City's 2013 Facility Use Plan 01-07-14

8/13/2019 City's 2013 Facility Use Plan 01-07-14

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CITY OF CARMEL-BY-THE-SEACouncil Report

January 7, 2014To: Honorable ayor and Members of the City CouncilFrom: Jason Stilwell, City AdministratorSubmitted by: Sharon Friedrichsen, Public Services Director

Subject: Consideration of the 2013 Facility Use Plan

Recommendation s): Review and adopt the City s 2013 Facility Use Plan.Executive Summary: One key initiative adopted by Council for calendar year 2013 is to begin

the development of a comprehensive facilities use plan and inventory.The City has utilized a consultant to prepare the attached Plan forCouncil s review and direction. The purpose of the Plan is to provide asummary of the current status of the facilities to assist Council in makingfuture decisions regarding rehabilitation and other improvements andpossible future uses of the facilities .

Analysis/Discussion: The City owns a variety of facilities that currently house specificdepartmental functions (City Hall, Libraries, Fire station, PoliceDepartment and Public Works Building and Corporate Yard). Otherfacilities either previously, or currently, provide opportunities for specific


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Previous CouncilAction Decision History: Council included the development of a facility improvement plan

as a key initiative in January 2013

Attachments: Facility Use Plan

Reviewed by

City Administrator A City ttorney D Administrative Services DAsst City Admin D Dir of CP D Dir of Public Svcs DPublic Safety Dir D Library Dir D Other D


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Shaping the Future, One Project at a Timesm

January 3, 2014

Ms. Sharon Friedrichsen, Public Services DirectorCity of Carmel-by-the-SeaPost Office Box CCCarmel, CA 93921

Re: Draft Facility Assessment Report

Dear Ms. Friedrichsen:

Enclosed for City review is our Administrative Draft Facility Assessment Report. This report isbased on:

Site visits of the city-owned facilities Interviews with city staff Discussions at various project meetings Review of city files (building plans, permits, past reports and studies) Background data including maintenance works orders and proposed or contemplated

rehabilitation projects

As directed, this Facility Assessment Reportis a brief review of each City-owned facility and doesnot represent a thorough conditionassessment. The assessments for each facility are comprised of aone- to three-page narrative, followed by a two-page assessment. The information, data,understanding of the historic fabric and recommendations in this report will benefit by review andcomment from City staff, city council and community members.

This report should be considered a living document, which is expected to be updated on a periodic


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Contents

Purpose & Scope ...................................................................................................................................................................................................................................... 4

Narratives and Assessment Summaries ................................................................................................................................................................................................... 5

First Murphy House.............................................................................................................................................................................................................................. 5

Forest Theater ...................................................................................................................................................................................................................................... 8

Vista Lobos ......................................................................................................................................................................................................................................... 12

Fire Station ......................................................................................................................................................................................................................................... 15

Harrison Childrens Library Park Branch ............................................................................................................................................................................................ 18

Scout House ....................................................................................................................................................................................................................................... 22

Sunset Performing Arts Center .......................................................................................................................................................................................................... 25

Flanders Mansion ............................................................................................................................................................................................................................... 29

City Hall .............................................................................................................................................................................................................................................. 33

Police Department ............................................................................................................................................................................................................................. 37

Public Services Building & Corp Yard ................................................................................................................................................................................................. 41


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Narratives and Assessment Summaries

First Murphy HouseThe First Murphy House was built on Carmel Point in 1902, by MichaelJ. Murphy. It was the first of hundreds of cottages and noteworthy

structures designed and built by Mr. Murphy, whose prolific efforts hadan early and important influence on the character and charm of theVillage of Carmel.

In the early 1920s, the house was moved off of the point and remodeledfor the first time. It was subsequently remodeled numerous times toaccommodate a variety of owners and inhabitants, including the GirlScouts of Americaand theAudubon Society.

In 1990, to save the house from demolition, the First Murphy HouseCommittee, formed under the auspices of the Carmel Heritage Society,arranged to move the House to City-owned lots at the corner of Lincoln

Street and 6th

, where it stands today as an integral part of First MurphyPark.

At the Lincoln Street location, the house received a new foundation andwas substantially remodeled, including new fire sprinkler and fire alarmsystems, ADA upgrades, electrical, insulation, fire-rated cedar shakeroofing and a heating system.

The First Murphy House is now owned by the City of Carmel-by-the-Sea. It is maintained by the Carmel Heritage Society who uses it, in part,to house an Arts and Crafts Reference Library with the stated goal, toprovide information on the Arts and Crafts Movement for localdesigners, architects, contractors, planners and homeowners of our area.The Reference Library is open Wednesday through Saturday, from noonto 3:00PM. Additionally, the house, with its modest kitchen, is availablefor rent and can accommodate 30 to 40 people standing or 20 seated.

Observations and Recommendations

The First Murphy House is in good condition and only requiresmaintenance typical of a small, wooden building. The house and theaccompanying park provide a pleasant respite and unassumingintroduction to Carmels history. Its size andnature are a good fit for its

current uses and there are no obvious reasons to alter the house or itsuse.


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City of Carmel-by-the-Sea: First Murphy House Facility Assessment

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General Information

Location Lincoln Street at 6th Ave

Lots 15,17 & 19 - Block 54

APN: 10-212-007

Current Use Maintained and used as reference library by the CarmelHeritage Society (CHS) under agreement with the City of Carmel

Historic or

Landmark Status

Yes.

Zoning R-1 Sq. Ft. 760

Year Built 1902 Structure Type Type VWood Framed

Access/Egress Height

Exterior Finishes No. Stories 1

WallsPainted wood

siding

Attic No

WindowsSingle pane,painted wood

Basement No

RoofFire treatedshake shingles

Deck(s) No

Utilities

Electrical Y amp service shared with restrooms in adjoining park

Gas

Natural Y PG&E

Propane N

Water

Domestic Y Service shared with restrooms in adjoining park

Fire Service N

Sanitary

Sewer Y Connected to city sewer main

Septic N

Storm Drain ?

Building Systems

HVAC

Heating Y forced air furnace

Cooling N

Electrical

Main Panel YMeter and main breaker are located adjacent to the

trash enclosureGenerator N

Fire Alarm Y

Plumbing

Water Heater Y

Fire Sprinklers Y

Irrigation Y


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City of Carmel-by-the-Sea: First Murphy House Facility Assessment

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Communications & Security

Telephone Y

Cable TV

Internet Y

Security Alarm Y

Fiber Optics

Related Data

Other Significant On-Site

Improvements

Public restrooms, retaining walls, decomposed granitepathways, observation deck, public art, benches, bike

racks and trash enclosureAssociated Parking There are 8 on-street parking spaces at 6th Ave/Monte

Verde Street including 1 ADA space

ADA Compliance Fully Accessible: Yes

Office Space No

Storage Space No

Past Uses Home, Meeting Hall

Remodels and Additions GS Council permit addition in 1928, new bathroom 1959and parking 1965. Permit in 1944 for a bedroomaddition and in 1991 for retrofit/remodel. Adjacent parkbuilt 1993

HazMat ReportsEnergy Audit

Recent Studies or

Estimates

Termite Inspection Report

Pending Repairs Termite Treatment and Exterior Paint

Challenges

Final determination of ADA compliance subject to Building Department review. Final determination of code compliance is the sole responsibility of the building department.


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Forest TheaterThe Forest Theater was one of the first outdoor amphitheaters west ofthe Mississippi River. It was conceived and created by a group of artistsled by actor/producer, Herbert Heron and poet Mary Austin. In 1910,Heron convinced developer Frank Devendorf to donate the land onMountain Avenue between Santa Rita and Guadalupe Streets, for anopen air theater and the Forest Theater Society was formed.

In 1937, to meet eligibility for federal funding, the Forest Theater Societydeeded the property to the City of Carmel-by-the-Sea, and in 1939, aWPA project began, which resulted in the basic structures and featuresthat still define the Forest Theater. In 1949, the Forest Theater Guildwas created, and a small indoor theater was built in the concrete supportbuilding below the amphitheaters stage.

During the 1960s, as Herbert Herons involvement and the ForestTheater Guild itself came to an end, the facility was largely abandoned

and in serious disrepair. During this period, the City considered variousoptions, including selling the property, but no significant action wastaken. In 1968, the Childrens Experimental Theater leased the indoor

theater and brought a consistent theatrical presence back to the site. Theoutdoor stage stayed dark until 1972, when a newly formed ForestTheater Guild started staging musicals. The Pacific Repertory Theaterbegan productions in 1984, and the Guild added a film series in 1997.

Freestanding public restrooms and a ticket booth were added in 1975and, in 2002, a concession booth from the Sunset Center was movedonsite.

Currently, the City leases the theater to The Forest Theater Guild, thePacific Repertory Theater and the Childrens Experimental Theater, nowknown as SoDA (School of Dramatic Arts). In 2000, the Forest TheaterFoundation was formed to represent the three resident user groups as anon-profit organization, dedicated to the preservation and enhancementof Carmel's unique Forest Theater and its traditional programs.


The WPA-era structures and site improvements are old, in disrepair, donot meet current codes and lack many of features of a modern theaterfacility. Nonetheless, the site is steeped in and radiates an incrediblyunique history that cannot be relocated or reproduced.

Over the years, a variety of reports and studies have offered differing

solutions to the one thing that is not in dispute: if the Forest Theater is tobe saved, significant renovation of all aspects of the site and structures isrequired. In April 2009, Carmels City Council recommended renovationof the theater. As of the date of this report, City staff is consideringhiring an architect to prepare a master plan for renovations and upgradesof the facility and grounds.


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City of Carmel-by-the-Sea: Forest Theater Facility Assessment

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General Information

Location Mountain View & Santa Rita St.

Current Use Maintained by City, leased as a Community Theater by ForestTheater Guild/Pacific Repretory Theater, & Children's ExperimentalTheater AKA 'SODA' for the past 4- yrs.

Historic or

Landmark Status

Yes, the site determined historic, not the existing structures

Zoning R-1 Sq. Ft. 12,350

Year Built 1910 in Use/1939Structures

Structure Type Conc. walls & roof deck

Access/Egress Yes, ADA seating,Access to stage

area, parking toconcessions &ADA Port-a-potty

Height Approx. 24' to grademax.

Exterior Finishes Wood siding No. Stories 2

Walls

Painted woodsiding overpoured in placeconc.

Attic No


Basement Under floor storage area

Roof

Concrete RoofDeck & ShedRoofs

Deck(s)Yes, roof deck andgarden level deck

Utilities

ElectricalY

400 amp service shared with restrooms and concessions

in adjoining park

Gas

Natural Y PG&E

Propane N

Water

DomesticY

Service shared with restrooms and concessions booth inadjoining park

Fire Service N

Sanitary

Sewer Y Connected to city main built in 1997

Septic N

Storm Drain ?

Building Systems

HVAC

Heating Y Gas forced air furnace

Cooling N

Electrical

Main PanelY

400 amp panel w/ main breaker upgraded in 1997 byFEHR Engineering

Generator N

Fire Alarm Y Sentry (upgraded and expanded

Plumbing Restroom plumbing fix. replaced 1999

Water Heater

Fire Sprinklers Y Provided in 2002


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City of Carmel-by-the-Sea: Forest Theater Facility Assessment

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Building Systems

Irrigation


Telephone Y Telephone booth for 911 calls, Office Phone

Cable TV

Internet Y

Security Alarm Y

Fiber Optics

Related Data


Improvements

Public restrooms, telephone booth, ticket booth, D.G.pathways, upper stage roof/deck, outdoor seating,concessions booth, deck, fences, benches, bike rack,trash enclosure, fire pits, lighting & sound control booths,drinking fountain, light poles, stairs, lighting tower, props

rm., restrooms, costume and dressing room, of fice, andindoor theater at garden level

Associated Parking Undetermined number of spaces in lot accessible fromMountain View & Santa Rita and Guadalupe

ADA Compliance Fully Accessible: No

Office Space No

Storage Space No

Past Uses Home, Meeting hall

Remodels and Additions Garden level with roof deck/stage built in 1939, public

restrooms built 1975, concessions booth moved fromSunset Center in 2001. Storm repair plans & constructionin 1987. New seating and lighting tower 2003.

HazMat Reports

Energy Audit

Recent Studies or

Estimates

Termite Inspection Report. Master Plan for remodel byMcKann Architects in 2007. CIP project & cost estimate$1,150,000 for renovation with Planning/Design projectedfor FY '13-'14 and Construction FY '16-'17.

Pending Repairs Termite treatment and exterior paint, repair screens at firepits, repair leaks in Concessions Booth

Challenges Roof leaks, flooding in lower level theater in 1996,

parking, ADA accessibility



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Vista LobosThe Vista Lobos building was built in 1952, by J.O. Handley as storagefor Carmel Builders Supply. The building was acquired by the City in1987 and previously housed the Citys Fire Department. Currently itserves multiple civic and public uses.

The three-level building fronts Junipero Street and sits on the westernedge of a relatively large lot. The majority of the lot is used for free City

parking, but it also includes pedestrian-scaled areas with benches andbicycle racks and an observation deck that offers spectacular views ofPoint Lobos.

Eight storage bays on the street level are utilized by a variety of civicrelated entities, including the Forest Theater, Red Cross, FireDepartment, Public Services Department and Facilities Maintenance.One story up, accessed through the parking lot, the buildings main levelis comprised of an office that houses the Citys IT division, a large

multipurpose recreation room with a kitchen and unisex restroom and apair of vehicle storage bays. A small third floor attic area, in whichbuilding and planning files and plan sets are stored, is accessed from the

main level via a dedicated interior stairwell.The City makes the recreation room available for short-term public useby groups and individuals for no fee if the user is sponsored by the City.The space is currently leased by the Carmel Adult School for art classesduring the day and Alcoholics Anonymous uses it throughout the weekfor morning meetings.


The building is generally in good condition, requiring only typicalongoing maintenance with one obvious caveat being the buildings old,

relatively small, electrical service. Given the IT divisions presence in thebuilding and the resulting importance of a reliable electrical service,replacement of the service is already part of the Citys CIP planning. Abackup generator is worth considering.

The interior spaces of the Vista Lobos building could be re-purposed,but there is no obvious compelling advantage to doing so and theexisting spaces and uses satisfy beneficial public and operational needs.The larger latent value of the Vista Lobos facility lies in the associatedproperty and its potential as the site of future civic projects. Anyevaluation of options to replace the existing PD, PWD and/or City Hall

facilities should include consideration of the Vista Lobos property.


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City of Carmel-by-the-Sea: Vista Lobos Facility Assessment

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General Information

Location 3rd Ave. btwn. Torres St. and Junnipero St.

Lots: 3,5,7,9,13,15,17,19 Block: 37

A.P.N.: 10-104-01

Current Use City IT division. Rooms are leased to community groups by theCity.

Historic or

Landmark Status

No

Zoning C-2/R-4 Sq. Ft. 12,350

Year Built 1952 Garage Structure Type Conc. walls & roof deck

Access/Egress Yes, ADA accessto main floorkitchen andunisex r.r.'s, incl.

parking

Height Approx. 24' to grademax.


Walls

Painted Doug-firrough sawnwood siding overstud framed wallsand 4' H. conc.blk. ret. walls

Attic Yes

WindowsDual paned,painted wood

Basement8- street level storagegarages

Roof1:12 pitchedroof/Material?

Deck(s) Wood viewing deck

Utilities

Electrical Y amp service

Gas

Natural Y PG&E

Propane N

Water

Domestic Y

Fire Service N

Sanitary

Sewer Y

Septic N

Storm Drain ?

Building Systems

HVAC

Heating Y FAU to IT division and Community Center

Cooling Y IT division has AC unit

Electrical

Main Panel Y

Generator N

Fire Alarm Y Sentry

Plumbing Restroom plumbing fix. replaced 1999

Water Heater ?

Fire Sprinklers Y

Irrigation ?


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City of Carmel-by-the-Sea: Vista Lobos Facility Assessment

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Telephone Y

Cable TV

Internet Y

Security Alarm Y Security alarm in IT division

Fiber Optics

Related Data


Improvements

Wood viewing deck, outdoor wooden bench seating,staircases, light poles

Associated Parking 69 spacesin lot accessible from 4th and Torres St.

ADA Compliance Fully Accessible: No

Office Space No

Storage Space No

Past Uses Garage, Fire Dept., Meeting Hall

Remodels and Additions 1978 improvement plans. 1990 remodel.

HazMat Reports

Energy Audit

Recent Studies or

Estimates

Termite Inspection Report. 1978 plan for remodel byHoward Carter, S.E. Remodel plans to upgradehandrails, security lighting completed in June, 1989 and1990 remodel to upgrade with Type 'X' drywall, seismicfasteners, stair landings, Recreation Room upgradesand new windows installed in 1994.

Pending Repairs

Challenges



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City of Carmel-by-the-Sea: Fire Station Facility Assessment

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Telephone Y

Cable TV Y

Internet Y 3- internet connections

Security Alarm Y Alarmex, 1980

Radio Y 911 Radio communications tower

Intercom Y New intercom and alert system

Related Data


Improvements

Remodel completed in 2006

Associated Parking None, aside from 2- fire trucks and 2- ambulancesADA Compliance No

Office Space No

Storage Space No

Past Uses Fire Station

Remodels and Additions 1974 Addition to add truck bay, hose tower, andentrance by Delston & Cranston Eng. New security alarmby Alarmex 1980. Interior remodel 1981. Office remodel1988. Roof replaced 1982. Kitchen remodel 1983. Roofreplaced 1993 by Scudder Roofing. 2006 retrofit toroofing system and remodel. 2010 emergency generatorwas installed. AMBAG assessment completed in 2013 and

lighting has been changed out.

HazMat Reports

Energy Audit Yes, AMBAG 2013 Energy Efficiency Assessment

Recent Studies or

Estimates

Pending Repairs Painting needed (no longer painted by volunteers)

Challenges Nesting sea gulls on roof are creating a problem abovethe skylights. The building needs paint every 3 yrs. or so.Rotorooter frequently needed due to backed updishwasher. Conc. floor with epoxy is slippery anddifficult to clean (from 2006). Staff needs larger work-outarea and living area.



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City of Carmel-by-the-Sea: Harrison Childrens Library Park Branch Facility Assessment

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General Information

Location Mission St. at 6th Ave.

Lots: 14, 16,18, 20, 23, 24. Partial 25 & 26 Block: 58

A.P.N.: 010-098-18

Current Use Currently City Children's Library

Historic or

Landmark Status

Not a landmark but has historical significance as designed byfamed Architect, Olof Dahlstrand of Carmel-by-the-Sea

Zoning SC Sq. Ft. 6,928 - Main level2,765 - Basement incl. stairtower

Year Built 1971 Structure Type Type 'V', wood framedheavy timber & poured-in-

place conc. walls

Access/Egress Yes Height Approx. 18' to grade

Exterior Finishes Exterior cementstucco and/orstone veneer orredwood board& batts

No. Stories 1

Walls2x wood framew/ 5/8" gyp. bd.

Attic Yes


Basement Yes

RoofWood shakehand split

Deck(s) No

Utilities

Electrical Y XXX amp service

Gas

Natural Y PG&E

Propane N

Water

Domestic Y

Fire Service Y

Sanitary

Sewer Y

Septic N

Storm Drain Y 2- Sump pumps

Building Systems

HVAC

HeatingY

Gas forced air, gas furnace new in 1994, 4- furnaces inbasement

Cooling Y 2- AC units

Electrical

Main Panel Y amp panel w/ main breaker.

Generator N

Fire Alarm Y Sentry

Plumbing

Water Heater Y

Fire SprinklersY

Sentry. Fire system upgraded and expanded in 2009,Halon system

Irrigation Y


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City of Carmel-by-the-Sea: Harrison Childrens Library Park Branch Facility Assessment

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Telephone Y

Cable TV N

Internet Y

Security Alarm Y

Fiber Optics N

Related Data


Improvements

Remodel completed in 2006

Associated Parking 20- designated spaces available in the drive-thru andwrap around driveway2 ADA

ADA Compliance Yes

Office Space No

Storage Space Yes, in basement

Past Uses Crocker National Bank

Remodels and Additions Remodeled in 1989

HazMat Reports Asbestos Survey done in 1989, Mold Assessment Study byHolland Wooley in 2012,

Energy Audit Yes by AMBAG 2013

Recent Studies or

Estimates

Field Observation Report by Frank Lee, Engineer in 1987.

Termite Inspection Reports by Termite

Pending Repairs Repair leak in basement. Replace book return per CIPproject FY '13-'14.

Challenges Storage is an issue, user cites wasted space in lobby, andwater intrusion in basement. Lighting upgrades need tobe implemented per AMBAG study. Inadequate heatand users currently use space heaters



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City of Carmel-by-the-Sea: Scout House Facility Assessment

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General Information


Current Use Currently maintained but not used by the City, utilizedpreviously by the Boy Scouts and Girl Scouts for free and leasedas a community building

Historic or

Landmark Status

No


Year Built 1910 in Use/1939Structures

Structure Type Type 'V', Wood Framed

Access/Egress No Height Approx. 26' to grademax.


Walls

Painted woodsiding and ret.

wallsAttic No


BasementYes,garden level w/ret.walls

Roof Comp. Shingle Deck(s) No

Utilities


Gas

Natural Y PG&E

Propane N

Water

Domestic Y

Fire Service N

Sanitary

Sewer Y Connected to city main

Septic N

Storm Drain

Building Systems

HVAC

Heating Y Gas forced air furnace

Cooling N

Electrical

Main PanelY

amp panel w/ main breaker upgraded in 1997 by FEHREngineering

Generator N

Fire Alarm Y Sentry

Plumbing Restroom plumbing fix. Demolished

Water Heater

Fire Sprinklers

Irrigation


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Sunset Performing Arts Center

The Sunset Performing Arts Center is comprised of a large concreteblock- and wood-framed auditorium and several smaller associatedcottages. It occupies two city blocks, between San Carlos and MissionStreets and 8thand 9thAvenues. The original buildings were built in 1925,by M.J. Murphy, as the Sunset Schoolhouse. In 1931, a 700+ seat, gothic-style auditorium was added, which quickly found a second use as anincreasing popular performing arts venue for the community at large. In

1964, the City acquired the school and renamed it the Sunset Theater. TheCity designated the building and site as an historic property in 2001, andit was recorded in the Historical Resources Inventoryin 2003.

The building underwent a major renovation in 2003, and the SunsetCultural Center (SCC), a 501(3)c, non-profit corporation was formed tolease and manage the facility, according to their mission statement, toserve as a multipurpose gathering place that enriches, educates, inspiresand entertains Monterey County residents and visitors by presenting

performances, visual arts, educational programs and hosting public andprivate events.

True to their mission, the Center facilitates staging of a diverse array of

high-quality performances, presentations and events, and it is home tooffices of a number of local arts- and culture-related organizations.

The City retains ownership of the Sunset Center and, per the leaseagreement with SCC, is responsible at its sole cost for the structuralintegrity of the exterior walls and roofs and the seismic soundness of thefacilitys buildings. SCC is responsible for all other maintenance andoperational costs.


The Sunset Center provides and an important and valuable, civic and

cultural function. The main building is specifically suited for its currentuse, and there is no apparent reason to consider any significant change.

The building shells are generally in good condition, but there areunresolved leaks in the main building roof and water/dry rot issues in atleast one of the cottages. A proactive, rolling, multi-year maintenance andimprovement program should be established to protect the buildingshells from water, rot and pest damage, to isolate and fix existing roofleaks, and to address any identifiable structural deficiencies in thecottages.

Recommend repair of all roof leaks.

CIP projects identified for Cottages 16 & 17 drainage, planter bedretaining wall repair, and new iron railing at north parking lot.

Recommend awning over concessions area to create outdoordining in front of auditorium lobby.

Recommend ADA accessibility upgrades to Pottery Studio andCarpenter Hall.


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City of Carmel-by-the-Sea: Sunset Performing Arts Center Facility Assessment

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Replacement stage at Chapman Room and Bingham Room. Repairs to windows and doors as necessary. Termite inspection if one has not been provided in the last 5years.


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City of Carmel-by-the-Sea: Sunset Performing Arts Center Facility Assessment

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General Information

Location San Carlos Street btwn.Mission Street and btwn. 8th & 10th Ave.

Lots: 2 & 16 Blocks: 97 Lots: 17 & 19 Block: 110

A.P.N.: 010-098-18

Current Use Theater, Offices, Art Gallery, Conference Rooms

Historic or

Landmark Status

Yes, registered in 2001 as a Carmel-by-the-Sea HistoricallySignificant Building, 1998 National Register of Historic Places

Zoning SC Sq. Ft. 45,634

Year Built School1925/Cottages1926/Auditoriummid-1930's.

Concessions 1996

Structure Type Type 'V', wood framedheavy timber & poured-in-place conc. walls

Access/Egress Yes, majority offacilitiy. PotteryStudio andCarpenter Hallnot ADA. FMlistening devicesavail. For hearingimpaired

Height Approx. 36' to grade

Exterior Finishes Exterior cementstucco and/orstone veneer orredwood board& batts

No. Stories 2.5

Walls2x wood framew/ 5/8" gyp. bd.

Attic Yes


Basement Yes

Roof

Comp. shingleand standingseam metal roof

Deck(s) No

Utilities


Gas

Natural Y PG&E

Propane N

Water

Domestic Y

Fire Service Y

Sanitary

Sewer Y

Septic N

Storm Drain Y 2- Sump pumps

Building Systems

HVAC

HeatingY

Trane hydronic heaters on a closed loop, chiller andboilers

Cooling Y

Electrical

Main PanelY

amp panel w/ main breaker. New panel and vault

transformer 1985

Generator N

Fire AlarmY

Sentry, Fires Safety detection system tied in to Traneheating system 2004

Plumbing

Water Heater Y

Fire Sprinklers Y New system in 2004


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Flanders MansionFlanders Mansion is a two-story, concrete block and wood framedprivate residence located on the southeast section of Carmel at 25800Hatton Road. The structure is on a sloping, tree-covered siteoverlooking Carmel Valley to the southeast, Carmel Mission and Pointlobos to the southwest.

The mansion was built in 1924, by Paul and Grace Flanders, with thepotential to be a seven-bedroom home. In the 1972, the City acquiredthe Flanders Estate, which comprised 14.9 acres. The building or site isnot designated as a historical property on the City of Carmel-by-the-SeaHistorical Resources Inventory. However; the building has uniquecharacter and distinct historical significance and is listed on the NationalRegister of Historic Places (entered in 1989). The historical significanceunder the National Register Eligibility Criteria is that it is the work of

prominent San Francisco Architect, Henry Higby Gutterson and employsan innovative construction method.

The property, whichwas commonly known as Paul Flanders

Outlands, was one of the earliest architect-designed residences inCarmel-by-the-Sea and is the only known example of Guttersons workin the Monterey Bay region. The building, which was constructed by FredRuhl (who was also responsible for constructing Pebble Beach Lodgeand other significant buildings in the community), is considered a TudorRevival manor house.

The home is surrounded by Mission Trails Park, developed by the City in1976, after the purchase of thirty-five acres of unspoiled nativevegetation. The park entrances are off of Mountain View Avenue andCrespi and Junipero Rio Road, with the mansion located centrally.

Mission Trails Park is heavily covered with pines that form a beautifulwooded area and includes an Arboretum with native plants, ToyonGrove, Willow Trail Tunnel, Scenic Vista, Mission Vista, with wildpoppies, wild flowers, and a redwood grove and trails traversing everyarea of the park. The archaeological report, completed in 1987, states thearea does not contain significant archaeological resources, however, thewesterly portion of the property forms a natural drainage channel thatruns from the north to the Carmel River. The lower aspect of the site isbelieved to be historical in nature as it is presumed to be a portion of theformer Junipero Serra Trail, between the Carmel Mission and the San

Carlos Church in Monterey. Some of the native species of animal lifefound on the property include the protected red legged frog, tigersalamander and peregrine falcon.

The front of the home faces north with a wraparound driveway off ofHatton Road. The rear has a gently sloping area boasting of views of theocean, towards the Carmel Mission. The lower, main level of themansion is approximately 2,884 square feet and has an attached two-cargarage with a staircase leading to a basement that includes a


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City of Carmel-by-the-Sea: Flanders Mansion Facility Assessment

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mechanical room and storage. The main floor level has an entryway,kitchen, pantry, butlers pantry, laundry, breakfast nook, powder room,bathroom, living room/ballroom, rear patio, and three bedrooms.

The second floor is approximately 2,499 square feet with a living room,four bedrooms, three bathrooms and an unfinished attic area. Theunfinished attic area has the potential to become an additional bedroomsuite or living room.

The living room/ballroom on the main level has a beautiful marblefireplace and the room has an occupant load of 105, allowing for50 seated or 105 standing. The City has utilized the mansion for variouscommunity events, including car shows, concerts, parties, designershowcases and a visit by the Dalai Lama. The mansion was used as aresidence from 1975-1977.

In 1985, Flanders Mansion was deemed structurally inadequate forcompliance with current seismic code requirements. The main challengesare the ungrouted concrete block walls and lack of reinforcing steel in thefootings. ADA accessibility upgrades and various other code complianceupgrades were also needed. The basement area currently has storm waterintrusion due to surface drainage issues at existing downspouts on theeast wall. The building is currently not used, due to unfinished plumbingand electrical upgrades, non-conformance with current ADA accessibilitycodes, and lack of upkeep and maintenance.

The kitchen underwent a full remodel in 2005 and provided for acommercial gas stove, ovens, new dishwasher, new sink, new cabinets,and upgraded counters.


Past suggestions include leasing or selling the residence for use as a bedand breakfast, childrens home, or changing the zoning from R-1 to CZone, to allow for conference center, office use or a museum.

Harris & Associates & City staff toured mansion on October 30, 2013.City of Carmel-by-the-Sea provided Harris & Associates staff withvarious reports about the mansion. Recommendations include:

Perform a termite and pest control inspection during FY2014/2015.

Address the storm runoff that enters the basement area. Fromsite inspection on 10/30/2013, this is apparently caused by theeast wall downspouts that discharge in the direction of an exteriorstairway.

Address ADA compliance issues, while protecting the buildingshistorical character.

If the building isnt leased in the near future and the City decidesto sell, an evaluation of the mechanical, electrical, and plumbingsystems for possible upgrades.


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General Information


Lots: 4,5,6,&7 Block: 105

A.P.N.: 00-000-00

Current Use Currently not used by the City

Historic or

Landmark Status

National Register of Historic Places (entered1989)


Year Built 1924 Structure Type Type 'V', Wood Framed& Conc. Blk. Walls

Access/Egress No Height Approx. 28' to grade

Exterior Finishes Exterior cementstucco

No. Stories 2

Walls

Painted exterior

cement stuccoO/ concreteblock

Attic Yes


Basement Yes

Roof12:12 pitch W/conc. roof tile

Deck(s) No

Utilities


Gas

Natural Y PG&E

Propane N

Water

Domestic Y Water lines have been replaced since 1924

Fire Service Y

Sanitary

SewerY

Connected to city main (Martin Rd. culdesac).Sewerline was replaced in the 1980's

Septic N

Storm Drain ?

Building Systems

HVAC

Heating Y Gas forced air, gas furnace from the 1980's

Cooling N

Electrical


Generator N

Fire Alarm Y Sentry

Plumbing

Water Heater gallon, gas fueled, strapped

Fire Sprinklers N

Irrigation Y


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Telephone Y

Cable TV N

Internet N

Security Alarm Y

Fiber Optics N


Related Data


Improvements

Kitchen remodel and interior painting in some areas.

Associated Parking No designated spaces. 2- spaces in front of garageand 2- spaces in attached garage

6- Undesignated spaces available in the wrap arounddriveway

ADA Compliance No

Office Space Yes

Storage Space Yes

Past Uses Flanders family and City Administrator residence andfor use by the City and the community for events

Remodels and Additions Kitchen remodel. Repairs were made to gutters.Termite tenting done in

HazMat Reports

Energy Audit No

Recent Studies or

Estimates

Termite Inspection Reports by Termite - Month, day,year; in 1984, Structural Field Survey done by Frank Leeand plans for detention pond by Neill Engineers;Kitchen remodel done in 2005; Biotic survey done in2009, by Botanical Consulting Services; archeologicalreport done in 2008

Pending Repairs Termite treatment, exterior paint, repair leak inbasement and cracked retaining walls, repair guttersand wood windows, repair cracks in lath and plaster,interior paint, insulation needed in areas, plumbing andelectrical wiring improvements, lighting and energy

upgrades in generalChallenges ADA parking, ADA accessible entrances, ADA

restrooms and fire egress are considerations; seismicupgrades and drainage plan to divert water intrusion inbasement; new electrical wiring to replace knob-and-tube lighting, and new plumbing fixtures and repair ofleaks in walls;.


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City HallCity of Carmel-by-the-Seas City Hall, located on the east side of MonteVerde Street, between Ocean Avenue and Seventh Avenue, started life asthe All Saintes Episcopal Church. It was designed by San Franciscoarchitect Albert Cauldwell. Built in 1913 by M.J. Murphy, remodeling in1917, 1921 and 1928 by M.J. Murphy added a bell tower, parish hall andvestibule. The City purchased the building and two adjacent vacant lotsfor its City Hall in 1946.

The building was placed on the Citys Historic Resources Inventory in2001, and it was listed on the California Register of Historical Resourcesin 2002, noted for its historical significance as a seat and center ofpolitical activity since 1946, when the Planning Commission beganfunctioning from the building.

The main level houses the Community Planning Building, AdministrativeServices, and City Administrator Department and the Citys CouncilChambers are arrayed around an accessible lobby with a single unisex

restroom. On the lower, partially subterranean, garden level, there is aconference room, employee kitchen, TV control room, mens andwomens restrooms, showers, and a mechanical room. Both levels areADA accessible from the street, but a set of stairs is the only way tomove between the levels inside the building.

The facility has undergone numerous remodels, additions and seismicupgrades over the years in attempts to better reflect civic use and to keepup with the Citys growing responsibilities and staffing. Nonetheless,there is insufficient space to efficiently accommodate the current staffand all records associated with their departments and, as a result, the Cityretains offsite storage for some departmental files. Additionally, CouncilChambers, located in the portion of the building that was originally achurch, are quaint but rather small and dont afford much in the way of

overflow accommodations.The building has also undergone various mechanical, electrical andplumbing system upgrades, but continues to experience electrical powerinadequacies, and the buildings heating is a mishmash of overlappingsystems and controls.


Harris & Associates and City staff toured the facility on October 23,2013.

The building is a beautiful and historic asset, which deserves its place on

the Citys list of civic facilities. It appears to be good condition and aproactive, rolling multi-year maintenance program aimed at protectingthe building shell from water, rot and pest damage should ensure itremains so.

If the building continues in its current use and staff occupancy, theelectrical and heating systems and ADA compliance should be evaluatedby the appropriate design professionals and their recommendationsconsidered for implementation.


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The larger question, worthy of discussion, is if some or all of the Citysadministrative departments would be better housed in a larger, moremodern facility and part or all of City Hall repurposed. Thisconversation could be combined with a review of the PD and PWDfacilities, which are each logical candidates for major renovation and ornew facilities.


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General Information

Location Monte Verde Street between Ocean Ave. & 7th Ave.

Lots: 12,14, & 16 Block: 74

A.P.N.: 010-191-006

Current Use City Hall, Council Chambers, Building & Planning Depts.,Finance and Human Resources Dept. Offices

Historic or

Landmark Status

Yes, Carmel Resources Inventory And California Register OfHistorical Resources

Zoning C-1-S/R-C Sq. Ft. 6,572

Year Built 1913 Structure Type Type 'VN', woodframed heavy timber& poured-in-place

conc. walls

Access/Egress Y Height Approx. 36 to Grade

Exterior Finishes No. Stories 2Walls Shingle Siding Attic Y

Windows

Single pane,painted woodcasement andanodizedaluminum sliders

Basement Y

Roof

Steep pitchedgabled roof w/comp. shingles

Deck(s) Y

Utilities


Gas

Natural Y PG&E

Propane N

Water

Domestic Y

Fire Service Y

Sanitary

Sewer Y

Septic

Storm Drain Y Sump pump with battery back-up

Building Systems

HVAC

Heating Y 3- HVAC in attic plus boiler for radiant floor heating

Cooling Y For climate controlled records room

Electrical

Main Panel Y XXX amp panel w/ main breaker.

Generator N

Fire Alarm Y Sentry

Plumbing

Water Heater Y

Fire Sprinklers Y

Irrigation Y


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Telephone Y

Cable TV Y

Internet Y

Security Alarm Y Sentry

Fiber Optics Y


Related Data


Improvements

The Garden Club has made many improvements tothe front of the building with the advent of customdesigned handrails, water fountain, drinking fountain,

burl wood table and benches, with patio area andlandscaping.

Associated Parking 8- designated spaces available in the lot plus 1- ADA.Plus street public parking available.

ADA Compliance Yes, both floors from exterior

Office Space No

Storage Space No

Past Uses Episcopalian Church

Remodels and Additions Additions in 1917 & 1921 with an Addition by M.J.Murphy in 1928, 1953, 1965, 1974, & 1977. Remodelscompleted in 1961, 1973, & major remodel in 1984-85.

Landscaping alterations and Halon fire suppressionsystem in 1985 with structural engineering upgrades in1982. Walkway and redwood deck in 1989. Re-roofedin 1993.

HazMat Reports ????

Energy Audit Yes by AMBAG 2013

Recent Studies or

Estimates

Termite Inspection Reports by Ailinghouse Pest Control -1984

Pending Repairs Exterior shingle sealant, pest control report andextermination, Council Chambers wall sealant overredwood per CIP requests.

Challenges The building is too small for its current users.


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Police DepartmentThe City of Carmel Police Department occupies the north end of asprawling. multileveled concrete-and wood-framed building, located onthe southeast corner of Junipero and Fourth Avenues. Portions of thebuilding also house the Citys Public Work Department. The buildingwas designed by Architect Burde, Shaw & Associates, in collaborationwith consulting structural engineers Steven H. Sassoon & Associates, andit was built in 1966.

The Police Departments portion of the building houses a wide array ofdiverse functions. In addition to offices, record storage and standardstaff support spaces, it includes Booking, Fingerprinting and HoldingRooms, Dispatch, Animal Control, Dog Kennels, an EmergencyOperations Center (EOC), an indoor shooting range and the Citys mainteledata/911 server room. The department completely fills all availablespace on its two, relatively small floorlevels, which are onlyinterconnected by a residential-scale interior stairwell.

Police Departments and EOCs are, by law, defined as Essential Servicesand, as such, the buildings that house them are subject to stringentbuilding code obligations and, in particular, rigorous structuralrequirements. Portions of the existing structure, under and adjacent tothe Police Departments portion of the building, are visibly damaged anddeteriorating. Water infiltration into the lower portions of the building isrampant when it rains, accelerating structural damage and posing aconstant threat to the buildings electrical service.

Additionally, very little of the building is truly ADA compliant. Reachingthe departments front doors and public lobby requires climbing twoflights of stairs. Although some makeshift access accommodations are inplace, they are far from ideal and do not set a good precedent.


The building has served its purpose for over fifty years, but it has notaged well. It has little to no historic importance, shows signs ofstructural decline, has significant water infiltration problems, is reliant onincreasing outdated mechanical, electrical and plumbing systems, and itdoes not meet basic applicable codes.

Near-term fixes for the water problems may be possible, but they will notaddress other deficiencies: a more comprehensive approach is warrantedand recommended. Given the time that it will take to plan and executeany meaningful solution, studying the optionsthe most likely beingeither extensive renovation, building replacement or departmentrelocationand selecting an approach should be a City priority.

Recommend repair of all roofs and roof leaks for 2- separateroofing systems per CIP projects identified for FY '12-'13 and'13-'14.Repaint throughout.

Replace FAU system.


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Recommend expansion of dispatch area and provide storage forrecords.

Recommend asbestos abatement. Remodel and expand entire facility or relocate Police

Department.

Recommend structural and seismic review and recommendations.


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General Information

Location Junipero Ave. btwn. 4th & 5th Ave.

Lots: 1,2,4,6,8,9,10,11,12,13,14,15,16,18 Block: 48

A.P.N.: 10-096-13

Current Use Police Station, 911 Communications

Historic or

Landmark Status

No

Zoning R4 Sq. Ft. 12096

Year Built 1966 Structure Type Type 'V', wood framedheavy timber &poured-in-place conc.Walls and Floors

Access/Egress Yes, Main Levelof facility.

Height Approx. 24' to grade

Exterior Finishes No. Stories 3

Walls

Exterior cementstucco and

shingle sidingAttic Yes


Basement Yes

Roof

Tar & Gravel andWood Shake Deck(s)

Parapet Wood FramedRoof Deck/PlazaConc. Roof Deck

Utilities

ElectricalY

Shared amp service to Public Services and Police

Department

Gas

Natural Y PG&E

Propane N

Water

Domestic Y

Fire Service Y

Sanitary

Sewer Y

Septic N

Storm Drain Y

Building Systems

HVAC

Heating

YHVAC in EOC newer replaced by AMBAG. PoliceStation shares FAU and boilers with Public Services.Radiant heating in walls.

Cooling Y For 911 System

Electrical


GeneratorY

Runs Public Services, Police Department and YouthCenter

Fire Alarm Y Sentry

Plumbing

Water Heater Y

Fire Sprinklers Y


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Building Systems

Irrigation Y


Telephone Y

Cable TV

Internet Y

Security Alarm Y

Fiber Optics Y

Related Data


Improvements

Associated Parking 4- designated spaces for police vehicles available inthe parking area plus 1- ADA on Junipero. 2- parkingEnforcement Vehicles, 1- Animal Control Truck andPolice Motorcycles. Public parking available at VistaLobos lot on Torres St.

ADA Compliance Yes Main Level parking designated on street to accessPublic Counter at Dispatch

Office Space N

Storage Space N

Past Uses

Remodels and Additions Tar and gravel roof, skylights, sheet metal flashing, roofjacks, downspouts, over flow scuppers replaced in1987. EOC designed in 1992. Police DepartmentRemodel.

HazMat Reports Asbestos

Energy Audit AMBAG 2013

Related Data

Recent Studies or

Estimates

Termite Inspection Reports. Cost Estimate forReplacement Plaza Membrane by DMC Construction2009

Pending Repairs Replace and repair the patio roof deck and plantermembrane, drains, gutters and downspouts andconcrete steps, replace step lighting and patio lightingper CIP request and adopted FY '12-'13 for est.$850,000/ Replace roof and HVAC, thermostats,rezoned radiators & ducts budgeted $345,000 deferredFY '13'-'14. Paint building inside and out est. $27,000deferred to FY '12-'13. Remodel and additionrequested per CIP FY '11-'12 for expansion, increasedelectrical demand, heating and air handling systems,plumbing, remove asbestos, build structure over Policevehicular parking area.

Challenges Roof leaks have occurred in the Public Services

Garage since 1967. Structural concrete substrate underPlaza is failing due to on-going roof leaks/waterintrusion. The facility does not conform to ADAcompliance regulations, throughout. Electrical,plumbing, and mechanical systems outdated.



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Public Services Building & Corp Yard

The City of Carmel-by-the-Sea Public Services Department occupiesthe southern two-thirds of a sprawling, multileveled concrete- andwood-framed building, located on the southeast corner of Juniperoand Fourth Avenues. The northern end of the building is threestories tall, and the Police Department occupies the top two floors.The building was designed by Architect Burde, Shaw & Associates, incollaboration with consulting structural engineers Steven H.Sassoon & Associates, and it was built in 1966.

The lowest level of the building, including the northern portionunder the Police Department, is occupied by the Public ServicesDepartment. The majority of this level is dedicated to a vehiclestorage and maintenance garage, open to, and accessed from, thedepartments service and storage yard, which in turn is accessed fromTorres Street. At street level, attached to and a half floor above, arethe Director of Public Services, Service Staff and City MaintenanceCrew Offices. A separate, but attached, office building accessible off

of Junipero Avenue, houses the Community Service, Forrester, andPublic Service Department staff. A fueling station, painting booth,the buildings emergency generator, material storage and a recycledwater treatment station are all accessed via the service yard

Directly above and creating the roof of the garage is an expansiverooftop plaza, with the front doors of the Police department at thenorthern end and spectacular views to the south. Throughout theyears, the plaza has been used for various civic and cultural events.At the time the building was designed, a second phase ofconstruction was contemplated, which would have added anotherbuilding story with the plaza as its floor. The additional constructionwas not pursued and, unfortunately, the plaza has not functioned wellas a roof.

When raining, water infiltration into the DPSs lower level, throughand around the perimeter of the roof plaza, is extensive, causingsections of the structures reinforcing steel to corrode and visiblyseparate from the surrounding concrete. It poses a constant threat tothe buildings electrical service, some of which has had to beshimmed off the wall to avoid filling with water.

Additionally, significant aspects of the building are not ADAcompliant. For example, the only direct access between the garageand street-level offices is a set stairs, and the employee restroomfixtures and stalls do not meet accessibility standards.


The building has served its purpose for over fifty years, but has notaged well. It has little to no historic importance, shows signs ofstructural decline, has significant water infiltration problems, is relianton increasing outdated mechanical, electrical and plumbing systems,and it does not meet basic applicable codes.


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Near-term fixes for the water problems may be possible, but they willnot address the other deficiencies; a more comprehensive approach iswarranted and recommended. Given the time it will take to plan andexecute any meaningful solution, studying the optionsthe mostlikely being either major renovation, building replacement ordepartment relocationand selecting an approach should be a Citypriority.

Recommend repair of roofing systems per CIP projects. Repaint throughout. Replace FAU systems. Recommend expansion of Community Services area and

provide storage for records.

Recommend asbestos abatement. Remodel and expand entire facility or relocate. Recommend structural and seismic review and

recommendations.


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Building Systems

Irrigation Y


Telephone Y

Cable TV

Internet Y

Security Alarm Y

Fiber Optics

Related Data


Improvements

Installation of flag pole. Defunct public fountain onroof deck. Installation of Sprint antennae. Planterbeds and benches for public use. Landscaping on

Junipero.Associated Parking 30 minute public parking on Junipero Street and paid

parking at adjacent public lot on Torres Ave.

ADA Compliance No

Office Space No

Storage Space No

Past Uses

Remodels and Additions None noted

HazMat Reports Asbestos survey

Related Data

Energy Audit AMBAG 2013

Recent Studies or

Estimates

Termite Inspection Reports by. Construction CostEstimate to Repair Plaza Roof Deck Membrane byDMC Construction 2009.

Pending Repairs Replace and repair the patio roof deck and plantermembrane, drains, gutters and downspouts and

concrete steps, replace step lighting and patiolighting per CIP request. Paint building inside and out.Remodel and addition requested per CIP forexpansion, increased electrical demand, heating andair handling systems, plumbing, remove asbestos.Repair of structural damage to concrete substrate.

Challenges Roof leaks have occurred in the Public ServicesGarage since 1967. Structural concrete substrateunder Plaza is failing due to on-going roof leaks/waterintrusion. The facility does not conform to ADA

compliance and current codes and regulations,throughout. Electrical, plumbing, and mechanicalsystems outdated.

Final determination of ADA compliance subject to Building Department review. Final determination of code compliance is the sole responsibility of the building

department.

Documents

City's 2013 Facility Use Plan 01-07-14