Meeting Date: 2 October 2012
Prepared by: Sean Conroy,
Ping & Bldg Services Manager
City Council
Agenda Item Summary
Name: Consideration of a Resolution authorizing the City Administrator to enter into a Mills Act Contract with Buff LaGrange for an historic property located at 2552 Santa Lucia Avenue.
Description: A Mills Act Contract is a contract between the City and a private property owner of an historic structure. The contract is for a minimum of 10 years but also contains renewal provisions. The property owner must agree to specific maintenance and rehabilitation efforts in return for a reduction on property taxes. The proposed Mills Act Contract would take effect on 1 January 2013.
Overall Cost:
City Funds: Loss of approximately $1 ,000 a year in property tax revenue.
Staff Recommendation: Approve the Mills Act Contract.
Important Considerations: The Mills Act was enacted by the State of California in 1972
as a way of encouraging partnerships between local governments and property owners of
historic resources. Local governments are not required to participate in the Mills Act.
For participating governments, a Mills Act contract can be offered to any property that
contains an historic resource.
The City Council amended the City's Mills Act requirements on 8 June 2010 and
established a limit of no more than three contracts that could be approved during any
given year. The City Attorney has reviewed the Mills Act contract.
Decision Record: On 17 September 2012 the Historic Resources Board recommended that the
City Council adopt a Mills Act Contract for this property.
Attachments:
• Staff Report dated 2 October 2012.
• DPR 523 Form (Historic Designation Form)
• Resolution and Contract with Attachments.
Reviewed by:
Jason Stilwell, City Administrator Date
CITY OF CARMEL-BY-THE-SEA
DEPARTMENT OF COMMUNITY PLANNING AND BUILDING
STAFF REPORT
TO: MAYOR BURNETT AND MEMBERS OF THE CITY COUNCIL
THROUGH: JASON STILWELL, CITY ADMINISTRATOR
FROM: SEAN CONROY, PLNG & BLDG SERVICES MANAGER
DATE: 2 OCTOBER 2011
SUBJECT: CONSIDERATION OF A RESOLUTION AUTHORIZING THE
CITY ADMINISTRATOR TO ENTER INTO A MILLS ACT
CONTRACT WITH BUFF LAGRANGE FOR AN HISTORIC
PROPERTY LOCATED AT 2552 SANTA LUCIA AVENUE
BACKGROUND AND PROJECT DESCRIPTION
This site is located on Santa Lucia Avenue, two northeast of San Antonio Avenue. The
site is developed with a two-story residence known as the John Bathen House. The
residence was originally constructed as a single story structure in 1921 but had a secondstory
addition added in 1927. A flat-roof garage was added in 1939.
The residence is considered historically significant under California Register Criterion #3
(architecture) as an excellent example of the work of John Bathen. The residence is also
consistent with the Architectural Development Theme of the Historic Context Statement.
A DPR 523 Form was submitted to the City on 7 September 2004 and the property was
included in the Historic Inventory adopted as part of the Local Coastal Plan in October,
2004.
The property owner is applying for a Mills Act contract. The Mills Act was enacted by
the State of California in 1972 as a way of encouraging partnerships between local
governments and property owners of historic resources. Local governments are not
required to participate in the Mills Act. For participating governments, a Mills Act
contract can be offered to any property that contains an historic resource. The contract
must be for at least 10 years and must include renewal provisions.
The property owner typically agrees to specific rehabilitation/restoration efforts that
would take place over the life of the contract. In turn, the property owner receives a
reduced property tax assessment using the Income Approach to Value rather than the
Market Approach to Value. The assessment is performed by Monterey County. The
jurisdiction benefits by having historic resources rehabilitated and maintained, while the
property owner benefits by having a reduced tax burden.
50
The City’s Historic Preservation Ordinance offers Mills Act contracts as a potential
benefit to property owners of historic resources when certain findings can be made.
These findings are addressed in the “Evaluation” section below. The Historic Resouces
Board (HRB) is advisory to the City Council for Mills Act applications. The HRB
recommended adoption of the contract on 17 September 2012.
EVALUATION
Carmel Municipal Code (CMC) Section 17.32.100.B(6) establishes specific findings that
must be met in order to qualify for a Mills Act contract in the City. These findings are
summarized below followed by a brief response from the HRB.
• The building is designated as an historic resource by the City and is listed on the
Carmel Register.
Response: The HRB placed the property on the City’s Historic Register on 17
September 2012.
• The proposed rehabilitation and maintenance plan is appropriate in scope and
sufficient in detail to guide rehabilitation and long-term maintenance. Required
maintenance and rehabilitation should be more significant than just routine
maintenance that would be expected for any property.
Response: The HRB determined that the maintenance and rehabilitation plan was
appropriate for the residence and would adequately ensure protection of the resource into
the future.
• Alterations to the historic resource have been in the past, and will continue to be
in the future, limited to interior work and to exterior rehabilitation and alterations
that:
Response: The primary alteration to the property occurred in 1927. However, this
addition has gained significance in its own right. There are no other additions that would
conflict with this required finding.
(A) Comply with the Secretary’s Standards (future additions only), and
Response: All future changes/alterations shall require review by either staff or the HRB
for a Determination of Consistency with the Secretary of the Interior’s Standards. A
qualified professional has reviewed the proposed rehabilitation and maintenance plan and
determined that the items, with conditions, are consistent with the Secretary’s Standards.
51
(B) Do not significantly alter, damage or diminish any primary elevation or
character-defining feature, and
Response: The applicant is not proposing any alterations at this time to the primary
elevation or character defining features. Any such changes that are proposed in the future
would require review by the HRB.
(C) Do not increase floor area on the property by more than 15 percent beyond
the amount established in the documented original or historic design of the
resource, and
Response: The historic design includes the 1927 addition and has not been expanded
since that time.
(D) Do not result in any second-story addition to a single-story historic resource.
Response: As mentioned previously, the second-story addition has gained significance
in its own right and would not be in conflict with this finding.
Economic Impact: When the City Council reviewed the revisions to the Mills Act
requirements in 2010, an economic analysis was included in the discussion. It was
determined that the average Mills Act Contract would result in a net decrease in property
taxes to the City of approximately $1,020 per year. This is a fair assumption for this
application.
Mills Act Cap: In 2010 the City Council also adopted a cap limiting the number of Mills
Act contracts that could be approved in any given year to three. The City’s ordinance
requires Mills Act applications to be submitted no later than June 31st for contracts that
would take effect during the next calendar year. No other applications were submitted so
this would be the only contract for 2013.
RECOMMENDATION
Adopt the attached Resolution.
52
53
r-·-·· ---·-·--~.
l State of California -:--The Resources Agency
1 DEPARTMENT OF PARKS AND RECREATION
Primary#
HRI#
- - - - i
·-~ PRIMARY RECORD
---- - - - ------ - -- --.
Trinomial - - --- _______
1
NRHP Status Code Looking NEat west side-e/ev., 812012003,
Other Listings I _ _ _ _______ ___ R:....:e.=..vl.:..;;...:;;.;e.w;;_C;:..o;:.d.""e'"---==-=:=...!..;R,ee!..v,le::.wa.r Date_ -=-...::--·=
Jge 1 of Resource Name or#: (Assigned by recorder) John Bathen House
P1. other Identifier:
P2. location: :-:::! Not for Publication Cl Unrestri~d a. County Monterey
and (P2b and P2c or P2d. Attach a Location Map as necessary.)
b. USGS 7.5' Quad Date T ; R 1/4 of 114 of Sec
c. Address: City CaiTTlel by-the-Sea Zip 93921
d. UTM: (Give more than one for large andllinear resources) mEl mN
e. Other Locational Data (Enter Parcel#, legal description, directions to resource, elevation, etc., as appropriate)
Santa Lucia 2 N£ of San Antonio (Bik. Z, Lots 14, 16 & pt. Blk. 149)
Parcel No. 010-287-006
P3. Description (Desailereso.raun:flsl'l'lEjrEierner'G. nil:ledesigl, ~ anibl,a:n:6:J s, size, setlill, arlbcu'xtli:s)
B.M.
A one-and-two-story vernacular residence, slightly ell-shaped in plan, resting on a stone foundation. The exterior wall cladding is a
combination of vertical boarrJ.and-batten and CaiTTlel stone on the one-story section, and wood shingle and Carmel stone on the
two-story portion, to the north. The low-pitched cross-gabled roof system is covered in composition shingle. There is one Cannel
stone interior chimney. It Is located toward the east, on the north side-elevation of the two-story section of the house. An exterior
wooden staircase with simple horizontal railing, recently rebuilt, rises from West to East along the North side-elevation accessing the
second floor. Fenestration is inegular with a combination of fixed, plate-glass, wood casement type and sliding wood windows in
varying saes. Some of the wood casement type fonn a band along the West side of the one-story wing. There is a narrow, fixed
stained-glass window, flanking the principal entry, which faces south on the slightly projecting twcrstory ell. The gable end of the
one-story wing has large, multi-paned glazed sliding doors Centered in the wall, which is covered in coursed ashlar Cannel stone. The
North end of the detached, 1939 flat-roofed Cannel stone garage creates an interior garden wall for the property which has
extensive Carmel stone patios, as well as an outdoor stone fireplace in the NW cr. of the parcel. The house is sited in an infonnal
landscape setting of mature pines and cypress with vine-covered walls and fences and several flower beds.
P3b. Resource Attributes: (Ust attributes and codes)
P4. Resources Present • ~ Building D Structure 0 Object D Site D District 0 Element of District f] Other (Isolates, etc.)
- ---- ---·
Sa. Photograph or Drawing(Photograph required for bulldi!lQS, structures, and objects)
P11. Report Citation: (Cite survey report and other sources, or enter •nonej
None
- - -, .
1 P5b.ll:!saPbu:tRm('v1ew,dcE,a:u::s<#)
J (View toward ). Photo No: 5030-, .
I P6. Date Constructed/Age and Sources:
j LJ Prehistoric i:; Historic 1 Both
1
19211192911939, Cannel bldg. records
I P7. Owner and Address
· Richard & SteUa Fenton
; 25 Hyde Parle Gardens, Flat#10
~ London W22LZ, England
i
I . P8. Recorded by:(Ncme.aflbin,a'Xiattess)
! Kent L. Seavey, P~servation Consultant, 310
l Lighthouse Ave., Pacific Grove, CA 93950
P9. Date Recorded: 9fl/2004
P10. Survey Type: (Describe)
lntensivehequired CEQA review
"ttachments ! l NONE 1. j Continuation Sheet U District Record L.J Rock Art Record ~ ·' Other: (Ust)
~ Location Map :_1 Building, Structure, and Objact Record 0 Linear Feature Record L1 Artifact Record
L. Sketch Map l.~ Archaeological Record 0 Milling Station Record ['_; Photograph Record
OPR 523A (1195) HistoryMaker 4 San Bue~ra Research Associate•
54
- -·------- ·--------~----~
1
Sblte of-California-The Resources Agency
- .. DEPARTMENT OF PARKS AND RECREATION
. t BUILDING~TRUCTURE, AND OBJECT RECORD . HR_I_#_ Primary#
Page 2 of NRHP Status Code
Resource Name or#: (Assigned by recorder) John Bathen House
_ • . Historic Name: John Bathen House
82. Common Name: •Finestre"
83. Original Use: residence 84. Present Use: residence
85. Architectural Style: vernacular
86. Construction History:(Construction date, alterations, and date of alterations)
Constructed 1921 (CBP# 249); two stol}' stone addition 1927 (CBP # 1934}
87. Moved? G No CJYes lJ Unknown Date: Original Location:
88. Related Features: Detached flat-roofed CaTTnel stone one-car garage, 1939 (CBP# 475)
89a. Architect: b. Builder: John Bathen (192711939)
810. Significance: Theme: An:hitectural Development Area: CaTTnel by-the-Sea
Period of Significance: 1903-1940 Property Type: single family residence Applicable Criteria: CR 3
(Discuss importance in terms of histoncal or architectural context as defined by theme, period and geographic scope. Also address integrity.}
The John Bathen House is significant under California Register criteria 3, under architecture, as an excellent example of Bathen's
building skills as a stonemason. The property exhibits several styles of Cannel stone masonry, including patios, and may have
been used as an example of the a-aft for potential clients. John Bathen was a native of Norway, where he had been a fishennan.
He came to Carmel in the early 1920s with his English wife Uta, and purchased a portion of the Emily Bell property containing a
one-story, rectangular board-and-batten servants quarters. He added a two-story wing to the north end of the existing building
that year, employing Cannel stone, and some wood framing for the second floor. He built a Carmel stone garage, fronting on
Santa Lucia in 1939 that is part of the historic resource. Bathen acquired a quarry in Cannel Valley and established the Santa
Lucia Quarries LTD, on Dolores St. between Ocean & 7th Ave., providing ~building stone for all purposes, Art Tile and Patio." He
is known to have constructed several small stone houses on the West side of Mission between 4th and 5th Aves, that may be the
current stonehouse Court, as well as instructing builder Frank Uoyd in the craft of stone masonry between 1940-1942. According
to a CaTTnel Pine Cone tribute, written at the time of Bathen's death in June of 1945, well known Cannelite Dora Hagemeyer
noted that Bathen and his wife Uta had become an integral part of Carmel, •Everything concerning the welfare of the village or its
residents concerned them. They took an adive part in the preservation of the true Carmel tradition .. .". His wife Uta, who worked
in. the realty office of Elizabeth McClung White, was well known as a costume designer for the Forest Theater and for her dose
association with Sunset School and its ~ctivities. The John Bathen house retains its historic integrity to a high degree and clearly
reflects the the findings of, and is consistent with the 1997 Cannel Historic Context Statement under the theme of architectural
development.
811. Additional Resource Attributes: (Ust attributes and codes) HP2 - Single Family Property
812. References:
Carmel bldg. records, Planning Dept., City Hall, Cannel
Cannel Historic Context Statement 1997
CaTTnel Pine Cone, 6/15/45,813/45
Hale, Sharron, A Tribute to Yesterday Valley Publishers: Santa
Cruz, 1980, p. 45
Harrison Memorial Library, History Files
813. Remarks: Zoning R-1
CHCS(AD}
DPR 5238 (1195) HisloryMaker 4
(Sketch Map with north arrow required.)
CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION 2012-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA
AUTHORIZING THE CITY ADMINISTRATOR TO ENTER INTO A MILLS ACT
CONTRACT WITH BUFF LAGRANGE FOR A HISTORIC PROPERTY LOCATED
AT 2552 SANTA LUCIA AVENUE
WHEREAS, The City of Carmel-by-the-Sea is a unique community that prides itself in
its historic character; and
WHEREAS, the City has adopted a General Plan and Municipal Code that strive to
protect the historic character through clear policies and regulations that guide historic
preservation; and
WHEREAS, the Mills Act was adopted by the State of California in 1972; and
WHEREAS, jurisdictions are not required to implement the Mills Act; and
WHEREAS, participating jurisdictions may establish specific application requirements to
suit local needs; and
WHEREAS, the City adopted the Mills Act as a potential benefit to property owners of
historic resources as part of the Local Coastal Program and amended the Mills Act requirements
on 8 June 2010; and
WHEREAS, the property located at 2552 Santa Lucia Avenue (APN: 010-287-006) is
listed on the City’s Register of Historic Resources; and
WHEREAS, the applicant submitted a request for a Mills Act Contract on 27 June 2012;
and
WHEREAS, the applicant’s proposal is consistent with CMC Section 17.32.100.B; and
WHEREAS, the approval of this contract will not exceed the maximum number of Mills
Act Contracts that can be authorized during any given year (3) as established by the City
Council.
55
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF
THE CITY OF CARMEL-BY-THE-SEA does hereby:
Authorize the City Administrator to enter into the attached Mills Act Contract.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMELBY-
THE-SEA this 2nd day of October 2012 by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
SIGNED,
________________________
JASON BURNETT, MAYOR
ATTEST:
__________________________________
Heidi Burch, City Clerk
56
RECORDING REQUESTED BY:
CITY CLERK
CITY OF CARMEL-BY-THE-SEA
WHEN RECORDED MAIL TO:
NAME: CITY CLERK
CITY OF CARMEL-BY-THE-SEA
ADDRESS: CITY HALL
PO DRAWER G
CARMEL, CA 93921
CITY OF CARMEL-BY-THE-SEA
MILLS ACT AGREEMENT
HISTORIC PROPERTY PRESERVATION CONTRACT
THIS AGREEMENT is made and entered into this _______day of ______, 2012 by and between
the CITY OF CARMEL-BY-THE-SEA a municipal corporation (hereinafter referred to as “City”), and
Buff LaGrange (hereinafter referred to as “Owner”).
RECITALS
(i) California Government Code Section 50280, et seq. (known as the Mills Act) authorizes
cities to enter into contracts with the owners of qualified historic properties to provide for
their appropriate use, maintenance and restoration such that these historic properties
retain their historic characteristics;
(ii) The Owner possesses fee title in and to that certain real property, together with associated
structures and improvements thereon, located two northwest of Third Avenue on Junipero
Avenue (APN: 010-287-006), Carmel, California, (hereinafter referred to as the
“Historic Property”). A legal description of the Historic Property is attached hereto,
marked as Exhibit “A” and is incorporated herein by this reference;
(iii) The buildings on the property contain 2 bedrooms and three bathrooms and
approximately 1,300 square feet of floor area.
(iv) The property is identified as an historic resource on the City of Carmel’s Register of
Historic Resources;
(v) City and Owner, for their mutual benefit, now desire to enter into this Agreement both to
protect and preserve the characteristics of historical significance of the Historic Property,
and to qualify the Historic Property for an assessment of valuation pursuant to the
provisions of Article 1.9 (commencing with section 439) of Chapter 3 of Part 2 of
Division 1 of the California Revenue and Taxation Code.
NOW, THEREFORE, City and Owner, in consideration of the mutual covenants and conditions
contained herein, do hereby agree as follows:
1. EFFECTIVE DATE AND TERM. This Agreement shall be effective and commence on
1 January 2013, unless otherwise indicated by Monterey County, and shall remain in
effect for a term of ten (10) years thereafter.
57
2. AUTOMATIC RENEWAL. Each year, upon the anniversary of the effective date of this
Agreement (hereinafter referred to as “annual renewal date”), one (1) year shall be added
automatically to the term of this Agreement, unless timely notice of nonrenewal is given
as provided in paragraph 3 of this Agreement. The total length of the contract shall not
exceed twenty (20) years.
3. NOTICE OF NONRENEWAL. If City or Owner desires in any year not to renew this
Agreement, that party shall serve written notice of nonrenewal in advance of the annual
renewal date of this Agreement as follows: Owner must serve written notice of
nonrenewal at least ninety (90) days prior to the annual renewal date; City must serve
written notice of the nonrenewal at least sixty (60) days prior to the annual renewal date.
Upon receipt by Owner of a notice of nonrenewal from the City, Owner may make a
written protest. At any time prior to the annual renewal date, City may withdraw its
notice of nonrenewal.
4. EFFECT OF NOTICE OF NONRENEWAL. If either City or Owner serves timely
notice of nonrenewal in any year, and this contract is not renewed, this Agreement shall
remain in effect only for the remaining nine (9) years from the last annual renewal date.
5. VALUATION OF PROPERTY. During the term of this Agreement, Owner is entitled to
seek assessment of valuation of the Historic Property pursuant to the provisions of
Chapter 3 of Part 2 of Division 1 of the California Revenue and Taxation Code.
6. PRESERVATION OF PROPERTY. Owner shall preserve and maintain the
characteristics of historical significance of the Historic Property. Attached hereto marked
as Exhibit “B”, and incorporated herein by this reference, is a list of those minimum
standards and conditions for maintenance, use and preservation of the Historic Property,
which shall apply to such property throughout the term of this Agreement. The Owner
agrees to complete rehabilitation and/or maintenance activities of the structure and
comply with such conditions as specified in Exhibit “B” including the conditions outlined
by the City’s Historic Preservation Consultant. Requests for substantial revisions to the
maintenance and rehabilitation plan shall be reviewed by the Historic Resources Board
prior to implementation. In addition, Owner shall comply with the terms of the City’s
Historic Preservation Ordinance (CMC 17.32). After year five (5) of the contract, Owner
shall submit a maintenance and rehabilitation plan for the years not currently covered in
Exhibit “B.”
7. RESTORATION OF PROPERTY. Owner shall, where necessary, restore and
rehabilitate the Historic Property to conform to the rules and regulations of the Office of
Historic Preservation of the State Department of Parks and Recreation, U. S. Secretary of
the Interior’s Standards for Rehabilitation, State Historical Building Code, and the City of
Carmel-by-the-Sea, all as amended.
8. INSPECTIONS. Owner shall allow periodic examinations, with reasonable notice
thereof, of the interior and exterior of the Historic Property by representatives of the
County Assessor, the State Department of Parks and Recreation, the State Board of
Equalization, the City and other agencies as may be necessary to determine Owner’s
compliance with the terms and provisions of this Agreement.
9. PROVISION OF INFORMATION. Owner shall furnish the City with any and all
information requested by City, which City deems necessary or advisable to determine
compliance with the terms and provisions of this Agreement.
10. ANNUAL REPORT. Owner shall submit an annual report at least 90 days prior to each
annual renewal date to the Department of Planning and Building specifying all work that
58
has been done to maintain and preserve the historic resource over the preceding year in
compliance with the approved maintenance plan.
11. CANCELLATION. The City has the right to cancel the contract if the historic resource
is damaged or destroyed by unauthorized additions, alterations or remodeling. The City
also has the right to cancel this contract if the owners(s) have repeatedly failed to comply
with the provisions of paragraph’s # 6, 7, 8 or 10 of this Agreement after the City has
provided reasonable notice of any failure to comply with the agreement. Cancellation of
a contract by the City consistent with the provisions of this paragraph requires a public
hearing and, if cancelled, results in the immediate termination of the contract and a
penalty equal to 12.5 percent of the assessed market value of the property. City’s right to
cancel this Agreement pursuant to this paragraph shall in no way limit or restrict its rights
or legal remedies arising from City’s Historic Preservation Ordinance and Municipal
Code.
12. ENFORCEMENT OF AGREEMENT. In lieu of and/or in addition to any provisions to
cancel this Agreement as referenced herein, City may specifically enforce, or enjoin the
breach of, the terms of this Agreement.
13. WAIVER. City does not waive any claim or default by Owner if City does not enforce or
cancel this Agreement. All remedies at law or in equity, which are not otherwise
provided for this Agreement or in City’s regulations governing historic properties are
available to City to pursue in the event there is a breach of this Agreement. No waiver by
City of any breach or default under this Agreement shall be deemed to be a waiver of any
other subsequent breach thereof or default hereunder.
14. BINDING EFFECT OF AGREEMENT. Owner hereby subjects the Historic Property to
the covenants, reservations and restrictions set forth in this Agreement. City and Owner
hereby declare their specific intent that the covenants, reservations, and restrictions as set
forth herein shall be deemed covenants running with the land and shall pass to and be
binding upon Owner’s successors and assigns in title or interest to the Historic Property.
A successor in interest shall have the same rights and obligations under this Agreement as
the original owner who executed the Agreement.
Each and every contract, deed or other instrument hereinafter executed, governing or
conveying the Historic Property, or any portion thereof, shall conclusively be held to
have been executed, delivered and accepted subject to the covenants, reservations and
restrictions expressed in this Agreement regardless of whether such covenants,
reservations and restrictions are set forth in such contract, deed or other instrument.
City and Owner hereby declare their understanding and intent that the burden of the
covenants, reservations and restrictions set forth herein touch and concern the land in that
it restricts development of the Historic Property. City and Owner hereby further declare
their understanding and intent that the benefit of such covenants, reservations and
restrictions touch and concern the land by enhancing and maintaining the cultural and
historic characteristics and significance of the Historic Property for the benefit of the
public and Owner.
15. NOTICE. Any notice required to be given by the terms of this Agreement shall be
provided at the address of the respective parties as specified below, by personal delivery
or United States mail, postage prepaid, addressed as follows:
59
City: Carmel-by-the-Sea
Community Development Department
PO Drawer G
Carmel, CA 93921
Owner: Buff LaGrange
2552 Santa Lucia Ave
Carmel, CA 93921
16. Recordation. No later than twenty (20) days after the parties execute and enter into this
Agreement, the City shall cause this Agreement to be recorded in the Office of the
County Recorder of the County of Monterey.
17. The Owner or agent of Owner shall provide written notice of this Agreement to the State
Office of Historic Preservation within six (6) months of the date of this Agreement.
18. Should either party to this agreement bring legal action against the other, the case shall be
handled in Monterey County, California and the party prevailing in such action shall be
entitled to a reasonable attorney fee which shall be fixed by the judge hearing the case
and such fee shall be included in the judgment together with all costs.
19. Amendments. This agreement may be amended in whole or in part, only by a writtenrecorded
instrument executed by the parties hereto.
IN WITNESS THEREOF, the City and Owners have executed this Agreement on the day and year
written above.
CITY OF CARMEL-BY-THE-SEA:
By: _______________________ Date: __________________
Name: Jason Stilwell
Title: City Administrator
PROPERTY OWNER:
By: __________________________ Date: ___________________
Name: Buff LaGrange
60
61
Exhibit 11A"
ORDER NO. : 03176870
PARCEL I;
BEGINNING AT A POINT ON THE NORTHERLY LINE OF S~JTA LUCIA AVE~~
FROM WHICH THE INTERSECTION OF THE NORTHERLY LINE OF SANTA LUCIA
AVENUE WITH THE EASTERLY LINE OF SAN ANTONIO AVENUE; SAID
INTERSECTION BEING THE SOUTHWEST CORNER OF BLOCK 1491 AS SAID
LOT AND BLOCK ARE SHOWN ON THAT CERTAIN MAP ENTITLED MAP OP
"ADDITION N1.11-1BER TWO TO CARMEL-BY-THE-SEA, MONTEREY COUNTY,
CAL., SURVEYED BY B. E. HOOPER, JANUARY 1906" FILED FOR RECORD
APRIL 5 , 1906 IN THE OFFICE OF THE COtnrrY RECORDER OF THE COUNTY
OF MONTEREY, STATE OF CALIFORNIA IN VOLUME 1 OF MAPS, flCITIES
AND TOWNS", AT PAGE: 44 112, BEARS N. 82° 43' W., 62.6 FEET;
THENCE FROl'-1 SAlC POINT OF BEGINNING N. 103. 34 FEET TO THE NORTH
LINE OF I.OT 14 IN BLOCK "Z'', AS SAID LOT AND BLOCK ARE SHOWN ON
'!'HAT CERTAIN MAP ENTITLED 11MAP OF ADDITION NUMBER ONE TO
CARMEL-BY-THE-SEA, MONTEREY COUNTY , CAL. 11
, FILED FOR RECORD
NOVEMBER 6, 1905 IN THE OFFICE OF THE COUNTY RECORDER OF THE
COUNTY OF MONTEREY, STATE OF CALIFORNIA IN VOLUME 1 OF MAPS
"CITIES AND TOWNS", AT PAGE 45 l/2; 111ENCE E. 37.90 FEET TO TRE
NORTHEAST CORNER OF SAID LOT 14 ; THENCE S. 108.18 FEET TO THE
NORTHERLY LINE OF SANTA LUCIA AVENUE; THENCE ALONG THE NORTHE~LY
LINE OF SANTA LUCIA AVENUE N. 82° 43' W., 38 . 21 FEET TO THE
POINT OF BEGINNING. .
EXCEPTING THEREFROM TdAT PORTION THEREOF DESCRIBED AS FOLLOWS :
BEGINNING AT THE SOUTHWEST CORNER OF THE ABOVE DE~CRIBED PARCEL
OF LAND THENCE ALONG THE NORTHERLY LINE OF SANTA L:JCIA AVENUE S .
82 ° 43 ' E. , 5 . 04 FEET; THENCE LEAVING SAID SANTA J.;JCIA AVENUE N-'.
28 .14 FEET: THENCE W. 5. 00 FEET; THENCE S. 27.~~ FEET TO THE
POINT OF BEGINNING.
PARCEL II :
BEGINNING AT A POINT FROM WHICH BEARS N. 88° 09' 15" W. , 62 .13
FEET, niE NORTHWEST CORNER OF LOT 14 IN BLOCK "Z" AS SAID LOT
~~D BLOCK ARE SHOWN ON THAT CERTAIN MAP ENTITLED MAP OF
"ADDITION NUMBER ONE TO CARMEL-BY- THE-SEA, MOtn'EREY COUNTY I
CAL . " FILED FOR RECORD NOVEMBER 6 , 1905 IN THE OFFICE OF ntE
COUNTY RECORDER OF THE COUNTY OF MONTEREY, STATE OF CALIFORNlA
IN VOLUME 1 OF MAPS, "CITIES AND TOWNS" , AT PAGE 45 1/2 THEREIN
AND RUNNING THENCE
(1) S . 20. 30 FEET; THENCE
Continued on next page
62
. QQcuments p~ded by DataTree LLCvta ~s proprletarylrnoglng enc1 delt.lery aytlli!m. COpyright 2003, All rig IllSESCROW
NO.: 03176870
(2) W. 6. 85 FEET; THENCE
~3! N. 20.30 FEET; THENCE
14) E. 6.85 FEET TO THE PLACE OF BEGINNING AND BEING A PORTION
OF SAID LOT 14.
PARCEL III:
A RIGHT OF WAY OVER THE NORTH 2 FEET OF 1~E WEST 62 .10 FEET OF
LOT 14 IN BLOCK "Z 11 AS SAID LOT A..">ID BLOCK ARE SHOWN ON THAT
CERTAIN MAP ENTITLED MAP OF ''ADDITION NUMBER ONE TO
CARMEL-BY·-THE-SEA, MONTEREY COUNTY, CAL.", FILED FOR RECORD
NOVEMBER 6, 1905 IN THE OFFICE OF THE COUNTY RECORDER OF THE
COUNTY OF MONTEREY, STATE OF CALIFORNIA IN VOLUME 1 OF MAPS,
"CITIES AND TO~"NS,, AT PAGE 45 1/2 THEREIN, FOR INSTALLATION AND
MAINTENANCE OF A SEWER PIPE LINE BEING THAT CERTAIN RIGHT OF WAY
RESERVED IN THE DEED FROM LILIAN F. BATHEN TO RUTH F. TOWNSEND
DATED APRIL 5, 1939, RECORDED APRIL 26, 1939 IN VOLUME 614 OF
OFFICIAL RECORDS OF MONTEREY COUNTY AT PAGE 369 .
A.P.N.: 010-287- 006
' . ·..
..:·. -: ~ ..
63
BUFF LaGRANGE - 2552 SA"' A LUCIA, CARMEL, CA 93923
DESCRIPTION: 2013 2014 2015 2016 2017 2018 2019
New composition roof. $ 9,800
New flat roof on prase $ 2,550
New sarase door on stone prase $ 8,150
New electrical and new plumblns $ 1,785 $ 1,240 $ 3,500 $ 1,200 $ 3,100 $ 1,500
Repair of stone patios and dralnase $ 1,200 $ 1,800
Power wash stone patios and
$ 400 $ 500 $ 500 $ 500 $ 500 $ 500
stonework walls.
Repair restor. or replace all windows
$ 1,800 $ 8,300
and weatherstrip
Repair, replace rotted, broken shlnsfes
$ 2,000 $ 500 $ 500 $ 500 $ 500 $ 500 $ 500
on exterior and maintain
Repaint house exterior shlnsles, doors
$ 9,200
and windows
Repair and support outdoor fireplace
$ 135 $ 135 $ 135 $ 3,500 $ 125 $ 125
as needed and maintain
Repair Interior fireplace and maintain. $ 145 $ 145 $ 500 $ 145 $ 145 $ 145 $ 145
Repair slldlns wood doors at front of
$ 3,875
house so that they work properly
Repair, replace broken stonework
$ 2,200
floors of Interior house and patio
Repair dry rot areas and termite
$ 2,500 $ 2,500
damase.
Annual Pest and Termite Inspection $ 304 $ 304 s · 304 $ 304 $ 304 $ 304 $ 304
Annual fon:ed air sas furnace and duct
$ 250
Inspection
$ 250 $ 250 $ 250 $ 250 $ 250 $ 250
2020
$ 985
$ 500 $
$ 6,700
$ 500 $
$
$ 125 $
$ 145 $
$ 2,500
$ 304 $
$ 250 $
2021
500 $
500 $
6,900
125 $
145 $
$
304 $
250 $
2022
500
500
125
145
2,200
304
250
i
0: ;:;
~ ::
64
BUFF LaGRANGE - 2552 SA' A LUCIA, CARMEL, CA 93923
DESCRIPTION: 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 I
!
Repair or replace front door $ 4,200
Repair Interior celllnp and repaint $ 4,800
Refinish wood floor In dtnlna room $ 2,900
Repair foundation - create crawlspace
$ 6,800
access underneath house
Replace central heating system $ 10,350
Annual roof Inspection and
$ 300 $ 300 $ 300 $ 300 $ 300 $ 300 $ 300 $ 300 $ 300
maintenance
Repair/restore wood garage door and
$ 2,800 $ 550
front wood pte
Insulate waUs and celllnp $ 3,260 $ 3,000
Replace/repair or restore all door
$ 625 $ 875 $ 1,550
window hardware
Annual water heater maintenance $ 195 $ 195 $ 195 $ 195 $ 195 $ 195 $ 195 $ 195 $ 5,785 $ 195
Repair and restore perimeter fencln1
$ 2,250 $ 2,695 $ 2,695
and landscape
Termite and subterranean termite
$ 3,500
treatment and tentlna of house
Replace gutters $ 2,800
Replace water heater $ 5,785
TOTAlS: $ 25,342 $ 24,233 $ 19,299 $ 20,145 $ 17,086 $ 16,~ $ 18,533 $ 16,624 $ 25,310 $ 16,891
--
KENTL. SEAVEY 65
310 LIGHTHOUSE A VENUE
PACIFIC GROVE,. CALIFORNIA 93950
(831)375.-8739
September 3, 2012
Mr. Sean Conroy /Principal Planner
Carmel Planning & Building Department
City of Carmel by-the-Sea
P.O. Drawer G
Carmel, CA 93921
Dear I\f...r. Conroy
Introduction
Thank you for the opportunity to review the proposed Mills Act
repair and maintenance schedule for the residential property located
on Santa Lucia 2NE of San Antonio (APN# 010-287-006} in Carmel,
for consistency of the proposed work With the Secretary of the
Interior's Standards for the Treatment of Histo:ric Properties.
The Secretary of the Interior's Standards for the Treatment of
Historic P:!"operties identify four pri..n 1ary treatmerrt approaches to
historic buildings. They crre Restoration, Preservation, Reconstruction
and Rehabilitatio:;::' .. Preservation would be the reco11lillended
standard for treatment of the subje~t property.
Preservation is employed when the property's fiistinctive
materials~ features, CL."ld spaces are essentially intact and thus convey
the historic significance without extensi'\.-e repair or replacement, and
when a continuing or new use does not require additions or extensive
alterations.
As stated in the 1992 National Park Service Rlustrated
Guidelines for Rehabilitating Historic Buildings, ''The Standards are
to ·be applied to specific rehabilitatl~n projects i.n a reasonable
manner, taking into consideration economic a:.'"ld technical feasibility."
Historical Background & Description:
The subject property is listed !11 ti1.e 2003 Carmei Historic
Resource Inventory, at the local !evel of s:!gnh1cance, as a..-t excellent
exar.!lple of Carmel stonemason Jor..n Bathen's building skills.
HISTORIC PRESERVATION J.:V1[USEUlV11: INTERPRETATION
66
John Bathen was a native of Norway. He came· to Carmel in the
early 1920s with his English wife, Lita and purchased the subject
property from Emily Bell. The parcel had a one-story rectangular
servants qtrs. in place, to which Bathen added the two-story woodframe
and stone portion at the north end of the existing feature. He
built the Carmel stone garage at the south end of the property,
fronting Sa'lta Lucia in 1939. Based on the variety of masomy
features on the property. it is probable that Bathen employed it as a
showcase for potential clients, as he operated the Santa Lucia
Quarries LTD out of an office on Dolores between Ocean & 7th in the
village. Character-defining features of the Bathen residence include:
• An ell-shaped plan.
• An exterior wall cladding combining granitic & Carmel stone
walls, with board & batten and wood shingle components.
• A stepped gabled roof system.
• Large fixed wood windows, wood casement type and sliding
wood windows.
• Stone patio spaces and garden walls.
Evaluation:
The subject property is owned by ltfs. Buff LaGrange, who
proposes to affect repairs to the exterior and interior of the residence
and its grounds needed to address deferred maintenance over time.
All work proposed ts to repair, and, where needed, replace L."'l
kind. matelials consistent with the existing building fabric. No
modifications to the exterior aesthetics, dimensions, spatial
relationships, or appearance are proposed.
The repair work shall reuse, to the extent feasible, available
historic building materials, and match required replacement features
in kind so that the essential form and integrity of the historic property
will be unimpaired.
The subject property is sited north side of Santa Lucia. It is
located in a wooded neighborhood of one and two-story residences of
varying ages, sizes and styles.
2
67
As described above. the owner has proposed the following Mills
Act budget addressing specific preservation treatments (see budget
attached).
Any general conditions of approval of the proposed maintenance
schedule should require all exterior work proposed on the residence
and its historic enVironment to be consistent with the Secretary of the
Interior's Standards for Preservation {see copy of Preservation
sta..,dards a~~ched).
Specific conditions of approval should include:
1. careful attention to employing the lowest possible PSI
for any power washing of patios and stone walls. Cannel
Stone is a soft shale material, susceptible to erosion, and
the grout in the joints of both the Carmel Stone and granitic
surfaces is old and prone to loss from too high a water
pressure in the cleaning process (See Standards 5. 6 & 7
provided).
2. The existing wood windows that I was able to see appeared
to be in reasonable condition. and should be repaired rather
than replaced. They are an single-paned and should remain
so. The National Park Service provides Preservation Briefs for
guidance in this work, available on line. Preservation Brief #9
covers care of wooden windows.
3. In repairing or replacing damaged or deteriorated exterior
wood shingles. they should be done in-kind on a one-for-one
basis. Lengthy split wood shingles like those found on the
exterior of the two-story portion of the subject property can
be speCial ordered or fabricated locally.
4. Every effort should be taken to repair~ rather than replace
the existing front doo;.a. If replacement is necessary, it should
match the original in kind (see Staa'"Jdacds #5 & 6).
5. Unless physically broken, original door and window
hardware should be repaired and retained. A reasonable
effort should be made to match any broken components,
with sbnj)ar parts from historic hardware catalogs or used
building components bUSinesses.
3
68
Impacts of Proposed Project:
As projX)Sed, the work will identify, retain and preserve, where
feasible, historic materials and features. The proponents will strive to
retain existing materials and features while employing as little new
material as possible. All work shall be physically and visually
compatible with the historic property, and upon close inspection,
identifiable and documented for further research.
The proposed repair work will be compatible with the size, scale,
proportions and massing of the residence to protect its essential form
and integrity. The historic property and its environment will be
unimpaired. ·
The subject property retains much of its physical integrity as
constructed in 1926-27 & 1939t and evokes a strong sense of time
and place and of feeling and association with the vernacular aesthetic
in Carmel during the period. It is an excellent example of the
craftsmanship of early Carmel stonemason John Bathen.
CEQA states in CCR Section 15064.5 {2){B) that a change which
demolishes or materially alters in an adverse manner those physical
characteristics of an historical resource that account for its inclusion
in a local register of historical resources may constltu te a substantial
adverse change in the significance of the resource.
Conclusion:
The proposed work on the subject property should be executed
consistent with the Secretary's Standards for PreseiVatlon~ with the
least possible loss of historic materials so that the remaining
character-defining features of the historic resource will not be
obscured, damaged or destroyed. Employing the suggested general
and specific conditions noted, the repair and maL,tenance work will
not create a significant change to t.lte historic building and will not
cause a significant adverse effect on the environment.
IVIitigatlon:
The proposed project is in conformance with the Secretary of the
Interior•s Standards for the Treatment qf Historic Properties under
the standard for Preservation. No mitigation is needed for this project.
Respectfully Submitted,
