles and types that contribute
to Carmel's unique sense of time and place shall be deemed significant.
4
253
HA 13-2 (Prentice)
October 21, 2013
Staff Report
Page 5
Staff Analysis: Subsections #1 and #2 require that the structure was designed by an architect
whose work has contributed to the City. As previously noted, there are no records of who
designed the house.
Subsection #3 requires that it be a good example of an architectural style or type of
construction recognized as significant in the Historic Context Statement. As previously noted,
the subject Vernacular-style residence is recognized in the Historic Context Statement as being
a significant style of architecture in Carmel during the 1920s.
Subsection #4 states that "rare architectural styles and vernacular/utilitarian types shall be
given special consideration," as they contribute to the diversity in the community. The subject
residence has been classified by Mr. Seavey as having a Vernacular-style design.
The City's Historic Inventory contains a total of 305 properties, of which 30 are developed with
Vernacular-style residences. Staff has included, as Attachment D, Phase 1 Historic Evaluations
from three other historic Vernacular-style residences in Carmel that were built in the 1920s. In
staff's opinion, the subject residence is important given its age and style, and would contribute
to the diversity of the community.
Property Owner Comments:
As previously noted, the property owner has submitted a letter in opposition to the property's
inclusion in the City's Historic Inventory. In the letter, the property owner states that the
report prepared by Kent Seavey is inaccurate, because it identifies that only the garage door
was replaced when in fact the entire garage was rebuilt. Staff notes that while there is no
permit on record for the reconstruction of the garage, the property owner has provided
photographs dated from 1999 showing that the garage was in fact rebuilt. Staff notes that
since the property owner submitted the letter, the garage reconstruction has been evaluated
by Mr. Seavey.
The property owner would also like the Historic Resources Board to consider the condition of
the residence. The residence is currently on a mud sill foundation, and according to the
property owner, the residence is in need of repai r. Staff notes that the structural condition of
the building should not be considered a factor when considering whether the property should
qualify as historically significant.
5
254
HA 13-2 (Prentice)
October 21, 2013
Staff Report
Page 6
ATTACHMENTS:
Attachment A- Historic Resource Evaluation by Mr. Kent Seavey
Attachment B- Property Owner letter
Attachment C- Photographs of Garage dated 10/13/99
Attachment D- Phase 1 Historic Evaluations from three other Vernacular-style
Residences in Carmel built in the 1920s
6
255
-- ---- -- -- - tl
PRIMARY RECORD
r
State of California - The Agency
OEPARTt.ENT OF PARKS AND RECREATION
Prtmary # ------------------------------------
HRr #
Trinomial
NRHP Status Code 5$2
Other Listings
R&vlew Code __ Reviewer
Date
Page 1 of 3
Resource Name or #: (Assigned by recorder) Harris-Harvey Cottage
P1 . Other tdentlfier:
P2. Location: 0 Not f or Publication jgJ Unrestricted a. County Monterey
and (P2b and P2c or P2d. Attach a Location Map aa necessary.)
b. USGS 7.5' Quad Date T ; R
1/4 of 1/ 4
c. Address: 3 SE of 11th east side of Gamino Real City Carmel by-the-Sea Zip 93921
d. UTM: (Give more than one for large and/llnear resources) mEl
e. Other Locational Data (Enter Parcel#, legal description, directions to resource, elevation, etc., as appropriate)
8/kLLot 6
mN
Parcel No. 010-273..008
P3. Oeser I ptl on
S. M.
A one-story, wood4ramed 1923 Vernacular cottage (CBP# 713). irregular In plan, resting on a mud sill foundation. The exterior wall
cladding is veJtica:l board-and-batten, The low-pitched side-gabled main root has overhanging eaves with exposed rafter-tails. A
metal or fiberglass rain gutter covers the ratter-tails along the west facing facade. ln1929, an attached wood-framed, front-gabled,
one-car garage was constructed ott the norlh side of the facade (CBP# 2175), employing the satn6 board-and-batten exterior wall
cladding as the origlna/1923 cottage. The garage entry is arched, and has had its original paired, outward opening wood doors
replaced in 1999 with the current door, with its decorative wood batten trim, The roof pitch of the garage appears to
be slightly steeper than that of the original side-gabled root of the cottage. There is one interior brick chimney present, It is located
just below the ridge line of the main building block, about midway along this feature. All roof covering is in wood shakes.
Fenestration is irregular, with single and paired multlpaned wOOd casement windows. sets of these flank the vertically planked
wood Dutch-door entry, with decorative metal strap-hinges, centered in the building envelope.
P3b. Resource Attril)utes: (List attributes and codes) HP2- Single Family Property
'>4, Resource& Present IX1 Building n Structure n Object fl Site n District
P11. Ctwlol'l: (Cil& sUNey report and otner soorCM, Or eYRe!' unone)
Nt:>oo
)
+Jl'V'
0 Other (Isolates, etc.)
Pe. Date Constructed/Age and Sources
0 Prehistoric Historic 0 Both
Owner ancf Address
& Lois Prentice
105
P9. Date Recorded: 1019/2013
P10. Survey iype: (Describe)
Intensive-required CQA review
0 NONE Continuation Sheet 0 District Record 0 Rock Art Record 0 Other: (List)
0 LocatiOn Map Building, S1ructure, and Object Record 0 Unear FeatiKe Record 0 Artifact Record
o SketCh Map o Archaeotoglcal Record o Ml!llrlg Station Record o PhOtograph Record
DPR 52SA (1 tll5) HlstoryMaker SanBuenaventlllll ResearchAssocialeS
256
.. i. . - -
State of California -The Resources
DEPARTJ.ENTOF PARKS AND RECREATION
BUILDINGt STRUCTURE, AND OBJECT RECORD
Primary # - ---- - - ----
HRI #
Page 2 of 3
NRHP Status Code 5S2
Resource Name or #: (Assigned by recorder) Harris-Harvey Cottage
81. Historic Name:
82. Common Name:
63. Original Use: residence 84. Present USe: residence
85. Architectural Styfe: Vernacular
86. Construction History: (Construction date, alterations, and date of alterations)
Constructed 1923 (CBP# 713); garage added In 1929 (CBP#217S); bed/bath add. in 1942 (CBP# 989)' kitchen ad<i. 1952 (CBP#
23S9j; deck added 1999 (CBP# 99120).
67. No 0 Yes 0 Unknown Date :
88. Related Features:
Original Location:
89a. Architect Unknown b. Builder: Unknown
B1 o. Significance: Theme: Architectural Development (1903-19$5) Area: Carmel by-the-sea
Period of Significance; 1923-1929 Property Type: single family residence Applicable Criteria: CR3
(Discuss importance In terms of historical or architectural context as defined by theme, peflod and geographic scope. Also address integrity.)
The subject property is significant under Calilomia Register Criterion 3,/n the area of architecture, at the local level of
significance, as a good and essentially intact example of Carmel's earlier (1923) vernacular residential design. It clearly reflects
the description found in the opening paragraph of the 2008 Carmel Histone Context Statement's Sec. 5.4 , tor architectural styles
relative to early village housing. " A taste tor simplicity, often articulated by the use of shingles pr siding,
transcends the divisions of time and architectural fashion. n The subject property's character-defining features mirrors most of
those called out in the context statement. The exterior wall cladding; use of Dutch-doors (Jn this instance
arched, with decorative metal strap hinges), and the presence of a front-gabled single car garage (1929), sided with
board-and-batten, With an arched vehicUlar door, and set close to the street. Paired, multi-paned wood casement windows are
also contribution features.
Also addressed in the oontext statement is a section (6A) on the influence of women in Carmel. The owner/builders of the subject
cottage were Celia D. Harris, a retired New York social W()rker and her friend Ms. Gladys Harvey. Ms. Harvey, a native of
Oshkosh, 'Msconsin was principal of the San Jose Americanization School in San Jose priot to coming to Carmel in 1923. In
1929 Ms. Harvey returned to san Jose as a public school principal, returning permanently to the Camino Real cottage in 1945.
Both passed away in Carmel, Ms. Harvey in 1962and Ms. Harris in 1976. They were active in local organizations relating
to social issues. Although not listed indlvJdually In the historic context statement, both women fit the context statement's
premise that "From Its earliest years ,Carmel has attracted lntelllgent, creative and independent women from all walks of life.
VVhether artists, writers, oommunlty activists, health care advocates, politicians, or builders. women were usually visible and
dynamic particj)ants in the development of Carmel. n
811 . Additional Resource Attributes: (List attributes and codes) HP2 - Single Family Property
812. References:
Carmel building records, Carmel Planning Dept., City Hall, Carmel.
Carmel by the Sea, Historic Context Statement. 2008.
Carmel Cymbal, 9/8/1962 (Obit. for Gladys Harvey).
Carmel Pine Cone, 2126/1976 (Obit. for Cella E. Harris);
Sanborn fire insurance maps for Carmel192411930/ 1924-62.
Seavev. Kent. Blo. on John Bathen foersonal archivest
813. Remarks:
814. Eval uator: Kerrt Seavey
Date of Evaluation: 10/912013
(This space reseMd for officlal comments.)
(SketCh

[S_
f l

257
Stale of California -The Resou1'ces A!lencY
DEPAAThENT OF PARKS AND RECREATlON
CONTINUATION SHEET
Primary # _________ _
HRJ It
Tri'nomi ai
3 of 3 Re&ource Name or t: (Assigned by recorder) Harris-Harvey Cottage
.{eccrded by: Kent L. Seavey Dat e 101912013 Q Continuation 0 Update
P3 (cont.) ln"\999 (CBP# 99-120} low, open wood deck 'MIS constructed off the facade. This feature is a<::cessed by a low brick stoop,
with simple wood benches on either side at the forward. limit of the deck.
The subject property is on the east side of Camino Real, set "Well back on its parcel In an informal landscape setting of grassed lawn cover
and low shrubbery. A bricked walkway leads to the house from the edge of the driveway paved with the same material, probably added in
the 1999 deck construction. The cottage is located in a wooded neighborhood of one and two-story homes of varying ages, sizes and
styles.
Carmel building files Indicates that a bedroomJbath was added in 1942 (CBP#989), and an addition to the kitchen occurred in
1952 (CBP# 2359). Neither of these additions .appear on the 1924 Sanborn fire insurance map that was updated to 1962.
810 {cont.) Further research on the two 'M:>men warrants undertaking.
No Architect or builder has been identified for the Harris-Haf\tey Cottage. However, the 1929 garage is credited to local builder and stone
mason, John Battlen. Bathen was a native of No!Way, Where he had been a fisherman. He came to Carmel in the earty 1920s with his
English Wife uta, and purchased a portion of the Emily Self property on Santa Lucia, and expanded an existing board-and-batten cottage
tor living quarters. later, 8athen acquired a quarry in Carmel Valley and estabfiShed the Santa Lucia Quarries LTO, on Dolores St.
bet\Neen Ocean & 7th Ave., providing 'building stone for all purposes, Art Tile and Patio."
The subject property is one of diminishing number of early vernacular cottages remaining in Carmel. It retains a majority of the Oliginal
character-defining features Of fhe building type (see above) and appears to be in good physical condition, except perhaps for its original
mUd sill foundation. The grassed front yard is tne onlY d.e$ign aoomaty noted, and is easily reversible if ever de$ired.
The Hams-Harvey COttage is a good and essentially Intact example of Carmel's ean1er (1923) vernacular residential design. It is
signif&eant under the theme of Architecturat Development in Carmel between 1003 and 1965, as described in the 2008 Historic Context
Statement for Carmel-by-the-Sea, and appears to qualify for listing on the carrtornia Register at the local level of significance for Its
architectural merit.
0 Pf\5Zlt {1 fi15)

Looking east at the west facing facade,
Kent Seavey, 1101312013
258
Marc Wiener
From:
Sent:
To:
Subject:
Dear Mark:
kent Seavey [t I 5 b 3 IS I)
Thursday, October 17, 2013 10:52 AM
Marc Wiener
Harris/Harvey Cottage
Thank you for the information regarding the 1999 rebuilding of the attached garage on
the Harris/Harvey Cottage on Camino Real (APN#818-273-888). I did not see mention of a new
garage in the existing building records. The feature (garage) appears to be generally
consistent with the Secretary of the Interior's Standards for Rehabilitation, under Standard
#9. The garage door , while differentiated from the original double doors, is compatible with
the historic materials, features, size, scale and proportion and massing of the earlier
garage. In retrospect the loss of original materials may have been attributable to the
condition of the feature, ie. deterioration, structural instability, etc. we do not know as
the record is mute. Consistent with Standard #6, the deteriorated features were replaced with
in kind materials that matched the original in design and texture. The property still retains
the spatial relationships that characterized the original features. You noted the existence
of photographs that show the garage in the process of rehabilitation. Those could be used as
documentary evidence if removal of the existing garage were to be undertaken in future, to
return the feature to its original appearance . As noted, the rehabilitation work done in 1999
on the exterior of the residence and attached garage appears consistent with the Secretary's
Standards and has retained a good example of Carmel ' s earlier vernacular residential design
that, based on the 2888 Carmel Historic Context Statement, should qualify the cottage for
local listing in the Carmel Historic resource Inventory .
Most Sincerely,
Kent Seavey
1
259
-Property Owner Letter
October 14, 2013
TO: Marc Wiener, Senior Planner
FROM: Jack and Lois Prentice- homeowners
Susan Fox, agent for the owners
VIA EMAIL: mwiener@ci.carmel.ca.us
RE: Historic Determination of Camino Real- 2 SE of 11
1
h, Carmel
Dear Marc,
Thank you for allowing us to present some facts regarding this property that we feel were not taken into
account in Mr. Seavey's report dated 10/9/2013. Also, Mr. Seavey did not tour the interior of the
property upon his inspection to understand the overall condition of the property. The Prentices, who
are 91 years young, have recently moved from the property to a local assisted living facility and are
anxious to resolve this issue so they can finalize the sale of the property.
First, it should be pointed out that the existing garage, which is now attached to the home, was
constructed as a new structure in 1999. Mr. Seavey reports that just the garage door was replaced, so
we would like the report corrected to reflect this addition. Also, we have supplied photographs that
show the construction of the new garage and various other alternations to the property in 1999
including the shed addition to the south side of the house. The owners also would like the report to
reflect that when they made improvements in 1999, the property was not deemed historical so they
were allowed to make these improvements.
We also think it is important to point out that the structure is sitting on a mud sill and has no
foundation. The single wall construction and lack of foundation have to be considered by any future
owner as to the overall structural integrity of the home in future years. The chimney has also been
inspected and again, does not have any foundation and is unreinforced so it poses safety issues. Please
refer to Peninsula Home Inspection prepared by Michael Rachel, dated 10/1/2013 which we previously
forwarded to you. The entire roof needs to be replaced and the skylights are leaking so they need to be
reflashed. The shed roofs that were added in the rear part ofthe house are tar and gravel and also need
attention. In summary the overall condition of the house is not good.
There have been other additions to the rear of the property over the years which are very obvious when
you walk through the house. The owners also demolished the existing brick steps to the entrance of the
property and replaced them with an attached wood deck and pavers for the walkways and driveway.
They also removed a set of patio doors in the back of the property and replaced them with a window
and installed skylights.
The structure itself, although very wonderful from the curb, has no structural integrity and is not in good
condition and any future homeowner would likely need to demolish the existing structure and build a
home that meets all current building and energy standards.
In conclusion, taking into account all the alterations and additions that have been made to this home
over the years; knowing the lack of structural integrity of this single wall constructed home, which has
been well documented, and the overall condition of the home, we kindly request that the property not
260
be deemed historical since it will negatively impact its valuation, marketability and also create future
problems for a new homeowner.
Thank you in advance for your consideration.
261
Photographs of Garage Remodel (dated 10/13/99)
Original garage - Front of property from Camino Real facing east
:.. .. ...
' ...
f ., ...:
\ .
' .
.... .
Garage under construction - Front of property from Camino Real facing east
262
_____ -- -. .... u v.o..u ...... uu.ac , crnacrnar-styte Kesidences
in Carmel built in the 1920s
P-RtMARV: flilCORO
.;.
.

Code
t f..Ot W. '-
581
Date
Page 1 of 3
Resource Name or #: (Assigned by recorder) Dr. Amelia Gates Cottage
P1. Other Identifier:
P2. Location: 0 Not for Publication a. County Monterey
and (P2b and P2c or P2d. Attach a Location Map as necessary.)
b. USGS 7.5' Quad Date T ; R
1/4 of 1/4 of Sec
c. Address:
City Carmel-by-the-Sea :Ztp 93921
d. UTM: (Give more than one for large and/linear resources) mEl
e. Other Locational Data (Enter Parcel #, legal description, directions to resource, elevation, etc., as appropriate)
3 south of 7th, wlside Gamino Real (Bik N, Lot 11)
mN
Parcel No. 010-265-004
p 3. Desert pt ion frd..de<Esigl, rrmms, anii::ll,ci!aatia s, size,m-g,cml:xJ..I"dlres)
B.M.
A one-story vernacular board-and-batten cottage, origina/ly square in plan, resting on a cement foundafjon. The exterior wall
cladding is vertical redwood board-and-batten. The side gabled, jerkin-headed roof is covered in wood shake, and originally had
small wood finials at the apex of the north and south facing clipped gables. A massive exterior eave wall chimney of uncoursed
rubblework is centered on the east elevation. This looks like the work of Ben Turner. The original entry, on the north end elevation is
In place, but closed off from the interior. It is capped by a later shed roofed door hood. The current entry is at the SE corner of the
east elevation, replacing an original six-light wod window. A matching window, north of the chimney, has also been replaced by a
larger muti-paned fixed wood window. A one room board-and-batten room addition appears off the NW corner of the cottage,
employing what appears to be the original east elevation windows. A small projecting bay, with window seat was added to the south
elevation on the SW side. The cottage replaced an earlier and smaller cabin. All alterations and additions appear to have been made
prior to 1930.he cottage sits welt back on its lot behind the carriage house, with a Carmel stone patio and pond in an informal garden
setting of mature trees and shubbery.
P3b. Resource Attributes: (list attributes and codes) HP2 Single Family Property HP38- Woroon's property
P4o PresP.nt !X'I Builoina n Structure n Ohiect n Site n District n Element of District 0 Other (Isolates, etc.)
......--- - - ------ - ------ . - - - . - .
P5a. cr (PIKlogrc.J'}h mq ll1 1{"\,t;c s c. to '">f ... :<. 1 P5b.
P11. Cltatron: (Cite StJrvey report and other sources, or enter "none")
City of Carmel-by-the-Sea Survey 1989-1996
-..,. ... 9117AJ1, #9500-5
Date Constructed/Age and Sources
0 Prehistoric 18;1 Historic 0 Both
Address
10/ 14/2001
Survey Type: (Describe)
Historic Resource Inventory- 2001
o NONE 0 Continuation Sheet 0 District Record 0 Rock Art Record 0 Other: (List)
o Location Map BI Building, Structure, and Object Record 0 Unear Feature Record 0 Artifact Record
0 Sketch Map 0 Archaeological Record 0 Milling Station Record 0 Photograph Record
DPR 523A (1 195) His1oryMaker SanBuena\lenlura ResearchAssoclsles
263
I osJecT RecoRo HRI # Primary#
. . ----------- --------------------- --
of NRHP Status Code 5S1
Resource Name or#: (Assigned by recorder) Dr. Amelia Gates Cottage
Historic Name:
Dr. Amelia Gates Cottage
82. Common Name:
83. Original Use: residence
84. Present Use: residence
85. Architectural Style: Vernacular cottage
86. Construction History:(Construction date, alterations, and date of alterations)
Constructed 211922 (Cbp #343); undated room addition to the NW cr, and small addition to SW cr.; undated window and door
changes on east facing facade
87. Moved? I i No : ' Yes
I Unknown Date : Original Location:
88. Related Features:
square board & batten caniage hse. at street in front (east) of cottage (suggested date of 1908 not
reflected on 1910 Sanborn map).
B9a. Architect:
designer/Or. Amelia Gates b. Builder: M.J. Murphy(?)
810. Significance: Theme:
Architectural Development Area: Carmel-by-the-Sea
Period of Significance: 1903-1940 Property Type: single family residence Applicable Criteria:
CR2,3
(Discuss importance in terms of historical or architectural context as defined by theme, period and geographic scope. Also address integrity.)
The Amelia Gates Cottage is significant under California Register criterion 2, for its primary association with Dr. Gates, one of a
number of educated & independent women who designed buildings in Carmel during the formative years of its development. It
also is significant as an example of early vernacular architecture.
Dr. Howard Gates and his pediatrician wife, Dr. Amelia Levinson Gates constructed one or two small cabins on their Camino
Real parcel about 1910, for vacationing between their medical practices in San Jose and Los Angeles, and frequent trips
abroad for advanced study in Europe. They had met as students at Johns Hopkins University and both had distinguished
professional careers. Dr. Howard Gates died in Rome in 1913, where he was chief surgeon of a large hospital. Amelia returned
to San Francisco, where she pioneered in preventative care for children, and helped establish the Florence Ward Hospital. She
retired to Carmel, replacing her earlier cabin with a cottage of her own design in 1922. The jerkin-headed, or clipped gables of
the cottage reflect features found on Bavarian farmhouses, with which she was familiar from her european travel. All changes to
the cottage prior to 1947 are of her making. She would later (1927) design and supervise construction on a two-story
commercial block at the SE comer of Ocean Ave. and Monte Verde, that drew its inspiration from the same architectural
sources. Dr. Gates continued to practice pediatrics in Carmel until her death in 1947. Her home on Camino Real became a
meeting place for professional and creative people, including local suffragettes, labor leaders, financiers and creative artists in
many fields. She was active in community affairs, including the preservation of Devendorf Plaza for public use. A brilliant
scientist, intellectual and committed community activist, Dr. Gates was also one of a number of educated, independent women
who designed and constructed buildings during a productive period of her life in the formative years of the village. The Gates
Cottage clearly reflects the findings of, and is consistant with the 1997 Carmel Historic Context Statement under the theme of
architectural development.
811. Additional Resource Attributes: (List attributes and codes) HP2 - Single Family Property HP38- Women's property
812. References:
Carmel building permits, Carmel Planning Dept., City Hall, Carmel
Carmel Historic Context Statement 1997
Hale, Sharron, A Tribute to Yesterday, Valley Press:Santa Cruz,
1980 p. 15.
Monterey Herald, Fore Qbituary, 6/2147
------ Gates Obituary, 6/2/47
813. Remarks: Zoning R-1
CHCS (AD)
814. Evaluator:
Date of Evaluation:
Kent L. Seavey
1011412001
I
(This space reserved for official comments.)
- ---- --- - -- --- - ------- - -----'
DPR 5238 (1195) HislOI}'Maker 4
(Sketch Map with north arrow required.)
j
264
I
'
....,._, ,.,,,,.,_ ... , - , ,.,,,, ...... ,,..'-' '''-'-"''L...I"'\IIUJ'I
"-ONTINUATION SHEET
HRI# J
_____________________________ T_r_in_o_m __ ia_l __________________________ _
Je of
, by:
Resource Name or#: (Assigned by recorder)
Kent L. Seavey
Supplemental
.... '
! " "; ., ; .., .. 4 ;
.
.
Dr. Amelia Gates Cottage
Date 10/14/2001 /'] Continuation I 1 Update
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Page 1 of 3 Resource Name or # : (Assigned by recorder) John Bathen House
P1 . Other Identifier:
P2. Location: 0 Not for Publication 181 Unr estr icted a. County Monterey
ana (P2b and P2c or P2d. Attach a Location Map as necessary.)
b. USGS 7.5' Quad Date T ; R 1/4 of 1/4 of Sec
c. Address: City Carmel by-the-Sea Zip 93921
d. UTM: (Give more than one for large andllinear resources) mEl
e. Other Locational Data (Enter Parcel#, legal description, directions to resource, elevation, etc., as appropriate)
Santa Lucia 2 NE of San Antonio (Bik. Z, Lots 14, 16 & pt. 8/k. 149)
B. M.
mN
Parcel No. 010-287..()()6
P 3. o escrl ptl on ([m:;ltere;a,.rooan::filsrmj::Jet:mll'is.lrxi..x:eOOsg'l, l'll:iailS,
A one-andtwo-story vernacular residence, slightly ell-shaped in plan, resting on a stone foundation. The exterior wall cladding is a
combination of vertical board-and-batten and Carmel stone on the one-story section, and wood shingle and Carmel stone on the
two-story portion, to the north. The lowpitched cross-g;Ibled root system is covered in composition shingle. rhere is one Carmel
stone interior chimney. It is located toward the east, on the north side-elevation of the two-story section of the house. An exterior
wooden staircase with simple horizontal raRing, recently rebuilt, rises from West to East along the North side-elevation accessing
the second floOr. Fenestration is irregular with a combination of fixed, plate-glass, wood casement type and sliding wood windows In
varying sizes. Some of the wood casement type form a band along the West side of the one-story wing. There is a narrow, fixed
stained..glass window, flanking the principal entry, which faces south on the slightly projecting two-story ell. The gable end of the
one-story wing has large, multi-paned glazed sliding doots centered In the wall, which is covered ill coutse(f ashlar Carmel stone.
The North end of the detached, 1939 flatroofed Carmel stone garage creates an irtterior garden wall tor the property which has
extensive Carmel stone patios, as well as an outdoor stone fireplace in the NW cr. of the parcel. The house is sited in an informal
landscape setting of mature pines and cypress with vine-covered walls and fences and several flower beds.
P3b. Resource Attributes: (List attributes and codes) HP2- Single Family Property
P11. Report (Cite StJrvey report and other sources, or enter 'none")
NOne
, !: i::.t 0 Elemsnt of District D Other (Isolates, etc.)
P5b.
LOOking N atw9S1side--elev., 812012003, #512713A
P6. Date Constructed/Age and Sources
0 Prehistoric Historic 0 Both
19211192911939, Cannel bldg. records
P7. Owner and Address
Richard & SttJ/Ia Fenton
25 Hyde Park Gardens, Flat#1 o
LJJndon W22LZ. Eng/lind
P9. Date Recorded; 8/21/2003
P10. Survey Type: (Describe)
Intensive/required CEQA review
\ttachments 0 NONE li:l Continuation Sheet 0 District 0 Rock Art Record o Other: (LiSt)
0 Location Map 0 Building, Structure, and Object Record 0 Linear Feature Record 0 Artifact Record
0 Sketch Map 0 Archaeological Record 0 Milling Station Record 0 Photograph Recorn
DPR 523A (1f.l5) H!storyMaker
266
P.age 2 of 3 NRHP Status Code 5S1
Resource Name or II: (Assigned by recorder) John Bathen House
81 . Historic Name:
John Bathen House
82. Common Name: "Finestre
83. Original Use: residence 84. Present Use: residence
85. Architectural Style: vernacular
86. Constructi on History: (Construction date, alterations. and date of alterations)
Constructed 1921 (CBP# 249); twstorystone addition 1927 (CBP# 1934)
B7. M o v e d ~ No 0 Yes 0 Unknown Date : Original Location:
B8. Related Features: Detached flat-rooted Carmel stone one-car garage, 1939 (CBP# 475)
B9a. Architect: b. Builder: John Bathen (192711939)
810. Significance: Theme: Architectural Development Area: Carmel by-the-Sea
Period of Si gnificance: 1903-1940 Property Type: single family residence Applicable Criteria: CR3
(Discuss importance In terms al historical or architectural context as defined by theme, period and geographic scope. Also address integrtty.)
The John 8athen House iS significant under California Register criteria 3, under architecture, as an excellent example of Bathen's
building skills as a stonemason. The property exhibits several styles of Carmel stone masonry, including patios, and may have
been used as an example of the craft tor potential clients. John Bathen was a native of Norway, where he had been a fisherman.
He came to Carmel in the early 1920s with his English wife Uta, ana purchased a portion of the Emi_!Y Bell property containing a
one-story, rectangular board-and-batten servants quarters. He added a two-story wing to the north end of the existlng building
that year, employing carmel stone, and some wood framing for the second floor . He built a Carmel stone garage, fronting on Santa
Lucia in 1939 that is part of the historic resource. Bathen acquired a quarry in Carmel Valley and established the Santa Lucia
Quarries LTD, on Dolores St. between Ocean & 7th Ave., providing "building stone for all purposes, Art Tile and Patio." He is known
to have constructed several small stone houses on the West side of MissiOn between 4th and 5th Aves. that may be the current
Stonehouse Court, as well as instructing builder Frank Lloyd in the craft of stone masonry between 1940 1942. According to a
Carmel Pine Cone tribute, written at the time of Bathen's death in June of 1945, well known Cennelite Dora Hagemeyer noted that
Bathen and his wife Uta had become an integral part of Carmel, "Everything concerning the welfare of the village or Its residents
concerned them. They took an active part in the preservation of the true cannel tradition ... . His wife Uta, who INOrked in the realty
offlce of Elizabeth McClung White, was well known as a costume designer for the Forest Theater and for her close association with
Sunset School and its activities. The John Bathen house retains Its historic integrity to a high degree and clearly reflects the the
findings of, and is consistent with the 1997 Carmel Historic Context Statement under the theme of architectural development.
811. Additional Resource Attributes: (List attributes and COdes) HP2 - Single Family Property
812. References: r--------------- --- --,
Carmel bldg. records, Planning Dept., City Hall, Carmel
Carmel Historic Context Statement 1997
Carmel Pine Cone, 6/15/45,8/3/45
Hale, Sharron. A Tribute to Yesterday, Valley Publishers: Santa
Cruz. 1980, p. 45
Harrison Memoriall.ibrarv. Historv Files
813. Remarks: ZoningR-1
CHCS(AD)
814. Evaluator: Kent Seavey
Date of Evaluation: 812112003
(This space reserved tor official comments.)
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Page 3 of 3 Resource Name or # : (Assigned by recorder) John Bathen House
Recorded by: Kent L. Seavey Date 812112003 Continuation 0 Update
DPA523L{11ll5)

Looking SEat the North (rear) elevation
and West side-elevation. 812Q/2003,
#51271-BA
SanBuenaYenturaAesean:tJAssoelales
268
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Primary# .--------------------- ---- -
HRJ # ____ ----- _______ ---------- -------
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PAR"fMENt OF PARKS A!"fD RECREATION
ijrMA RY RECORD .
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Page 1 of 3 Resource Name or #: (Assigned by recorder) Daisy F D. Bostick Cottage.
P 1. Other Identifier:
P2. LOcation: 0 Not for Publication a. County Monterey
(P2b and P2c or P2d. Attach a Location Map as necessary.)
b . USGS 7.5' Quad Date T R
1/4 of 1/4 of Sec
c. Address:
City Carmel by-the-Sea Zip 93921
d. UTM: (Give more than one tor large and/linear resources) mEl mN
e. Other Locational Data (Enter Parcel#, legal description, directions to resource, elevation, etc., as appropriate)
2 NWof 12th, wlside Lincoln (Bik 133, Lots 7, 9)
Parcel No. 010-183-004
P 3. Description (D::scti::erm:ureardJs an:lbn, aftefattrs, size,m-g,ardb:lJrd:lrEs)
S.M.
A one-story, wood-framed vernacular cottage, irregular in plan, resting on a concrete perimeter foundation. The exterior wall
cladding is a combination of wide, horizontal shilap wood siding, and vertical board-and-batten. The steeply pitched roof system is
cross-gabled, with a lower stepped gable to the SW It has slightly flared eaves wlexposed ratter tails where it overhangs the n!side
elevation. There are two exterior eave-wall chimneys. One of carmel stone, along the north side elevation, and the second, on the
east side of the stepped SW wing, constructed from granitic beach rock. A rectangular banked bay window projects slightly from the
gable end on the north side of the east facing facade. It is capped with a narrow shed roof wlexposed rafter tails. All roof covering is
composition shingle. Fenestration is irregular, wla combination of single, fixed multi-paned wood windows, and paired and banked
multi-paned casement type wood windows, as well as multi-paned glazed wood French doors. There is a particularly nice large, ttxed
multi-paned focal window in the SW gable end, capped with a segmentally arched fan light. The cottage sits well back on the
property. behind an ivy encrusted grape-stake fence in a natural landscape setting of mature oaks and low groundcover.
P3b. Resource Attributes: (List attributes and codes) HP2 - Single Family Property HP3B - Women's property
4. Resources Present ts<l Bui!dina n Structure n ObiP.r.t n Sit P n , of District 0 Other (Isolates, etc.)
P11. Report Clts11on; (Cite survey report and other sources, or enter "none")
' t-me
.,. 1 '-:"
Looking west at east facing facade, 2110/01
P6. Date Constructed/Age and Sources
0 Prehistoric Historic 0 Both
1920 Carmel bldg. records
P7. Owner and Address
James F. Cooks 111 Trust
1012 Honeysucle Dr.
San Marcos, CA 92069
PS. Recorded
KentL. Seavey
Preservation Consultant
310UghthouseAve.
Pacific Grove, CA 93950
.achments 0 NONE Sheet 0 District Record 0 Rock Art Record 0 Other: (List)
0 Location Map Building, Structure, and Object Record 0 Linear Feature Record 0 Artifact Record
o Sketch Map 0 Archaeological Record [] Milling Station Record 0 Photograph Record
DPA 523A (1.95) His!Oij'Maket San Buena'-"'!n!Ura Aesearoh Associates
269
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STRUCTURE, AND OBJECT.
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Page 2 of 3
NRHP Status Code 5S1
Resource Name or #:(Assigned by recorder) Daisy F. D. Bostick Cottage.
81. Historic Name:
82. Common Name:
B3. Original Use: residence 84. Present Use: residence
85. Architectural Style: vernacular cottage
86. Construction History: (Construction date, alterations, and date of alterations)
Constructed 1920 (Cbp # 131); addition 1921 (Cbp #319); addition to east 1925 (#Cbp #939); addition to south 1931 {Cbp #2375);
remodel1934 (QJp#2616)
87. Moved? i8J No 0 Yes 0 Unknown Date : Original Location:
88. Related Features:
B9a. Architect: designer/Daisy F. D. Bostick (1920-21) b. Builder: Walter B. Snook (1934)
81 o. Significance: Theme: Arts & Culture/Architectural Development Area: Carmel by-the-Sea
Period of Significance: 1903-1940 Property Type: single family residence Applicable Criteria: CA 2,3
(Discuss importance in terms of historical or architectural context as defined by theme, period and geographic scope. Also address integrity.)
The Daisy F. D. Bostick Cottage is significant under California Register criteria 2, tor its association with Daisy Fox Desmond
Bostick, an early resident and significant chronicler of daily life in the village. It is also significant under criteria 3, in the area of
architecture as a well preserved example of vernacular cottage architecture in Carmel.
Daisy Desmond Fox Bostick was a San Jose high school teacher who first came to Carmel in 1910, living for a time with the Perry
Newberry family. She was an early manager of the Pine Inn, was one of the <;lance directors of the Forest Theater, and sold the first
advertizing for the Pine Cone newspaper in 1915. After a trip to Europe, she returned to Carmel in 1918 and sold real estate, while
working as a writer. She purchased the garage that occupied the stte of the present residence, and converted it Into her first
Carmel home in 1 92021. Bostick continued to purchase real estate and design or remodel residential housing units. She was one
of a number of educated, independent women designers in the village. She is best remembered for her writing and publication of
two works on Carmel, Carmel at Work and Play, wl Dorthea Castelhun in 1925, and a reprise of the text under the title, Carmel
Today and Yesterday, in 1945. Sharron Hale acknowledges Bostock's contributions to the community in an except from her local
history, A Tribute to Yesterday (1980). "Carmelites owe her much, for she was either at the scene of or a part of much of what was
going on, and took the time to make notes about it all."
Bostick's characterization of Carmel's residential housing in 1925, under her chapter on "The Personality of Carmel", in Carmel at
Work and Play, could be a description of her Lincoln St. home. " ... most of the houses look as if they had grown as naturally as the
pines. Little low redwood cottages snuggle in among the silver trunks of oaks, they hide back of masses of wild lilac, or peep out
over the tops of quaint, moss-flecked wooden palings."
811 . Additional Resource Attributes: (list attributes and codes) HP2- Single Family Property HP38 - Women's property
812. Refer.ences: r--------------------,
.1. r
I .
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Carmel bldg. records, Carmel Planning Dept. , City Hall, Carmel
Carmel Historic Context Statement 1997
Design Traditions of Carmel, The City's Design character, 1997
Hale, Sharron, A Tribute to Yesterday, Valley Publishers;Santa Cruz,
1980
Sanborn fire insurance mans of Carmel. 1924. 1930. 1930-62
813. Remarks: Zoning A-1
CHCS (ACIAD)
814. Evaluator: Kent Seavey
Date of Evaluation: 412612002
(This space reserved for offici til comments.)
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Page 3 of 3 Resource Name or #: (Ass;gned by recorder) Daisy F. D. Bostick Cottage.
Recorded by: KentL. Seavey Date 412612002 O Update
810. Carmel's current Design Traditions policy also renects the property's attributes. A simple, primary building form; variety in the
composition of buildings; an understated building scale; a diversity of textures and details that provide a sense of human scaie. All are
apt descriptions of the Bostick cottage. Daisy purchased the 1920 garage that occupied the site, and converted it Into her first Carmel
home. The second owner, Hobart P. Glass ell, owner of a mens clothing store on Ocean, added the east wing in 1925. A new owner,
Peter Mawdsley continued the expansion with the south wing in 1931, all in keeping with the original cottage character of the building.
The last alteration was a minor remodeling for Vera Bernhard by MOnterey builder Walter B. Snook in 1934. Since that time no changes
have been recorded, save tor a carport constructed in 1963, that is no longer present.
The design sources tor the vernacular cottage come from American adaptations of the English Arts & Crafts tradition in the early part of
the twentieth century. The building shapes, especially steep pitched roofs w !flared eaves, tend to echo the popular Tudor and
Continental medieval revivals of the era. Building materials like redwood and pine are focally derived, as is the favored Carmel stone for
chimneys, retaining walls, walkways and patios, although local granitic beach rock is used as well. Fenestration favors large,
multi-paned focal windows tor garden views, and to bring as much light Into the interior as possible. Wooden sliders and casement type
windows are favored tor ventilation. Banked windows with small panes, once again referencing a medieval decorative volcabulary, are
common. The Bostick cottage, though enlarged by later owners, has retained most if not all of these vernacular characteristics over
time. The cottage clearly reflects the findings of, and is consistent with the 1997 Carmel Historic Context Statement under the themes of
art and culture, and architectural development.
OPR 523L(1195) HlstoryMaker San Buena ventura Research Associates