Attachment B Flanders Foundation Correspondence

Attachment B
Correspondence Flanders Foundation Regarding the Flanders Mansion Property &

Expression of Interest in a Lease of Flanders Mansion
April23, 2012
Honorable Mayor Burnett & City Council Members
Re: Request to work with the council and staff on a resolution
March 6, 2012
Honorable Mayor and Councilmembers
Re: Consent Items G, H & I ,
July 6, 2009
BRANDT-HAWLEY LAW GROUP
Environment/Preservation
Mayor Sue McCloud and Members ofthe City Council
City of Carmel-by-the-Sea
by email: mlaughlin@ci.carmel.ca.us,
Subject: Proposed Lease of Flanders Mansion
August 8, 2008
To: Mayor McCloud and City Council
Re: Meetings Comments. August 5, 2008
September 22, 2005
To: Honorable Mayor Sue McCloud, Council Members & Staff
Re: The Final Environmental Impact Report on the Sale of the Flanders Mansion Parcel,
Parkland
December 10, 2004
Letter to Carmel Planning Commission
RE: Uses for Flanders Mansion
November 10,2004
To: Honorable Planning Commissioners
Re: Sale of Flanders Mansion
November 10, 2004
TO: Planning Chair Bill Strid, Planning Commissioners and Staff
RE: November 10 Planning Commission Meeting
SUBJECT: Sale of Flanders Mansion
August 3, 2004
To: Melanie Billig, Flanders Foundation
From: Holly Harrison Fiala, Director, Western Office, NATIONAL TRUST for
HISTORIC PRESERVATION
Re: Letter of support of the Flanders Foundation and efforts to keep the Flanders
Mansion in public ownership
June 3, 2003
Oral Comments before the Council June 3, 2003
Melanie Billig, President Flanders Foundation
Re: Flanders Mansion and Mission Trails Park Preserve
May 6, 2003
Oral Comments May 6, 2003, Council Meeting
Re: Sale of Flanders Mansion
December 1, 2000
Letter to The Honorable Fred Keeley, State Assembly Speaker Pro Tern
Re: The preservation of the historic Flanders Mansion and the integrity of Mission Trails
Park/Preserve
December 7, 1999
FLANDERS FOUNDATION
Annual Status Report to the City Council on Flanders Foundation Activities
Letter to Honorable Mayor and City Council Members
4
1
h QUARTER REPORT, ANNUAL REPORT- EXECUTIVE SUMMARY,
FLANDERS FOUNDATION BUSINESS PLAN, ENDOWMENT FUNDING
ALTERNATIVE, LETTERS OF SUPPORT & APPENDIX
October 29, 1998
Oral Comments October 29, 1998 Council Meeting
Honorable Mayor and City Council
Melanie Billig, Board of Directors, Flanders Foundation
Re: Flanders Foundation
May 26, 1998
Letter to Honorable Mayor and City Council Members
RE: Flanders Foundation Proposal
April23, 2012
Flanders Foundation
A California Nonprofrt Public Benefit Corporation
P.O. Box 1414
Carmel-by-the-Sea, CA 93921-1414
Telephone and Fax (831) 626-3826
www. flandersfoundation.org
. m erg
Honorable Mayor Burnett & C'ity Council Members:
On behalf of the Flanders Foundation, I would like to congratulate you and wish you all the very
best as you come together to tackle the many issues facing Carmel. Your newly elected majority
offers the opporttmity to <'-ast fresh light and neN on a v:L-iet-; of issues G!d ::t::d
new.
In a spirit of cooperation a desire to work toward healing community division over the sale
of Flanders Mansion, we would like to work with the council and staff on a resolution that is a
"win-win" for an. We realize that the council is facing many more pressing however,
to positively resolve Flanders \:vithout further acrimony or cost would be a major
We would truly like to explore whether this is possible. We are confident that
given the new city dynamic that a fresh approach to this issue is possible and in the best long-
term interest of all concerned
The foundation continues to explore a variety of solutions and would like to know if the council
1s mterested in partnenng with us on any level.
'
Thank you for your kind consideration.
Warm regards,
JvY
Melanie C.
President
Flanders Foundation
Member of Alliance of Artists' Commur.ities
March 6, 2012
Re: Consent Items G, H & I
Honorable Mayor and Councilmembers:

Flanders Foundation
A California Nonprofit Public Benefit Corporation
P.O. Box 1414
CA 93921-1414
www. flandersfoundation .org
info@flandersfoundation .org
As you consider voting on the Items on the consent agenda relating to the sale of the Flanders
Mansion, a portion of Mission Trails Nature Preserve, I would like to make a few observations
on behalf of the Flanders Foundation. During the last twelve the foundation has sought
city cooperation to rehabilitate the mansion and the grounds at foundation expense as well as .
maintain the property as part of the park without city expense. Also during this time there have
been two lawsuits involving the environmental review process. This has cost the city well in
excess of $1 million which could have been better spent on parks, infrastructure, city buildings
etc.
Again, tonight the council will vote to continue to pursue the EIR process and further economic
analysis, all of which costs more public money. Then there is the further legal process relating to
the Surplus Lands Act and a public vote. This too costs adctitionaJ money. I ow much money
does the council really think that it will get for the property? This i a very slow real estate
market and the city has not maintained Flanders inside or out; yet, it looks upon it as a cash cow.
People who want a property today want it to be in pristine condJ[tion, "move in ready" and at a
bargain price. Thus, what you finally realize out of a sale will probably be minimal and the legal
costs must be subtracted from the sale amount. One has to ask if council members would spend
their personal money like this. We think not.
Whatever the city realizes from a sale is simply a small, one time, short-term gain. This is
certainly not a quick or long lasting solution to the city's needs. In the past decade, the city has
failed to develop any viable, long term revenue sources which would protect the city in an
economic downturn or ensure the high level of services residents had been used to receiving. The
city has looked only at cutting services and selling assets rather than biting the bullet and looking
at taxes like other communities.
The sale that you all are determined to realize will also irreparably damage this park and for so
little gain. All who use it in the future and witness the high walls or fences which will eviscerate
the center of the park will wonder who was responsible for this travesty and where was their
vision? This will be your legacy to future generations. You will also have set a dangerous
Member of Alliance of Artists' Communities

Letter re Consent Items G, H & I
Page2
precedent to further carve up the park in times of need or for special projects. Will the native
plant garden be next? Finally, you will have missed a great opportunity to develop a program of
ecotourism for the village to compliment downtown which could be a rea1 revenue enhancement
for the city.
In closing, we have tried to work with the city over the years; yet, it has remained steadfast in its
desire to sell regardless of opportunities to lease. What a pity. Together we could have
accomplished something truly unique for our community.
Sincerely,
Melanie C. Bil
President -of the Flanders _Foundation

BRANDT-HAWLEY LAW GROVP
Mayor Sue McCloud
Envlton ment!Ptesetvation
Chauvet House PO Box 1659
Glen Ellen, Cal!fotnla 95442
Confidential Settlement Communication
July 6, 2009
and Members of the City Council
City of Carmel-by-the-Sea
by email: mlaughlin@ci.carmeLca.us,
Subject: Proposed Lease of Flanders Mansion
Dear Honorable Mayor McCloud and Councilmembers:
RE
.. --
LL. ' _;.,
JUL- 6 2009
CITY OF

I Assistants
Sata Hews
Jeanie Stapleton
This year the Flanders Foundation celebrates its 11th year as an
organization dedicated to the protection, rehabilitation, and preservation of the
beautiful Mission Trails Nature Preserve/Park and the Flanders Mansion, one of
Carmel's only two properties listed on the National Register of Historic Places.
The Foundation wants to work with the City not only to restore the Flanders
Mansion Property, but also Mission Trails Nature Preserve/Park. Both of these
major public assets are in need of public attention. I am authorized to offer the
following as a starting point for negotiation, recognizing that important details will
require further discussion and mutual agreement.
The Western Office of the National Trust has repeatedly offered to assist a
partnership between the City and the Flanders Foundation for use of Flanders,
including working to resolve all neighborhood concerns.
In this context, the Foundation proposes the following as a basis for
discussion to resolve the pending legal dispute about the future of Flanders:
1. Lease - The Foundation proposes to seek substantial funding for the
restoration of Flanders for a low-impact public benefit use. To do so, it asks for
the same benefits and privileges as other non-profits that have worked with the
City, such as Carmel Heritage at Flanders and Carmel Heritage at the First
707.938.3908 <- 707.576.0198 <' f.tx 707.576.0175 "'susanbh@ptesenta'tionlawyets.com
Letter to City Council
July 6, 2009
Pa e2
Murphy House. It proposes to lease Flanders from the City for a nominal sum of
$1 per year for three terms of up to five years each. With the economy being in a
very serious down cycle, obtaining grants or donations will be difficult for some
time. We need to consider ample time for funding and restoration efforts as a
practical matter.
During the lease term(s), the Foundation proposes to open the mansion to
the public up to 8-12 times per year. The grounds would also be open and
available as they are today. ADA accessibility can be achieved as per the
recommendations of Architectural Resources Group letter July 27, 1998.
2. Funding -While the Foundation actively seeks grants and donations
to restore the house and gardens and maintain and enhance the park, it asks the
City to commit to active support and cooperation. As a team, much can be
achieved.
3. Maintenance - The Foundation does not know the City's maintenance
costs and needs to have an understanding of the scope and amount as part of
this negotiation. It is willing to engage in dialogue with the City as part of this
lease agreement to share in the reasonable maintenance costs.
4. Proposed Conditions for Use
- No amplified music or bands
- Parking restrictions
* All visitors except handicapped will walk the trails or will
be shuttled by van to the property
* No parking on Hatton Road allowed
- Hours limited
* Park - Same as now
* House- 10 a.m. to 10 p.m
Thursday-Monday when available
Please let me know if City representatives would like to meet to discuss
this proposal. The Foundation members believe that this issue can
resolve amicably. Thank you. 5<\
Sr/s:n bdt-Hawl
...
Flanders Foundation
A Callfomla NonprOfit Put>IIC a.neflt Corporlltlon
P.O. Sax 1414
CA
Telilpt1one net Fu (1!31) sa.saze
To: M.yor McCloud and City Council
Re: Meetins Comments. August 5, 2008
Honorable Mayor and City Council Members,
www.fland..-faundetlon .erg
lnfoOienderab.mdatlon.org
Auaust 1. 20os
On Detialf of Out Flandert Foundation Board of Diroetors aDd the Priondl of' Fianders.
rep the (lityis rospome to our sugr:stion.s that a town ball mectina or a meetift8 'Wilh
1ho Mayor, Staff and Foundation representatives be held to diseun the future UN and
disposition of &be FliR4m M6fti1E)n, We rwJize that the city mutt felftply with ludic
O'Farrell's rulin1. however, we that stnce no action on me ruHna had taken
place sinc::e it Will iaued, that it w<Nld the co\iif and iiWiY otlieti if our Pouridition
ana representatives of the city could have & dialogue aod hopefuJJy to an
understandina or rcaoiution of some of our differins positions.
We must ay that we wera swrpmed by the oity's response to thit propotll and
particularly the blamifta of our Foundation for past Utiption. We would lite to
respectf.\J11y remiad the eouneil thac you t!lectt.d to 1iftOtc! Statf td.VIce aM the taw ti welJ
as miii)i memtim oftlte public wbo entreated you not to follow the pUh you bad chosen
in the State Jaw and City zonina. It wu oouncli's intapaetation and action
tbat precijJitaled the lep.laction. 0\U' concern remains that unless there ia a recopition
and acceptance by 1b8 Council of how an4 why the juep ntled as M 4ie and a 4esit'e 10
work toptbcr more c:ooperativcly chit we may find ounelvos in the same spor a year or
so frcmlnaw that we are today. This woutd UUiy tJe a uqedy for lit
As aiways, we remain open to discuuina the future of the park and its mUlSion with you
or your Nff at an)' time.
-
>

Memtr of AHianoe of Al'f;.f' CommunlfiH
Flanders Foundation
P.O. Box 1414
www. flandersfoundation. org
To: Honorable Mayor Sue McCloud,
Council Members & Staff
September 22, 2005
Re: The Final Environmental Impact Report ~
on the Sale of the Flanders Mansion Parcel, parkland t/
Dear Mayor, Council Members and Staff :
I am Roberta Miller and I have been asked by Melanie Billig, our president
to read her letter on behalf of the Flanders Foundation into the record on this
agenda item, the FEIR and proposed sale of parkland, the Flanders Mansion
Parcel.
We would like to say preliminarily that we, as well as many others, cannot
understand why the city is rushing this entire EIR process. Surely something
of this importance to the community and because of its cost should not be so
unbelievably hurried. The fmal document came out on Friday, August 12th.
The Historic Resource Board was to meet on Monday August 15th to
discuss it, a 348 page document, and make recommendations. Luckily, its
meeting was postponed until the next day. Then the Planning Commission
was to hear it August 17th. How has the public. arid Commissions been
expected to properly review and digest this fmal material? We are grateful
for the additional time that the Planning Commission took and also allowed
the public. We had hoped that you would have done the same. We would
also register our deep concern that the Forest and Beach Commission was
removed from the public review process on the FEIR, particularly since this
discussion involves the sale of parkland and that they were asked to
comment on the DEIR. This being said, we will address the FEIR Issues:
I
I
ADEQUACY OF THE EIR:
1. Change in objectives (Page 2-1, FEIR), and a new alternative
#6 added. One must question the change in project objectives and whether
these changes if spelled out in the DEIR would have elicited different
responses from public agencies and individuals reviewing and commenting
on the project. How and why were the objectives changed should be
clarified.
2. No financial information to document why the sale of parkland
and historic resources is the best alternative for revenue generation. This has
not been adequately explained and neither have other potential sources of
revenues been adequately reviewed and discussed. The EIR simply states
that the city needs money for capital projects (Pl-1, 3-7). We and others
have formally requested written information be made available to the public
for review and discussion as to how the monies from sale would be spent,
what projects are to be funded from the sale, what would be the priorities
and how much each will cost. Telling the public that "information is
available by review of the city maintained records at city hall " does not
comply with CEQA. (FEIR P4-4, Paragraph 2)
The EIR claims that it is not the role of this EIR to analyze
revenue sources. (P6-4). Then how is one to decide if the proposed sale is
supportable and the only option. Since fmances are the major reason given
in this project, the city must provide the evidence to support its position.
According to the EIR (P6-4) other revenue sources have been
"explored" but nothing more is said about them. What happened? An
increase in the TOT is mentioned as having been "explored." This should be
clarified further (P6-4). The council's own Task Force On Revenue
Enhancements recommended an increase in the TOT. The council rejected
it. A citizen initiative to increase the TOT from 10-12% was actively
opposed by the city council. It would have raised annually $700.,000 to fund
the beach, parks, library, Forest Theatre, Flanders, Capital improvements,
the very things the collllcil says the sale of Flanders will cover. Not only did
they oppose the initiative they said that "the city didn't need the money" !
3. Protection of Historic Resource-Flanders Mansion. We fmd
that the proposed conditions of sale will not adequately protect the Mansion.
I
I
No effective and reliable means of monitoring or enforcing the proposed
conditions of sale are provided for. We suggest a third party protection
mechanism via a Conservation Easement held by an organization such as the
National Trust or another like entity. The city is very short of staff to do this
work. Additionally, with time, and other priorities and changes in personnel
there is a great concern that monitoring and enforcement will not be actively
pursued in perpetuity.
There is no Preservation Plan to protect the resource. Incorrectly
the Staff and the FEIR say that such a plan should be done later. (FEIR P4-
19 thru P 4-24 & Staff Report P6-7). We disagree and believe that CEQA
says that analysis and mitigation measures of environmental impacts cannot
be deferred i.e. must be adopted simultaneously with or prior to project
approval. The document should have analyzed the impacts of foreseeable
uses of Flanders Mansion following sale now and concluded a thorough
analysis of those impacts of feasible mitigation's to minimize them. This
was requested in our attorney's comments on the DEIR and at the August 17
meeting in our comments.
4. Disagreement Between Legal Counsel in FEIR. Disagreement
among legal counsel regarding disposition of the parcel in FEIR as to
whether it is parkland or not is a major change in direction from the Draft
ElR. Only one legal opinion is presented for review in the FEIR and in
today's staff report, and that is the one expressed by the consulting attorney.
The city attorney has expressed a different point of view. The public should
know why. The Planning Commission and the public have requested and
should be priyy to both points of view. This is important for public
information and understanding of the sale process and the public's
participation in that process.
The City Attorney in the past has stated and so advised the council
and planning staff that the city must abide by state statutes regarding the sale
of parkland. Even the city in its January, 2005 newsletter stated that there
would be an election in the near future to decide the fate of Flanders ( see
attachment Property Disposition). After telling the public this in the midst
of a citizen initiative on a hotel tax increase which would fmance the very
things the sale of Flanders would cover plus .provide money for Flanders
upgrades, the city is now trying to avoid such an election. The consulting
attorney and the city claim that Flanders and surrounding land is not
parkland, regardless of zoning, and therefore the sale can follow the Exhibit
D process in the September 7th, 2005 Staff report.
Our attorneys have clearly supported as do we, the interpretation of
the city attorney. See Shute Mihaly and Weinberger letter dated May 13,
2005 in the attachments. We also believe that before Flanders can be sold or
leased to a private party it must be declared as "surplus; and must first be
offered for sale or lease according to the state code, to park/open space
agencies, school districts and affordable housing providers etc.
(Governments Code 54222).
5. The Preservation Plan must: not be optional and cannot be deferred/
postponed; not just simply be a photo documentary; and spell out in detailed
specificity how this resource (Mansion) is to be protected, rehabilitated and
maintained in perpetuity in specific detail. Environmental assessments and
mitigation's are needed now and required now by CEQA for proper decision
making and for a feeling of confidence in proper review as the rehabilitation
of the Mansion progresses and interfaces with the park.
6. All proposed mitigation's involving the access, views, biological
resources which are deferred are not adequate and not consistent with the
intent or letter of CEQA.
I
I
PROJECT ALTERNATIVES-SUPPORT #2 ALTERNATIVE
The Flanders Foundation since its inception has opposed the sale of
the Mansion and the parkland that it sits on and is surrounded by.
1. We support alternative #2 because it meets our Foundation's mission and
goals. Flanders and adjacent land will remain in public ownership and can
be leased to a non-profit organization or a residential use a via life estate
agreement or a similar mechanism.
2. Alternative #2, we agree with the EIR consultant and Planning
Commission that it is environmentally superior and historically responsive to
the Mansion and will ensure/provide for rehabilitation. It also is consistent
with the city's General Plan, LCP, Zoning, Mission Trails Master Plan, and
traditional parkland usage.
3. Strong and tightly written lease conditions could meet all or most of the
environmental concerns and the fmancial objectives of the city by removing
rehabilitation, maintenance and operation cost to the city and producing over
time some income.
4. Over the last 5 years our foundation has constantly offered to raise money
from grants and donations to rehabilitate Flanders and to maintain and
operate it at NO COST to the city.
*The National Trust came to Carmel in March, 2004 and explained
many of the ways that this could be accomplished. (The Trust has sent
letters to the city in this regard see attachment.)
*Our organization developed a business plan which demonstrated how
we could accomplish this. (December 7, 1999).
*The city has rejected all of our offers as well as those of private
parties and others.
*Also, in the last 5 years the city has not attempted to take advantage
of State, Federal or local grant opportunities to protect or maintain this asset,
and has instead allowed this asset to deteriorate in order to bolster its
argument that it, the city, had no money and that the Mansion was too costly
to repair. Our foundation also over the last 6 years has offered to raise
money, but has been rebuffed.
5. The city has a history of working very cooperatively with non-profits in
very successful arrangements and we would like to join that list of groups:
Sunset Cultural Center, Inc., Carmel Heritage, the Carmel Foundation, and
Forest Theater Foundation.
6. Lastly, but very significantly this property must remain in public
ownership to protect the park and maintain city control should any natural or
accidental disaster destroy the Mansion. A private property owner would be
able to create entirely new buildings which could potentially cause serious
negative environmental impacts on the park.
ALTERNATIVES AND CONSISTENCY WITH THE GENERAL PLAN
ZONING-INTRODUCTORY SUMMARY
The city is claiming that Flanders and the surrounding property is
NOT parkland and that is false. Flanders is currently zoned P2 and was
previously zoned P1 & P2-A, all parkland. The reason for this assertion by
the city is that if the city prevails in this interpretation then it does not have
to abide by State Statues requiring public hearings and an election.
(Government Codes 38440-38462 as well as 54222). The city claims that
rather than parkland, Flanders has always been a residential use therefore no
rezoning is required. This we contend is also not correct. Flanders was
zoned R -1 at the time of purchase and then rezoned P 1 then P2A parkland,
all parkland with governmental and non-profit uses, caretakers of city
property and home for city employees. The latter were also generally
allowed as part of governmental use and designation co-existing with public
non-profit uses; such as the: Carmel Art Institute, Carmel Preservation
Foundation, Carmel Heritage, the Lester Rowntree Native Plan Garden
Committee and the Alliance on Aging Benefit. Clearly the Flanders parcel
is parkland and has been used passively and actively as such.
Detailed responses to Exhibit A of Mr. Conners/Staffreport
September 7, 2005.
1. Zoning Issues.
We b ~ l i e v e that the proposed project, the sale of the Flanders and
adjacent surrounding parkland (the parcel) are not consistent with the
General Plan!LCP, zoning and Mission Trails Master Plan. (see attachments
Parkland Issues) It is apparent from the changes to the DEIR reflected in the
FEIR as well as the "Difference of Opinion between Counsel" that the city
simply wants to circumvent the State Statues on the sale of parkland
(Government Code 38440-38462 &54222) by claiming that the parcel
(Flanders Mansion and adjacent property) may be zoned parkland and
described in the above mentioned documents as parkland, but is not
parkland, because it has not been "used" as such, i.e. its always been
residential. To the contrary the property has been zoned as parkland, used as
parkland and both the DEIR & FEIR consistently call the parcel parkland.
Primary Uses for Flanders
Cultural and Natural History Museum with 9 potential AOistw In- Beident
Program for a ghotographer or musician {associated with
Monterey Symphony. Bach Festivat. etc.)
Permanent City art collection as well as rotating exhibits of local
artists
Art lectures, indoors and out
Small art appreciation and painting classes on the lawn for adutts
and children
Local art history exhibits, etc.
Natural History Museum - day Use
Promote Cannel area understanding of local natural history and nature
preserve
Showcase and educational facility
The unique environmental character. of Carmel Bay and surrounding
area
Birds, animals and plant life
Nature & historical walks & lectures
Exhibits & small lectures by local groups such as
California Native Plant Society, Audubon, CSUMB & MPC and the
Flanders Foundation.
Coordinate with local schools esp. Carmel River School for
educational purposes such as:
Noise
Nature and historic walks and talks about the
Mission Trail Nature Preserve.
Cultural activities
Control number of guests
No amplified sound equipment or music.
Minimum vehicles
Parking Management
this as a small scale revenue source.
Other Activities - day and some occasional evening use
Small chamber concerts, poetry readings, receptions,
book reviews, etc.
Living Room - maximum 30 people seated; 50 standing
No amplified music
Walk or shuttle
FUNDING FOB RESTORATION
We have ctosely partnered with the National Trust for Historic
Preservation, received 2 grants and co-hosted a preservation conference
in Carmel . The conference topic was Flanders, an ideal candidate for
adaptive use. The Trust referenced several grand homes in California and
across the country which are currently very successful community
ventures in adaptive use and offered to assist the Flanders Foundation in
helping to resolve the county neighbors concerns and in obtaining
restoration funds.
Work would be accomplished with grant funds, both public and private
Individual gifts
In-kind work and material donations
December 10, 2004
Flanders Foundation
P.O. Box 1414
Carmel-by-the-Sea, CA 93921 -1414
TO: Carmel Planning Commission
RE: Uses for Flanders Mansion
Honorable Chair Strid and Commissioners:
Thank you for the recent friendly and cooperative scoping meeting on the
E.I.R. for the possible sale of the Flanders Property. At that meeting you
asked the Flanders Foundation Board to present our proposed uses to give
you a clear idea of our plans. We happily agreed. The Flanders Foundation
has proposed to establish a small cultural/natural history museum at Flanders
with a possible artist-in-residence program. All events will be small and
minimal in number. All uses are and will be consistent with zoning and the
General and carefully tailored to avoid nnpacts on the nature preserve,
neighbors and mansion.
We will pleased to share more detailed information as the environmental
review process progresses and, of course, I welcome the opportunity to meet
with you ind,ividually over coffee or take you on a guided walk in Mission
Trail Nan1re Preser-Ve/Park and discuss informally our ideas.
Thank you for your interest.
Warrp. Regards,
Flanders :Foundatlon
A Csfitomia Honprd'Jt PubliC Benefit Corporation
P.O. 8oJc 1414
C8nnefob)'olhe-Sea. CA "93921-1414
..
www.fiandelsfoundation.org
info@flendersfoundation.org
November l o. 2004
Tn: Honorable Planning Commissioners:
R.e: Sale of Flanders Mansion
We hope that you all had the opportunity 10 reacUbe information tbat we submitted for
your packets. Our organization and all of the "Fliends ofFlander$. have worbd
diligently since >OUr formation to aa:omplish the rotlowina:
(a) Actiieve our no,..profit status andaise funds:
(b)Expand .our educatiOnal and iJJformational.proJQI1ll. particular'ly our bi-
monthly nature/historical walks through Mission Trails NatUre Preserve up to FJanders
and the Native Plant Gar-den. We averaged about 20 guests -and severa( this year
have been up to 30 and one at 52. We wish all of you wmatd join us individually of
course! There is incredible interest ill the _preserve and to tout flanden.
{c) Our business ptan.delleJoped by. professional how
flanders can be renovated. maintainedand -Qpel'lted 'at no cestw ttie :dry. We pnpose
two or three sma1t rettcats or seminars. The Gcpcral Plan speaks to the need for this (pg
4-6} and hOw it wiJJ assist the economic base (pg 4-"14). We even worked with tbe Lands
End Company in shooting their catalogue at Flanders. These an: bOth significant
financial-opportunities to offset expenses.
{e) We have closc1y,partnered withtbe Niltionaf T-011t, received two grants, and
co-hosted a here this year. The topic was bow flanders .is an out:Shlnding
for ;adaptive, use. The T.rust .sCm-at hOmes in n:sidential
wbicb are very successful c:ommuMy ventures to assist the
FlanderS .foundation.
(e) W.e have .enlisted oflocaJ contractors.
(f) We have worked to achieve iongterinteases which hav' faiJed due to the
city's stance on sate
(g) We have been meeting with other non-profits bpth eovtfonmental and
preservat1on to partner ili-open .. ace.preHrvition anCl renovation. greatest
impediment to fuadraisiJJJ 1Jtbe'Council'a talk'Of'sale. .
{h) :Ourjp8Js4'Gr FJandert aCUhural-and NaturJ) Museum are
consistenr wjth the GeneJ:al P*an an4 Zoniqg (P.ar't w1th f iCilities wbieh allows for
noo-pmfit use and museums. believe and mteipretive prognuM
are and wi11.be consistent with the intent or P:fan.
Our strong plea to you is ot to i ....... tpae:e.and
tri$toric'Usds-for a sltOnterm pin ..

pr,operty (pg 78}.
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What this community needs is good long term planning both in land use and finances,
Once you set the precedent of selling open space and park land you have put jn
something that wiJI be bard to stop tbe next time the tounciJ needs money.
Carmel cannot Rmain Cannel without thoughtfiiJ plannjJIS and a dose of Vision and
Creativity. There needs to be a solid understanding of what 'has tbi5 village unique
ftnd wbat .is required to keep it that way. Special experien<=es and places are a great part
of Cannel's cbarms. .FlaRders is a significant city uset and needs to mnain in the public
domain, preserwd and cberished,
Thank you for your kind attention.

Melamcc . Billig. President . - - . (!
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Flanders Foundation
P.O. Box 1414
TO: Planning Chair Bill Strid, Planning Commissioners and Staff
RE: November 10 Planning Commission Meeting
SUBJECT: Sale of Flanders Mansion
Dear Chair Strid, Commissioners and Staff,
It has come to our attention that on November 10 the Planning
Commission will be discussing the sale of city assets, namely the Flanders
Mansion. In an effort to update and educate you on the efforts of the
Flanders Foundation to save this historic building and its surrounding
property, we submit the information below. Hopefully you will find it
compelling and informative and give you reason to vote not to proceed
with the disposition of this important city resource. The question we all
should ask ourselves is: "After the sale, what then?" When the money is
spent on one-time expenditures or put into the General Fund, will anyone
ever know or remember what it went for. When the city again needs
money, what then? Sell another property? No, the answer to the city's
budgetary problems is to be proactive, not reactive. The City council must
identify and support several long-term, on-going revenue sources
regardless of special interests. Sale of city property is not the answer.
Once gone, it is lost forever.
1. When the Flanders property was purchased in 1972 to become part of the
Mission Trail Park, the city always intended to, sell the house. Not so! The City
Administrator "floated" the idea to the Council which then rejected it and
shortly thereafter invested over $100,000 in improvements. Two past
council members, past city forester, staff and city archives back up these
facts.
2. Committees and task forces have looked at it without a result. That's true.
However the county neighbors have stopped every proposal. Our
Foundation's proposal is low impact for the neighborhood and park -
totally in keeping with the educational and environmental goals of the
nature preserve. We would like to establish a small scale cultural and
national history museum which is totally consistent with city zoning and
the General Plan. The National Trust will help us eliminate potential
concerns by developing conditions to protect the neighbors and the park.
The fact that the county neighbors are in the city's sphere of influence and
might in the future be annexed to Carmet has nothing to do with the
creation of a museum. The Sunset Center, the Cherry Foundation
gallery I theater, the Golden Bough Theater, the Carmel Youth Center are
all in residential neighborhoods and co-exist pleasantly with the neighbors.
3. Background: In 1998-99 the then city council gave the Foundation 1
year to obtain its non-profit status, develop a business plan and begin to
raise funds. In record time our organization not only obtained its 501 (c)
(3) status from the state and federal government but also completed its
professional business plan and began fundraising. Then Mayor Ken White
asked us not to do a major fund raising program because the city did not
want our organization competing for funds with Sunset Center. We
agreed to stay in the background, but unfortunately never again did we
have the opportunity to gain support for our fund raising efforts due to
the city's fear of competition with the Sunset fund raisers. We did what
we were asked to do - yet we were ultimately denied in spite of our
cooperation and our work, especially in the last 5 years as the cost of
Sunset doubled and more fund raising and grants were needed to offset
the debt incurred. It is very obvious to anyone who has attended the
city's budget hearings that the Flanders Mansion is being looked at as the
cash cow to lower that debt. Today Sunset's annual cost to the city' s
taxpayers is 1.6 million dollars. Our Foundation would like to create a
jewellike Filoli or Dunsmuir or the Gamble House. We could do this at no
expense to the taxpayers ..
4. The Foundation has no plan for Flanders. Incorrect. Our professional
business plan was developed in 1999 by an independent consultant and
funded via a grant from the National Trust and donations to our non-
profit organization. Our plan is to create a cultural and natural history
museum to inform and educate residents and visitors about Carmel's rich
heritage and environmental setting . .
5. The sale of Flanders would entail a sale of part of Mission Trail Park
Preserve because Flanders is entirely within the park. Although the
adjoining Native Plant Garden/ Arboretum is not now for sale how long
will it last if buyers of Flanders, paying 5.2 million dollars, find themselves
with a public garden abutting their garage and volunteer gardeners and
the public bustling about? There will then be tremendous pressure to
move the native plant garden and to subdivide that land into multiple
housing sites.
6. The house will be compromised because of loss of its historic setting, the
creation of walls, fences, landscaping and removal from the original
property that it has belonged to since 1924.
7. The city has been presented with several offers to do long term leases
for the Mansion but every time the offers have failed to meet with fruition
due to the city's adverse attitude. Within the last approximate 18 months
the latest lease offer was stopped by the mayor because of the city's
strong intent to sell the property.
8. Flanders is falling down. False. Like any property built in 1925, the
heating, electrical, plumbing and roof need upgrading. This will cost about
$800,000, however our Foundation has offered consistently to raise the
money to update it through public and private grants, donations, and
donations in-kind. The National Trust for Historic Preservation has also
shown us how this is possible. The past 6 years the city has talked of sale
and that frightens off donors. Thus the house just sits. We have to ask
ourselves, if the house is in such bad shape how then can the city put a
price tag of $5.2 million on it?
The city uses the ADA upgrades as a major hurdle. It simply is not a major
obstacle. There is room for an elevator in the breakfast nook if access to
the second floor is deemed necessary. On the first floor, inexpensive low-
rise ramps can make that entire area accessible. All of the improvements
are also subject to the States Alternate Building Code for historic
structures which does not require improvements to be held to the criteria
of current residential building.
9. The city states that it has no plans to use or renovate the Mansion
which is truly sad. We think it is very shortsighted of the city to not work
with the Flanders Foundation to produce a real gem for Carmel. The city
has been farsighted enough to support the on-going efforts of Carmel
Heritage to operate the First Murphy at a mere $1.00 per year and even
picks up the tab for maintenance of the property. Tor House is another
example of how citizens, with the city of Carmel's support, have made the
property an absolutely outstanding treasure, Why not Flanders!
Finally, since year 2000 the city council under our current leadership has
never given the Flanders Foundation a chance to work with the city to
accomplish its goals and business plan. As the records will show, our many
requests for cooperation, made in a collaborative way at city council
meetings, have been met with total silence. Our Foundation remains ever
willing to work with the city in a truly harmonious way to develop what
many in Carmel believe would be a truly historical, environmental and
educational facility at Flanders. Please call if any questions.
Warmest Regards,
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WESTERN OFFICE
NATIONAL TRUST
;:,, HISTORIC PRESERVATION
August 3, 2004
Ms. Melanie Billig
Flanders Foundation
P.O. Box 1414
Carmel-by-the-Sea, CA 93921
Dear Melanie:
On behalf of the National Trust for Historic Preservation, I am writing in support of the Flanders
Foundation and its efforts to keep the Flanders Mansion in public ownership. As one of only two
Carmel properties listed in the National Register of Historic Places, the Flanders Mansion is a
community asset and should be accessible to all. There is significant public support for continued
public ownership and public use of the Flanders Mansion, and ample success stories that
demonstrate how this can be accomplished.
The National Trust is a private, nonprofit membership organization dedicated to protecting the
irreplaceable. Recipient of the National Humanities Medal, the Trust provides leadership, education
and advocacy to save America's diverse historic places and revitalize communities. Its
Washington, DC headquarters staff, six regional offices and 21 historic sites work with the Trust's
200,000 members and thousands of local community groups in all 50 states, including over 20,000
members in California alone.
In 1999, the National Trust awarded a small grant to the Flanders Foundation to prepare a Business
Plan for operation and marketing of the Flanders Mansion for public use. The plan provides
valuable information regarding key hurdles to opening the building to the public - such as needed
repairs and the concerns of neighbors- and identifies opportunities for reuse. At a well-attended
community forum sponsored by the Flanders Foundation in February, I spoke about how these
challenges have been overcome at similar historic properties across the country.
Restrictions on public use are essential for historic properties like Flanders to peacefully coexist
with their private neighbors. Residents living adjacent to the Flanders property have strong
reservations about increased traffic, parking shortages, and excessive noise associated with public
uses. The Business Plan proposes to minimize disruption by shuttling people to group activities and
prohibiting amplified music. This approach has been successful at Shangri La, the Islamic-style
residence of Doris Duke outside Honolulu, which opened to the public in November 2002.
Of course, another hurdle to public use of the Flanders Mansion is money. In 1998, the Flanders
Foundation retained the Architectural Resources Group in San Francisco to prepare a three-phase
Protecting the Irreplaceable
8 CA LI FORN I A S T REE T SU I TE 400
S AN FRANCISCO , CA 94 II I -48 28
4I5 . 956.0610 FAX: 4 1 5 . 9 5 6.0837
.W RO@N T HP. ORG
Serving: AK, A,Z, CA, HI, ID
NV, OR, WA & PACIFIC ISLAJV"D TERRITORIES
1
NATIONAL OFF I CE
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preservation plan to bring the Mansion back into use, including a $55,000 estimate for Phase I
repairs alone. Funds will also need to be raised for operation and maintenance of the Flanders
Mansion. By virtue of its listing in the National Register, the Flanders Mansion is eligible for
federal Save America's Treasures grants of up to $1 million, as well as funding through the newly-
established California Historical & Cultural Endowment, created to administer the Proposition 40
funds dedicated to preserving historic and cultural resources. Approximately $128 million will be
available to government entities and non-profit organizations through a competitive grant
application process starting in 2005.
Other historic properties have entered into innovative partnerships to defray the costs of
maintenance and operation, such as the Corbin and Moore-Turner Heritage Garden in Spokane
Washington, which is overseen by the Spokane Parks and Recreation Department and the non-profit
Heritage Gardens Trust, established in January 2002 to raise funds for restoration and endowment
for the gardens. Another successful partnership is the 205-acre Ardenwood Historic Farm and
Preserve in Fremont, California, which is owned by the City of Fremont and operated by the East
Bay Regional Parks District under a 20-year contractual agreement. The Parks District operates the
farm under the aegis of an elected board with the support of property taxes, which provides the
farm's primary source of revenue. The Parks District maintains all of the buildings and facilities
with the exception of the Patterson House, a historic home owned and fully operated by the city.
The Flanders property is located within the Mission Trail Nature Preserve, providing similar
opportunities for environmental education programming and linking the property to the regional
park system.
Throughout its history the "village in the forest by the sea," as Carmel is known, has had a strong
tradition of preserving and enhancing the natural environment and open space. The National Trust
hopes this tradition can be upheld by keeping the Flanders Mansion in public hands. Before the
property's tremendous potential for public use can be realized, the specter of a possible sale by the
City must be removed. It would be short-sighted to sacrifice public benefit and access, reuse
potential, and community history to short- term revenue goals.
Sincerely,
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Holly Harrison Fiala
Director
Western Office
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Flanders Foundation
P.O. Box 1414
www .flandersfoundation.org
Oral Comments before the Council June 3, 2003
We can remember when this council pledged 3 years ago to bring fiscal responsibility and long
range financial planning to the city' s budget process.
Tonight with the vote on this item to sell part of the Mission Trails Park Preserve and the
Flanders Mansion, we. are afraid that this will be the first step in a series of sales of city assets in
order to deal with the very poor financial planning of the city.
Problem areas:
1. 3-year budget
2. Project status report: Needs to set priorities and a real work program, not a wish list
without real numbers or analysis. Must be a real planning tool.
3. CIP: being gutted to balance the operating budget, staff is recommending the Flanders
sale to replenish the CIP
4. No new revenues developed put in place to reduce budget's shortfall
Also had 3 years to come up with new revenues
Question: Where does the money come from to ultimately balance the budget?
Answer: Seems to only be to sell assets
That's no way to run a city; these are one shot stop gaps.
We strongly believe community assets should not be sold even in difficult times. We are known
worldwide and we should not chip away at those things that make us special.
Think creatively on how to use more effectively and efficiently and enjoy all of our community
assets.
Flanders: rather than sell actively pursue:
1. Life estate or long-term lease agreement to a family
2. A Carmel cultural and natural history museum on weekend day and week rented as an
executive retreat during the week to finance all maintenance and operation.
3. Encourage the city to work with our community and others to raise money to refurbish
and restore the house and gardens.
Member of A/fiance of Arli$tS' Communities
We hope this council appreciates the value of this park' s integrity and the mansion. There are
many that do now and many will in the future.
Flanders Foundation
A Catifomia Nonprofit Public Benefit Corporation
P.O. Box 1414
Telephone and Fax {831) 626-3826
www. flandersfoundation.org
info@flandersfoundation.org
Oral Comments May 6, 2003, Council Meeting
I am Melanie Billig, President of Flanders Foundation and would like to make some
comments and observations.
In 1972, the council had the tremendous vision to purchase the Flanders property and joined it
with the Doolittle property to create our largest and most beautiful open space. Please don' t
destroy their vision. Count yourselves as creators. True leadership involves vision and positive
action. We hope that this council will act in the creative tradition of previous councils and
recognize the immeasurable value of Carmel' s history in its parks, open spaces and historic
assets, especially this prized National Register property- the Flanders Estate.
It is our strong belief that if you sell Flanders, the native plant garden will not be able to remain
as it is and then will go to the Martin Road lots. There will be such tremendous pressure to sell
these very valuable properties too. A domino effect will result. You will have also set a very
dangerous precedent that other councils can point to justify their desire to sell assets. When our
assets are gone, what will Carmel be like?
Instead of sale our foundation would like to work with the city to create a cultural and natural
history museum to be open to the public on selected weekends. During the week, the property
could act as a mini-executive retreat with small groups shuttled from downtown to the mansion.
The retreats would pay for the maintenance and operation of the property and park. Such a center
would also be very helpful to our business community.
We will work with you energetically to raise the monies to move such a project forward.
We hope that you will decide to work with our foundation and the many citizens who support the
preservation of our community's treasured assets, our parks, open space and historic property.
Thank you.
Board of Directors
Melanie Billig, President
Paul Eastman
Alice Englander, Treasurer
William Englander
Diane Hydorn, Vice President
Pauline Stanley
Lou Ungaretti
Yoko Whitaker
Laurel Whorf
Advisory Board
Margery Adams
Carol Bell
Maggie Downer
Paul Eid
Hugo Ferlito
Diane Flanders
Jan Hardy
Glenn Leidig
Kati Lewis
Mary Anne Teed Lloyd
Mary Ann Matthews
Enid Sales
Cynthia Schelcher
Joyce Stevens
December 1 , 2000
Flanders Foundation
P.O. Box 1414
Web Page: http://www.englander.com/flanders
Email : flanders@englander.com
To: The Honorable Fred Keeley, State Assembly Speaker Pro Tern
Re: The preservation of the historic Flanders Mansion and the integrity
of Mission Trails Park/Preserve
Dear Assemblyman Keeley,
The Flanders Foundation is an organization whose mission is to
preserve, restore and maintain the Flanders Mansion and the Mission
Trails Preserve which surrounds it. The Lester Rowntree Native Plant
Garden/Arboretum is also of significant interest, being tied to the
founders of the California Native Plant Society. The garden is located
adjacent to Flanders. Its long-term viability is endangered by any sale
of the Mansion. We have worked very hard over the last two years to
maintain these very valuable historic and open space resources for
future generations.
Our efforts are documented on our Web site at
www.englander.com/flanders. At this time, we are very concerned that
the city will either sell the property (indications have leaned in that
direction) or tie it up in a lease which will preclude public use and
enjoyment now and in the future. The city's track record with regard to
historic preservation has been a major cause of concern by a sizeable
number of residents.
The Foundation has aptly demonstrated how Flanders can be not only
an historic but also a monetary asset. We hired a consultant and
another volunteered services to formulate our business plan, which was
presented to the City Council in December, 1999. That effort was
rejected by the City Council on a 3-to-2 vote, with Barbara Livingston
and Marshal Hydorn supporting it strongly. Some people at City Hall
were concerned that the city's budget would be below estimates and
thus wanted to sell Flanders to cover this shortfall and assist in funding
the renovation of Sunset Center. Since last December, two things have
transpired. The city's finances are now "flush". The Council has
proceeded forward with disposition and has brought in a realtor who
openly has said he supports the sale of the property.
. -
Flanders Foundation
The Honorable Fred Keeley
December 1 , 2000
Page 2
This brings us to again calling on you for assistance in our preservation efforts. We talked with
Gary Shallcross a couple of times over the last year. We missed last year's State budget so
were hoping that you can help us under one of the following scenarios. It is our understanding
that there are preservation monies under the recent Coastal Bond Act. Another option may be
the acquisition of the Flanders property by the Regional Park District. Our group would be
happy to assist in the restoration and operation of it. It could be operated as per our business
plan or some variation. In time, we hopefully could generate money for future park acquisition
for the district. Ben Post's predecessor at Regional Parks called me several times to discuss
this very option. We both thought it had merit. At the time, however, Zad Leavy had a client
who proposed a long-term lease or life estate with many substantial benefits to the community.
In the past two weeks, however, the couple has completely backed away from dealing with the
city.
Thirdly, the State Parks Department could take over Flanders and use it as a very special
executive retreat facility as an adjunct to Asilomar. Our group could assist State Parks in
running it. The advantages to the State would be:
1. The preservation of an historic asset.
2. The preservation of the Park/Preserve as public open space.
3. The prevention of the creation of a private "in-holding" in an existing park.
4. The creation of a revenue-generating, low-key, unique small meeting center. The
atmosphere is truly extraordinary, Fred!
Time is of the essence for us. We are hopeful that you will review these options, come up with
some of your own and possibly find some light for us. A great many Carmelites and residents
countywide would be so grateful.
I am leaving the country for two weeks from December 5 through 21. Please contact Alice
Englander, our Treasurer, for any information or assistance during that period (phone 831-626-
4398, fax 831-626-4399, email alice@englander.com).
Thank you for your consideration of this issue and for all that you do for us in the county.
Warm regards,
Melanie C. Billig
President, Flanders Foundation
cc: Gary Patton, Executive Director of Land Watch Monterey County
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FLANDERS FOU DATION
Annual Status Report
to the
City Council
on Flanders Foundation
Activities
Carmel-by-the-Sea
December 7, 1999
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Board of Directors
Paul Eastman
William Englander
Gary Girard, Secretary
Jerry Kimmel
Elizabeth Sooy
Pauline Stanley
Lou Ungaretti
Yoko Whitaker
Laurel Whori
Advisory Board
Margery Adams
Carol Bell
Maggie Downer
Paul Eid
Hugo Ferlito
Diane Flanders
Jan Hardy
Glenn Leidig
Kati Lewis
Mary Ann Matthews
Martin Moss
Enid Sales
Cynthia Schelcher
Joyce Stevens
Flanders Foundation
December 7, 1999
P.O. Box 1414
Web Page: http://www.englander.com/flanders
Email : flanders@englander.com
Honorable Mayor and City Council Members -
The Flanders Foundation has accomplished a great deal in
the past year and we are proud to present you with this
Annual Status Report, which we hope will be the first of
many in the years to come.
As you read this report and listen to public comment, we
hope you will focus on the following commonly asked
questions and key issues that have also been asked of us.
1. Why does the Flanders Foundation and a wide variety
of community organizations and individuals think that
the City should retain the Flanders property as part of
the Mission Trail Nature Preserve?
It is one of only two buildings in Carmel-by-the-Sea
listed on the National Trust Register of Historic
Places.
It is in a public park, available to all residents and
visitors.
It could provide an ideal setting for small events and
office space for community non-profit organizations,
including temporary. space for non-profits displaced
during the planned Sunset Center renovation.
It could provide much-needed space for an artist-in-
residence program, including providing
accommodations for visiting artists.
It can be self-supporting.
Flanders Foundation
December 7, 1999
Page 2
It is a valuable City asset and uses similar to those mentioned above are
consistent with its zoning and the General Plan.
A sale could set a bad precedent for historic preservation as well as the
concept of selling City assets for short-term financial gain.
It can become a facility the City is proud of and for which it would be
known nationwide.
It is adjacent to the Lester Rowntree Native Plant Garden, which would be
at major risk if the mansion were sold to a private owner.
2. Who is opposed to the proposed plan?
Some county residents have expressed concerns regarding noise and
traffic. We have addressed this in our plans for "potential uses" of the
property.
There are also some individuals who are looking for a short-term financial
gain, which, in our opinion, is a short-sighted view. One of our goals is to
educate and inform all Carmel residents so they understand this concept
and how it will adversely impact our village in the long term.
3. The county residents who are opposed to this plan do not live in Carmel-
by-the-Sea, they do not vote in Carmel-by-the-Sea and they do not pay
taxes in Carmel-by-the-Sea. The mansion actually sits quite some
distance from the nearest neighbor's home. What responsibility does the
City have to these county residents?
The City owes the county residents the common courtesy of being a good
neighbor. Any sale and private ownership would not necessarily ensure
this, but the City can guarantee it by defining uses and limitations that
address concerns regarding traffic, noise and parking.
The City should make an effort to include the county residents in the
decision-making process in public forums to the extent that they come to
the table in good faith and are willing to compromise.
The City owes the county residents and all the residents of Carmel-by-the
Sea complete honesty. If there are any underlying issues not currently
being addressed in a public forum which would influence Council's
decision, we would urge the City to bring these out. The Flanders
Foundation firmly believes that every resident of Carmel deserves to know
Flanders Foundation
December 7, 1999
Page 3
the whole story so he or she can make an informed decision about the
future of this property.
4. What are some of the ramifications to the City?
A sale would generate a one-time cash infusion to the City. Although this
makes the budget look good during the year in which it is received, we
believe it is a short-sighted and fiscally irresponsible way to generate
income.
Since the Flanders Foundation is intent on making the property self-
sufficient, retaining the property will not cost the City any money.
There are major issues that would need to be resolved before a private
sale would even be viable, including things such as:
Zoning issues
Loss of open space and parkland
Placing a realistic value on the property based on today's real
estate market
Determining how the house could be parceled off without
destroying the adjoining Native Plant Garden or cutting off public
access to Mission Trail Preserve
A host of legal issues
We appreciate the Council's consideration and look forward to your approval of
our plans.
With warm regards,
Melanie C. Billig
President, Flanders Foundation
FLANDERS FOUNDATION
ANNUAL STATUS REPORT
TABLE OF CONTENTS
December 7, 1999
1. 4th Quarter Report
2. Annual Report- Executive Summary
3. Business Plan

Executive Summary

Organizational Overview

Operating Plan

Marketing Plan

Financial Plan
4. Endowment Funding Alternative
5. Letters of Support
APPENDIX
1 . Copy of October 27, 1998 Council direction
2. Land use issues
3. Floor plans and renovation plans
4. Copy of Web site
5. Copy of I.R.S. letter granting tax exempt, non-profit status
6. Consultants' resumes
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FLANDERS FOUNDATION
4th QUARTER REPORT
December 7, 1999
The Flanders Foundation enthusiastically presents this fourth quarter report and
annual review of our progress and efforts to date. On October 27, 1998, the
Council directed the Flanders Foundation to accomplish two tasks by December
7, 1999: 1) to become a tax exempt non-profit organization and 2) to pursue
fundraising efforts. The first of these tasks has been performed successfully and
the second is in progress and on-going. At the October meeting, Council also
discussed the development of a detailed business and operations plan, which we
have also done.
Since our September report to you, our work and energies have been directed
toward fundraising. We "kicked off'' our Capital Campaign with a "Flanders 500"
mailing the first of October to targeted donors willing to give $500 to $1 ,000.
That mailing was followed up with a general mailing to people in our growing data
base. We have also sent out solicitations to many local businesses and
corporations.
We have been extremely pleased to receive: $5,000 from the Community
Foundation, Silicon Valley; $2,000 from the Ventana Chapter of the Sierra Club
and a $1,000 grant from the National Trust for Historic Preservation.
The last in our series of walks and garden parties/focus groups were held on
November 6
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h and 11th. We found both activities very rewarding and beneficial to
our cause, which was to inform people about the Flanders property and the goals
of the Flanders Foundation. Another aspect of this community outreach effort is
the mailing we did to all post office box holders in Carmel.
1-1
We have joined with other preservation groups and the CBA in organizing an old
fashioned community preservation celebration on December 4th. The emphasis
will be to share information about our organizations with the public, as well as to
celebrate Carmel's history and current preservation efforts. We hope all of you
will join us. It will be great fun.
Our Web site is ever expanding and we would like to encourage you to take a
look at it in color at www.englander.com/flanders. We are very proud of it and
have received lots of positive feedback.
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FLANDERS FOUNDATION
ANNUALREPORT-EXECUTNESUMMARY
December 7, 1999
The following is a detailed report recapping the highlights and milestones of our
organization in the past year. We are also presenting our business plan. There
is a section containing letters of support as well as material on land use issues
relating to zoning and the disposition of parkland. We have included a printed
copy of our Web site.
In presenting this information to you, our organization cannot stress strongly
enough that our sole mission is to restore the Flanders property and to maintain it
in the public domain for future generations to enjoy as part of Mission Trail
Nature Preserve. We recognize and support the fact that it will be the City
Council that ultimately decides on the use or uses of this property. Unfortunately
but naturally, the issue of use has often tended to dominate the discussion of
Flanders. It is difficult to write a business/operations plan, raise money or
answer questions without providing some "concepts of potential uses", whether
talking to individuals, corporate entities or granting agencies. The plan we offer
demonstrates feasibility and is sound financially. However, we must emphasize
that we are not wedded to any particular scenario. This is just one concept for
your consideration.
Thus, we re-emphasize that you will make the final decision on uses and
anvthing we suggest is just that. a suggestion. a concept to demonstrate how a
program could work. All of this is offered in an attempt to satisfy the Council's
clear October direction to develop a more detailed business and operations plan.
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We are very pleased about the letters of support from many community groups
who believe in our mission and goals. We think that you will find the number and
content of them impressive. There are also additional supporters who feel that
because of sensitive relationships in the community or to the City that it is not
advisable for them to step forward now.
The highlights of this past year have definitely been:
Obtaining our tax exempt, non-profit status. Special thanks to Fred
Keeley, Barbara Boxer and Robert D'lsidoro.
The "Discover Flanders" walks.
The creation and evolution of the Flanders Web site.
The garden parties I focus groups.
The grants: Community Foundation of Silicon Valley, National Trust for
Historic Preservation and the Ventana Chapter of the Sierra Club.
Networking with:
Preservation organizations in Carmel, countywide and statewide.
Artist-in-residence programs nationwide (Alliance of Artists'
Communities).
The help and support from so many knowledgeable professionals:
Robert D'lsidoro, corporate attorney and legal advisor.
Brigid McGrath Massey, business consultant.
Dave Wilsey, accountant.
Wendy Brinkman, publicist/community outreach advisor.
Leslie Klein, CPA, preparer of our financial projections.
2-2
FLANDERS FOUNDATION
BUSINESS PLAN
December 7, 1999
3-1
FLANDERS FOUNDATION
BUSINESS PLAN
Executive Summary
The Flanders Foundation is a non-profit, tax-exempt organization with a mission
to restore, enhance and maintain the Flanders Mansion property in the public
domain as a historical, cultural and educational resource for the benefit of the
community. The Foundation seeks to enter into a long-term lease agreement
with the City of Carmel-by-the-Sea whereby the Foundation would operate and
maintain the property at no public expense to the city. The organization
proposes uses of the facility which are consistent with its mission, the General
Plan and the city's zoning codes for parkland (P2A).
Operating Plan
The f=oundation envisions that the principal uses of the property would include
four small office rentals for community non-profits, a minimal number of event
rentals for small groups and an artist-in-residence program for three artists. All of
these activities would be conducted in a manner which would minimize impacts
on the county residents. In addition, the property would also be available to the
City of Carmel, including the City Council, staff, various commissions, boards and
committees, etc.
Marketing Plan
The Foundation's fundraising efforts will be centered on four major components:
members and donors, grants, fundraising events and office and event rentals. In
light of the unique and beautiful setting, historically significant nature of the
property and Carmel's history of support for the arts, the Foundation believes
these fundraising efforts will be supported by not only Carmel, but also by the
surrounding area.
3-2
Financial Plan
The accompanying financial projections illustrate expected results based on
assumptions developed by the Board of Directors. The plan assumes that the
Flanders Foundation will enter into a long-term lease agreement with the City of
Carmel whereby the Foundation would operate and maintain the Flanders
mansion and be responsible for all costs associated with the property.
The first year of the plan commences with hiring a part-time employee, soliciting
"Flanders 500" contributions and "Friends of Flanders" members, obtaining
grants and holding fundraising events. During the first year, initial capital
improvements of $55,360 would be completed to allow for initial use of the facility
starting in the second year. Marketing of the office space and event rentals
would also begin.
In the second year, the plan assumes that the property will be ready for use. The
Foundation will have one half-time employee to handle rentals, property
management, marketing, reservations, public relations, fundraising and
bookkeeping. The plan includes additional capital improvements of $50,000 per
year in the second, third, fourth and fifth years.
Based on the assumptions provided, the Foundation anticipates having annual
revenues to cover operating expenses, to fund ongoing capital improvements
and to have ample cash reserves for ongoing operating flexibility. In the first year
of the projections, total contributions and revenues are $178,331 and total
expenses are $37,804, resulting in an increase-in net assets of $140,527. There
is a projected net increase in cash of $61,890 in the first year after spending
$64,360 to acquire furniture and equipment and to fund building improvements
and after making other adjustments of $14,277 to arrive at net cash provided by
operations. In the next four years of the projection, total contributions and
revenues continue to cover projected operating expenses and to fund $50,000 of
capital improvements each year. The projected financial statements and
3-3
Summary of Significant Assumptions and Accounting Policies show the expected
results in more detail and should be read in conjunction with this recap.
Endowment Funding Alternative
An alternative to the current business plan is the establishment and funding of an
endowment that could generate enough annual income to eliminate the need for
office and event rentals. An endowment of at least $400,000 earning 6.5% per
year would be sufficient to generate the required income to expand the artist-in-
residence program as well as maintain and improve the property.
Based upon the extensive work by the Foundation's Board of Directors and its
professional consultants and the fact that the Foundation has complied with the
direction given by the City Council at its October 27, 1998 meeting, the
Foundation urges the City Council of Carmel-by-the-Sea to:
Remove the threat of sale of the Flanders property.
Enter into a long-term lease agreement with the Flanders Foundation to
restore, to operate and to maintain the property.
3-4
FLANDERS FOUNDATION
BUSINESS PLAN
The Flanders Foundation was formed in May, 1998 in response to the potential
sale of one of the City of Carmel-by-the-Sea's two National Register properties.
As of July 19, 1999, the Foundation had obtained both its California and federal
tax exempt, non-profit status. Its purpose and mission is "to restore, enhance
and maintain the Flanders property as an historical, cultural and educational
resource for the benefit of residents and visitors to Carmel-by-the-Sea."
The Foundation is governed by a Board of Directors and has an Advisory Board
which provides advice, support, assistance and community outreach functions.
The Flanders property is located in Mission Trail Nature Preserve, which is zoned
"parkland". The Flanders Mansion is a house located in a park zoned P2A,
which the City code allows for the "use and maintenance of existing buildings for
non-profit organizations, governmental buildings and uses, and residential use."
(See copy of code and General Plan policies in the Appendix.)
The long-range strategy of our organization is to secure a long-term lease
agreement from the City and the authorization to restore, operate and maintain
the property for public benefit. Evidenced by our list of supporters, there are
many groups and individuals who are ready to support and assist us in our
efforts.
The following proposal attempts to address several community needs:
1. To protect and maintain community open space and historical assets.
2. To remove any financial burden from the City.
3. To provide small office space for community non-profits displaced by the
Sunset renovation.
3-5
4. To respond to the concerns of the county residents.
3-6
FLANDERS FOUNDATION
BUSINESS PLAN
Operating Plan
The Flanders Mansion is a two story house of 5,560 square feet, excluding the
garage, basement and attic. If these are included, the total is 8,000 square feet.
The first floor includes a living room, dining room, two bathrooms, den, kitchen
with butler's pantry and eating booth, service area and three bedrooms. The
second floor is made up of four bedrooms, three bathrooms, a dressing room, a
very large closet, a multi-purpose room and the attic.
Our financial plan assumes that the first floor basic uses will be four small office
spaces or one larger office and two smaller ones. The living room and dining
room could be available for use by community non-profits and the City, its boards
and commissions, for smal l meetings, receptions, mini retreats, poetry readings,
book reviews, etc. Several non-profits have already expressed interest in using
Flanders in this way. This area could also be rented out as the City has done in
the past for birthday parties, dinners and additionally for memorials and small
executive retreats. The maximum occupancy of the living room is 30-40 people
seated and 50 standing. The outdoor lawn area could be utilized for passive
activities. For all group activities, people would be shuttled except for disabled
persons. We anticipate that there may also be catering vehicles for selective
events from time to time.
In order to be sensitive to the county residents' concerns about traffic and noise,
which we understand and appreciate, we will control access to these small
events at the gate which will not be difficult due to the small number of people in
attendance at events. The shuttle will greatly reduce the traffic to and from the
property and there will be absolutely no amplified music allowed. Someone from
the Foundation or representing the Foundation, such as an Advisory Board
member or caretaker, will be present at all events.
3-7
I
The proposed plan envisions a caretaker who will occupy the master suite and
an artist-in-residence program on the second floor with room for three local
and/or visiting artists to reside. These artists will participate in a wide range of
community events. Earlier this year, the Flanders Foundation joined the Alliance
of Artists' Communities to become better acquainted with the many different
programs offered nationwide. We decided to look at all of these programs and to
see if such a program would suit Flanders and also respond to the county
residents' concerns regarding R1 usage. An artist-in-residence program seems
natural for Carmel, given the city's noted cultural history and the community's
desire to support and encourage the arts and artists. There is sufficient space for
three artists with a modification to the very large closet/multi-purpose room area.
The attic space could be used for archival storage or for a common area for the
artists. The basement, once fixed up, could be used for storage, while the
garage could be used for artist workspace.
We will be improving the property using a phased approach unless we receive a
major amount of money at some point, which would allow us to accelerate
restoration. Otherwise, we plan to spend at least $50,000/year over the next five
years. In the first year of operations, the Foundation will do the initial phase of
renovation to the house. The improvements to the building will be: making it
ADA compliant, roof repairs, new heating system, electrical repairs and safety
repairs to the rear porch and stairs. (See the renovation report from the
Architectural Resources Group in the Appendix.) There will be no other activity
in the building due to this work. Activities would begin in year 2, with two indoor
events per month in that year and gradually increasing in year 5 to four indoor
events per month. In addition, in years 2-5 there will be one outdoor event per
month from May to October.
Some furniture will be purchased and some donated for the artists quarters, living
room and dining room. The caretaker and office tenants will provide their own
3-8
furniture. We are planning to decorate the public rooms of the house in
furnishings of the period and to that end, we are seeking photographs of
Flanders and also furnishings that may once have been in the house originally.
We will manage this program with:
A part-time employee as administrator (see page 10 of the Financial Plan).
A caretaker who will live rent free in exchange for performing the following
tasks:
General supervision and security of the house and grounds.
Minor repairs.
Insuring the general cleanliness of the house.
Minor gardening (see page 10 of the Financial Plan).
Volunteers who will help as needed to assist staff with

Mailings

Telephoning

Gardening

Office work/bookkeeping

Etc .
3-9
FLANDERS FOUNDATION
BUSINESS PLAN
Marketing Plan
Our future fund raising plan centers around the following four components:
1 . Members and donors
"Friends of Flanders" - $25 membership per person per year. Our
strategy for increasing members and supporters will be through a
low-cost outreach program of press releases, radio and the non-
profit column in The Monterey County Herald.
Flanders "500" - $500-$1000 membership. Financial projection
assumes 200 members in the first year. Plans are to increase the
number of members in subsequent years.
Annual campaign - a solicitation to the entire community.
2. Grants - continue to research all potential granting entities whose criteria
we meet for funding
Private foundations for program support, i.e., artist-in-residence and
renovation.
Governmental entities - state and federal assistance for renovation.
Other non-profits whose artists utilize Flanders.
3. Fundraising events and activities
"Buy a tile" - campaign to repair the roof
Two major events a year.
4. Office and event rentals. Our market for rentals would be limited to:
Small community non-profit organizations whose needs are for
small, affordable office rentals.
Groups desiring intimate (small), low-key events.
In order to arrive at projected revenues, we obtained information from: two
Carmel non-profits, the Old Whaling Station in Monterey, other meeting and
conference facilities in Carmel, the Sunset Center and a commercial rental agent
3-10
in Carmel. We have analyzed competitors, target markets, market size and
trends as support for our revenue projections. We carefully considered the
advantages of Flanders, such as: setting, quiet atmosphere, unique location in
the park and parking for office occupants. Some of the disadvantages are: being
out of the village center, difficult to locate and distance from the public and other
services/professionals. Taken on balance, we believe that Flanders is a very
desirable facility and is very much in keeping with what is identified as special to
Carmel.
In the current market, there are not enough intimate and private facilities to
satisfy the demand for indoor events of up to 30 or 40 people seated or 50
people standing. Thus, because of the unique setting of the house, garden and
park, we could appeal to this special market.
Our marketing plan will be a simple one of direct marketing by the Foundation
administrator, who will contact
Non-profits regarding office and event rentals.
A variety of businesses and individuals for event rentals.
Members and donors through our quarterly newsletter.
This will be consistent with our low-key approach and will also be cost-effective.
3-11
FLANDERS FOUNDATION
BUSINESS PLAN
Financial Plan
Please see the following report prepared by our consultant.
3-12
FLANDERS FOUNDATION
Table of Contents
Independent Accountant's Compilation Report 2
Projected Financial Statements:
Projected Statement of Financial Position 3
Projected Statement of Activity 4
Projected Statement of Cash Flow 6
Summary of Significant Assumptions and Accounting Policies 7
Page 1
Leslie E. Klein, CPA
P.O. Box 1398
Pebble Beach, California 93953
INDEPENDENT ACCOUNTANT'S COMPILATION REPORT
Board of Directors
Flanders Foundation
P.O. Box 1414
Carmel, California 93921
I have compiled the accompanying projected statement of financial position, and the related
statements of activities and cash flows of the Flanders Foundation for a 5-year period
beginning January 1, 2000, in accordance with standards established by the American Institute of
Certified Public Accountants.
The accompanying projections and this report were prepared for submission to the Carmel City
Council as part of a business plan to address potential uses of the Flanders mansion and should
not be used for any other purpose.
A compilation is limited to presenting in the form of a projection information that is the
representation of management and does not include evaluation of the support for the assumptions
underlying the projections. I have not examined the projection and, accordingly, do not express
an opinion or any other form of assurance on the accompanying statements or assumptions.
Furthermore, even if the key assumptions discussed in the accompanying footnotes are realized,
there will usually be differences between the projected and actual results because events and
circumstances frequently do not occur as expected, and those differences may be material. I
have no responsibility to update this report for events and circumstances occurring after the date
of this report .
Leslie E. Klein
Certified Public Accountant
November 23, 1999
Page 2
FLANDERS FOUNDATION
PROJECTED STATEMENT OF FINANCIAL POSITION
FOR EACH OF THE FIVE YEARS ENDING DECEMBER 31,2004
Projected DECEMBER31
12/31/99 2000 2001 2002 2003 2004
ASSETS
CURRENT ASSETS:
Cash and Cash Equivalents $11,000 $72,890 $70,780 $74,962 $85,945 $103,851
Prepaid Expenses 0 6,582 6,582 6,582 6,582 6,582
Total Current Assets 11,000 79,472 77,362 81,544 92,527 110,433
PROPERTY:
Furniture and Equipment 0 19,000 19,000 19,000 19,000 19,000
Accum Depr-Fum & Equip 0 0 (1 ,357) (4,071) (6,785) (9,499)
Building Improvements 0 55,360 105,360 155,360 205,360 255,360
Accum Depr-Bidg lmprvmts 0 0 {710) (2,771) (6,114) (10,739)
Total Property-Net 0 74,360 122,293 167,518 211,461 254,122
TOTAL $11,000 $153,832 $199,655 $249,062 $303,988 $364,555
LIABIUTIES AND NET ASSETS
CURRENT LIABILITIES:
Accounts Payable $0 $995 $1,370 $1 ,420 $1,470 $1,520
Payroll Taxes Payable 0 87 139 142 145 149
Workers' Comp lnsur Payable 0 23 48 50 51 53
Office Rent Deposits 0
-
1,200 1,200 1,200 1,200 1,200
Total Current Liabilities 0 2,305 2,757 2,812 2,866 2,922
NET ASSETS:
Unrestricted 11,000 151,527 196,898 246,250 301,122 361,633
Total Net Assets 11 ,000 151,527 196,898 246,250 301 '122 361,633
TOTAL $11,000 $153,832 $199,655 $249,062 $303,988 $364,555
See accompanying Summary of Significant Assumptions and Accounting Policies.
Page 3
FLANDERS FOUNDATION
PROJECTED STATEMENT OF ACTIVITY
FOR EACH OF THE FIVE YEARS ENDING DECEMBER 31,2004
5-Year
2000 2001 2002 2003 2004 Total
CONTRIBUTIONS AND REVENUES
Contributions $110,000 $10,000 $10,000 $10,000 $10,000 $150,000
In-kind Donations 10,000 0 0 0 0 10,000
Membership Dues 7,500 9,375 11,250 13,125 15,000 56,250
Grants 25,000 25,000 25,000 25,000 25,000 125,000
Fundraising Events 25,000 25,000 25,000 25,000 25,000 125,000
Office Rental Income 0 7,200 7,200 7,200 7,200 28,800
Event Rental Income 0 21,000 27,000 33,000 39,000 120,000
Interest Income 831 1,406 1,399 1,521 1,777 6,934
Total Contributions and Revenues 178,331 98,981 106,849 114,846 122,977 621,984
EXPENSES
Property Operation and Maintenance
Repairs and Maintenance 4,000 4,000 4,000 4,000 4,000 20,000
Gas & Electric 1,200 4,200 4,500 4,800 5,100 19,800
Water 1,500 3,000 3,300 3,600 3,900 15,300
Sewer 135 135 135 135 135 675
Garbage 900 900 900 900 900 4,500
Telephone 1,200 1,200 1,200 1,200 1,200 6,000
Cleaning 600 600 600 600 600 3,000
Gardener 2,400 2,400 2,400 2,400 2,400 12,000
Insurance . 6,582 6,582 6,582 6,582 ' 6,582 32,910
Total Property O&M 18,517 23,017 23,617 24,217 24,817 114,185
Depreciation
Furniture & Equipment 0 1,357 2,714 2,714 2,714 9,499
Building Improvements 0
-
710 2,061 3,343 4,625 10,739
Total Depreciation 0
-
2,067 4,775 6,057 7,339 20,238
Page 4 (continued on Page 5)
FLANDERS FOUNDATION
PROJECTED STATEMENT OF ACTIVITY
FOR EACH OF THE FIVE YEARS ENDING DECEMBER 31, 2004
5-Year
2000 2001 2002 2003 2004 Total
Fundraising
Events 5,000 5,000 5,000 5,000 5,000 25,000
Newsletter 168 210 252 294 336 1,260
- -
Total Fundraising 5,168 5,210 5,252 5,294 5,336 26,260
Administration
Employee Compensation 7,800 16,068 16,550 17,047 17,558 75,023
Payroll Taxes 1,038 1,670 1,707 1,745 1,784 7,944
Workers' Comp Insurance 281 578 596 614 632 2,701
Legal & Accounting 4,000 4,000 4,000 4,000 4,000 20,000
Operating Supplies 500 500 500 500 500 2,500
Other 500 500 500 500 500 2,500
-
Total Administration 14,119 23,316 23,853 24,406 24,974 110,668
Total Expenses 37,804 53,610 57,497 59,974 62,466 271,351
CHANGE IN NET ASSETS $140,527 $45,371 $49,352 $54,872 $60,511 $350,633
NET ASSETS, BEGINNING OF YEAR $11,000 $151,527 $196,898 $246,250 $301,122
NET ASSETS, END OF YEAR $151,527 $196,898 $246,250 $301,122 $361,633
Page 5
(continued from Page 4)
FLANDERS FOUNDATION
PROJECTED STATEMENT OF CASH FLOW
FOR EACH OF THE FIVE YEARS ENDING DECEMBER 31, 2004
5-Year
2000 2001 2002 2003 2004 Total
CASH FLOWS FROM OPERATING ACTIVITIES
Change in Net Assets $140,527 $45,371 $49,352 $54,872 $60,511 $350,633
Adjustments to Reconcile Change in Net Assets
to Net Cash Provided by Operating Activities:
Depreciation 0 2,067 4,775 6,057 7,339 20,238
In-kind Donations of Furniture & Equipment (1 0,000) 0 0 0 0 (1 0,000)
Change in Assets & Liabilities: 0
Prepaid Expenses (6,582) 0 0 0 0 (6,582)
Accounts Payable 995 375 50 50 50 1,520
Payroll Taxes Payable 87 52 3 3 4 149
Workers' Comp Insurance Payable 23 25 2 1 2 53
Office Rent Deposits 1,200 0 0 0 Q
1,200
- -
Net Cash Provided by Operating Activities 126,250 47,890 54,182 60,983 67,906 357,211
CASH FLOWS FROM INVESTING ACTIVITIES
Purchase of Furniture and Equipment (9,000) 0 0 0 0 (9,000)
Purchase of Building Improvements (55,360) (50,000) (50,000) (50,000) (50,000) (255,360)
Net Cash Used by Investing Activities (64,360) (50,000) (50,000) (50,000) (50,000) (264,360)
NET INCREASE IN CASH & CASH EQUIVALENTS $61,890 ($2,110) $4,182 $10,983 $17,906 $92,851
CASH & CASH EQUIVALENTS AT BEG OF YEAR $11 ,000 $72,890 $70,780 $74,962 $85,945
CASH & CASH EQUIVALENTS AT END OF YEAR $72,890 $70,780 $74,962 $85,945 $103,851
Page 6
I
I
FLANDERS FOUNDATION
Summary of Significant Assumptions and Accounting Policies
Employed in Preparation of the Projected Financial Results
For Each of the Five Years Ending December 31, 2004
NOTE 1 - ORGANIZATION AND PURPOSE
The Flanders Foundation ("Foundation") was incorporated July 19, 1999, as a California non-
profit organization. The Foundation was formed to preserve, enhance and maintain the Flanders
mansion property as an historical, cultural and educational resource for the benefit of residents
and visitors to Carmel-by-the Sea. The Foundation is governed by a Board of Directors
("Board"). The Flanders mansion property is listed on the National Register ofHistoric Places
and is owned by the City of Carmel. Built in the 1920s, the Flanders mansion is in the Mission
Trails Nature Preserve and adjacent to the Lester Rowntree Native Plant Garden. It is the intent
of the Foundation to enter into a long-term lease agreement with the City of Carmel whereby the
Foundation would operate and maintain the property. Principal uses of the property would
include four office rentals for community non-profit organizations, event rentals for small
groups, and an artist-in-residence program for three artists.
NOTE 2- SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Basis of Accounting
The organization's books of account will be maintained principally on the accrual basis of
accounting.
Financial Statement Presentation
The Foundation will report its results as required by Statement ofFinancial Accounting
Standards (SF AS) No. 117 "Financial Statements of Not-for-Profit Organizations." Under SF AS
No. 117, the Foundation is required to report information regarding its financial position and
activities according to three classes of net assets: unrestricted net assets, temporarily restricted
net assets, and permanently restricted net assets. The accompanying projected financial results
employ a simplified approach whereby all contributions are considered to be available for
unrestricted use.
Cash Equivalents
For purposes of the projected statement of cash flows, the Foundation considers all highly liquid
debt instruments purchased with an original maturity of three months or less to be cash and/or
cash equivalents.
Property
All property acquired by purchase is stated at cost. Donated property is stated at fair market
value at the date of gift. Major improvements are charged to the property accounts, while
maintenance and repairs that do not extend the life of the respective assets are expensed
currently.
Depreciation
The Foundation provides for depreciation of property and equipment using method and lives
prescribed by federal income tax law. Projections utilize straight-line depreciation over 7 years
for Furniture and Equipment and over 39 years for Building Improvements.
Page 7
Revenue Recognition
The Foundation will recognize revenue as required by Statement of Financial Accounting
Standards (SFAS) No. 116 "Accounting for Contributions Received and Contributions Made."
Under SFAS 116, contributions are recognized as revenue when they are received or
unconditionally pledged. Contributions are recorded as unrestricted, temporarily restricted, or
permanently restricted support, depending on the existence and/or nature of any donor
restrictions. The accompanying projected financial results employ a simplified approach
whereby all contributions are considered to be available for unrestricted use.
Donated Services
Donated services from certain professionals will be recorded as in-kind revenue. Contributed
services are not recorded unless such services create or enhance a nonfinancial asset or require
specialized skills and are so essential they would be purchased if not provided by donation.
Estimates
The presentation of financial statements in conformity with generally accepted accounting
principles requires that management make estimates and assumptions that affect the amounts
reported. Actual results could differ from those estimates.
NOTE 3- NATURE OF PROJECTIONS
The financial projections present, to the best of the Board's knowledge and belief, the expected
results of operations and cash flow for the projection period if the City of Carmel authorizes it to
operate and maintain the property. Accordingly, the projection reflects the Board's judgment as
ofNovember 23, 1999, the date of this projection, of the expected conditions and its expected
course of action if this authorization is approved by the City of Carmel. The presentation is
designed to provide information for the City of Carmel as part of a business plan to address
potential uses of the Flanders mansion, and cannot be considered to be a presentation of expected
future results. Accordingly, this projection may not be useful for other purposes. The
assumptions disclosed herein are those that the Board believes are significant to the financial
projections. Even ifthe City of Carmel authorizes the Flanders Foundation to operate and
maintain the property, there will usually be differences between projected and actual results,
because events and circumstances frequently do not occur as expected, and those differences
may be material.
NOTE 4- CAPITAL IMPROVEMENTS
The projections are based on the assumption that the first phase of capital improvements will be
completed in Year 1. This phase would address urgent disabled access, electrical and
mechanical problems and allow for initial use ofthe facility starting in Year 2. Additional
capital improvements of $50,000 per year are projected for Year 2 through Year 5. While the
Foundation anticipates receiving in-kind donations for some of the needed building
improvements, these donations are not reflected in the projections.
Page 8
,.
I
I
The following is a recap of building improvements for the first phase based on estimates
received in September 1998:
ADA (handicap) access to both levels of first floor
Roof repairs
Replace furnace with zoned heating system
Add 100 AlvfPS new electrical service and new sub-panel
Repair rear porch and replace rear porch stairs
Subtotal
Contingency@ 15%
Subtotal
Profit and Overhead @ 15%
Total
$6,750
3,500
19,110
6,000
6 500
41,860
6,279
48,139
7,221
$55,360
The Foundation will furnish the living room, dining room, kitchen and three artist-in-residence
bedrooms. The projections for Year 1 include furniture and equipment expenditures of $9,000
($2,000 for kitchen equipment, $2,000 for folding tables and chairs, and $5,000 to purchase
furniture) . It is expected that most of the furnishings will be donated in Year 1. The projections
include $10,000 of in-kind donations for the estimated fair market value of these donations. The
four office spaces and caretaker space will be furnished by the occupants.
NOTE 5- REVENUE
Contributions
Projected contributions include 200 "Flanders 500" donations of $500 in Year 1, and annual
donations of $10,000 from an annual direct mail fundraising campaign.
Membership Dues
Membership revenue is based upon 300 initial "Friends ofFlanders" members at $25 each in
Year 1 growing to 600 members by Year 5.
Grants
Projected grants of$25,000 per year are anticipated based upon the historically significant nature
of the property and the artist-in-residence program.
Fundraising Events
Projected revenues are based upon the assumption of at least two major fundraising events per
year with estimated annual net proceeds of$20,000 ($25.,000 gross proceeds less expenses of
$5,000).
Office Rental Income
Beginning in Year 2, it is expected that four office spaces rented at an average rate of $150 per
month would generate $7,200 per year. Rent will be prepaid monthly with a security deposit
equal to one month's rent.
Page 9
Event Rental Income
Indoor event rentals are assumed to generate $18,000 in Year 2 (two events per month) growing
to $36,000 by Year 5 (four events per month). Outdoor event rentals during May through
October will generate $3,000 per year starting in Year 2 (one event per month). Rent will be
prepaid before each event with a security deposit required. The following is a recap of projected
rental income in Year 2:
Frequency Price Range Avg. Price Annual Total
Indoor:
Day events 12 $500-800 $650 $ 7,800
Executive retreats 6 $1,500 $1,500 9,000
Nonprofits __ $100-300 $200 1,200
Subtotal 24 18,000
Outdoor:
Day events 4 $500-800 $650 2,600
Nonprofits _1 $100-300 $200 ___iQQ
Subtotal _ 3,000
Total 30 $21,000
NOTE 6- OPERATING EXPENSES
Property Operation and Maintenance
General repairs and maintenance are expected to be $4,000 per year starting in Year 2. The
Foundation will pay for all utilities, garbage pickup, cleaning, and property and general liability
insurance. The property and general liability insurance will be prepaid on an annual basis. The
resident caretaker's responsibilities will include helping with cleaning, gardening and routine
maintenance. The projections assume that the City of Carmel will incur no costs for operating or
maintaining the property.
Fund raising
The primary fundraising costs will be in connection with mailing a quarterly newsletter to
members and donors. It is assumed that all paper and printing costs for the newsletter will be
donated.
Administration
The Foundation will hire a part-time employee who would serve as "Administrator," handling
rentals, property management, marketing, reservations, public relations, fundraising and
bookkeeping. The employee will work 10 hours per week in Year 1 and 20 hours per week
starting in Year 2. The starting rate is $15 per hour with a 3% increase each year. No benefits
will be provided.
The projections include annual costs for legal counsel and an annual review by a CPA firm.
It is assumed that any additional professional services will be minimal and will be donated.
Page 10
FLANDERS FOUNDATION
ENDOWMENT FUNDING ALTERNATIVE
December 7, 1999
An alternative to the current business plan is the establishment and funding of an
endowment that would generate enough annual income to eliminate the need for
office or event rentals. All other fund raising activities in the current business plan
would remain unchanged.
Additional residential space could be made available to expand the artist-in-
residence program. In such a plan, the Carmel Art Association, the Bach
Festival, Pacific Repertory Theatre, the Symphony and the Carmel Art Festival,
etc., would all be able to house visiting artists. Our role would then be to
coordinate the scheduling and rentals, maintenance and operation of the
program and facility. These organizations have housing needs for visiting artists
and are currently budgeting for these accommodations. Many of these
organizations are in a position to also obtain significant grants to ensure the
success of such a program.
We estimate that an endowment fund of at least $400,000 would be needed to
generate the required income for the first five years, assuming a 6.5% rate of
return.
4-1
FLANDERS FOUNDATION
LETTERS OF SUPPORT
December 7, 1999
We are pleased to provide letters of support from the following organizations and
individuals:
National Trust for Historic Preservation
California Preservation Foundation
State Office of Historic Preservation
Carmel Preservation Foundation
Carmel Art Association
Sierra Club, Ventana Chapter
California Native Plant Society
Friends of Carmel Forest
Lester Rowntree Native Plant Garden Committee
Carmel Open Space Task Force
Carmel Residents Association
Carmel Unified School District I Adult School
Monterey Peninsula Art Foundation
5-1
WESTERN OFFICE
November 24, 1999
The Honorable Ken White
Members ofthe City Council
P. 0 . Box CC
Carmel by Sea, CA 93921
RE: Flanders Foundation Proposal for the Flanders Mansion
Dear Mayor White and Members ofthe City Council :
The National Trust for Historic Preservation is pleased to send a second letter of support for the
Flanders Foundation Proposal for the Flanders Mansion. We understand that the Foundation proposes to
raise funds for the restoration and long term maintenance of the Mansion. The Foundation also proposes
to reuse the home and grounds for museum and community resource purposes.
In November the National Trust awarded the Flanders Foundation a grant to hire a consultant to
develop a comprehensive business, management and operations plan for the Flanders Mansion. Listed in
the National Register of Historic Places, the Flanders Mansion is an important historic site for the
community and region. The National Trust believes that the uses proposed by the Foundation are
appropriate for the home and grounds, because they are in keeping with the building's history and do not
call for substantial changes to the structure and its environs.
We believe that a partnership between the city and Foundation could bring rich rewards for the
community. There are numerous examples of successful stewardship models between local governments
and private organizations such as the one the Foundation proposes. Dunsmuir House in Oakland, for
example, is owned by the City of Oakland, but operated by a nonprofit corporation. Dunsmuir is an
extremely popular attraction for the city. Much like the Foundation proposal, the nonprofit corporation at
Dunsmuir operates it as a house museum while also overseeing a multitude of programs and events
throughout the year. The active use of Dunsmuir helps to generate income for the site' s maintenance and
operation. The home and grounds are an important source of recreation for the community.
A second example is the National Trust's own Filoli in Woodside, California. Run by a nonprofit
corporation, the Friends ofFiloli, and owned by the National T.rust, Filoli is another similar example of a
house museum and site for public events. Like Dunsmuir, tours, lectures and special events help to
support the costs of operating the site and its grounds.
Protecting the Irreplaceable
ONE SuTTER STREET. SuJTE 707
SAN FRANCISCO , CA 94104
4I5 . 956.0610. FAX: 415.956.0837
WRO@NTHP . ORG
Serving: AK, AZ, CA, HI, ID,
NV, OR, WA &: PACIFIC ISLAND TERRITORIES
NATIONAL OFFICE
I785 MASSACHU S ETTS AVENUE , NW
WASHINGTON . DC '20036
WWW . NATIONALTRUST.ORG
The rehabilitation and reuse ofthe Flanders Mansion will bring rich rewards to the community.
The National Trust is pleased to provide this letter of support. Please do not hesitate to contact me .
Sincerely,
~ ~ 0 ~ ~
Assistant Director
Western Office
NCRA
Fax:7072587851
No v 24 ' 99 13: 00
CaliflJT71iJJ, Preservation !F ountfation
404 J" ourtwr.tli Strut
November 24, 1999
The Honorable Ken White
Members ofthe City Council
P.O. BoxCC
Suitt1010
California 94612
(510) 763-0972
(510) 793-4724
RE: Flanders Foundation Proposal for Flanders Mansion
Dear Mayor White and Members of tl1e City Council:
P. 01101
The California Preservation Foundation (CPF) is a private, non-profit organ.izatiou whose mission is to
promote historic values and techniques throughout California. We would like to
acknowledge the leadership role the City Council took in October 1998, by allowing the Flanders
Foundation time to develop a preservation and rouse plan for the Flanders Mansion. At this time CPF is
pleased to submit this letter of support on behalf of the Flanders FoWldation.
The Flanders Mansion and the surrounding Mission Trail Preserve are important historic and cultural
resources for the City. As one of only two National Register of Historic Places properties in Carmel, the
Flanders Maruion is worthy of your continued stewardship as a valuable com111unity resource. We believe
the of the Flanders Mansion and the proposed reuse program developed by the Flanders
Foundation will allow the mansion to become an important asset for curren.t and future Carmel residents.
The Flanders Fotmdation has made significant progress over the last year by fonnins a non-profit
organitation, hosting speciaJ events, obtaining gruts, developing an operations and fund raising plan, and
developing a phased program for restoration. We believe the Flanders Foundation has proven its ability
to undertake this project and is worthy ofthe City Council ' s continued support.
We would like to reinforce the impqrtant stewardship role cities play by preserviaa historic structures in
the public: domain. This 1920s residence of the family is an important community asset and we
urJe you to continue on the path towm-ds its preservation and reuse.
CassMdra L. Walker
President
TE OF CAUFORNIA - THE RESOURCES AGENCY
PETE WILSON, GovMTJor
FICE OF HISTORIC PRESERVATION
.ATMENT OF PARKS AND RECREATION
t:iOX 94 2896
RECEIVED
RAMENTO 94296.0001

(916) 653-9824 OCT I 2 1998
October 8, 1998
Honorable Ken White and
Members of the City Council
P.O. Box CC
Cannel, CA 93921
Re: The Flanders Mansion, "Outlands".
Dear Mayor White and City Council Members :
This significant historic property was placed on the National Register of Historic Places
on March 23, 1998. Designed in 1924 for Carmel civic leader Paul Flanders, in an
English Cottage Tudor Revival style, the house is an impressive example of the work of
the noted San Francisco architect Henry H. Gutterson. Interestingly, the house was
constructed of an early pre-cast concrete block system manufactured by a local firm, the
Carmel Thermotile Company. This cavity wall system is one of only two known
examples in the region. Architect Gutterson ' s design possesses the high artistic value
that qualifies this property for the National Register.
This impressive property appear::. to be an excellent candidate for adaptive reuse, 3
common treatment for historic buildings. There are many examples of successful nevi
uses that historic buildings have provided to continue their viability and to provide for
changing community needs. Examples can be found throughout California, from Rancho
Guajome, a National Historic Landmark in San Diego, to the Ricks House in Eureka. A
community cultural and educational center, as proposed by the local Flanders
Foundation, would be a very suitable adaptive use for the property.
There are various funding possibilities. The federal 20% historic rehabilitation
investment tax credits could be a potential funding incentive ifthe Flanders Foundation
establishes a for-profit corporation to utilize the tax credits.
Please feel free to contact Steade Craigo, Sr. Restoration Architect, or me at
916.653.6624 ifthe office can be of assistance.

Daniel Abeyta, Acting
State Historic Preservation
------ - NOV. 22. 1 99'3- 3 : 23PM
STAT! OF THI! RESOU CES AGIHCY
OFFICI! OF HISTORIC PRESERVATION
DEPARTMENT OF PARKS ANO RECReATION
FI .O. BOX 8421105
SACRAAENTO. CA a.eaae.oc01
!lax: (11'111
Cliiii1IOOCI'Clpftl. CI.QOV
Honorable Ken White and
P.O. Box CC
Carmel, CA 93921
November 22, 1999
Dear Mayor White and City Council Members:
N0 .134 ;:,1/1
I am writing to expreas my strong support for the continued preservation ot the Flanders
Mansion. The Flanders Mansion was placed on the National Register of Historic Places
in 1989. The National Register Is OL.Ir nation'! official list of propertle6 worthy of
preservation.
The property wa! designed by mister architect Henry H. Gutterson, and Is the only
example of his work in the region, The building employs an innovative constn.Jction
technique Involving precast hollow concrete units called Thermotite.
Please let me know if our office may be of assistance in your preservation efforts.

Danlol Abeyta,
State Historic Preservation Officer
BOARD MEMBERS
Richard Barrett
Elizabeth Bell
Richard Bell
Howard Brunn
Frances Hasenyager
Anne McFarlane
L. Bruce Meyer MD
Clive Rayne
Kate Rayne
Cindy Riebe
Lois Roberts
Cecil Wahle
Marjorie Wurzmann
OFFICERS
L. Bruce Meyer MD
President
Howard Brunn
Vice President
Kate Rayne
Secretary
Ralph Tober
Interim Treasurer
EXECUTIVE
DIRECTOR
Enid T. Sales
RSEARCH
DIRECTOR
Claudine Van Vleet
COUNSELS
Robert O'lsidoro
Susan Brandt-Hawley
Brandt-Hawley & Zoia
TO: Mayor Ken White and Members ofthe City Council
FROM: Carmel Preservation Foundation
RE: Flanders Foundation
DATE: November 19, 1999
Members of the Board of the Carmel Preservation Foundation and members
of its Historic Survey Committee offer the if full support of the Flanders
Foundation Board and their efforts to preserve Flanders Mansion.
Their remarkable accomplishments: by becoming a non-profit organization, by
receiving grants and donations, by sponsoring events to familiarize the entire
peninsula with this exceptional building, and most importantly, by offering the
stewardship to save this National landmark for the Carmel community, are
achievements of incalculable value to the City of Carmel and its residents.
This building, designed by Henry Higbee GOtterson, is an excellent example of
his notable residences created during the Arts and Crafts period from 1915 to
1930. It is one of the best of his English country house designs, eclipsing the
well-known Farmer House in the Oakland hills. Gutterson was one of the most
famous "Bay Area" architects. He with both Bernard Maybeck
and Julia Morgan, most notably with Maybeck, on the First Church of Christ
Scientist in Berkely, CA. Carmel is fortunate to have a building of this caliber
about to be preserved for community use. Yours will be a Nationally
celebrated decision, in support of Carmel's concern for preservation, thereby
earning a place in America's history . . /
/
P.O. Box 2271 Carmel, CA 93921 (831) 624-6176 e-mail : caagallery@redshift.com
22, 1999
City of Carmel
City Council Members
P.O. Box CC
Carmel, CA 93921
Dear City Council Members:
On behalf of the board or directors tor Carmel An Assoc1anon, \\'C wauid ii.ke w give our
support to the Flanders foundation ' s goal ofkeepmg and maintaining the mansion and property
for public use.
At the last meetmg ofthe board. it \vas agreed unanimously that we would like to see the mansiOn
used as an artist in residence program and to possibly bring back the Carmel An Lnstttute. The
proposed program would allo"" three young artists to work and live for one year at the rnansJOn
We strongly that this program would be worthwhile for the commuruty and remain in
keeping with the areas rich artistic hentage.
Thank you for your consideration.
Sincerely,
Director
For
Belinda Vidor, President
Francyne Laney, Vice President
Wilda Northrop, 2nd Vice President
Margaret Roberts, Treasurer
Kathleen Crocetti, secretary
Virginia Fry
Alicia Meheen
Reed Farrington
Micah Curtis
Robert Bradshaw
WiUiam F. Stone, Jr.
Miguel Dominguez
Carole Minou
Timothy Sloan
Dick Crispo
Founded 1927

RECEIVED
(' -
.J i. ..
' ""99 .. i.J '
\,/TY rj ; :.;ARMEL
8V- Tf-1F- -'3F:A
SIERRA CLUB VENTANA CHAPTER
P.O. BOX 5667. CARMEL. CALiFORNIA '}3921
CHAPTER OFFICE- ENVIRONMENT-\ !_ CENTER. ( -t Oo) bl-t-8032
November 12,1999
Carmel City Council
Honorable Mayor and City Councilmembers :
The Sierra Club, Ventana Chapter, would like to express its strong support of the
Flanders Foundation in its efforts to save the Flanders property. This propert y is an
important piece of parkland and open space and an integral part of the Mission Trails
Preserve. Mission Trails Preserve represents a key community asset which should be
preserved and not "carved up" to generate "one time" income for the City.
We also have grave concerns about isolating the Lester Rowntree Native Plant Garden
from the remainder of the preserve. The garden should remain an integral part of the
Carmel open space.
There is precious little real estate available for new parkland or open space in Carmel.
This is complicated by the fact that acquiring open space and parkland in today 's
economy and at today's prices is often impossible.
The V en tan a Chapter has long appreciated Carmel ' s hard work in protecting its trees and
environmental resources. We therefore ask the City Council to take the long view and
preserve this very special property for future generations to enjoy. Please protect the
open space and allow the Flanders Foundation to assist you in this effort.
Sincerely,

Gillian Taylor U
Chair, Ventana Chapter
GTICB
.To expiO'l'c, <'Tlioy, prcse'rw anJ J.l10tect the nation '.< {orcstl, tnll<"TS, ,;n,{ u dJ,-rn..:.
Califorl1ia Native Pfa11t
Ms. Melanie Billig
Flanders Foundation
P. 0. Box 1414
Carmel, CA 93921
Dear Melanie:
Monterey Bay Chapter
P. 0. Box 381
Carmel Valley, CA 93924
Nov. 15, 1999
The Monterey Bay Chapter of CNPS would like to express strong support for the
efforts of the Flanders Foundation to secure a long-tenn lease on the Flanders Mansion
in order to maintain the area for public use.
By way of background, I was president of the chapter in 1980 when we joined with the
City of Cannel to establish a drought-tolerant native plant garden at Mission Trails
Park adjoining the Flanders estate. The garden was named the Rowntree Arboretum
(later changed to Rowntree Native Plant Garden) in honor of noted native plant horti-
culturist Lester Rowntree, a long-time resident of Cannel and Carmel Highlands until
her death in 1979.
Coming soon after the worst drought in living memory, the garden was intended to
demonstrate the value of drought-resistant native plants in landscaping, both to save
water and to inform and educate residents about the beauty and cultivation of such
plants as ceanothus, manzanita, flowering currant, bush poppy, and many others. Now
that the garden has matured we would be very concerned about any change in owner-
ship of the mansion that could adversely affect the garden.
In the long tenn we believe the residents of Carmel would receive far greater benefit
from the preservation of the area as a public park than from any private use. The park
is an island of peace and serenity in the midst of an increasingly urbanized area; and as
a result, its recreational, educational, and esthetic values are growing every year.
You have our strongest endorsement of your proposal and our pledge to support you in
every way we can.
Sincerely yours,
..
Mary
Conservation Chair
11/23/1999 14:32
8316252855
Friends of Carmel Forest
Post Office Box 344
CarmelbytheSea,
California 93921
Mayor Ken White
Members of City Council
P. 0. Box cc
BOB&MARY OJNDR'I
PAGt: 2ll
November 23, 1999
Dear Moyor White and Council Members:
The Friends of Carmel Forest would like you and the City
to know that it supports the Flanders
in its efforts to help the city retoin an important asset.
In as much as this property the Mission Trail Nature
Preserve (MTNP), it enhances the beauty o! the Preserve and all
the properties surroundinq it. The Friends would encourage our
City to work dili9ently to retain (and enhance) this real e!tate
tor the future enjoyment of all its citizene. Selling the
property may provide an ephemeral financial "shot in the armu
for the City, but irrevocability denigrate the overall
attractiveness of the MTNP !or all time.
On a more practical side, the Friends of Carmel Forest have been
able to pick up trees for planting at the arboretum, and they
support very stron9ly the native plant garden, both o! which are
located on this property. The development of the and
the native plant ;arden took some time; they didn't come 1ntc
existence spontaneously.
Similarly, the Friends believe that City Council should extend
the timetrame for the Flanders Foundation to complete its work
or thorouqhly developinq alternatives for your consideration. In
short, the Friends believe that City Council should give time to
get its shotd!
Sincerely,

S. Condry,
13: 20
P. a2
MailJ.n.g Addra.:
Gary Girclrd
260.30 Atherton Drive
CA 939:23
Ph.: (831) 625-1098
Fax: (831) 625-2161
Gardan Locat:ion:
25800 Hattan Road
Carm.el-by-rh.e Sea
November 16, 1999
Mayor Ken Wni te and Members
of the City Council
P.O. Box CC City Hall
Carmel-by-the-Sea CA 93921
Mayor Ken White and Members
of the City Council:
The members of the Lester Rowntree : Native plant Garden
are foursquare behind the efforts of the FLANDERS FOiJNDATION
to establish a use and rehabilitate the historical structure
to a status that is a credit to open space
the City of Carmel-by-the-Sea.
The local Chapter of the Native Plnnt Suciety,
of who we are affiliated, are of ai like mind, realizing
what the City is considering to do! with 'the property.
It is our hcpe, that you will the efforts of
the FLANDERS FOUNDATION and to allpw further time, while
this organization continues with contribution program
and carries out further grant the
improvement of the structure.

TOTA:.. P. 02
O(ficers:
:rtin J. Moss
zirman
4-u:. )K

tJCe Stevens
retary

Brooks
asurer
.4..; &-d fM41
Members:
ne Bell

ren Ferlito

1n Hicks

J. Jordan

i Leavy
... t..-1 1-u.-d
ry Lippitt
.,(k-d
r-bara
ingston

co Whitaker
mk Wasko

2rlie Williams
r Ck-1 A--..
Carmel Open Space
Task Force
12/f?
?J?21
(fJ1) 620-6/2?
November 22, 1999
Dear Mayor White and Members of the City Council,
Last October when you reviewed the work of the Flanders Foundation, our
task force strongly supported their preservation plan and goals for the
Flanders property. The Open Space Task Force would like to again go on
record supporting the Flanders Foundation's significant and outstanding
efforts to save and preserve the Flanders property and the open space of
Mission Trail Preserve. The sale of the Flanders property would seriously
compromise the integrity of the entire preserve, of which Flanders and the
Lester Rowntree Native Plant Garden are a significant aspect. Once the city
sells its open space assets for a one-time financial gain, they are lost to the
community forever. Where and when will the city be able to acquire such
open space again?
The Flanders Foundation has worked very hard in the year that they have
been given to satisfy the points and issues you required of them. We believe
that they have met the 3 points in your motion as we understood it last
October. They have become a tax exempt, non-profit organization,
developed an operations plan, as well as commenced their fund-raising
campaign. Their achievements should not only be acknowledged, but also be
taken as an indication of their solid ability to fulfill their mission.
Sincerely,
Martin J. Moss
Chairman
Carmel Residents Association P.O. Box 13 Carmel-by-the-Sea California 93921
Honorable Mayor and Council Nov. 22, 1999
The Carmel Residents Association Board of Directors would
like the Mayor, the City Council and the City Administrator
to know that it supports the Flanders Foundation and its
efforts to help the city keep a valuable asset.
The Flanders mansion and arboretum, occupying such a major
and important part of the Mission Trail Nature Preserve,
are truly deserving of upgrading and maintaining. Our city
needs to work diligently and creatively to keep all of its
assets for the future. To sell off valuable property is
only a short term solution. Stewardship is perhaps the city'
most important mission.
Efforts by dedicated citizens to establish a business and
operation plan to provide for a revenue base for Flanders
Foundation should be honored and commended for its efforts .
hopefully not discouraged or denied.
The Carmel Residents Association Board of Directors believes
the right thing for the Mayor and Council to do is to extend
by generous measure the time frame for the Flanders Founda-
tion to fulfill its voluntary obligations which were entered
into so willingly.
Thank you very much.

Carmel Residents Assoc.
.CARMEL
UNIFIED
~
SCHOOL
DISIRICf
NOVEMBER 15, 1999
To: The Flanders Foundation
CAAAtEL UNIFIED SCHOOL DISRICT
CARMEL ADULT SCHOOL
P.O. Box 222780, Carmel, CA 93922
TEL: ( 408) 624-1714
FAX: (408) 624-0127
Paaicia Beebe, Principal
From: Pat Beebe, Carmel Adult School Principal
Re: Adult School Art Classes
Dear Flanders Foundation,
I want to make you aware of the services of Carmel's Adult School. We have many
students who are anxious to sign up for fine and applied arts classes that we offer through
the many talented, artistic instructors in our area. We appear to have more people
interested in art classes than we have room to accommodate them all.
The Adult School can provide classes at Flanders for a small fee to students of
$25.00 for eighteen classes when at least fifteen students enroll. Through average daily
attendance from the State, we are able to pay the cost of the instructor's salary. We
presently offer classes at Sunset Center, but are restricted by the use of only one room for
this purpose.
If you are interested in our providing classes at Flander's and helping promote a1t in
Carmel, will you please let us know. We are more than happy to help promote the fine
arts in our community. Our offices are presently located at Carmel High School. Our
telephone number is 624-1714.
Monterey Peninsula Art Foundation
Box 223411
Carmel, CA 93922
November 15, 1999
Flanders Foundation
Gentlepeople:
The Monterey Peninsula Art Foundation supports the idea of Flanders being
an art community.
We began as a non-profit in 1984 and number 130 local working artists. Our
purpose is art education for ourselves and for the public. In this effort, we
sponsor art history lectures and workshops. Our first slide/lecture was with
Nathan Olivera. We have continued with Benny Andrews and Dick Crispo
and other noted artists.
We have had a lucky link with Carmel Adult Education. However, its
connection at Sunset with the City of Carmel has been, and is, tenuous. The
Adult School offers the only art classes available within the city of Carmel.
Carmel is known throughout the world as an art center. I think this
connection is one to maintain and nourish.
This is where Flanders Foundation can help. We are very interested in the
mentor program where a novice art student can work with a professional.
Flanders lends itself as a venue for the type of art history lectures and work
shops that we offer. It is also a marvelous place for music on the lawn.
I believe the present parking could be reconfigured and expanded. The
neighbors will eventually embrace the wonder of Flanders.
We are with you.
, s>/ -- / -. /', i
\ _//l/)CI / ( ( (/ / (t I
Susan Long, PresideD( ____ - f
Monterey Peninsula
831-624-4262
APPENDIX
FLANDERS FOUNDATION
APPENDIX TO REPORT TO CITY COUNCIL
December 7, 1999
Copy of October 27, 1998 Council direction
A-1
MEMORANDUM
To:
I
From:
Jere A. Kennar, City
Jeanne Brehmer, City Clerk r
Date: October 29, 1998
Subject:
Action on the Flanders Foundation's Proposal
Following the discussion at the October 27 meeting ofthe proposal by the Flanders Foundation
for the Mansion, the following motion was made:
IT WAS MOVED BY LIVINGSTON, A..J\TI SECONDED BY HYDORN, TO
REMOVE THE THREAT OF THE SALE OF THE FLANDERS PROPERTY;
TO ACCEPT THE REPORT OF THE FLANDERS FOUNDATION; TO ASK
THE FOUNDATION TO GIVE US QUARTERLY WRITTEN REPORTS AND
AN ORAL PRESEl\TTATION IN DECEMBER 1999; AJ-ID TO ALLOW THE
FOUNDATION TO PROCEED WITH THEIR ORGAl'\il.ZA TIONAL
FUND-RAISING EFFORTS. THE MOTION CARRIED BY THE FOLLOWING
ROLL CALL VOTE:
AYES: COUNCTI.. MEMBERS: Hydorn, Livingston. White
NOES: COUNCIL MEl\ffiERS: Hazdovac. McCloud
ABSENT: COUNCIL MEMBERS: None
With regard to your question regarding the process by which appropriate uses for the Mansion would
be detennined, it was agreed that Mayor White would meet with the Chair of the Foundation.
c: Mayor White
Melanie Billig, Chair
Flanders Foundation
Greg D'Ambrosio, Assistant City Administrator
FLANDERS FOUNDATION
December 7, 1999
Land use issues
A-2
Chapter 9.
538442
538441
538452
538451
538460
S3846I
538462
Discontinuance of Parks. Article 2. Parks dedicated by City.
Prohibited discontinuances.
Except as provided in 538441 this article shall not be construed
to authorize (a) A discontinuance and abandonment, or change
in use, of such lands which will cause the reversion of the lands
to private ownership or a forfeiture of the city's ownership in
fee.
Without a special election, the legislative body may convey a
minor portion of such park in exchange for an equal or greater
area or value of privately owned land contiguous to the park
after:
a. notice and public hearing
b. determination that exchange is in the public interest
c. adoption of resolution of discontinuance
Special Election.
If less than a majority of such electors vote for it, the legislative
body shall not initiate proceeding for discontinuance of the
use of such land for park purpose for one year after the
election.
If a majority of electors voting are in favor the legislative body
shall adopt an ordinance declaring that the use for the park is
discontinued and abandoned.
Effect of Ordinance.
When the ordinance is effective the city may sell or otherwise
dispose in the same manner as it may dispose of other city
property no longer required for such purposes.
Proceeds of sale; bond fund.
If the land was acquired by money derived from bonds
authorized for park purpose and the land sold, the reasonable
market value of the land at time of adoption of the ordinance
shall be transferred to the bond fund.
Proceeds of sale, use after deposit in bond fund.
Except as permitted by general laws allowing diversion of
bond funds, money so transferred shall be devoted only to the
purpose for which the bonds were authorized.
CE:UA ana HlstOnC.aJ ... ._......
CEQA Provisions
C
EQA does not apply to ministerial actions
which may impact a historical
For example, a project which. eomplies
with the Uniform Building Code and for which
no discretionary permit is required does not fall
under CEQA, even if the project may alter a build-
ing which is considered a historic struc-
ture" under the State Historical Building Code
(Prentiss v. City of South Pasadena (1993) 15
Cal.App.4th 85). Common ministerial actions in-
clude roof replacement. interior remodeling, or
other activities which require only a non-discre-
tionary building permit A ministerial action ap-
plies fixed standards or objective measurements
and involves "little or no personal judgment 9Y a
public official as to the wisdom or manner of car-
rying out the project" (Guidelines Section 15369).
CEQA does apply to discretionary projects and
equates a substantial adverse change in the sig-
nificance of a historical resource with a signifi-
cant effect on the environment (Section 21084.1 ).
Further, the Act explicitly prohibits the use of a
categorical exemption within the CEQA Guide-
lines for projects which may cause such a change
(Section 21084). "Substantial adverse change" is
defined as demolition. destruction, relocation, or
alteration activities which would impair histori-
cal significance (Section 5020.1).
This effectively requires preparation of a miti-
gated Negative Declaration or an EIR whenever a
project may adversely impact historic resources.
However, where the project meets the Secretary
of Interior's Staruiards for Rehabilitation (avail-
able from SHPO), and so will not result in an ad-
verse effect, it is possible that a Negative Decla-
ration could be adopted.
Key Questions
. This presents the Lead Agency with two key
questions which it must address in sequence. Flrst.
does a significant historical resource exist? Ab-
sent a historical J;CSOurcC. the agency may proceed
as usual and, depending upon the circumstances,
may be able to apply a CEQA exemption to the
project. Second, where a significant historical re-
source does exist, will the proposed project result
in a substantial adverse change such that the quali-
ties that make the resource significant are impaired
or lost? This question should be answered through
preparation of an initial study for the project.
Is a Historical Resource Present?
Section 21084.1 is by turns both specific and
vague in distinguishing the range of resources
which may be considered historic. First. any re-
source listed in, or eligible for listing in, the Cali-
fornia Register of Historical Resources is pre-
sumed to be historically or culturally significant
Tills includes listed archaeological resources (for
California Landmark Number 838, The
Indian Village ofTsurai). The Lead Agency's fliSt
step should be to consult the applicable Historical
Resources File System Information Center to as-
certain whether the resource is listed in the Cali-
fomia Register.
A side note: CEQA establishes two separate
mechanisms for evaluating potential adverse ef-
fects on archaeological resources. Section 21084.1
appl!es to those resources that are listed in or eli-
gible to be listed in the California Register. Sec-
tion 21083.2 applies to other "unique" archaeo-
logical resources as well. For more information
on the application of CEQA to archaeological re-
sources see CEQA and Archaeological Resources,
published by OPR.
Second. resources which are listed in a local
historic register or deemed significant in a his-
torical resource survey as provided under Section
5024.1(g) are to be presumed historically or cul-
turally significant unless preponderance of
evideoce" demonstrates they are not The next step
is ro consulr the pertinent existing local register
and survey. Because a local register or survey may
cor employ rhe same criteria as the California
Register, listing or identification in a local survey
does not necessarily establish if the property is
eligible for listing on the Register. The Lead
Agency will need to evaluate the resource in light
of the Register's listing criteria (these will be in-
cluded in guidelines expected to be by
SHPO in June 1994). The Lead Agency may de-
termine that the preponderance of evidence dem-
onstrates that the property in question is not his-
torically or culturally significant despite being
listed on a local register or identified in a local
historic survey. When making this detennination,
OPR suongly reconunends that the agency cite
for the record the specific, concrete evidence
which supports that detennination.
Third, a resource that is not listed in, or deter-
mined to be eligible for listing in, the California
Register of Historic Resources, not included in a
local register of historic resources, or not deemed
signific311t in a historical resource survey ma"y
nonetheless be historically significant, pursuant
to Section 21084.1. Tills provision is intended to
give the Lead Agency discretion to determine that
a resource of historic significance exists where
none had been identified before and to apply the
requirements of Section 21084.1 to properties that
have not previously been formally recognized as
historic. As the last step, the local agency should
employ recognized criteria to detennine whether
a previously unrecognized significant historical
resource exists.
Will There be a Substantial Adverse Change?
\Vhen a project would potentially affect a his-
torical resource, the Lead Agency should prepare
an initial study. The initial study, and the infor-
mation upon which it is based, will provide a ba-
sis for determining whether the project may re-
sult in substantial adverse changes to the resource
and, at the same time, a significant adverse envi-
ronmental effect.
Section 50.20.1 establishes the threshold of
"substantial _ adverse change" as de.-_
struction. relocation, or alteration activitie$ .. that
. . . .... -- . . .
CEQA and Historical Resources
would .of t,l)e Q..istoric re-
example might be the removal of a
'liistoric structure from a historic district, thereby
affecting the cohesiveness of the district. Remod-
eling a historic structure in such a way that its dis-
tinctive nature is altered would be another. The
Secretary of Interior's Standards for-Rehabilita-
tion provide a standard guide to
(and not recommended) treatments to historic
propertieS. The Standards may be obtained from
SHPO. .
Section 21084.1 is intended to provide, in the
form of CEQA mitigation measures or project al-
ternatives, new protections for historical resources
which may be adversely changed by a project.
Presumably, the Lead Agency may conclude that
a project will have no significant environmental
effect when there is no substantial evidence of an
adverse change. Buildings and other historic re-
sources protected from adverse changes by local
regulations such as a historic district designation
or historic preservation ordinance, may logicall y
be expected not to suffer such changes as long as
the project complies with those regulations. Where
such protective regulations exist, or where rnili-
gating conditions of approval are imposed. the
initial study for the. development project may cite
them as evidence that no impact will occur, or that
any impacts will be mitigated to a level of insig-
nificance. Either a Negative Declaration or miti-
gated Negative Declaration could be adopted un-
der those circumstances.
Where there is no protective ordinance or other
regulation in place or where protective actions
such as mitigation measures are insufficient to
avoid a "substantial adverse change" in the re-
source, the Lead Agency should conclude that an
adverse change will occur. In that case, an EIR
must be prepared. As mentioned before, for pur-
poses of CEQA a substantial adverse change in
the historical resource is the equivalent of a sig-
nificant adverse environmental effect.
Historical Resources and Natural Disasters
Most projects undertaken to demolish or re-
place property or facilities damaged as a result of
a disaster for which a state of emergency has been
declared are statutorily exempt from CEQA (sub-
I
I
I
CEQA snd Histories/ Resources
13 4 .
. ..
division (b), Section 21080). Notwithstanding that or of damage to adjacent property,'' or (2) the ac-
exemption, actions in the aftennatb of a disaster tion is by the SHPO. That section fur- '
which might adversely affect historicalresources ., thet establiShes the prOcedure for reView of pro-
are subject to State laws governing consideration posed actions by the SHPO.
of historical resources. In the wake of an ' flood, fire, or
Section 5028 provides that no structure listed other natural disaster the local agency may ori.Iy
in the National Register of Historic Places, the demolish or destroy those structures which are an
California Register, or a localregisterthat hisbeen "immineht . threat all othef the loCal .
damaged as a result of ariaturil disaster'i(to,be agency must notify and consult with SHPO im- ;:!
demolished, destroyed, or significaritty' kftered . mediately if there are damaged historical resources .
(except for alterations to preserve or enhance his- . whieli'miy rcqwre demolition, destruction, or sig-
toric value) unless: (1) the structure represents nificant alterations. .
"an imminent threat to the public of bodily harm . , , . . . . .

. : , ...
. ..
. ' 1,
' : ? . : '
:'.; L
. __ ! :'
--:. :: . , ' . ' . .
. ," . ' : , ' ' . 'I ; : . .
, ..
Appendix 1
Excerpts from Public ~ e s o u r c e s Code
I
Jtcerpts from Public: Resourc:es Code
Section 5020.1:
.
(h) "Historic district" means a definable unified geo-
graphic entity that possesses a significant concen-
tration, linkage, or continuity of sites, buildings,
structures, or objects united historically or aestheti-
cally by plan or physical development
(i) Historical landmark" means any historical resource
which is registered as a state historical landmark
pursuant to Section 5021.
U) "Historical resource" includes, but is not limited
to, any object, building, structure, site, area, place,
record, or manuscript which is historically or
archaeologically significant, or is significant in the.
architectural, engineering, scientific, economic ag-
ricultural, educational, social, political, military,
or cultural annals of California.
(k) "Local register of historic resources" means a list
of propenies officially designated or recognized
as historically significant by a local government
pursuant to a local ordinance or resolution.
(q) "Substantial adverse change" means demolition,
destruction, relocation, or alteration such that the
significance of an historical resource would be
impaired. ..
Subdivision (g) of Public Resources Code
Section 5024.1:
(g) A resource identified as significant in an histori-
cal resource survey may be listed in the California
Register if the survey meets all of the following
criteria:
( l) The survey has been or will be included in the State
Historic Resources Inventory.
I
(2) The survey and the survey documentation were
prepared in accordance with office procedures and
requirements.
(3) The resource is evaluated and determined by the
office [of Historic Preservation] to have a signifi-
cance rating ofCat;egory 1 to 5 on DPR Form 523 .
( 4) If the survey is five or more years old at the time
of its nomination for inclusion in the California
Registry, the survey is .updated to identify histori-
cal resources which have become eligible or ineli-
gible due to changed circumstances or funher
documentation and those which have been demol-
ished or altered in a manner that substantially di-
minishes the significance of the resource.
Public Resources Code Section 21 098.1:
A project that may cause a substantial adverse
change in the significance of an historical resource is
a project that may have a significant effect on the en-
vironment. For purposes of this section, an historical
resource is a resource listed in. or determined to be
eligible for listing in, the California Register of His-
torical Resources. Historical resources included in a
local register of historical resources, as defmed in sub-
section (k) of Section 5020.1, are presumed to be his-
.torically or culturally significant for purposes of this
section, unless the preponderance of the. evidence dem-
onstrates that the resource is not historically or cultur-
ally significant. The fact that a resource is not listed
in, or" determined ~ o be eligible for listing in, the Cali-
fornia Regi_ster of Historical Resources, not included
in a local register of historical resources, or not deemed
significant pursuant to criteria set fonh in subdivision
(g) of Section 5024.1 shall not preclude a lead agency
from determining whether the resource may be an his-
torical resource for purposes of this section.
FLANDERS FOUNDATION
December 7, 1999
Floor plans and renovation plans
A-3
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FLOOR PLAN
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SECOND FLOOR
FLANDERS FOUNDATION
December 7, 1999
Copy of Web site
A-4
Flanders Foundation
Carmel, California
Flanders Foundation is a non-profit corporation whose mission is to restore and
maintain the Flanders Mansion, one of Carmel's most historic houses.
UPCOMING EVENTS:
Saturday, Dec. 4, 1999 2:30p.m. CELEBRATION OF PRESERVATION
Devendorf Park, Carmel-by-the-Sea
Join us for a Celebration of Historic Preservation! A number of local and regional preservation
organizations will be here to answer your questions. This will be a real old- fashioned Carmel
community event with refreshments, music, games and more.
Tuesday, Dec. 7, 1999 4:00p.m. CITY COUNCIL MEETING,
City Hall, Carmel-by-the-Sea
Attend this ~ important City Council meeting. The Flanders Foundation will make its report to the
Council and seek approval for a long-term lease of Flanders, enabling restoration and preservation of
the mansion and its gardens.
The Council could also choose to deny the Foundation and commence the process of sale, which
would result in the loss of future public enjoyment of this community asset. Come and make your
support for saving this historic treasure and open space heard!
Built in the 1920's as the residence of the Flanders family, the house was
purchased by the city of Carmel- by- the- Sea in 1972. With its surrounding
acreage, it became part of the city's Mission Trail Preserve, which encompasses
the trails used by the Padres as they walked from the Carmel Mission to
Monterey. Many residents and visitors have walked this historic trail and
discovered the meadow, forest and views of the Mission and Point Lobos from
the Flanders site. The Lester Rowntree Native Plant Garden is just next door and
is also part of the city-owned parkland.
The house has only been minimally used by the community for a number of years
and has suffered somewhat from "benign neglect". While the interior is in
reasonably good condition, it requires extensive work to bring its major systems
up to date, including electrical, heating and plumbing work and a new roof.
Flanders Foundation is raising money through grants, corporate gifts and
individual contributions to bring the Flanders Mansion up to date physically and to
establish a fund for its long-term maintenance and operation. We are committed
to keeping the house and grounds in the public domain as part of Mission Trail
Preserve and are looking at low- key uses for the house that would help cover
expenses. We are evaluating uses such as artist and naturalist- in- residence
programs, small seminars and concerts and office space rentals for non- profit
organizations.
As one of only two buildings in Carmel registered on the National Register of
historic structures, we believe that the Flanders Mansion should be restored for
the benefit and enjoyment of the public now and in the future.
Flanders Foundation is a non-profit organization which happily accepts your tax-
deductible contribution to help us in our efforts. For more information, email us at
flanders@englander .com or write to:
Flanders Foundation
P.O. Box 1414
(831) 626-3826
For more details please read on ...
Mission Statement
Vision Statement
Activities
A Visual Tour
Reports to the City Council
Directors and Advisory Board
Home 1 Mission Statement 1 Vision Statement I Activities I A Visual Tour I
Reports to the City Council 1 Directors and Advisory Board
Flanders Foundation
Carmel, California
MISSION STATEMENT OF THE FLANDERS FOUNDATION
Adopted 5/26/98
To preserve, enhance, and maintain the Flanders mansion property as an
historical, cultural, and educational resource for the benefit of residents and
visitors to Carmel-by-the-Sea.
This implements the following General Plan Policies:
1. To recognize the unique social, cultural and recreational aspirations and
activities which contribute to the vitality of Carmel-by-the-Sea; to provide a range
of public and semi-public facilities and programs responsive to those aspirations;
to maintain both facilities and programs so as to exemplify the highest standards
for the community.
2. Retain and enhance the buildings and open spaces on a voluntary basis that
make especially significant contributions to the unique character and identity of
the city.
3. Develop a comprehensive approach to the maintenance and preservation of
the City's architectural/ cultural/ historic resources promoting voluntary efforts
and, if necessary, funding sources from public and private sectors.
4. Promote property owner awareness of Carmel- by- the- Sea's significant
buildings, historic traditions, and preservation policies, and foster a wider
appreciation of the contributions these buildings make to the city's character.
5. Establish an archival depository for information on Carmel's history, cultural
traditions and architectural contributions.
Home I Mission Statement 1 Vision Statement I Activit ies 1 A Visual Tour I
Reports to the City Counci l 1 Directors and Advisory Board
Flanders Foundation
Carmel, California
VISION STATEMENT OF THE FLANDERS FOUNDATION
Our village by the sea and amongst a forest has long been known not only as a
cultural colony that promotes the arts ... be it painting, sculpture, crafts,
photography, literature, music, dance, drama, or architecture ... but also as a
community which respects and enhances the natural environment. This cultural
and environmentally conscious colony has added to the inspiration and vitality of
the creative spirits who watch over us in this sylvan setting.
Significant architecture is an important reminder of Carmel's developmental
history and provides a visual image that identifies the uniqueness of Carmel for
residents and visitors alike. The General Plan speaks to this on Page 5- 1:
"Culturally significant structures and sites, like architectural resources, are vital to
the well- being and survival of Carmel's citizens. An understanding of its history
helps define and preserve the unique qualities of Carmel. The knowledge of its
cultural heritage can be fostered through awareness of its varied eras, eclectic
architecture, parks, seashore and forest setting. Such knowledge will provide
assurance that Carmel's sense of place will survive."
Flanders mansion, a.k.a. Flanders Estate, and a.k.a. "Outland", was designed by
noted San Francisco architect, Henry H. Gutterson, graduate of U.C. Berkeley
and L'Ecole des Beaux Arts in Paris. During his career, Gutterson was
associated with architects such as Bernard Maybeck, Willis Polk, and Ernest
Bourn. In 1924 Gutterson was hired by Paul and Grace Flanders to design their
home and gardens as well as to lay out Hatton Fields for development. "Outland",
an English cottage design which is a substyle of the Tudor Revival, was one of
the first structures in Carmel of this pictorial style of architecture and is listed on
the National Register of historic structures.
Enhancing its uniqueness, Flanders is part of the Mission Trail Nature Preserve
and is adjacent to the Lester Rowntree Native Plant Garden. Throughout the
history of Carmel there has been, and continues to be, a strong tradition to
preserve and enhance the natural environment and open space. The
preservation of the Flanders property within the Mission Trail Nature Preserve is
essential to the Park's integrity. The association of the Flanders property with the
Park and the Arboretum offers a unique opportunity for the study of Carmel's
natural history as well as the possibility for the reestablishment of a botanical
center.
We must not lose this reminder of Carmel's past developmental and cultural
history which speaks to the character of the community. It is this quality of
character that prompted past Mayor Gunnar Norberg, at the time Vice Mayor, to
launch a campaign and persuade the City to purchase the Flanders Estate in
1972 after Paul Flanders had died. The estate subsequently became the site of
the Carmel Art Institute under the tutelage of the renowned artist John
Cunningham.
Carmel- by- the- Sea's General Plan speaks to the need for fostering a wider
appreciation of the contributions that structures, such as "Outland" make to the
City's character (P05- 5). Through private and public funding, the Flanders
Foundation can further this policy by restoring and furnishing the house, by
improving the landscape, and by establishing an endowment fund for its
maintenance and operation.
In keeping with the scale of the house, its gardens and the neighborhood, the
house will maintain the air of a private residence and could provide an ideal
setting for such uses as small meetings, lectures, retreats, and musical events.
These types of events could foster the promotion of Carmel's historic
preservation as well as Carmel's cultural and environmental heritage. The garden
will retain its rustic style and provide a charmed setting for small scale activities
such as poetry readings or a watercolor class. As an alternative, we are also
exploring an artist or naturalist in residence program.
Our Foundation seeks individuals, agencies and organizations willing to
participate in the preservation of the historically designated Flanders property,
not only for today, but for tomorrow. Future generations of Carmelites surely will
appreciate our vision and efforts more than any of us can imagine.
Home I Mission Statement 1 Vision Statement I Activities I A Visual Tour I
Flanders Foundation
Carmel, California
Flanders Foundation Board members participated in the annual Carmel
Celebrates Community Parade on October 30, 1999.
Flanders Foundation has also been sponsoring walks through Mission Trail
Preserve to give people a chance to see the Flanders property, the Lester
Rowntree Native Plant Garden and their relationship to this historic park and
home.
Home 1 Mission Statement 1 Vision Statement 1 Activities I A Visual Tour 1
Flanders Foundation
Carmel, California
A Collage of Photographs
of the
Flanders Mansion and Grounds
(Takes a few minutes to load .. . but it's worth it!)
Home 1 Mission Statement 1 Vision Statement 1 Activities 1 A Visual Tour I
........ .._, ..... -- .. -- .......
Flanders Foundation
Carmel, California
REPORTS TO THE CITY COUNCIL, CARMEL-BY-THE-SEA
March 1999
Honorable Mayor and Council Members,
We would like to take this opportunity in our first quarter report to update you on
the progress of our efforts on behalf of the preservation of the Flanders Mansion
and the formation of the Flanders Foundation.
Currently our documents are in the Secretary of State's office and we expect a
response any day. We anticipate that by May or June 1999 to have our 501 (c) 3
through both the state and federal processes. At that point we will be able to call
in our pledges and receive monies toward restoration of the property.
Our board has been expanding as well as our advisory board. Two original board
members have moved onto the advisory board due to personal commitments,
and we have added five new board members. As a result of the neighborhood
meeting March 1, we are looking forward to a potential new board member
joining us from the Hatton Road area.
On February 18, we devoted our board meeting to the issue of fund raising. Our
board was pleased to meet with and listen to Judy Dudley, a truly outstanding
fundraising consultant. She has worked with Stanford University, the San Jose
Symphony and the Woodside School on their capital campaigns. Her advice and
observations were extremely helpful. Two points of particular interest to us and to
the council were: 1. that she did not see our fundraising efforts as conflicting with
Sunset Center (Mr. Carter also has stated this twice); and 2. that to raise one
million dollars is very doable even in a short period. She carefully explained how
she would advise us to proceed. We have been busy putting into practice her
suggestions since then. We have set up our data base for fundraising and have
found 2 excellent computer programs to work with in this regard.
In February three of our board members and one advisory board member
attended a conference for non- profits in Salinas, which they found both helpful
and informative. Later this month two board members will attend a second
instructional conference in Santa Cruz.
The foundation's chairman and attorney met with the Executive Director of the
Community Foundation regarding a possible technical assistance grant. The
chairman then met with the Community Foundation's Technical Assistance
Advisor, Judy Sulsona who provided the names of available consultants to do a
feasibility study on long term uses. She also provided extensive information to
assist us on obtaining grants fitting our particular needs. We have begun to
organize our approach and contact the list of consultants. Judy Sulsona was also
very informative in the area of organizing capital campaigns, corroborating much
of Judy Dudley's advice.
On Monday evening, March 1, a meeting with the neighbors was held at
Flanders. Invitations were hand delivered to the neighborhood. The chairman
updated the guests regarding the Flanders Foundation mission and vision
statements and its progress to date in fulfilling them. Cooperation with the
neighbors was stressed. Neighbors were invited once again to join the
Foundation and become part of its planning process. A spirit of cooperation and
communication was stressed even though the Foundation Board and the
neighbors may not view the future of Flanders in the same way. Since the
Foundation's purpose for the meeting was not only to explain its goals but to
really listen to the concerns and ideas of the neighborhood, the majority of the
meeting consisted of an excellent question and answer session. The meeting
lasted from 7:30 to 10 p.m. and the Foundation board felt that it was very positive
and constructive although there were differences of opinion.
June 1999
Honorable Mayor and City Council,
This is our semi-annual report to you on the progress of our efforts to preserve
and restore the Flanders property for public benefit. As per the council's direction
we have been diligently pursuing our incorporation process and non-profit status.
We are proud to report that we are now a California non-profit corporation; that
we have filed our necessary papers with the Internal Revenue Service; and that
we have our E.I.N. number so that we can begin our fund raising.
The foundation's subcommittee on technical assistance grants is hard at work to
obtain funds for the development of operations and fund raising plans. Several
funding sources and consultants are being approached.
We have also applied to two trusts for restoration funds. Applications to additional
organizations will be mailed by the time you receive this report. We have
received several substantial pledges to date, even though we have not yet begun
our formal fund raising effort. Beginning in June and throughout the summer,
there will be garden parties to inform friends and neighbors about the history of
Flanders as well as our plans for restoration. These events naturally will be the
basis for one of several types of fund raising efforts.
The foundation has developed an excellent computer data base which will greatly
assist us in our capital campaign, in particular, our Flanders 500 program.
Consistent with the advice of fund raising consultants, we have developed a list
of major donor prospects. We will continue our education process throughout the
summer by giving a series of luncheons to inform people as to the importance of
Flanders and of historical preservation to our community.
Flanders goes on the "web!" One of our board members is in the process of
establishing Flanders own web site similar to those for other historical properties,
such as Filoli. We are very enthusiastic about this. A copy is enclosed for your
review.
Our board of directors has listened very carefully to the concerns of the county
residents and is also sensitive to the tremendous efforts being put forth on behalf
of the Sunset Center project. Thus, we have come up with an approach we think
is consistent and supportive on both counts.
Firstly, we are now working on the establishment of an endowment fund. The
thrust of the endowment effort would be to remove the issues of uses and
operation and maintenance funding of Flanders from the City's concern. With an
established source of revenue, rentals and revenue generating activities would
no longer be a central issue to the long term viability of Flanders, thus satisfying
the neighbors concerns.
Secondly, we are developing an artist or naturalist- in- residence program. This
program would maintain a residential use for the house in keeping with the park
and neighborhood, while providing for security and caretaker benefits. The
National Trust and the Cultural Council have been most helpful in connecting our
foundation with many such successful programs around the state and the
country. We are actively contacting and working with these groups. We will
e v ~ l u a t e their programs, take their best aspects and develop a program for your
revtew.
Lastly, we are very pleased to report to you that we have two new board
members who have joined us and two others who are prospective members.
'---
In closing, we thank you for the opportunity to bring you up to date on our efforts
and also for your continued support which we very much appreciate.
September 1999
Honorable Mayor and City Council Members,
This is our third quarterly report. We are pleased to bring you up to date on our
various activities and achievements in the past three months consistent with
Council's October 1998 direction. On July 19, we received from the Internal
Revenue Service our tax exempt (501 c3) status. We were so pleased and proud
because it came only 2 months from the time we received our State Franchise
Tax Board approval. This was definitely a real feat.
We are currently actively preparing our Flanders Operational Plan to present to
you in December. We are working with a well known and recognized consultant.
Our foundation spent several hundred dollars also to join the "Alliance of Artists'
Communities" which is a national organization whose mission it is to work with
prospective and established artists-in-residence programs. This group has been
extremely helpful to us. Their "How To" manual has become invaluable to us and
our consultant. In addition, one of our sub-committees has contacted directors
and administrators of other specific programs across the nation to learn from their
experiences. We have also hired a community outreach consultant who has
already proven to be enormously effective and valuable.
In our last report we mentioned that we would be doing a series of garden parties
to inform and acquaint friends and neighbors about our foundation as well as
about the history of Flanders. Our first event was July 24, and it was a wonderful
success with sixty people attending. Our president made a presentation and
there was time for lots of questions (pro and con) and answers. It was a very
lively and productive afternoon. We gained several major contributions and a lot
of new supporters. People were invited who knew little or nothing of Flanders or
our group. We did this deliberately and felt very good about the overwhelmingly
positive response. To keep a little balance there were a couple of people who felt
that the property should be sold. Their position was respected but not supported
by the remainder of the guests. There will be another gathering September 11,
then two more later in September and early October.
On August 11th and 28th we conducted two highly successful "Discover
Flanders" walks. We took people from the Rio Road entrance of Mission Trail
Nature Preserve up the Flanders Trail to the mansion. Gary Girard and Marge
Adams gave a talk on the Lester Rowntree Native Plant Garden and the
president of the Flanders Foundation spoke about the history of the house, its
association with the Mission Trail Nature Preserve and the mission of the
Flanders Foundation. Following the talks and questions and answers Gary toured
people through the Native Plant Garden. The first walk generated over fifty (50)
calls. Twenty some people attended the first hike and 36 attended the second.
We missed a few people at the sign-in table on the initial outing, but were much
more vigilant in recording names of attendees the second time around. The walks
were a great success and garnered lots of recognition for Flanders, the native
plant garden and Flanders Foundation. Two professionals offered pro- bono
services and one major donor came forward. People are so pleased to see and
experience these very special community assets. Some of the seniors have lived
here their entire lives and were not familiar with these beautiful properties.
On Sunday, August 15th, the Flanders Foundation hosted a tour and
refreshments at the mansion for the Roycroft Foundation of East Aurora, New
York. This is a very prestigious historical preservation group dedicated to all
aspects of the arts and crafts movement of the early 20th century and the
perpetuation of that movement. Their visit to the Monterey Peninsula was in
conjunction with the 7th Annual California Arts and Crafts Symposium at
Asilomar. As part of the conference program there was a tour in Carmel-by-the-
Sea of homes and gardens that reflect the styles and values of the arts and crafts
period. The reception at Flanders which followed the tour, allowed the
Roycrofters, members of the Flanders Foundation, and the owners of the toured
properties to "network" with each other about preservation issues.
We will very shortly commence our capital campaign "kick off''. The Flanders Five
Hundred will be the major component of our plan. There will also be gifting
opportunities at all levels so that everyone who wants to help "SAVE
FLANDERS" can feel that there is a role and place for them in our campaign.
As a part of our overall fundraising efforts, we continue to work on grants,
however we do not see them as our greatest financial source. As we have
learned from the numerous fundraising seminars plus the meeting with a local
fundraising consultant, grants account for the smallest percentage of a capital
campaign. The community, however that may be defined, is where the real
financial support comes from. The California Preservation Foundation, the
Monterey County Preservation staff members, and the new president of our
regional parks district, etc. have all been of great assistance in recommending
granting sources and their contacts. It is of great satisfaction to us that so many
local as well as statewide groups are supportive and helpful to our foundation.
In conclusion we thank you for granting us the opportunity to pursue our goals
and to present you with this update.
Sincere regards,
Melanie C. Billig
President of Flanders Foundation
ljome I Miss1on Statement 1 Vision Statement I Activities I A Visual Tour I
Reports to the City Council I Directors and Advisory Board
Flanders Foundation
Carmel, California
BOARD OF DIRECTORS
Paul Eastman
William Englander
Gary Girard, Secretary
Jerry Kimmel
Elizabeth Sooy
Lou Ungaretti
Yoko Whitaker
Laurel Wharf
ADVISORY BOARD
Margery Adams
Carol Bell
Maggie Downer
Paul Eid
Hugo Ferlito
Diane Flanders
Jan Hardy
Glenn Leidig
Kati Lewis
Mary Ann Matthews
Martin Moss
Enid Sales -
Cynthia Schelcher
Joyce Stevens
Home I Mission Statement I Vision Statement I Activities I A Visual Tour I
~ ~ .. ~ - - ~
FLANDERS FOUNDATION
December 7, 1999
Copy of I.R.S. letter granting tax exempt, non-profit status
A-5
FLANDERS FOUNDATION
December 7, 1999
Consultants' resumes
A-6
12:51
KUEJN,MEJIA & ASSOC. INC. 6263826
NO. 782
LESLIE E. CPA. C!A P LO. Boi 1398. Pebble Bea!j;b. California 93953
(831)
SUMMARY: I am a Certtned Public Accountant and Certified Internal Auditor with over
22 yean of divene work experience, Including nonprofit organi.r.ations. As a coasuhant, I
bave prepared business plaas and projected financial statements for. variety or clients.
EXPERIENCE:
EDUCATION:
1997-Present LesUe E. Klein. CPA Pebble Beach, California
Financial Consultant
1998-1999 The SPCA of Monterey Cowny, Monterey, California
ChiefFiiwlcial Oflicer
19811997 San Dieeo Gas & Electric, San Diego, California
Director - Customer Services
Acting Treasurer & Finance Division Manager
Customer & Marketing Services Division Manager
Manager - Busineu Plannins & Budget
Manaser- Accounting Services
Manager - General Aceounting
Manager - Audit Services
Supervisor - Financial & Operational Audits
Auditor
1980.1982 E. F. Hutton Life Ins!lTIOCe La Jolla, California
Accountant
19791981 Cr.>uunm:e Boncsharefb Inc., Kansas City, 1\.fissouri
Accounting Manager
1977-1979 Touche Ross & Co .. Kansas City, Missouri
Auditor
Bachelor of Science in Business Administration. Major Accounting
May 1977, Kansas State University, 3.8 OPA
University ofChicaao, Manaaement Development Program, 1993
Ongoing participation in technical aDd leadership development programs
DESIGNATIONS: Certified Public Aecountant, 1979
Cenified Internal Auditor, 1983
MEMBERSHIPS: American Institute of Certified Public Accountants
Institute of Internal Auditors
COMMUNITY: California Coastal Rural Development Corporation, Director, 1998-1999
Central Cout Small Business Development Center, Counselor, 1998-1999
RECOGNITION: San Diego YWCA Tribute to Women and Industry Award, 1994
i;llal
McGRATH MASSIE
BUSINESS CO NS ULTANT I SPEAKER
International Headquarters: 430 Airport Blvd .. Suite c. salinas. Cr\ 93905
Mailing Address: P.O. Box 373, Salinas. CA. 93902
1: 831 /757-8514 F: 831/751-6885 E: massielO@sa!inas net
wv.rvv: www.salinas.net/massie 1 o
Professional Background
Brigid McGrath Massie, M.S. W., M.B.A.
Business Experience
Owner, McGrath-Massie Business Consulting. Provide human resources,
- marketing and -strategic planning consultation and training for individuals,
businesses and non-profit organizations. Provide direction in the recruitment,
selection, motivation and training of executives and employees.
Owner, Training for Success. Create and deliver keynote presentations for National,
Regional and local Associations. Oients include the National Restaurant
Association, the International Council of Shopping Centers, Sun Microsystems, the
California School Boards Association and dozens of others. Co-Founder and Co-
Facilitator of Leadership Salinas.
Education
Master's Degree in Business Administration, Pepperdine University
Master's Degree in Social Work, with distinction, California State University, Fresno
Bachelor's Degree, cum laude, California State University, Fresno
Certifications and Credentials
Advanced Certification, Academy of Certified Social Workers
Community College Teaching Credential in Public Services and Administration
Community College Teaching Credential in Business and Industrial Management
Certified Diversity Trainer, ProGroup, Minneapolis, Minnesota
Memberships
Society of Human Resource Management
President, Central Coast Human Resource Association
National Association of Female Executives
Salinas Valley Chamber of Commerce
Founding Member, Hispanic Chamber of Commerce
Active Corps of Executives, Small Business Administration
National Alliance for the Mentally Ill
Publications
Author of ""What Do They Stzy W1zen You Leave the Room? Eudemonia
Publications.
Author of Selling far People VVho Hate to Sell. Prima Publications.
Flanders Foundation
P.O. Box 1414
Telephone and Fax {831) 626-3826
www .flandersfoundation.org
Oral Comments October 29, 1998 Council Meeting
Honorable Mayor and City Council:
My name is Melanie Billig and I am representing the Board of Directors of the Flanders
Foundation.
We would like to thank you for placing this issue on your agenda today. Your action at the last
council meeting finally galvanized many of us who have been wanting to find a way to protect
and utilize the Flanders property for the community.
Our Mission and Vision Statements speak to our deep desire to preserve and restore this
important historical treasure for future Carmelites to ertioy.
This is why we are here today to ask you to allow us one year in which to accomplish the
following three tasks:
1. To obtain a 501(c)3 status;
2. To do a feasibility study to see if our proposed restoration and use as a city art, history
and natural history museum are viable;
3. Raise pledges and obtain grants for the first stage of repairs.
As I mentioned, we would like to use the home as a museum to display the city's art collection,
house its archives and provide a natural history of Carmel and immediate area. We also envision
that this would be a living museum wherein it would be used by community groups for small
meetings such as:
City Council and Planning Commission r e t r e a t s ~ etc.
Art seminar or class
Poetry readings
Small chamber music concerts in living room
Get togethers of other non-profit organizations
All activities would be of a smaH scale befitting the house, grounds and neighborhood. We
assure you that we are involving the neighbors and plan on being good neighbors should you
allow us the opportunity.
Our proposal has been met with much enthusiasm. We already have several pledges and
contributions. Our operating board is adding new members as is our honorary board.
We realize the long history and many failed attempts to find a use and get a project going.
However, we believe that now is the time and this is the project.
Thank you for the opportunity to present this to you.
26 May 1998
Honorable Mayor and City Council Members
RE: Flanders Foundation Proposal
The Flanders Foundation is a recently formed group of
citizens who want to preserve for the community, now and
in the future, the venerable property known as the
Flanders Mansion.
Our intent is to raise monies to restore and maintain this
property in perpetuity, and we respectfully request the
Council to allow the Flanders Foundation one year in which
to effectuate this goal.
Enclosed you will find our Mission and Vision Statements
which we hope you will find compatible with Carmel's
General Plan and our community's goals.
Sincerely,
Flanders Foundation Board
Current membership 5/26/98
Margery Adams
Melanie Billig
Paul Eastman
Bill Fleming
Gary Girard
Diane Hydorn
Enid Sales
Lou Ungaretti
Yoko Whitaker
Marsha McMann Zelus
MISSION STATEMENT OF THE FLANDERS FOUNDATION
To preserve, enhance, and maintain the Flanders Mansion
property as an historical, cultural, and educational
resource for the benefit of residents and visitors to
Carmel-By-The-Sea.
This implements the following General Plan policies:
G4-l To recognize the unique social, cultural and
recreational aspirations and activities which contribute
to the vitality of Carmel-By-The-Sea; to provide a range
of public and semi-public facilities and programs responsive
to those aspirations; to maintain both facilities and
programs so as to exemplify the highest standards for the
community.
G5-l Retain and enhance the buildings and open spaces
on a voluntary basis that make especially significant
contributions to the unique character and identity of the
city.
05-4 Develope a comprehensive approach to the maintenance
and preservation of the City's architectural/cultural/
historic resources promoting voluntary efforts and, if
necessary, funding sources from public and private sectors.
05-5 Promote property owner awareness of Carmel-By-The-
Sea's significant buildings, historic traditions, and
preservation policies, and foster a wider appreciation of
the contributions these buildings make to the city's
character.
P5-16 Establish an archival depository for information
on Carmel's history, cultural traditions and architectural
contributions.
VISION STATEMENT OF THE FLANDERS FOUNDATION 5/26/98
Our village by the sea and amongst a forest has long been
known as a cultural colony that promotes the arts, be it
painting, sculpture, crafts, photography, literature,
music, dance, drama, or architecture. It has added to the
inspiration and vitality of the creative spirits who watch
over us in this sylvan setting. Carmel, in its inception
as a community, respected and enhanced the natural
environment.
Significant architecture is an important reminder of
Carmel's development history, as well as providing a
visual image that identifies the uniqueness of Carmel for
residents and visitors alike to remember. The General Plan
speaks to this on Page 5-l: uculturally significant
structures and sites, like architectural resources, are
vital to the well-being and survival of Carmel's citizens.
An understanding of its history helps define and preserve
the unique qualities of Carmel.The knowledge of its
cultural heritage can be fostered through awareness of its
varied eras, eclectic architecture, parks, seashore and
forest setting. Such knowledge will provide assurance that
Carmel's sense of place will survive."
Flanders Mansion, a.k.a. Flanders Estate, and a.k.a.
Outlands was designed by noted San Francisco architect,
Henry H. Gutterson who had degrees from U.C. Berkeley and
L'Ecole des Beaux Arts in Paris. During his
career,Gutterson was associated with architects such as
Bernard Maybeck, Willis Polk, and Ernest Bourn. He was
hired in 1924 by Paul and Grace Flanders to design their
house and gardens as well as to lay out Hatton Fields for
development. uoutlands" English Cottage design, which is a
substyle of the Tudor Revival, was one of the first
structures in Carmel of this pictorial style of
architecture. Flanders is bordered by Mission Trails
Nature Preserve and the Lester Rowntree Native Plant
Garden, enhancing its uniqueness.
(continued on page 2)
- - - ~ - -
Page Two
Flanders Foundation Vision Statement
We must not lose this reminder of Carmel's past
developmental and cultural history which speaks to the
character of the community. It is this quality of
character that prompted past Mayor Gunnar Norberg, at the
time Vice Mayor, to launch a campaign and persuade the
City to purchase the Flanders Estate in 1972 after Paul
Flanders had died. It then became the site of the Carmel
Art Institute under the tutelage of artist John
Cunningham, and played an important part in Carmel's art
history.
The General Plan speaks to the need for fostering a wider
appreciation of the contributions that structures,such as
uoutlands", make to the City's character (POS-5). The
Flanders Foundation can do this by restoring and
furnishing the house, and improving the landscape through
private and public funding, as well as establishing an
endowment fund for maintenance and operation. We can
establish a non-profit museum to house and exhibit the
City's large art collection, provide archival storage of
which the City has great need, and create a permanent
exhibit of Carmel's history in photographs. The house will
maintain the air of a private residence and provide an
ideal setting for small meetings and lectures in keeping
with the scale of the house and gardens, as well as the
neighborhood. These events will foster the promotion of
Carmel's historic preservation and Carmel's cultural
heritage. The garden will retain its rustic style and
provide a charmed setting for activities such as poetry
readings or a watercolor class.
We also need to be mindful of the kind of legacy we are
leaving for future generations of Carmelites. We need to
preserve and promote Flanders Mansion for tomorrow as much
as for today. Hopefully,the future will appreciate our
vision and efforts more than we can imagine.

Attachment B Flanders Foundation Correspondence

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Attachment B Flanders Foundation Correspondence

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Attachment B

Correspondence Flanders Foundation Regarding the Flanders Mansion Property &

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