Flanders Mansion Lease 08-08-17

CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
Staff Report
SR 2017-121
August 8, 2017
Orders
TO: Honorable Mayor and City Council Members
SUBMITTED BY: Sharon Friedrichsen, Director of Budget and Contracts
APPROVED BY: Chip Rerig, City Administrator
SUBJECT: Receive a presentation regarding the leasing of the Flanders Mansion and other
alternatives and provide direction to staff
RECOMMENDATION
Receive a presentation regarding the leasing of Flanders Mansion and other alternatives and provide direction
to staff.
BACKGROUND / SUMMARY
On January 3, 2017, the City Council adopted a work plan for the 2017 calendar year and indicated that the
review of options pertaining to the leasing of the Flanders Mansion (mansion) is a high priority. As a result,
this item is on the Councils agenda to receive a presentation regarding: (1) a summary of events leading to the
current leasing option; (2) a review and discussion of the current lease criteria and (3) a summary discussion
regarding the other alternatives regarding the mansion. Staff seeks Council direction regarding the course of
action to pursue regarding the mansion.
Discussions regarding the mansion have been long-standing and there have been several task forces
commissioned over the years to determine the best use of the property. The last direction provided by Council
on this matter occurred on February 4, 2014, following a decade long sequence of actions pertaining to the
sale of the mansion. As Council considers its options regarding the mansion, it is important to have an
understanding of the context and events that have previously transpired that have led to the current approach
to seek a lessee for the mansion.
Sequence of Events
On December 7, 2004, the City Council authorized the preparation of an Environmental Impact Report (EIR)
for the potential sale of the mansion. An EIR is a report that identifies potential environmental impacts of a
proposed project, discusses possible options to mitigate the impacts and describes other alternatives to the
project. This action was a result of a September 23, 2004 City Council meeting and subsequent joint meeting
of the City Council, Planning Commission and Forest and Beach Commission on October 7, 2004 regarding
capital projects, unmet funding needs and underutilized City properties, including the Scout House, Rio Park
and the Flanders Mansion.
In accordance with Council direction, a draft EIR (DEIR) was released in May 2005, and the Final EIR
(FEIR) was released in August. Council certified the FEIR on September 22, 2005. As part of this action,
Council approved the project---the sale of the mansion. This also meant that Council rejected other
alternatives included within the EIR, such as the leasing of the mansion, as this alternative was deemed
economically unfeasible. In addition, Council adopted a resolution of intent to sell the mansion and adopted
mitigation measures. On October 4, 2005, Council adopted the conditions for the sale of the mansion,
including the condition that the buyer restore and maintain the building in accordance with the Secretary of
Interior Standards for the treatment of Historic Resources.
The Flanders Foundation (Foundation) legally challenged the Citys certification of the 2005 FEIR and the
adequacy of the EIR under the California Environmental Quality Act (CEQA).1 Based upon the Monterey
County Superior Court ruling in 2007, the City rescinded its certification of the 2005 FEIR and its intent to sell
the mansion and began the process for re-circulating a new EIR in January 2009.2
While the project objective of the 2005 FEIR was to generate funds for capital improvements and to divest the
City of the property, the 2009 EIR objectives were expanded and included:
Divest the City of the Flanders Mansion property, which is in need of significant short-term and
long-term repair and rehabilitation (primary objective)
Preserve the mansion as a historic resource (secondary)
Put the mansion property to productive use (secondary)
Ensure the future use of the mansion property will not cause significant traffic, parking or noise
impacts on the surrounding neighborhood (secondary)
Ensure the future use of the mansion property will not significantly disrupt the publics enjoyment of
the Mission Trail Nature Preserve or the Lester Rowntree Native Plant Garden (secondary)
Ensure that the environmental resources of the park are protected (secondary)
Ensure that the mansion parcel continues to provide the public with as many park benefits as are
practical (secondary)
In addition to changing the project purpose, the 2009 EIR identified the property as parkland. The document
also included new analyses, such as an economic feasibility analysis of the potential project and alternatives,
namely to sell or lease the mansion. Four alternatives were examined: (1) no project, (2) a lease for a single-
family residential use, (3) a lease for a public/quasi use and (4) a sale with conservation easements and
mitigations. According to the EIR, alternatives 1-3 were found to have fewer environmental impacts than
alternative 4, the sale of her mansion. Moreover, the sale of the mansion would result in the significant
environmental impact of loss of significant parkland that is part of the Mission Trail Nature Preserve
(Preserve). However, only the sale satisfied the primary objective of divesting the City of the property.
On May 12, 2009, Council certified the 2009 FEIR. As part of this action, Council adopted the implementation
of the project (the sale of the mansion) with conservation easements; adopted mitigation monitoring and
reporting measures; adopted conditions pertaining to the sale of the mansion and provided notice regarding
the discontinuance of a public park, the latter being a required action under the State Surplus Land Act (Act).
On June 16 and August 13, 2009 respectively, Council introduced and adopted ordinances calling for a special
election on the discontinuance and abandonment of the use of a public park in accordance with State law. An
election on the matter was held in on November 3, 2009 and the ballot measure (Measure I) passed by 62%
(913 votes in support and 552 votes in opposition).
The Flanders Foundation again took legal action and challenged the City on the adequacy of the 2009 FEIR
under CEQA.3 The Monterey County Superior Court found that the City complied with CEQA; however it
rendered the opinion that the City failed to analyze the environmental impacts of selling or leasing the mansion
in compliance with the Act and to adequately respond to a comment regarding selling the mansion with a
smaller parcel of land. Subsequently, the City filed a notice of appeal while the Foundation filed a notice of
cross-appeal. The Sixth District Court of Appeals rendered a decision on January 4, 2012 and reversed the
lower courts ruling relating to the Act while reaffirming the lower courts ruling that the 2009 EIR was
1
The Foundation also challenged the Citys compliance with provisions of the State Government Code pertaining to the
sale of surplus properties (State Surplus Land Act) and disposition of parkland as well as conformance with the Citys
General Plan and adherence to the Municipal Code pertaining to maintenance of historic properties.
2
The Court upheld the Citys determination that the sale of the mansion was in conformity with the Citys General Plan,
but found the City lacked sufficient economic evidence to support its finding that a lease was economic infeasible. It also
opined that the property was parkland, which dictates the process for disposing of the property with a public vote by the
electorate, in accordance with State law.
3
The Foundation challenged the EIR on the grounds that: (1) it did not analyze the potential impact of the State Surplus
Act, which requires a governmental entity to offer the sale of surplus lands to other governmental and affordable housing
agencies before selling it on the open market; (2) the adequacy of the economic feasibility analysis and (3) the failure to
address a comment regarding parcel size.
inadequate in its analysis of a smaller parcel alternative. As a result of the Monterey County Superior Court
order and Sixth District Court of Appeal ruling, on March 6, 2012, the City Council decertified the FEIR
regarding the sale of the mansion and rescinded various actions that occurred in 2009, which included
decertifying the November 3, 2009 election results.
The City re-circulated the 2012 DEIR for public comment on June 14, 2012, which incorporated the 2009 DEIR
and 2009 FEIR (as amended) by reference. During the January 8, 2013 meeting, Council voted to approve an
alternative to the project that limited the use of the land to a single-family residential use; reduced the size of
the parcel to mitigate the impacts on the Preserve and sought a long-term lease of the property. Council
directed staff to market the leasing of the mansion based on specified leasing criteria. On April 3, 2013,
Council certified the 2012 FEIR for the sale of the mansion. As cited within the adopting resolutions, Council
found that:
Both the sale and lease of the property are in conformance with the Citys General Plan
Sale of the mansion property would result in one significant and unavoidable environmental impact
due to the loss of public parkland
A reduced parcel boundary would reduce the amount of parkland lost
There is credible evidence that a long-term single-family residential lease of the property may be
feasible and this project alternative would avoid the significant impact from loss of public parkland
and this alternative should be pursued prior to the consideration of any sale alternative
The Mitigation Monitoring and Reporting Program substantially lessen the significant environmental
impacts of the project and will be made a condition of the lease
At this time, Council also solidified the lease criteria, which consisted of the following items:
(1) The property must be used as a single-family residence during the lease term
(2) Potential lessee must show sufficient liquid financial resources to restore and renovate the
residence and grounds consistent with a preservation plan approved by the City according to historic
preservation standards
(3) The lessee must agree to conform to and implement all mitigation measures approved by the City
Council
(4) The lessee must restore the property on a timely basis, maintain the property throughout the lease
and return it to the City in its fully restored condition
(5) The lessee must agree to pay market rent, including all expenses (with possible allowances to offset
improvements)
(6) The lessee must provide adequate insurance to protect the City from any and all liability and to
indemnify and defend the City against any potential legal action
(7) Offers that meet the minimum conditions will be evaluated upon receipt
Council further directed staff to return by May 7, 2013 with a resolution considering the potential sale of the
mansion if a lease agreement did not materialize. This deadline was extended as the City received four lease
proposals from interested parties. The City retained a law firm with expertise in historic preservation to
rigorously vet two potential lessees using the lease criteria. Based upon this evaluation, the City entered into
negotiations with a potential lessee. However, the City was unsuccessful in brokering an agreement that met
its needs. On January 7, 2014, Council directed staff to explore five options regarding the mansion:
(1) Aggressively market the mansion for a long-term lease
(2) Proceed to a ballot measure for the sale of the mansion
(3) Do nothing-maintain the mansion as is without occupancy
(4) Complete minor upgrades sufficient for occupancy by a caretaker
(5) Remove the mansion from the National Register and demolish it
Staff presented a preliminary analysis of these options on February 4, 2014. At that time, Council directed staff
to use a third party to market the leasing of the Flanders Mansion, develop a set of revised criteria and a
methodology to evaluate proposals. Since that time, while City staff continued to provide routine maintenance
of the facility, especially regarding winter preparation, and undertake significant work within the surrounding
Preserve, no additional efforts to market the lease have commenced while awaiting the seated Councils
direction on the issue. However, staff has received several enquires regarding both the lease and sale and
two individuals that have previously submitted proposals have expressed their ongoing interest in leasing and
historically rehabilitating the mansion.
Consideration of Objectives Pertaining to the Mansion
Before delving into the lease and other alternatives, it may be worthwhile for Council to first discuss its
objective(s) related to this property. The impetus of the 2005 EIR related to financing of capital needs and
finding options to address underutilized City properties. The option to sell would have resulted in a one-time
lump sum payment to the City as well as prevented the City from incurring ongoing maintenance and repair
costs, including historic preservation costs. During the 2009 election, ballot arguments in favor of Measure I to
sell the mansion noted the Citys inability to find a municipal use for the building that would merit the restoration
and long-term maintenance costs. In order for the mansion to be used for municipal purposes, it was
estimated to cost $1.75-2.25 million to seismically retrofit the facility and comply with the American with
Disabilities Act. In addition to divesting itself of the property, the City had espoused other secondary objectives
within the 2009 FEIR related to putting the mansion such as, but not limited to, allowing public access to the
Preserve. The latter goal was central to the argument against selling the mansion, with opponents to Measure
I stating in the ballot measure rebuttal that the sale would result in the loss of trails, views and open space
essential to the Preserve.
As Council prepares to examine options, reviewing the primary and secondary objectives previously articulated
within the EIR as well as considering objectives pertaining to finances, historical preservation and parkland,
may help stimulate the discuss on the Councils preferred approach regarding the mansion.
Financial: Does Council seek a new revenue source, such as its share of the one-time payment
associated with the sale of the mansion and ongoing property tax? If so, is the sale of the mansion as
is the goal or should the City wait until a renovation is completed by another party through a lease and
preserve its option to either use, lease or sale the asset at a later time? Or, does Council seek ongoing
revenue through the rent associate with a long-term lease and/or seek the benefit of having a third
party renovate the facility, even at a reduced rental cost? Is the avoidance of expenses for insurance,
ongoing maintenance and repair, and renovation the financial driver for decision-making?
Historic preservation: Does the Council prefer the rehabilitation occur by a third party and then the City
eventually retains the renovated asset as well as any associated liability and maintenance? What is the
risk of a lessee not finishing the rehabilitation and the City incurring the cost to finish the work? Is a
condition of sale sufficient to ensure the property is rehabilitated according to national standards? Will
the City be able to monitor and enforced this requirement through a sale as compared to a lease?
Protecting parkland: The lease option promulgates the implementation of public access measures in
tandem with the City. Should the costs of implementing these measures be an offset allowance as
well? Will the imposition of these mitigation measures deter any offers to purchase the property? Will
the City be able to monitor and enforced these measures?
In addition to considering these objectives, the feasibility of the lease and other alternatives may also be
considered as part of the decision-making process. For these various options, there will be an associated cost
of staff time as well as potential other costs for professional assistance. There is also a level of uncertainty as
to the outcome, such as whether the City will find a lessee that meets the current or any forthcoming revised
criteria. Or, should the sale option be pursued, whether there be a public entity that offers to buy the mansion?
Will the electorate support the sale? Will there be a buyer on the open market that will accept the various
mitigation measures and conditions and still offer a fair market based price for the mansion?
Lease and Other Alternatives
While the certified EIR is based upon the lease model, there are other approaches pertaining to the use of the
mansion worth discussing. Listed below is a synopsis of the approaches considered by the City in the past as
well as utilized by other governmental agencies.
Caretaker: The City has utilized the caretaker model in the past until about 2003-2004. This model has the
benefit of having an individual or family reside within the mansion and be able to respond to any immediate
issue regarding the mansion. There is no financial gain for the City; rather, the City would incur immediate
costs for such items as electrical, heating and plumbing to make the mansion habitable for a caretaker. The
City would still remain responsible for the short and long-term costs associated with the mansion. In addition,
the City would need to determine what public benefit is afforded by having a caretaker, be it addressing
repairs, and/or attend to the immediate grounds, the Native Plant Garden and Preserve, or other endeavors.
Curatorship
The curatorship model is used by other cities and state governments as a mechanism to enable the renovation
and upkeep of government-owned properties, which are usually located on public or park land. Staff
researched the approach used by the City of Loveland (Ohio) and the States of Delaware and Maryland. These
strategies were compared to the Citys Request for Proposals for Leasing the Flanders Mansion as illustrated
in Table 1, Comparison of Curatorship Model and City of Carmel-by-the-Sea Lease Criteria, below. The
curatorship model is similar to a lease in that it is a long-term arrangement whereby an individual or family
resides in a historic property, tasked with restoring the property. However, there are some key differences in
the curatorship approach and the Citys existing lease criteria for Flanders, with the Citys requirement for the
payment of rent being one key variant.
Table 1: Comparison of Curatorship Model and City of Carmel-by-the-Sea Lease Criteria
Criteria Curatorship City of Carmel-by-the-Sea

Request for Proposals
Qualification in Document background, professional positions Same
restoration/historic held, and interest, experience and skills in
preservation restoration and historic preservation, including
resume.
Restoration Plan City of Loveland provided a restoration plan Lessee will create plan, to be
including architect plans and estimate of costs reviewed by Historic Resources
to execute plan for its property. Photographs, Board and approved by City.
current conditions, estimates of costs and City provided cost estimates of
elements to be renovated included for each rehabilitation items prepared by
State property. outside firm.
Finance Demonstrate creditworthiness, financial Demonstrate financial ability to
security and financial ability to spend funds on complete restoration within 5
restoration based on financial disclosure form. years of commencement of
Ability to complete 5-year work plan for State of lease; and to pay rent, utilities,
Delaware. ongoing maintenance all
related property expenses.
Schedule of Work/ City of Loveland and the State of Delaware Completed in a timely manner,
Rehab/Preservation Plan anticipates plan to be completed within 5 years; assume 5 years per financial
State of Maryland requires 5-7 year completion. requirement.
Term Curatorship for life. No right to transfer, assign Long-term lease to be
or alienate curatorship. State of Maryland may proposed by lessee and
sublet on behalf of curator if restoration is negotiated by lessee and City.
completed and allow curator to return to No right to transfer, assign or
curatorship later. alienate curatorship.
Financial Contribution Agreements have curator stipulate the Agree to pay market rent
minimum contribution to be expended for including all expenses with City
restoration based upon good, services and consideration of allowance to
estimate of curators labor as applicable). State offset improvements to
of Maryland has a minimum contribution of property.
$175,000, including sweat equity, over 7 years.
Utilities and Maintenance Curator responsible for utilities, fees and Floristic surveys of project site
property taxes as applicable. City of Loveland before building permits issued.
also requires development and maintenance a Lessee responsible for utilities,
landscape plan approved by City and maintenance and repair for
completed within two years after term of lease.
commencement of agreement.
Public Access 2 days for the City of Loveland and the State of No requirement for public
Delaware; 3-5 days for the State of Maryland. access to mansion/premise.
Lease
As previously indicated, the Citys current lease criteria is a hybrid of the curatorship model in that the lessee
will perform the historic renovation and then return the mansion back to the City in a restored manner at the
end of the lease. However, there is a shorter duration than a typical curatorship, such as 10-30 years instead
of the term being based upon the lifespan of the curator. A lessee would also pay rent to the City, based on a
negotiated amount. The amount of rent may include an offset for the costs, including sweat equity, made by
the lessee toward the historic renovation.
Sale of Mansion with Property
The City has previously pursued the option to sell the mansion. Should the City wish to consider this option
again, procedurally several actions need to occur. The sale of the mansion was considered within the certified
2012 FEIR; however additional environmental review may be required. Council will be required to adopt new
findings that the sale is the preferred project alternative, which would include documenting its efforts to find a
lessee and determining that a lease is not a feasible alternative.
In addition, State law requires that the City send a written offer to sell or lease the property to a series of public
entities before being able to sell the mansion on the open market.4 While Council reduced the parcel size of
the land associated with the mansion, the parcel is still considered parkland. Following State law, Council
must adopt a resolution on the discontinuance of the park use; hold a hearing to allow for a public protest; an
then, barring no override protest, call for a special election. The City would then either hold a special election
or consolidate this potential ballot initiative with the November 6, 2018 scheduled election and incur the costs
associated with an election.
Sale of Mansion, City Retains Land
The sale of the mansion has the environmental impact of loss of public parkland. Therefore, a ground lease is
an approach that would allow the City to own the land and sale the property.
Other Uses
While there may be some benefit to exploring other uses, such as a cultural or interpretative museum or
center, such an approach may necessitate a new environmental review process. In addition, there would be
substantial costs to bring the mansion into compliance with the building code in order to allow public use.
Recommendation
Staff recognizes that the mansion is a unique property based on its architecture, location and restrictions.
There are a variety of worthwhile objectives that Council needs to consider in determining its approach.
Decisions regarding the mansion must balance State laws pertaining to environmental review and the
disposition of public resources; community engagement and interest; and a degree of uncertainty on the Citys
ability to achieve the desired outcome(s). Staff recommends that Council continue to explore the feasibility of
the lease option, including possible revisions to the lease criteria. This approach is most consistent with the
certified 2012 FEIR and allows the City to demonstrate due diligence and additional good faith efforts to
determine if a lease is a viable project alternative. Should a successful lease arrangement come to fruition, it
would illustrate a public/private partnership; mitigate the loss of parkland; enhance one of the two City-owned
properties that are on the National Register of Historic Places; and preserve the Citys options to continue to
lease, sale or utilized the mansion upon the termination of the original lease.
FISCAL IMPACT
There is no fiscal impact associated with the discussion of options pertaining to the mansion.
PRIOR CITY COUNCIL ACTION

A sequence of various actions transited by Council from 2004-2014. Council included this item on the current
work plan on January 3, 2017.
ATTACHMENTS
1. City Request for Proposals for Leasing of the Flanders Mansion
4
The offer to public entities is for the purposes of developing affordable housing; for park, recreational purpose or open
space; to the State Resources Agency; to a school district for school facilities or open space; for an enterprise zone or for
an infill opportunity.
C I T Y O F C A R M E L - BY- T H E - S EA
REQ U EST FO R P RO P OSA L S
LEASING OF THE HISTORIC

FLANDERS MANSION
Picture courtesy of the William Gahgan Scrapbook Collection, Henry Meade Williams Local History Department,
Harrison Memorial Library, Carmel, CA
CARMEL-BY-THE-SEA CITY HALL

P. O . B O X C C
CARMEL-BY-THE-SEA, CA 93921
831.620.2000
W W W. C I . C A R M E L . C A . U S
Tel: -620-2000
I. INVITATION
Nestled amidst a park setting, the Flanders Outlands Mansion awaits a tenant willing to partake of
its ocean views and iconic Carmel-by-the-Sea architecture. Designed by Henry Higby Gutterson, this
1924 Tudor Revival English Cottage is listed on the National Register of Historic Places. The 6,000
square foot mansion includes seven bedrooms, five baths, a living room and dining room with
fireplace and teak floors. The property is located in the City of Carmel-by-the-Sea, a quaint coastal
village of 4,000 tucked along the central coast in Monterey County, California. The City prides itself
on its natural beauty, including white sand beaches, landscaped bluffs, verdant forests, and
parklands.
The City seeks to enter into a long-term lease for the use of the Flanders Mansion as a single-family
residence. The City seeks proposals from interested and capable person(s) with the financial means
to restore the Mansion.
II. FLANDERS MANSION
In 1924, Paul and Grace Flanders commissioned San Francisco architect Henry Higby Gutterson to
design their home in the English Cottage sub-style of Tudor Revival architecture. The Mansion, also
known as Outlands, is listed on the National Register of Historic Places due to the work of this
prominent architect and his innovative construction methods. Gutterson utilized a unique cavity
wall system of precast interlocking concrete blocks that were locally produced by the Carmel
Thermotite Company as the primary building material. Outlands represents one of the early
pictorial, cottage-style buildings, which became a popular architectural design theme throughout
Carmel-by-the-Sea. See Exhibit A, National Register of Historic Places Registration Form, for
additional information.
The Mansion consists of approximately 6,000 square feet of livable space comprised of seven
bedrooms, five baths, a living room and a dining room with fireplaces and teak floors set amidst a
park-like setting of Monterey pines and cypress trees with views of the Carmel Bay and the Carmel
Mission. The property is located within and surrounded on all sides by the Mission Trail Nature
Preserve. Immediately east of the Mansion is a part of the Preserve known as the Lester Rowntree
Native Plant Garden. The property is zoned P-2 (Improved Parkland).
A cost estimate, prepared for the City in 2009 by the Architectural Resources Group lists
rehabilitation requirements to restore the Mansion. These costs were estimated at $1.2 million,
although the City has made some improvements to the Mansion since that time. An economic
analysis of the Mansion completed in 2009 by CBRE estimated that if the property was restored, the
monthly market rent for the property would be $8,500.
Tours of the Flanders Mansion property will be held on an appointment basis and will only be
offered to person(s) who are serious about submitting a proposal. Person(s) interested in a tour
should call 831.620.2000 and provide the City a minimum notice of two working days.
2
III. LEASE CRITERIA
The City seeks proposals that meet the following criteria:
1. Property must be used as a single-family residence during the term of the lease.
2. Lessee must show sufficient liquid financial resources to restore and renovate the residence
and grounds consistent with a preservation plan approved by the City according to historic
preservation standards.
3. Lessee must agree to conform to and implement all mitigation measures approved by the
City Council as shown in Exhibit B.
4. Lessee must restore the property on a timely basis, maintain the property throughout the
lease and return the property to the City in its fully restored condition.
5. Lessee must agree to pay market rent including all expenses, although the City will consider
allowances to offset improvements made to the property.
6. Lessee must provide adequate insurance to protect the City from any and all liability and will
agree to defend, indemnify and hold the City harmless from any liability arising from the
lessees use of the property.
7. The City will evaluate upon receipt each offer that meets these criteria.
IV. MITIGATION REQUIREMENTS
The City's decision to lease the Flanders Mansion property has undergone a public environmental
review process as required by the State of California. The City has prepared a Final Environmental
Impact Report (EIR) for the Flanders Mansion property that addresses the impacts of the lease of
the property on such factors as aesthetics, biological resources, cultural resources, land use, parks
and recreation, and traffic and circulation. The California Public Resources Code requires all State
and local agencies in California to establish monitoring or reporting programs for the approval of a
project that requires an EIR in order to mitigate or avoid significant environmental impacts
identified within the EIR.
Some of the conditions will need to be satisfied prior to occupancy of the Mansion by the lessee
while other conditions will be satisfied as the lessee commences with various construction-related
renovations that require building permits or other approvals. The list of mitigation measures
required is outlined in Exhibit B. More detail about the environmental impacts and mitigation
measures analyzed in the 2012 Final Environmental Impact Report can be found at:
http://ci.carmel.ca.us/carmel/index.cfm/government/staff-departments/community-planning-and-
building/projects/
3
V. PROPOSAL REQUIREMENTS
Interested person(s) should submit a proposal that includes the following items:
1. Signed cover letter containing the following items:
a. Name, address, telephone number and email address.
b. Brief written Statement of Interest in the property.
c. Resume(s) for each applicant demonstrating experience or qualifications of applicant in
the field of historic preservation, restoration, or other relevant experience, including
successful completion of a restoration project, if applicable.
d. Personal financial statement (Exhibit C) demonstrating financial ability of applicant(s) to
complete restorations within five years of commencement of the lease, and to pay rent,
utilities, insurance, on-going maintenance, and all related property expenses. The City
may require additional documentation of an applicants creditworthiness and financial
security, such as federal/state tax returns and a credit report.
e. Statement confirming applicants ability to provide personal property, general liability
and other insurance as deemed necessary by the City. The current (un-restored)
estimated value of the Mansion is $1.8 million. The City will require proof of insurance
and to be named as an additional insured on the applicants insurance policy as
conditions of the lease.
f. Statements confirming applicants ability to comply with the terms stated under Section
III, and authorization for the City to conduct a background investigation.
2. Lease Proposal:
Summary of the elements of the proposal including:
a. Proposed length of term for the lease.
b. Proposed monthly lease payment.
c. Proposed improvement allowance, which should be reflective of the costs contained in
the Rehabilitation/Preservation Plan Approach (#3).
3. Rehabilitation/Preservation Plan Approach

An explanation of the applicant's proposed approach to development and implementation of a
Preservation Plan should be provided. An independent firm has identified a list of
improvements to be made to the Flanders Mansion property that are listed in Exhibit D,
Rehabilitation Schedule. The City does not warrant that this list is necessarily complete.
Applicants are encouraged to examine the property and may, at their own expense, have
architectural, engineering and other professionals analyze current building conditions.
4
The Preservation Plan, to be developed during the first year of the lease agreement, must
include a schedule of work that includes the items in Exhibit D and provides:
a. A summary of the approach to be used, including the type of work to be performed and
the prioritization of work items and the completion dates.
b. A cost breakdown including the amount of projected costs for contracted labor and
materials, and an estimated value of lessee labor (sweat equity). All plumbing,
electrical and structural work must be performed by certified and insured professionals.
The applicant(s) selected by the City will be required to complete a Preservation Plan prior to
commencing work on the Mansion. A qualified specialist who meets the Secretary of the
Interiors Professional Qualifications Standards must complete the Preservation Plan, which
must be approved by the Citys Historic Resources Board and the City Council. Please see
Mitigation Measure 4.3-1 in Exhibit B. The City anticipates that the work will be completed
within 48 months after the Citys approval of the Preservation Plan.
VI. SUBMISSION OF PROPOSALS
Interested person(s) should submit a proposal as soon as possible, that includes the elements listed
under Section IV to the attention of:
City Administrator
City of Carmel-by-the Sea
P.O. Box CC
Carmel-by-the-Sea, CA, 93921
VII. SELECTION CRITERIA AND PROCESS
The City anticipates that one or more meetings between City staff and the applicant(s) will be
required before a recommendation to the City Council is prepared. A staff review of proposals will
be based on compliance with the terms stated above and upon the criteria listed below.
1. The proposals alignment with the Citys intended use of the property and the applicant's
plan to work with the City on mitigation measures, including preparation of the Preservation
Plan.
2. The proposed lease terms.
3. The financial ability of the applicant to fulfill the proposed lease terms and complete
restorations in a timely manner.
4. The background, experience and qualifications of the applicant, in the areas of historic
preservation and restoration.
5. Capacity of applicant to perform (ability to manage restoration; ability to comply with
mitigation measures; ability to work with City staff).
5
VIII. OTHER TERMS
The Citys release of this Request for Proposals does not commit the City to enter into a lease
agreement nor pay any costs incurred in the preparation of a response to this Request. The City
reserves the right to request further information before making a final decision. Applicants should
assume all materials submitted in response to this Request for Proposals will be open to the public,
with the exception of personal contact and financial information. The City Administrator may
negotiate with one potential lessee without terminating negotiations with another lessee, may
negotiate with one or more lessees during the same period of time or may terminate negotiations at
his/her discretion. Any negotiated lease agreement must be approved by the City Council. If a lease
is approved by the City Council, the lessee may take residency after the approval of a
Certificate of Occupancy by the Building Official and upon completion of mitigation measures
4.1-1 and 4.6-1.
IX. EXHIBITS
A. National Register of Historic Places Registration Form for Outlands/Flanders Mansion
B. Draft Flanders Mansion Mitigation Measures
C. Personal Financial Statement
D. Rehabilitation Schedule
E. Selected Photographs of Flanders Mansion and Scenic Views (courtesy of Denis Duffy and
Associates) Additional photographs available at http://www.flandersfoundation.org/photos.htm
6
NPS Form 1().800 OMS No. 1024-0018
(Rev. 8-88)
United States Department of the Interior

National Park Service
fEB 2 t 1989
National Register of Historic Places NATlONAL
Registration Form REG\STER
This form is for use in nominating or requesting determinations of eligibility for individual properties or districts. See instructions in Guidelines
for Completing National Register Forms (National Register Bulletin 16). Complete each item by marking "x" in the appropriate box or by entering
the requested information. If an item does not apply to the property being documented, enter "N/A" for "not applicable." For functions, styles, materials,
and areas of significance, enter only the categories and subcategories listed in the instructions. For additional space use continuation sheets
(Form 1~900a). Type all entries.
1. Name of Property
historic name OUTLANDS IN THE EIGHTY ACRES
other names/site number FLANDERS; PAUL MANSION AUG 2 ~ 1988
2. Location
street & number 25800 Hatton fWf\ot for publication
city, town Carmel By-the-Sea rtAJvicinity
state CA code 06 county Monterey code 053 zip code 93921
3. Classification
Ownership of Property Category of Property Number of Resources within Property
Oprivate 60{ building(s) Contributing Noncontributing
[X] public-local 0district -~ buildings
D public-State Dsite _ _ _ sites
D public-Federal Dstructure _ _ _ structures
Oobject _ _ _ objects
--l-- _ _ _ Total
Name of related multiple property listing: Number of contributing resources previously
N/A listed in the National Register - 0-
4. State/Federal Agency Certification

As the designated authority under the National Historic Preservation Act of 1966, as amended, I hereby certify that this
~nomination D request for determination of eligibility meets the documentation standards for registering properties in the
National Register of Historic Places and meets the procedural and professional requirements set forth in 36 CFR Part 60.
In my ~pini.~Ft . .'~e property ~.,~fe~s 9:d~s n_?t meet the National Register criteria. D s~--eet. ="c.
0-l
See continuation
Signatu;.;{;t~;~i;; ~ >, '-<~.L< <-'--' Oat~~

(/
State or Federal agency and bureau
In my opinion, the property D meets D does not meet the National Register criteria. D See continuation sheet.
Signature of commenting or other official Date
State or Federal agency and bureau
5. National Park Service Certification

l,r hereby, certify that this property is:
)211 entered in the National Register.
D See continuation sheet.
D determined eligible for the National ~---
Register. D See continuation sheet.
D determined not eligible for the
National Register.
D removed from the National Register.

Dother, ( e x p l a i n : ) - - - - - - - -
I
. /f.SI6nature of the Keeper Date of Action
6. Function or Use
Historic Functions (enter categories from instructions) Current Functions (enter categories from instructions)
Residence/Single Dwelling Ed neat ion/School (Art)
r.andscape,/City Park
7. Description
Architectural Classification Materials (enter categories from instructions)
(enter categories from instructions)
foundation Concrete
Tudor Revival walls Concrete
Other: English Cottage
roof Ceramic Tile
other------------------
Describe present and historic physical appearance.
A two story cement residence resting on a full concrete foundation

with partial basement and capped with an intersecting gable roof clad
with tile, Paul Flander's "Outlands" at 25800 Hatton Road in Carmel,
California, is complex-irregular in plan. The plan includes a small
one story entry wing to the west, abutting the main two story
residential block further east, this in turn connects with a second
entry wing or hypen with a south facing open entry court. West of
this is the two story garage/servants wing. Designed in 1924 for the
Carmel civic leader and land developer in an English Cottage substyle
of the Tudor Revival, the home is an impressive example of the mature
work of noted San Francisco architect Henry Higby Gutterson (1884-1954).
Gutterson employed a cavity-walled building system of precast inter-
locking concrete blocks locally produced by the Carmel Thermotile
Company, advertised as "fireproof, waterproof and practically ever-
lasting." The construction of this cavity wall system is unique to
its California location. The residence and its park-like setting
retain to a remarkable extent their integrity as designed by architect
Gutterson in 1924.
"Outlands" steeply pitched intersecting gable roofs are capped
with Gladding McBean & Company's "Berkeley" small trough ceramic tiles,
irregularly laid and fired in a russet color. Flashing throughout is
in copper and lead. False rafters support the original redwood
gutters at the eave line throughout the roof system. These rafter
tails and simple vergeboards at the major gable ends are also of red-
wood. The roof plane is pierced on all elevations except the west
entry wing by a series of small tile capped gable dormers with outward
opening, 4 light casement windows. These casement windows are doubled
in one of the two dormers along the west elevation of the main living
block. The second, on the south side of the house is a wall dormer
with 6/6 double hung wood sash. These two dormers flank the rectangular
stack of an end wall chimney which is secured to the main roof by a
pair of metal tie rods. Both this chimney and an interior chimney
piercing the south facing roof plane of the entry court elevation at
the ridgeline are constructed of Thermotite units to the eave line and
faced with a light colored standard brick in the stacks which are
topped with multiple undecorated chimney pots.
tQg See continuation sheet

8. Statement of Significance
Certifying official has considered the significance of this property in relation to other properties:
D nationally D statewide g) locally
Applicable National Register Criteria D A DB ~C D D
Criteria Considerations (Exceptions) D A DB DC DD DE D F D G
Areas of Significance (enter categories from instructions) Period of Significance Significant Dates
Architecture 1924-1925 1924
Cultural Affiliation
N/A
Significant Person Architect/Builder

N/A Gutterson, Henry Higby
Ruhl. Frederick
State significance of property, and justify criteria, criteria considerations, and areas and periods of significance noted above.
Significance
The Paul Flanders Mansion, "Outlands", is significant under
National Register Eligibility Criteria C as the v1ork of a prominent
architect employing an innovative method of construction. "Outlands'',
if not the first, was one of the earliest architect designed residences
in Carmel By-the-Sea and currently the only known example of Gutterson's
work in the region. The architect used a unique cavity wall system from
locally developed and fabricated precast hollow concrete ~tructural units
called Thermotite as his principal building material. Bonded by grout
and bound by special metal ties for structural and seismic stability,
the building material professed to be "waterproof, fireproof and
practically everlasting". "Outlands" English coi:tage design was one
of the first applciations of this pictorial stylE~ of residential archit-
ecture in Carmel By-the~sea. Variations on this mode, beginning in the
town's commercial core in 1923, and expanding to the residential housing
stock by 1924, established the still held popular image of the com-
munity as a quaint seaside village of creative artists. "Outlands"
retains to a remarkable degree both its context and integrity as
originally constructed in 1924-25. Its planned views of the Mission
and Carmel Bay remain intact as conceived by architect Gutterson.
Surely this beautiful building and its immediate setting qualify for
listing at the local level of significant in the National Register of
Historic Places.
Context
Carmel was founded toward the end of the nineteenth century in

reaction to a tourist influx on the Monterey Peninsula. First pre-
cipitated by the success of the Pacific Grove Methodist campground
established in 1875, it was further excellerated by the coming of the
Southern Pacific Railway to Monterey in 1880, with its subsequent con-
struction and operation of the Del Monte Hotel. A by-product of this
[~ee continuation sheet

9. MaJor Bibliographical References
~See continuation sheet

Previous documentation on file (NPS):
D preliminary determination of individual listing (36 CFR 67) P~imary location. of additional data:
has been requested D State histori.c preseNation office
D previously listed in the National Register D Other State agency
D previously determined eligible by the National Register D Federal agency
D designated a National Historic Landmark D Local government
D recorded by Historic American Buildings D University... :
SuNey# _____________________________ Oother
D recorded by Historic American Engineering Specify repository:
Record #_______________________
10. Geographical Data

Acreage of property _1~.=4_..3~a6lc~rol.....l.oe..,..sL.....- ___________________________________________
UTM References
A~ lsl917lo1617l I4IOI415Illolol B L.U I I I I I I I I
Zone Easting Northing Zone Easting Northing
c L.U I I I I I I I I I I I I I I I D L.U I I I I I I I I
D See continuation sheet

Verbal Boundary Description
IXXsee continuation sheet
Boundary Justification
The boundary justification is based upon legally recorded boundary
lines drawn by the City of Carmel By-the-Sea to immediately encompass
all that remains of the original historic property.
0 See continuation sheet
11. Form Prepared By

name/title _ _.....aK.l.<E~.~..Nu....~..T__,L........L-..IS"-Ew.A~V-=EL::!Ywi~C::::.;O~N~S~U~L::!...:T!:..!:A:..:N~T=------------------------
organ~~~n ___________________________________~d~e AtlQlJSt 1988
street & number 310 Lighthouse Ave telephone -~(....=4:~..~0...u...a.8+-)_3L....7'--'5""---.J.18:....&7__3,_9"----=~~-x--
~m~~---P-a __r_o_v_e_____________________ ~e
__c_i_f_i_c__G CA ~~e 93950
NPS Form 1().9()0..a OMS Approval No. 1024-0018
(8-86)

National Register of Historic Places

Continuation Sheet
Section number _7_ _ Page_2_ _
All walls are constructed of "Thermotite" precast concrete blocks

laid flush in an American bond. A single row of standard sized
streachers of the same material and set out from the surface about
one-half inch runs horizontally as a belt course around the main
residential block defining the first and second stories. This feature
is no longer visible because foliage is overgrowing the wall surfaces.
The light grey of the concrete blocks is the finish color of the
building's exterior. Of particular interest in the use of the building
materials is architect Gutterson's handling of the north facing gable
wall of the garage/servants wing. Here he experimented with the tex-
tural possibilities inherent in the material and created, in relief, a
tapestry-like surface not dissimilar to Random Ashlar patterns found in
stone construction. All exterior window and door casings are of pre-
cast concrete.
There are two principal entries. One is located in the north

elevation of the west wing immediately facing the circular asphalt
driveway. The second is found midway along the south elevation as
part of a raised, open entry court reach by a set of straight run brick
stairs.
A low concrete wall enclosing this open court has had a wood
framed glazed wind screen added at an unknown date. These entries are
characterized by massive hardwood Tudor headed, batten doors enframed
by precast concrete Tudor arch frames. Three, 4-light outward opening
casement windows to rhe right (east) of the door bring light into a
reception hall leading left (west) to the main living area. Directly
ahead (north) is the dining room. The open entry court's west
elevation is a large wall dormer stepped back slightly from the cover
of the main residential block enclosing the main interior staircase.
Light is brought into the enclosure from a small 4-light fixed window
at the ground floor on the south facing wall and a similar outward
opening casement window at the second floor facing east.
The west wing entry door is flanked by two small fixed leaded
glass windows in a diamond pattern. Both doorways feature the identical
cylindrical pierced copper decorative lighting fixture, glazed and
electrified.
The remaining exterior entrances are found in the garage/servants

wing (east). There are four in all, rectangular in shape. One leads
NPS Form 10-90<H OMB Approvtl/ No. 1024-0018
(He)


Continuation Sheet
Section number _7_ _ Page_3_ _
off the garage at the north elevation to the kitchen, the other three
are found along the east elevation. One about midway in the building
enters the laundry. The final two are at the southeast corner, one
above the other. An open well two-run staircase, concrete below and
wood above leads down to the basement entry and up to a landing and
back bedroom entry. The wood upper stair and landing have a simple
wrought iron rail. These four utilitarian doors are single panelled
below and glazed above with minor variations in design. Fenestration
along this elevation (east) is a mix of double hung wood sash and
outward open casement types.
Fenestration at the ground floor is predominately double hung

wood sash with small square lights scaling back along the residence's
north elevation (west to east) from 6/9 to 6/6 to 3/6, generally in
pairs. A triple set of tall slender 6 light outward opening casement
windows are found in the second story gable end of the main residential
block while the south facing gable has one 6/6 double hung sash. Ex-
amples of the slender 6 light window type appear in the second story
gable ends of the garage/servants wing. Triangular louvered wooden
vents are found in the main gable peaks throughout. Decoration is
limited to two and three panelled redwood shutters with small single
diamond cutouts in the upper panel at the major window openings
along the ground elevation and in some, but not all of the second story
gable windows. They are pintle hung and held in place by circular
wrought iron hold backs mounted directly into the masonry walls. Grilled
metal transom windows appear in the foundation along the south el-
evation bringing light into the partial basement.
Wall mounted vertical wrought iron grills front a pair of 4

light fixed windows on the ground floor garage wall (north elevation) .
A retaining wall of concrete block construction runs west from

the north side of the garage wall abutting into a small, square
gardener's shed of the same construction, capped with a pyramidal
tile roof. A decorative copper and glass lighting fixture acts as a
finial atop this feature. The shed and retaining wall both act as
storage units.
Interior
Interior finishes are generally simple in the Flanders Residence.
The only exception being three sets of paired and paneled hardwood
doors related to the principal entry along the south elevation. They
are respectively the multi paneled segmental arched double doors leading
from the entry hall to the main living room and the half circle paneled
and carved walnut double doors associated with t:he dining room off the
NPS Form 11).9()0.a OMB Approvtll No. 1024-0018
(He)


Continuation Sheet
Section number _7........___ Page __4 _
same entry hall. There are two sets of these seen from the dining
room interior. The main doors and a matching pair to the west that
housed the family glassware. These massive 12 panel doors have
quarter-round mouldings inset into each panel enriched with a carved
band motif of figure eights. All the doors are hung on heavy duty
hinges that fold into the door casing. Furniture on all doors of
this type are ornate knobs of cast and burnished brass of the period
(1920's).
Setting
Architect Gutterson carefully sited "Outlands" on a hillside

overlooking the Carmel Valley to the southeast, Carmel Mission and
Point Lobs to the southwest. He tucked the north elevation into the
hill mass for privacy as well as environmental protection. Circulation
is well handled using the natural contours of the site for a serpen-
tine asphalt driveway and circle lined at intervals with a low rock
wall. Rock pathways lead around the perimeter of the residence, laid
in 1927. The mature plantings surrounding the home have tied it
both formally and informally into its setting. Well maintained
Cypress hedges to the east protect the large lawri area from the wind
while the open forest to the south and west continue to afford the
magnificent views originally envisioned by the designer. Since its
acquisition in 1972 by the City of Carmel By-the-Sea, the property
has become part of the Mission Trails Park with its grounds maintained
by the City Forester and his staff.
NPS Form 11)..900.e
OMS Approval No. 102+0018
(He)


Continuation Sheet
Section number _ __.s~..~...-_ Page _ __.2.__
expansion in the late 1880's was a popular movement to restore the Old
Carmel Mission. This effort, coupled with the projected extension of
the Southern Pacific Railroad around the Peninsula to the Carmel River
led local entrepreneur Santiago J. Duckworth to develop plans for a
Catholic Religious Retreat modeled after Pacific Grove's example.
Duckworth, in a convoluted land agreement with Honre Escolle, owner of
the Las Manzanita Rancho (present day Carmel) surveyed and platted
Carmel City and published a map with a gridiron layout superimposed over
its myriad sand hills and ravines in April of 1888.
Duckworth and his brother hired Mexican and Chinese laborers
to clear the land, form the street lines and mark off corner lots. Home-
sites measured forty by one hundred feet and commerical lots along
Ocean Avenue, the main thoroughfare were twenty-five by one hundred feet.
In 1889, he began to advertise his paper town as a "Catholic Summer
Resort~" and offer8d "a. golden opportunity for men of enterprise to
reap a golden harvest."
Unfortunately, the proposed railroad extension and the restor-

ation of the Carmel Mission failed to materialize. Those factors,
coupled with a major economic depression in the early 1890's put Duck-
worth out of business.
Another entrepreneur, Mrs. Abbie Jane Hunter of San Francisco

formed a group of investors under the Womens Real Estate Investment
Company and began to build houses in Carmel. Hunter's brother, Delos
E. Goldsmith, a carpenter, erected some o the first residences in
Carmel near Guadalupe Street and 4th. Avenue which are still in use.
They were generally pattern book exercises in a Queen Anne Cottage
form. He built the first bathhouse on the beach and constructed the
Hotel Carmela at Ocean Ave. and Junipero Street which was later moved
(1903) down Ocean Ave. to Monte Verde Street where it formed the
nucleus of todays Pine Inn Hotel.
By 1895, Hunter's efforts failed and her company went into

bankruptcy. Some large land purchases were made from the original
owner prior to 1900 when experienced real estate men in the form of
James Franklin Devendorf and Frank Powers collectively bought up most
of the property. Together they formed the Carmel Development Company
in 1902 and changed the project's name to Carmel By-the-Sea. Their
initial plat expanded the original gridiron west toward the ocean and
south towards the Carmel River. The new developers made improvements to
the infrastructure, including road grading and a water system and
successfully advertised their product to educators and other "brain
workers".
NPS Form 11).9()0.a OMS Approvtl/ No. 102+0018
(&68)


Continuation Sheet
Section number _8_ _ Page __
3_
By 1904, the commercial core had begun to develop and a few

one and two story wood framed false-fronted business buildings began to
dot Ocean Ave. Architecturally, Carmel By-the-Sea was a vernacular affair
of owner/builder single wall board and batten cottages. At one point
after the 1906 earthquake and fire in San Francisco, the Carmel
Development Company purchased and dismanteled some older San Francisco
cottages and had them shipped in pieces to Carmel to meet the housing
needs to potential residents. The result was a series of small houses,
some still in place, along Lincoln Street near 9th Ave. built entirely
of the doors that had arrived as the first shipment. Devendorf
eventually hired a young man named Michael J. Murphy to act as the
company's contractor.
Between 1907 and the early 1920's, M.J. Murphy designed and con-
structed most of the residential housing and commercial buildings in
Carmel, establishing the carpenter/builder vernacular look of the village
up to that time. Redwood and Monterey Shale, or "Carmel Stone" as it
was locally called, were the building materials of choice. The com-
munity's commercial blocks, except for their forested setting, resembled
any frontier main street. The population continued to expand and by
1913 there were about 450 year round residents. In 1916, Carmel By-the-
Sea incorporated to assure local control of growth. Some local trad-
itions established by that time still prevail. There are no sidewalks
in the residential zone or street lighting and the houses are unnumbered.
Mail, for the most part, is still collected at the post office downtown,
a daily ritual for much of the permanent population.
In the early 1920's, S.F.B. Morse and his Del Monte Corporation
began in earnest to develop Pebble Beach as an affluent country club.
The subsequent success of this venture impacted the primarily residential
Carmel. Pebble Beach's expanding population used the village as a
service center and tourism flourished with the advent of the automobile
and the improving road systems. Even Carmel's main street, Ocean Ave.,
a dirt road known locally as "The Devil's Staircase" was paved in 1922.
Builders began to settle in Carmel to take advantage of the Pebble
Beach development. Major architectural names were being employed by
the wealthy to build their homes and estates. Morse, as owner of the
property, defined the look of Pebble Beach as predominantely Medit-
erranean Revival, "a style of architecture similar to that found in
early California, Spain, Italy, Southern France or Mexico." All
architectural control rested with his company and no structures could be
erected without prior design approval.
The Mediterranean Revival was one of the two pictorial arch-

itectural styles that would permanently change the physical appearance
of Carmel By-the-Sea in the decade of the 1920's. Tudor Revival or the
NPS Form 10-900-a OMS Approval No. 102+0018
(8-86)


Continuation Sheet
Section number _8=---- Page ---=4=----
"Old English" style as it was referred to at the time was the second.
This suburban mode of architecture was characterized by elements loosely
based on early English building traditions and was ideally suited to the
community temperment of decidedly anti-urban Carmel. Edward G. Kuster
designed the first examples as part of this theatre of the Golden
Bough complex at the southeast corner of Ocean Avenue and Monte Verde
Street across from the Pine Inn. L.R. Gottfried was the builder. The
shops, half timbered cottages, are still in commercial use today. The
Carmel Pine Cone for April 24, 1924 reported:
"In Cannel By-the-Sea there is a group of little shops
that might well be transferred to an artist' s canvas and
labeled 'a bit of Old Europe. '"
The newspaper's editor/publisher, Perry Newberry, who later became one
of the more colorful mayors of the village gave Kuster full credit for
introducing the building style and in a later article noted how rapidly
its popularity spread. "So" he said, "instead of the white front
wooden buildings that are characteristic of every small town in the
west, Kuster's dream - made into reality - has changed our main street
into an Ocean Avenue of beauty and artistry."
The development of Pebble Beach introduced another design con-

sideration into Carmel in the 1920's as well, that of the garden city
subdivision. Morse's concept for the Monterey Peninsula Country Club
at Pebble Beach was, "A community which will fit harmoniously into the
landscape, maintain the traditions of the early days and present the
world a unity of aspect in a style or mode free from the cut and dried
sameness of most such efforts."
Following his lead, three major land developments were initiated

adjacent to the city limits between 1922 and 1925. "Carmel Woods", a
125 acre tract on the north side of town was the first. The Walker
Tract to the south of town on 216 acres of the old ~1artin Ranch was
called "The Point". The third was "Hatton Fields", 233 acres between
the eastern town timit and the county road (now Highway 1).
In three short years, 574 acres of planned residential develop-

ment had been added to Carmel's immediate sphere of influence but con-
trolled by the County of Monterey. The major effect of this decade of
development was the successful "Keep Carmel off the Map" mayorial
campaign by Perry Newberry. In 1929, Carmel By-the-Sea wrote its first
basic zoning ordinance in March of that year establishing only two zones
in the village: 1) residential and 2) essential business. The ord-
inance's preamble, still in effect in 1988, states that "Carmel is a
residential community in which business and commerce have been, are now,
and are proposed to be subordinate to its residential character." This
NPS Form 10-90<H OMS Approvtl/ No. 102+0018
(8-86)


Continuation Sheet
Section number ---'a...___ Page _s""-_
political perspective, coupled with the nationwide economic depression

already underway slowed, but did not stop development in Carmel By-the-
Sea until the outbreak of World War II.
It was in this context of architectural change and community

development that real estate developer Paul Flanders came to Carmel in
1923 to establish a home and business. It was he and his partners in
the Carmel Realty Company that purchased and ultimately developed the
"Hatton Fields" subdivision. He was one of the earliest, if not the
first to hire an outside professional architect to design his residence.
Named "Outlands" by his wife and constructed in 1924/25, it was sited
just within the city limits of Carmel, immediately adjacent to the
Hatton Fields subdivision. Flanders' choice for an architect was
Henry Higby Gutterson (1884-1954) from San Francisco.
Gutterson had been trained at the University of California,

Berkeley and the Ecole des Beaux Arts in Paris. He had worked under
Daniel H. Burnham, Willis Polk and John Galen Howard before establishing
his own practice in 1913. He was supervising architect for the St.
Francis Woods garden city development west of Twin Peaks in San Fran-
cisco where he designed more than 30 homes. When hired by Paul Flanders
to design his Carmel home, Flanders continued to retain Gutterson as
supervising architect for the layout and design of the Hatton Fields
tract.
Gutterson, along with his Bay Area contemporaries, John

Hudson Thomas and Walter H. Ratcliff, had long been identified with the
English period Revival movement. It seems more than fitting, then, that
this skilled practitioner and his prominent real estate developer client
should choose a mode that would take advantage of the immediate popularity
of its commercial equivalent as a new and proper residential mode for
Carmel By-the-Sea.
Gutterson's only competition in this line was a young man

named Hugh Comstock who, in late 1924, designed a tiny shop for his
wife's handmade doll business on Torres Street near the corner of 6th
Avenue, northeast of the commercial core. Comstock called the structure
"Hansel" which was appropriate to its fairy-tale cottage appearance.
This sub-type of the Old English style would flourish, both commercially
and residentially, through the last half of the 1920's but was no com-
parison to Gutterson's design for Paul Flanders.
Architecture
"Outlands" is an impressive example of Gutterson's mature work.

NPS Form 11).9()0.a
OMS Approvtl/ No. 1024-0018
(8-86)


Continuation Sheet
Section number _....;;;;8'---_ Page_~6-
He sited the building into the slope of a hill to take full advantage of
a view shed that encompassed Carmel Valley and the Santa Lucia Mountain
Range, as well as Carmel Bay and the Pacific Ocean. The building was
segmented into distinct separate volumes to allow it to be read in small
increments. This, in part, no doubt to reduce the impact and rawness of
its untreated cement block construction. Detailing was kept to a
minimum with contemporary materials, expecially the cast concrete door
casings alluding to the past by repeating traditional Old English forms.
In this case, Tudor moldings. Modern fittings and machine fabricated
decorative entry lights tend to balance the potential dichotomy of
ancient forms in modern fabrics. The passing of time and natural
foliation now covering most of the buildings' surface enhance these
details and give them a feeling of hand craftsmanship realized by the
machine. Typical of the English cottage style is the sense of enclosure
evoked by the residence. Its multi-paned window openings read as screens
rather than openings.
Designed both technically and aesthetically to meet the

realities of Carmel's coastal climate, the mood of home and hearth is
quickly established by the arrangement of interior spaces. Particularly
effective is the south entry. Here one enters a shall hall with simple
tiled floor. To the west, dark massive paneled doors open to view the
central fireplace while dead adhead, their rich walnut equivalents
invite the guest into an intimately scaled dining hall. The excellent
condition of all interiors after sixty-four years of service is a credit
to the technical design of the architect. Gutterson designed in the
popular styles of his time, including the English half-timbered,
English country house and English cottage styles. His strongest state-
ments combine the elements of these styles with a clear, individualistic
expression and a great classical control over proportion and massing.
He worked with wood shingle, wood and stucco and various types of con-
crete and concrete tile systems.
Method of Construction
The choice of cement masonry construction was predicated in part

on the recent and disastrous fire in Berkeley, California (1923) that
destroyed many of the finest homes north of the University of California
campus. Ironically, during construction of "Outlands" in February of
1925, the Flanders family was burned out of its temporary quarters in the
Pebble Beach house of their contractor, Fred Ruhl. One of Gutterson's
earlier Berkeley designs, the home of Raymond T. Farmer, had employed a
concrete wall construction not dissimilar to that chosen for the Flanders
home. "Outlands" was fabricated of precast concrete units manufactured
locally by the Carmel Thermotite Company, a business that had been in
operation since 1922 and incorporated in 1925. A number of local
NPS Form 11)..900.e OMS Approval No. 102+0018
(8-88)


Continuation Sheet
Section number __8__ Page __
?_
commercial buildings and some residences had employed this new product
before construction of the Flanders home, but none in a cavity wall
system. The most well known example was the Seven Arts Building at the
southwest corner of Lincoln Street and Ocean Ave. "Outlands" continues
to be the only known example of cavity wall construction in the region.
Although cavity wall construction was well known throughout the

United States, its employment was not common to California. The con-
struction of the "Outlands" cavity wall is unique to its California
location. The Thermotite blocks were laid in a manner similar to a two
wuthe cavity wall. Three inches in thickness, they have tongue and
groove bed and head joints. The use of grout rather than mortar for
bonding is unique to this building as is the employment of special size
ties to reinforce standard horizontal ties. These special ties are used
to form x-braced vertical truss webbs between the exterior wythes. The
x-braced system appears at window jambs as well as functioning to
provide a vertifally spanning system to carry wind loading on the wall.
The anchors used for the connection of the cavity wall wythes were
anchored into the joints of the inner walls. The anchors were then bent
and attached to the rim roof joist evidencing a sound knowledge of
construction details to meet California's building conditions.
The Flanders residence in Carmel, California, embodies the

distinctive characteristics of the English cottage style of design as
realized by the mature work of Henry Higby Gutterson (1184-1954),
The masonry construction system of the building is a unique variation
of eastern construction techniques adapted for California conditions
clearly making it worthy of retention as a historical record of
California building. Architect Gutterson's design and site planning
possess the high artistic value that qualify this significant structure
for listing on the National Registry of Historic Places under
Criterion C.
NPS Form 1().9()().a OMS Approvtl/ No. 102+0018
(He)


Continuation Sheet
Section number _9"---- Page_l__
BIBLIOGRAPHY
1. BOOKS
Bostick, Daisy F., and Castelhun, D., Carmel at Work and Play, Angel
1925 Press, Monterey, CA
Fink, Augusta, Monterey The Presence of the Past, Chronicle Books,
1972 San Francisco, CA
Gottfried, H., and Jennings, J., American Vernacular Design 1870-1940
1985 An Illustrated Glossary, Van Nostrand Reinhold Co., Inc.,
New York, NY
London, Mark, Masonry How To Care For Old And Historic Brick And
1988 Stone, National Trust for Historic Preservation,
Washington, D.C.
Temple, Sydney, Carmel By-the-Sea From Aborigines to Coastal Com-
1987 mission, Angel Press, Monterey, CA
Walker, Franklin, The Seacoast of Bohemia, Peragrine Smith, Santa Bar-
1973 bara, CA
Woodbridge, Sally, Bay Area Houses, Peragrine Smith, Santa Barbara, CA
1988
2. NEWSPAPERS
Carmel Pine Cone, January 12, 1924; July 12, 1924; December 20, 1924;
January 3, 1925; February 7, 1925; March 9, 1925;
April 11, 1925; June 27, 1925; July 11, 1925;
September 22, 1944; September 28, 1944; January 20, 1967;
November 10, 1987
3. OTHER WORKS AND REPORTS
Articles of Incorporation of Carmel Thermotite Inc., filed with the
Secretary of State, State of California, February 16, 1925.
Gutterson, Henry H., Owners Duplicate Copy Specification For a Two
Story Cement Residence and Garage to be Erected at
Carmel, California For Paul Flanders. H.H. Gutterson,
526 Powell Street, San Francisco, CA, 1925
Karotis, John, Report on the Historic Structural Features of the
Flanders Mansion, Carmel, California, September 7, 1987
NPS Form 1().9()().a OMB Approval No. 102+0018
(8-86)


Continuation Sheet
Section number _9_ __ Page_2_ _
Kariotis, John, Site Survey of the Flanders Mansion Report of

Structural System, September 7, 1987.
Woodbridge, Sally B., Report on the Architectural Significance of
the Flanders Residence, Carmel, California,
September 11, 1987
4. INTERVIEWS
Ruhl, "Bert", Son of Contractor who worked with Gutterson on the
Flanders Mansion, October 20, 1987
5. ADDENDUM
McAlester, Virginia and Lee, A Field Guide to American Houses,
1984 Alfred A. Knopf, New York, NY
NPS Form 10-900-a OMB ApproveJ No. 102+0018
(8-86)


Continuation Sheet
Section number --=1:..=.0_ Page ----=1=---'_
BEGINNING at a point distantS. 58 00' W., 221.00 feet from the

northwest corner of Lot 5, Block 6, as said lot and block are shown
on that certain map entitled "Hatton Fields Tract No. 1," etc.,
recorded in Volumne 3 of Cities and Tows at Page 32, Monterey
County Records; and running thence
(1) S. 37 10' W., 64.51 feet; thence

(2) N. 59 14' 40" W., 245.70 feet; thence
(3) N. 25 20' W., 120.00 feet; thence
(4) N. 23 00' E., 115.00 feet; thence
(5) N. 73 05' E., 200.08 feet; thence
( 6) S. 27 41' 30" W., 72.00 feet; thence
(7) S. 11 40' 10" E., 229.38 feet; thence
(8) S. 41 46' 50" E., 78.30 feet to the point of beginning,
and containing 1.43 acres, more or less, bounded on all sides by
Mission Trail Park and recorded as part of APN 10-001-5.
,:,
.. "6. _ _._,.._.--~
_LA
ARBORETUM
/9'dJ2r""
o(5S'OO
~/~A-
T~~N~S MANSION
. 1
_,__ . ;:y- J__
~L)
OESIG:\EO B\' HE:\RY H. GUTTERSO:\ FOR PALL A\0 GRACE fLA:\OERS
CO:\STRliCTEO I\ 1924 & 1925 BY fREO RUH L
-----
S II II
....N t -t
J~~~
dSPOO ~
~~ cA
~~ CARMEL
NEILL.ENGINEERS, Inc.
Consultlno Et~tllltln
MONTEREY
SITE DIAGRAM
FLANDERS ESTATE RESIDENCE
FOR THE CITY OF CARMEL-BY-THE-SEA
(Revised November 1986)

2
~
~--------------- J~~ >~
Draft Mitigation Monitoring Program
Lease of the Flanders Mansion Project
Section 21081.6 of the Public Resources Code requires all state and local agencies to establish monitoring or reporting programs whenever approval of a project relies upon an Environmental Impact Report (EIR). (See also
Title 14, Cal. Code of Regs., 15091, subd. (d), which also requires adoption of a program for reporting on or monitoring the changes or alternations made to the approved project in order to avoid or substantially lessen the
significant environmental effects of the approved project.) The purpose of the monitoring or reporting program is to ensure implementation of the measures being imposed to mitigate or avoid the significant adverse
environmental impacts identified in the EIR.
Mitigation Monitoring Program: City of Carmel-by-the-Sea -- Lease of Flanders Mansion Project

Mitigation Mitigation Measure Compliance or Implementation Verification Timing
Measure Monitoring Actions Responsibility Responsibility
Number to be performed.
Where applicable, a
certified professional
is required for action
to be approved.
4.1 Aesthetics
4.1-1 In order to minimize potential impacts to the two (2) public viewing areas located adjacent to the Flanders Construct new trail and Public Works City of Carmel- Prior to occupancy of the Flanders Mansion
Property, the City of Carmel-by-the-Sea shall provide additional trail access to these viewing locations provide other signage and/or Building by-the-Sea
from either the Doolittle or Mesa Trails. Appropriate trail signage and public amenities shall also be and/or amenities Official Review and
provided (e.g., benches, picnic tables, or similar), subject to the review and approval of the Forest and approval by the
Beach Commission. Forest and Beach
Commission
4.1-2 In order to ensure the long-term preservation of existing scenic vistas within the Mission Trail Nature Prepare and record scenic City of Carmel-by- City of Carmel- Prior to occupancy of the Flanders Mansion
Preserve and adjacent to the Flanders Mansion parcel, the City of Carmel-by-the-Sea shall permanently deed restrictions, the-Sea by-the-Sea
preserve these locations through scenic deed restrictions or easements. The area of the scenic easements easements and/or City Attorney
shall include the adjacent meadow area located south/southwesterly from the Flanders property as well as Covenants, Conditions
the two (2) viewing areas identified in Figure 4.1-5. and Restrictions
4.1-3 In order to minimize potential indirect impacts to the two (2) public viewing areas located adjacent to the Submit plans Lessee as Applicant City of Carmel- Prior to any tree removal, tree trimming &/or issuance
Flanders Property, future exterior changes shall preserve the existing tree line surrounding the Flanders by-the-Sea of any building permit
property, except as may be required to implement the Historic Preservation Plan for the building and
grounds in conformance with Mitigation Measure 4.3-1. Prior to any tree removal and/or the issuance of
any building permit associated with future use of the Mansion, the lessee shall submit detailed plans, Review and approve City Forester and
including elevations, site plans, tree removal plans, and similar documentation, to the City of Carmel-by- plans, and tree Forest and Beach
the-Sea for review and approval. All tree removals shall be in accordance with the Citys existing tree trimming/removal permits Commission
removal ordinance and standards. Any exterior architectural changes shall also be in conformance with
Mitigation Measure 4.3-1. This mitigation measure shall be incorporated as a future condition of the lease
agreement.
1
Where applicable, a
to be approved.
4.1-4 In order to minimize potential indirect impacts associated with future use of the Flanders property, no new Submit drawings Lessee as Applicant Planning Prior to City approval of any exterior changes to the
walls, fences, gates, or hedges shall be constructed, erected, or established without the prior approval of Commission, Mansion grounds
the City of Carmel-by-the-Sea. All exterior changes shall be subject to the Design Review process Planning Historic
described in Chapter 17.58 (Design Review) and Chapter 17.32 (Historic Preservation) of the Citys Commission, Resources Board,
Municipal Code. The primary purpose of such exterior elements shall be to delineate the property Design Review Permits Historic Resources and/or Forest and
boundaries and not create a visual barrier between the site and surrounding parklands. Prior to the Board, and/or Beach
approval of any such exterior element, the lessee shall submit detailed drawings of proposed exterior Forest and Beach Commission
elements to the City of Carmel-by-the-Sea. This measure shall be incorporated as a condition of the lease Commission
agreement Any such exterior element shall comply with the following guidelines:
Solid masonry walls or fences that substantially block existing views of the Flanders Mansion from Lessee as Applicant
adjacent trails and driveway shall be discouraged. Solid masonry walls shall be prohibited along and/or
portions of the property that abut the Lester Rowntree Arboretum; Planning
All fences/walls shall be of natural earth tones and shall not block views of the Mansion from the Commission,
driveway; Monitor and inspect Historic Resources
Fencing shall be discouraged along the boundaries of the site above the circular portion of the driveway implementation Board, and/or
to the extent feasible (see Figure 4.1-6); Forest and Beach
If a gate is installed along the driveway it shall be placed in the approximate location identified in Commission
Figure 4.1-6;
Landscape screening shall be encouraged along portions of the driveway that abut existing trails.
Landscape treatments and screening shall be required for portions of the site abutting the Lester
Rowntree Arboretum (see Figure 4.1-6);
Exterior elements shall avoid the removal of existing mature vegetation (i.e., trees), where feasible. In
the event tree removal is required, it shall be done in accordance with Mitigation Measure 4.1-3;
Exterior elements shall protect and preserve public views of the site, building and across the property;
Exterior elements shall be subordinate in design character to the historic context of the site.
2
Where applicable, a
to be approved.
4.1-5 In order to minimize potential excess glare and lighting, no new exterior lighting associated with the Submit lighting plan Lessee as Applicant City of Carmel- Prior to the approval of any new exterior lighting
future use of the Flanders Mansion and property shall be permitted until the lessee submits a detailed by-the-Sea
lighting plan to the City of Carmel-by-the-Sea for review and approval. The lighting plan shall, at a
minimum, comply with the exterior lighting standards for the R-1 District and the following standards: City of Carmel-by-
Review and approve the-Sea
Fixtures shall be properly directed, recessed, and/or shielded (e.g., downward and away from adjoining lighting plan
properties) to reduce light bleed and glare onto adjacent properties or public rights-of-way, by:
Ensuring that the light source (e.g., bulb, etc.) is not visible from off the site to the maximum
extent feasible; and
Confining glare and reflections within the boundaries of the subject site to the maximum extent
feasible.
No lighting on private property shall produce an illumination level greater than one footcandle on any
property within a residential zone except on the site of the light source.
No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness.
4.2 Biological Resources

4.2-1 In order to ensure that impacts to special-status plant species are less-than-significant, spring-time floristic Conduct survey and Lessee as Applicant City of Carmel- Prior to the issuance of any building or other permit
surveys of the project site shall be conducted to determine the presence/absence of those plant species implement using by-the-Sea involving exterior work to the building or site.
identified in Appendix A (Biological Assessment of the Flanders Mansion Property prepared by Denise recommendations Qualified Botanist
Duffy & Associates, October 27, 2008) as having either an unlikely or medium likelihood of approved by the
occurrence. Multiple surveys would likely be required to identify early and late blooming plant species. City and City
The blooming periods of each plant species is listed in the plant species list of Appendix A of the 2008 Forester
Biological Assessment. All surveys should be completed prior to issuance of building permits. In the
event that any special-status plant species is identified within project boundaries, these
individuals/populations will require special planning consideration under CEQA, with avoidance being
the preferable option to mitigation. If it is determined that impacts to these individuals/populations are
unavoidable, further mitigation may be required (as determined by the lead agency).
3
Where applicable, a
to be approved.
4.2-2 In order to ensure that the ESHA are not impacted as a result of the proposed project, following any Submit plans for Lessee as Applicant City of Carmel- Prior to the issuance of any building permit and
proposed construction and/or demolition, disturbed areas in proximity to ESHA shall be: revegetation, erosion using by-the-Sea following construction, demolition activities and/or
revegetated using appropriate native species and erosion control grass seed in consultation with a control, timing and ESHA Contractor vegetation removal along ESHA interface
qualified botanist (this type of mitigation may be included within the conditions of a Coastal protection
Development Permit).
provided protective fencing, placed to keep construction vehicles and personnel from impacting any
vegetation adjacent to the project site (i.e., Lester Rowntree Arboretum to the east, mesic-meadow to
the south). Any trees or vegetation within the API not required for removal shall be provided Review and approve
appropriate protection from impacts of construction activity. This includes fencing off shrubby plans for revegetation,
vegetation and protective wood barriers for trees. erosion control, timing City Forester,
provided erosion-control measures, implemented to assure that disturbed areas do not erode (potentially and ESHA protection Principal Planner,
impacting off-site resources). These erosion control measures shall be presented as a component of a and/or Building
larger Mitigation Monitoring and Restoration Plan, specific to the project to be implemented. The plan Inspect site for Official
shall specify that no land clearing or grading shall occur on the project site between October 15 and construction fencing
April 15 unless protection to resources is demonstrated, subject to the approval of the Community
Planning & Building Department. Any areas near construction that are identified as ESHA shall be Inspect fencing and/or
provided protection from construction impacts through approved erosion-control measures; protection barriers
shall be demonstrated prior to issuance of building permits, subject to the review and approval of the
Community Planning & Building Department.
Any areas near construction that are identified as ESHA, including trees which are located close to any
construction site(s) shall be protected from inadvertent damage from construction equipment by protective
flagging to avoid the site. In particular, for trees, requirements shall include wrapping trunks with
protective materials, avoiding fill of any type against the base of the trunks and avoiding an increase in
soil depth at the feeding zone or drip line of the retained trees. Said protection shall be demonstrated prior
to issuance of building permits subject to the approval of the Community Planning & Building
Department.
4
Where applicable, a
to be approved.
4.2-3 Monarch butterfly: In order to avoid potential impacts to Monarch butterfly, vegetation removal in the Conduct survey and Lessee as Applicant City of Carmel- Prior to any vegetation removal during the overwintering
vicinity of the Lester Rowntree Arboretum (eastern portion of the site) shall be limited. No vegetation implement using by-the-Sea period (October-February)
shall be removed during the overwintering period (October-February) until a lepidopterist or qualified recommendations Qualified Biologist
biologist determines the presence/absence of an overwintering population of Monarch butterflies at the approved by the
place of occurrence reported to the CNDDB. City
4.2-4 Monterey dusky-footed woodrat: Prior to the initiation of any construction-related activities, pre- Conduct survey and Owner or Lessee as City of Carmel- Prior to initiation of any construction-related activities
construction woodrat surveys shall be conducted. The survey shall be conducted no more than 30-days implement Applicant by-the-Sea
prior to construction. If woodrat nests are documented as being present within the construction area, the recommendations using and
appropriate authority (i.e., CDFG) shall be contacted. No activities on the project site shall impact the Qualified Biologist City Forester
stick-nest observed behind the Flanders Mansion Property within an ESHA, unless prior authorization is approved by the
obtained from the appropriate authority (i.e., CDFG). If permitted, the removal of the known woodrat City
nest shall be conducted according to the steps outlined in the attached Biological Assessment.
4.2-5 Nesting raptors (and other avian species): Pre-construction surveys shall be conducted for nesting avian Conduct survey and Lessee as Applicant City of Carmel- Prior to initiation of any construction activities if
species (including raptors), if any construction (or demolition) is to be initiated after mid-March (March implement using by-the-Sea construction is to occur between March 15 to August 1
15 to August 1). If nesting raptors (or any other nesting birds) are identified during pre-construction recommendations Qualified Biologist and
surveys, the appropriate steps shall be taken as outlined in the attached Biological Assessment. If project City Forester
activities cannot avoid the nesting season (generally March 1 August 31), the applicant shall retain a
qualified biologist to conduct focused pre-construction surveys for nesting birds within 30 days of the
commencement of construction activities to avoid impacts to any nesting birds present. The pre-
construction surveys shall be conducted in all areas that may provide suitable nesting habitat within 300
feet of the construction area. If active nests are found, the biologist shall establish a suitable construction
buffer until the young have fledged. For construction activities that occur outside of the nesting season
(generally September 1 through February 28), pre-construction surveys are not required.
5
Where applicable, a
to be approved.
4.2-6 Bats: In the event that tree limbing and/or removal is authorized for any future project (after sale of the Conduct survey and Lessee as Applicant City of Carmel- Prior to initiation of any construction activities if
property), bat surveys shall be conducted by a qualified biologist to assess the potential for the actual implement using by-the-Sea construction is to occur between March 15 to August 1
impact area to support the bat species discussed in the Biological Assessment. If it is determined that recommendations Qualified Biologist and
potential bat habitat may be negatively impacted, steps shall be taken as outlined in the Biological Survey. City Forester
This should be done prior to any tree removal on the project site.
4.3 Cultural Resources
6
Where applicable, a
to be approved.
4.3-1 The terms of any lease shall be subject to recordation of a historic preservation easement, or similar Prepare and record City Attorney City of Carmel-by- Prior to lease of the Flanders Mansion
legally-binding document which shall run with the land and be binding upon all owners and successive Easement the-Sea
owners, requiring the adherence to a comprehensive Preservation Plan for the Flanders Mansion historic
resource consistent with the Secretarys Standards and the Carmel-by-the-Sea Municipal Code historic
preservation provisions. The easement shall encompass the entirety of the historic resource as
documented in the National Register of Historic Places nomination papers and shall apply to all lessees of Within 12 months of the signing of lease
the property. The Preservation Plan shall require approval by the City's Historic Resources Board. In
general, the Preservation Plan shall identify changes to the property that could reasonably be expected to Prepare and submit to City Attorney City of Carmel-by-
occur and make recommendations so that the changes would not disrupt the historic integrity of the City the Preservation Plan the-Sea
resource. The Preservation Plan shall be prepared by a qualified professional and shall provide practical
guidance to all lessees of the Flanders Mansion historic resource. Said Preservation Plan shall include: 1)
a history of the Flanders Mansion; 2) an assessment of the current condition of the property (building and
grounds) and detailed descriptions of the character-defining features; and 3) recommendations following Complete rehabilitation within 48 months after City
the Secretarys Standards for the appropriate treatment of these features. Specific standards and approval.
requirements of the plan follow:
A qualified specialist who meets the Secretary of the Interiors Professional Qualification Review and approve Lessee as applicant Approval by Through life of Building Permit
Standards shall prepare the preservation plan that shall, at a minimum, include the following information: Preservation Plan. using Historic Resources
A detailed history of the Flanders Mansion; qualified Board
A discussion of its historical significance (i.e., why the resource is listed in the National Register);
professional
A comprehensive list of the features of the building and grounds that contribute to its historical
significance; approved by the
A detailed description of the current condition of the building and grounds and its integrity relative to City
the National Register criteria;
A discussion of the Secretary of the Interior's Standards for the Treatment of Implement Preservation
Historic Properties; Plan
Specific standards and recommendations for the care and treatment of the Flanders Mansion building
and grounds. These standards in this section of the plan should be based on the identified character-
defining features and include relevant standards outlined by the Secretary of the Interior, and the
Secretarys guidelines in applying these standards.
It should be noted that for this project, additional mitigation measures have been incorporated into the Monitor and inspect
project which require that specific lease terms be implemented consistent with the recorded easement that construction activity
runs with the land and mandates that the building and grounds be maintained in a historic fashion per
required standards.
7
Where applicable, a
to be approved.
4.3-2 Prior to the preparation of the comprehensive Preservation Plan, required by Mitigation 4.3-1, the City of Documentation, survey City Community City of Carmel- Prior to preparation of the Preservation Plan
Carmel-by-the-Sea shall document the Flanders Mansion so that a record of the property as it exists today and written historic and Planning and by-the-Sea
is preserved. To accomplish this, the City shall hire a qualified cultural resources specialist to document descriptive reports Building
the Flanders Mansion (house and grounds) with a historical narrative and large format photographs in a Department
manner consistent with the Historic American Buildings Survey (HABS). Copies of the narrative and File copy Documentation, using
photographs shall be distributed to appropriate local repositories (libraries, planning department) and survey and written Qualified Cultural
concerned groups (historical societies, preservation groups). The preparation of the HABS documentation historic and descriptive Resource Specialist
shall follow standard National Park Service procedures. There would be three main tasks: gather data; reports with City of
prepare photographic documentation; and prepare written historic and descriptive reports. The Carmel-by-the-Sea
photographic documentation shall consist of large-format photography conforming to HABS standards. And Provide copies of
Photographic documentation shall include 4-by-5-inch negatives in labeled sleeves, 8-by-10-inch prints narrative to local
mounted on labeled photo cards, and an index to the photographs. In addition, the documentation shall repositories
include photographic reproduction of any building blueprints, if available.
4.3-3 If buried cultural resources, such as chipped or ground stone, historic debris, building foundations, or Stop work. Lessee as Applicant City of Carmel- Ongoing
human bone, are inadvertently discovered during ground-disturbing activities, the following steps must be using Qualified by-the-Sea
followed: stop work in that area and within 50 meters of the find; notify the City of Carmel Building Archaeologist
Official; and retain a qualified archaeologist to assess the significance of the find and, if necessary, to Evaluate find.
develop appropriate treatment measures in consultation with the State Historic Preservation Office.
8
Where applicable, a
to be approved.
4.3-4 If human remains of Native American origin are discovered during ground-disturbing activities, it is Stop work. Lessee as Applicant City of Carmel- Ongoing
necessary to comply with state laws relating to the disposition of Native American burials, which falls using by-the-Sea
within the jurisdiction of NAHC (Pub. Res. Code 5097). If human remains of any origin are discovered Qualified
or recognized in any location other than a burial site, there will be no further excavation or disturbance of Evaluate Find. Professional
the site or any nearby area reasonably suspected to overlie adjacent human remains until:
the county coroner has been informed and has determined that no investigation of the cause of Building Official
death is required; and
if the remains are of Native American origin, the descendants from the deceased Native
Americans have made a recommendation to the landowner or the person responsible for the excavation
work for means of treating or disposing of, with appropriate dignity, the human remains and any
associated grave goods as provided in PRC 5097.98, or
NAHC was unable to identify a descendant, or the descendant failed to make a recommendation
within 24 hours after being notified by NAHC.
4.4 Land Use
9
Where applicable, a
to be approved.
4.4-1 In order to minimize potential land use conflicts associated with potential future use of the Flanders Prepare Conditions of City of Carmel-by- City of Carmel- Prior to signing a lease
Mansion Property, the City of Carmel-by-the-Sea shall require through conditions of lease, that any future Lease the-Sea by-the-Sea
use of the Property be restricted to single-family residential use consistent with the original, historical use City Attorney
of the property. If the City considers any future use of the property that would represent an intensification Prepare and provide any City of Carmel-by-
of use, that use shall be subject to additional environmental review in accordance with CEQA, including needed traffic analysis to the-Sea
the provisions of CEQA Guidelines 15162 and 15163, as applicable and shall require the preparation of County Public Works
a Traffic Impact Analysis. The traffic analysis shall be provided to the County of Monterey Public Works Department Ongoing
Department for review and comment. These restrictions shall run with the land and shall be legally
binding on successor owners/lessees.
4.6-1 In order to ensure that adequate public parking is provided, the City of Carmel-by-the-Sea shall provide Preparation of a plan. City of Carmel-by- City of Carmel- Prior to the occupancy of the Flanders Mansion
additional public parking to facilitate visitor access to the surrounding Preserve and Arboretum consistent the-Sea by-the-Sea City
with the policies of the Mission Trail Nature Preserve Master Plan, prior to the lease and occupancy of the Administrator
Flanders Mansion Property. Prior to the lease and occupancy of the Flanders Mansion, the City shall
develop a parking plan to provide at least 3 parking spaces along the existing driveway within the Mission
Trail Nature Preserve as demonstrated in Figure 4.6-2. This site shall be surfaced with appropriate Planning
materials such as wood chips or similar materials. Paved surfaces, such as asphalt or similar, shall be Approve Design Department Staff
prohibited. Construction of replacement parking shall provide for minimal disturbance to the natural Review and Required or City
surroundings and appropriate landscape treatments shall be provided to minimize views of parking from Permits. Administrator
the Hatton Fields neighborhood. In the event that grading and/or vegetation-removal activities are
required, use of non-impervious materials shall be required. Landscape screening shall also be provided
to minimize visibility from surrounding residences. Native vegetation screening shall be provided along Installation and Lessee as applicant Building Official
the area of the parking edge that is within close proximity to adjacent residences. All disturbed areas shall inspection. and Principal
be replanted with appropriate native vegetation. Planner
10
Where applicable, a
to be approved.
4.6-2 In order to ensure that potential impacts to biological resources are avoided during the construction of Pre-construction wildlife City of Carmel-by- City of Carmel- Prior to construction of replacement parking
additional parking, the City of Carmel-by-the-Sea shall arrange for pre-construction wildlife surveys surveys the-Sea by-the-Sea, CDFG identified in Mitigation Measure 4.6-1
(raptors, bats, and woodrats) to be conducted by a qualified biological professional, prior to the initiation using & USFWS (if
of any construction-related activities. In the event that any special-status species are observed within the Contact proper resource Qualified Biologist necessary)
construction area or within the immediate vicinity, the proper resource agency (i.e., CDFG or USFWS) agency (if necessary)
shall be contacted. No work shall commence until such time that CDFG or USFWS has been contacted
and appropriate removal or protective measures have been identified.
4.6-3 Mitigation Measure 4.4-1 of Section 4.4 Land Use. See requirements under City of Carmel-by- City of Carmel- Ongoing
Mitigation Measure 4.4-1 the-Sea and City by-the-Sea
Attorney
11
Print Form
PERSONAL FINANCIAL STATEMENT
As of ,
Complete this form for each applicant. List only those assets you want to be considered in this personal financial statement.
Name Business Phone
Address Residence Phone
City, State, & Zip Code
ASSETS (Omit Cents) LIABILITIES (Omit Cents)

Cash on hand & in Banks $ Accounts Payable $
Savings Accounts $ Notes Payable to Banks and Others $
IRA or Other Retirement Account $ (Describe in Section 2)
Accounts & Notes Receivable $ Installment Account (Auto) $
Life Insurance-Cash Surrender Value Only $ Mo. Payments $
(Complete Section 8) Installment Account (Other) $
Stocks and Bonds $ Mo. Payments $
(Describe in Section 3) Loan on Life Insurance $
Real Estate $ Mortgages on Real Estate or Rent listed per month $
(Describe in Section 4) (Describe in Section 4)
Automobile-Present Value $ Unpaid Taxes $
Other Personal Property $ (Describe in Section 6)
(Describe in Section 5) All other Liabilities such as liens, judgments $
Other Assets $ (Describe in Section 7)
(Describe in Section 5) Total Liabilities $
Net Worth $
Total $ Total $
Section 1. Source of Income Contingent Liabilities
Salary $ As Endorser or Co-signer $

Net Investment Income $ Legal Claims & Judgments $
Real Estate Income $ Other contingent liabilities not listed. $
Other Income (Describe below)* $
Description of Other Income in Section 1.*
*NOTE: Alimony or child support payments do not need to be disclosed in "Other Income" unless it is desired to have such payments counted toward total income.
Section 2. Loans Payable to Banks and Others. List loans, mortgages, credit card accounts, and other indebtedness. (Use attachements if necessary.
Each attachment must be identified as a part of this statement and signed.)
Original Current Payment Frequency How Secured or Endorsed
Name and Address of Noteholder(s) Balance Balance Amount (monthly,etc.) Type of Collateral if applicable.
Section 3. Stocks and Bonds. (Use attachments if necessary. Each attachment must be identified as a part of this statement and signed).
Cost Market Value Date of
Number of Shares Name of Securities Total Value
Quotation/Exchange Quotation/Exchange
Section 4. Real Estate Owned. (List each parcel separately. Use attachment if necessary. Each attachment must be identified as a part
of this statement and signed.)
Property A Property B Property C
Type of Property
Address
Date Purchased
Original Cost
Present Market Value
Name of Mortgage Holder
Mortgage Balance
Amount of Payment per Month/Year
Status of Mortgage
(Describe, and if any is pledged as security, state name and address of lien holder, amount of lien, terms
Section 5. Other Personal Property and Other Assets.
of payment and if delinquent, describe delinquency)
Section 6. Unpaid Taxes. (Describe in detail, as to type, to whom payable, when due, amount, and to what property, if any, a tax lien attaches.)
Section 7. Other Liabilities. (Describe in detail.)
Section 8. Life Insurance Held. (Give face amount and cash surrender value of policies - and name of insurance company.
I hereby affirm that this personal financial statement contains no willful misrepresentation or falsifications and this information given by me/us is true and
complete to the best of my/our knowledge and belief.
Signature: Date:
Signature: Date:
Exhibit D: Rehabilitation Schedule
Task Summary
A Inspections
1 Termite Inspection
2 Home Inspection
3 Site Work
4 Install Fencing to define public vs. private property
5 Provide smooth path of travel to building. Repair damaged flagstone walkways.
6 Provide access from grade to building entry
7 Provide security lighting
8 Correct site drainage problems at front of house, NE entry near kitchen and SE entry at rear and corner
9 Install new grass and irrigation systems at south and west of house
B Building Interior
1 Build new porch and stair at SE corner entry
2 Repair Garage Doors
3 Repair or replace copper gutters at garage
4 Provide chimney and bracing two chimneys
5 Provide exterior security lighting
6 Trim ivy and other plant materials off walls and gutters as needed
Re-roof building including reuse of existing tiles, replacement of missing or damaged tiles. All new flashings at penetrations and
new flashings at windows, dormers, chimneys etc.
7
8 Remove or secure loose roof tile as safety measures.
Repair existing wood gutters and copper downspouts. Replace damaged sections where needed.
9
10 Repair Southeast Entry to basement
11 Repair or replace rotten window sills and trim
12 Repair or replace rotten window sash
13 Repair chimney caps and screens for fireplaces, furnace and water heater
14 Repaint exterior masonry where necessary
15 Correct vent piping at roof

C Building Interior General
1 Shore SE corner of building and install new perimeter foundation wall
2 Install new electrical system into building and subpanels
3 Install new mechanical system furnace, hot water heater ducts and controls
4 Clean entire building
5 Repair all doors and hardware as necessary for proper function
6 Paint all walls ceilings and trim as needed
7 Remove old carpets and install new
8 Clean and polish wood floors
9 Clean and seal stone/tile floors
D Basement
1 Install new lighting
2 Repair masonry retaining wall

3 Patch and paint damaged walls in stairwell
E First Floor
1 Clean fireplaces and flues
2 Patch and repair walls where cracked or damaged
3 Install new equipment in kitchen: refrigerator, oven and sink
4 Repair dry rot on trim at kitchen entry, pantry and breakfast nook
5 Repair any leaks or faulty plumbing causing wall damage
6 Reinstall existing dining room door and other missing doors ( total 5)
7 Repair walls and ceiling in Map Room
8 Repair mural in Map Room
9 Install new or existing light fixtures
10 Repair wall at "closet" of Parlor/Living Room
11 Repair existing plumbing/piping and drains
12 Remove Asbestos from pipes in hall closet
13 Patch wall in Telephone closet
14 Repair pocket door at kitchen/butler area
15 Repair existing toilet fixtures: sinks and toilets and tubs
16 Install new wood counter and copper sink in China Pantry
17 Install emergency lighting
18 Repair bathroom floor and walls in "butler" area
19 Repair cracked wall at rear door "butler" area
20 Repair mold/delaminated plaster at ceiling of butler area
21 Install GFI's in bathroom butler area
22 Remove Showcase casing over doors in butler area

F Second Floor
1 Reinstall new and or missing doors
2 Install new lighting or repair existing
3 Repair plumbing and fixtures in 3 bathrooms
4 Install emergency lightning
5 Repair plaster walls at bedrooms
6 Repair pipe leak /plaster wall at SE corner
7 Repair cracking wall plaster SE Bedroom
8 Repair plaster in Closet of SE bedroom
9 Remove can lights in Master bedroom and patch ceiling
10 Remove can lights and patch ceiling in NE bedroom
11 Replace electric heater in master bathroom
12 Investigate leak above door frame to master walk in closet
13 Remove Marble tile surround of flue in attic space

Flanders Foundation
A California Nonprofit Public Benefit Corporation
P.O. Sox 1414
Carmel-by-the-Sea, CA 93921-1414
Telephone and Fax (831) 626-3826
www. fiandersfoundation .org

info@ftandersfoundation.org
To: Hononable Mayor Dallas, Council Members and Staff
Date: August 3, 2017
Re: Council Discussion of the Flanders Mansion
On behalf of the Flanders Foundation, I would like to thank the council and staff for their
enthusiastic and significant support for the restoration of the Mission Trails Nature Preserve to
the wonderful environmental and recreational jewel that it is today and was envisioned by its
creators. Working with the Friends of Mission Trails Nature Preserve, you all have truly put
community volunteerism and city resources to work in the most positive way. We would
especially like to thank you for removing the non-native trees and major shrubs that have posed a
very real threat to the mansion. We would hope that a little more clean-up could be done in the
area around the mansion to tidy up some of the more gross removals.
We also would like to express to all of you our gratitude for giving the park and mansion a high
priority on your "to do" list. The mansion is suffering from very real neglect and we all want to
remedy that situation in the most economical and sensitive way possible. We thank you very
much for this meeting today and look forward to hearing and discussing the options as reviewed
by staff.
The Flanders Foundation strongly believes and has advocated for a long-term lease or caretaker
to live in the mansion, protect it, and to help restore it. We urge you to actively search for
residents that can fulfill this need. There have been interested and qualified parties in the past
and we would hope that you would be open to reviewing both past and new proposals to help
you to find a positive resolution for this valuable community asset. One option presented to you
by staff is to consider a possible curatorship at Flanders which has the advantage of satisfying the
residential, single family criteria as well as the fmancial and historical preservation
concerns/needs. For any option to work, however, the criteria presented by the previous council
needs to be seriously reevaluated with a very realistic bar being set for applicants to be evaluated
against.
One of the most outstanding achievements of this council is its support for making real
investments in our community's assets and working with community groups as well to
accomplish this task. We would like to see this happen with Flanders as well and we remain
ready to be of assistance to you should you desire it.
Wann regards,
President
Flanders Foundation

Flanders Mansion Lease 08-08-17

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Flanders Mansion Lease 08-08-17

Uploaded by

Copyright:

Available Formats

CITY OF CARMEL-BY-THE-SEA

TO: Honorable Mayor and City Council Members

SUBMITTED BY: Sharon Friedrichsen, Director of Budget and Contracts

APPROVED BY: Chip Rerig, City Administrator

Criteria Curatorship City of Carmel-by-the-Sea

PRIOR CITY COUNCIL ACTION

1. City Request for Proposals for Leasing of the Flanders Mansion

REQ U EST FO R P RO P OSA L S

LEASING OF THE HISTORIC

CARMEL-BY-THE-SEA CITY HALL

II. FLANDERS MANSION

The City seeks proposals that meet the following criteria:

IV. MITIGATION REQUIREMENTS

3. Rehabilitation/Preservation Plan Approach

VI. SUBMISSION OF PROPOSALS

VII. SELECTION CRITERIA AND PROCESS

A. National Register of Historic Places Registration Form for Outlands/Flanders Mansion

B. Draft Flanders Mansion Mitigation Measures

C. Personal Financial Statement

United States Department of the Interior

4. State/Federal Agency Certification

Signatu;.;{;t~;~i;; ~ >, '-<~.L< <-'--' Oat~~

State or Federal agency and bureau

State or Federal agency and bureau

5. National Park Service Certification

D removed from the National Register.

Describe present and historic physical appearance.

A two story cement residence resting on a full concrete foundation

tQg See continuation sheet

Applicable National Register Criteria D A DB ~C D D

Criteria Considerations (Exceptions) D A DB DC DD DE D F D G

Significant Person Architect/Builder

Carmel was founded toward the end of the nineteenth century in

[~ee continuation sheet

~See continuation sheet

10. Geographical Data

D See continuation sheet

IXXsee continuation sheet

0 See continuation sheet

11. Form Prepared By

United States Department of the Interior

National Register of Historic Places

All walls are constructed of "Thermotite" precast concrete blocks

There are two principal entries. One is located in the north

The remaining exterior entrances are found in the garage/servants

United States Department of the Interior

National Register of Historic Places

Fenestration at the ground floor is predominately double hung

Wall mounted vertical wrought iron grills front a pair of 4

A retaining wall of concrete block construction runs west from

United States Department of the Interior

National Register of Historic Places

Architect Gutterson carefully sited "Outlands" on a hillside

United States Department of the Interior

National Register of Historic Places

Unfortunately, the proposed railroad extension and the restor-

Another entrepreneur, Mrs. Abbie Jane Hunter of San Francisco

By 1895, Hunter's efforts failed and her company went into

United States Department of the Interior

National Register of Historic Places

By 1904, the commercial core had begun to develop and a few

The Mediterranean Revival was one of the two pictorial arch-

United States Department of the Interior

National Register of Historic Places