Agenda packet — Carmel-by-the-Sea City Council, July 9, 2024 (part 3 of 3)

P1. Other Identifier: Hofsas House Hotel
*P2. Location: Not for Publication Unrestricted *a. County Monterey and (P2b and P2c or P2d. Attach a Location Map as necessary) *b. USGS 7.5’ Quad Monterey Date 2012 T ; R ; ¼ of ¼ of Sec ; Mount Diablo B.M. c. Address San Carlos 2 NW of 4th City Carmel by the Sea Zip 93921 d. UTM: (Give more than one for large and/or linear resources) Zone ; mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN 010-124-014; Blk. 34, lots 5,7,9,11 & 14; APN 010-124-001, Blk. 34, lots 1 & 3 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting and boundaries) Between 1923 and 1933, four buildings were constructed on lots 7, 9, 11, and 12 on San Carlos Street, 2 NW of Fourth Avenue. In 1943 the two-story residence on lot 9 was remodeled into apartments. In May 1948 Harry Hofsas purchased the property and then granted the cottages to his brother, Fred, and his wife Donna in July. Donna and Fred started to remodel the cottages into a complex of rental rooms and apartments. In 1956 they demolished two of the residences on lots 7 and 12 to create a parking lot. In January 1957 they built a four-story, 25-unit motel and swimming pool. In 1967 Donna built the eightunit detached North Wing on lots 1 and 3, after demolishing two apartment buildings on those parcels.

Donna Hofsas used Bavarian themed details for the 1957 hotel and remodeled the two pre-1957 cottages to match. The front elevation of the Hofsas House Hotel extends along San Carlos Street. The reception area of the southern two-story section was one of the existing buildings, as evidenced by Robert Jones’ site plan for the project. This area was enlarged to the south (continued p. 3) P5b. Description of Photo: (View,
date, accession #) Front Elevation,
05/2023
*P6. Date Constructed/Age and
Sources: 1957, 1968 Historic
Prehistoric Both
Building Permits
*P7. Owner and Address:

Hofsas House Hotel
POB 1195
Carmel, CA. 93921
*P8. Recorded by: (Name,
affiliation, and address)
Meg Clovis
14024 Reservation Rd.

Salinas, CA 93908
*P9. Date Recorded: 08/2023
*P10. Survey Type: (Describe)
Intensive
*P3b. Resource Attributes: (List attributes and codes) HP5, Hotel/Motel *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) *P11. Report Citation: (cite survey report and other sources, or enter “none.”) 2001 Carmel City-Wide Survey, DPR by Kent Seavey.

No paper records. Verbal reference and reference in the building file. *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List)
Attachment 11
DPR 523B (1/95) *Required Information
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION
Primary # __________________________________________
HRI # _____________________________________________

BUILDING, STRUCTURE, AND OBJECT RECORD

Page 2 of 11 ends

*Resource Name or # (Assigned by recorder) Hofsas House Hotel B1. Historic Name: Hofsas House Hotel
B2. Common Name: Hofsas House Hotel
B3. Original Use: Hotel B4. Present Use: Hotel
*B5. Architectural Style: Bavarian-Themed Vernacular
*B6. Construction History: (Construction date, alteration, and date of alterations) BP#445: Addition to cottage (1938); BP#1016: 2- story building remodeled into apartments (1943); BP#2986: Demolish 2 residences for parking lot (1956); BP# 2996 Build 4- story hotel (1957); BP# 3058 Build swimming pool (1957); BP# 4748 Build 8-unit North Wing (1968). See p. 4 for additional permits.
*B7. Moved? x No Yes Unknown Date: Original Location:
*B8. Related Features: Parking lot, pool
B9a. Architect: Robert R. Jones, Cleve Dayton, George Willox b. Builder: Ralph Stean, Helm & Savoldi *B10. Significance: Theme: N/A Area Carmel by the Sea
Period of Significance: N/A Property Type Building Applicable Criteria: N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Address integrity.)
In 1949 Donna J. Hofsas (1902-1981) and Frederick L. Hofsas (1897-1989) moved to Carmel from Los Angeles. Donna was a film actress with Fox Studios and Fred was an accountant. Fred’s brother, Harry, granted four cottages he had purchased on San Carlos Street to the couple. Donna and Fred started remodeling the cottages into apartments. By 1951 they were renting rooms and apartments in their advertised Hofsas House Hotel. Donna managed the rentals while Frederick continued his work as an accountant. In 1957 they built a Robert Jones designed four story Bavarian-themed motel and incorporated two of the old buildings into the new complex. Fred, who was an amateur artist, designed a mosaic coat of arms for the hotel, with the creed “Otium Cum Dignitate” (Leisure with Dignity). Donna asked her friend, renowned artist Maxine Albro, to paint murals on the inside wall of the porte cochere. Donna and Fred divorced in 1960 and Donna continued to operate the Hofsas House Hotel until her death. The hotel is still owned and operated by her descendants.

Architect Robert R. Jones (1911-1989) designed the four-story motel. Born in Berkeley, Jones was educated at the University of California, Berkeley before (continued p. 6) (This space reserved for official comments.)
(Sketch Map with north arrow required.)
B11. Additional Resource Attributes (List attributes and codes):
*B12. References:

Carmel Context Statement & Historic Preservation Ordinance Sacramento Bee, 9/3/2012, p. 10
Building File, Carmel Planning Dept.

National Register Bulletin 15
Polk’s City Directories, Harrison Memorial Library
U.S. Census & Voter Registration Records
TGIF Guide.com
Donna Hofsas Obit., Carmel Pine Cone, 7/16/1981, p. 26
B13. Remarks
*B14. Evaluator: Meg Clovis
*Date of Evaluation: 08/2023
Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 3 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
P3a. Description (continued):
to create the porte cochere. A front-facing, clipped gable roof sweeps to the south to cover the porte cochere. The roof has wide, overhanging eaves and visible rafters. Pink stucco covers the exterior walls and provides contrast for the decorative half-timbering used on both floors (the buildings were originally painted beige, per the Planning Commission’s request, so they would not look as large). A plant-covered balcony extends from the second floor. Vertical diamond paned windows are used on both floors. Floral murals surround the second-floor windows. Maxine Albro’s mural of Bavarian peasants is located on the interior wall of the porte cochere.

Three, front gable dormers
are located on the 1957
portion of the San Carlos
Street elevation. Each
dormer has two small
diamond pane casement
windows that flank inset
floral murals. A chimney is
located at the intersection of
the cross gable. Pink stucco
and half-timbering covers
the exterior walls and the
Hofsas House coat of arms,
created by Fred Hofsas, is
located at intervals along
the first-floor wall.

Figure 1: Front elevation of
Hofsas House, looking
northwest from San Carlos
Street.

A steep driveway leads down from San Carlos Street to the rear and lower level of the property. The main hotel is centered between the remodeled older residences within the complex and the 1968 North Wing. Rising four stories from the parking lot, each level of the 1957 hotel has a balcony which extends across the entire floor. The balcony has a Bavarian-style, band sawn wood railing and the balcony is divided into separate porches for each room. Each room has a door onto the porch and a window.

Flights of exterior stairs connect each level.

The two-story, 1968 building to the north of the 1957 building has an L-shaped plan and cross gable roof with wide, overhanging eaves and clipped gables. Hotel rooms are located on the upper floor while a meeting room and a covered parking area are located on the ground level. The same pink stucco and half timbering is used on the exterior. Other details from the 1957 building are incorporated into the North Wing such as the gabled dormers1, and the band sawn railings used for the exterior 1 The 1968 building’s gabled dormers have murals painted between each casement window. The murals are similar to Maxine Albro’s original murals however they were not painted by her since she died in 1966. There is no record of who painted the murals for the 1968 North Wing.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 4 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
walkways and balconies. To the south of the rear parking lot is a cluster of buildings that were part of the original, pre-1957 hotel complex. Pink stucco covers the exterior walls, but half timbering is not used.

A pool and large parking area (with another automobile entrance off of Dolores Street) are located on the lower level of the property. Landscaping throughout the complex is minimal except along the driveway which leads from San Carlos Street to the covered parking under the North Wing.

The Hofsas House Hotel was established when Carmel’s reputation as a tourist attraction was on the rise. Many hotels, inns, and motels were built between 1947 and 1963 and these establishments reflect a wide range of architectural styles and themes. The 1957 section of the hotel was designed by Robert Jones, who is best known for his contemporary designs. The project contractor was Ralph Stean, who specialized in post-adobe style homes. The north wing was designed by San Jose architect Cleve Dayton, the same architect who designed Donna Hofsas’ house with the parabolic roof, located off of Dolores Street. By May 1968 George Willcox had taken over the project, working with contractors Helm and Savoldi.

The Hofsas House is a conglomeration of buildings cobbled together over four decades. Following is a timeline of alterations and additions:
• May 1948: Harry Hofsas purchases cottages (currently rooms 6, 7, 8, 9, and 10) • May 1948: New basement added to two-story building on lot 9 (BP# 1604) • June 1948: Bathroom and living room addition to two-story building on lot 9 (BP# 1625) • August 1948: Two-story building’s basement remodeled into bedroom and bath on lot 9 (BP# 1660)
• 1952: Building additions (currently rooms 20, 21, 30 and 31) • March 1952: New apartments added to existing building on lot 9 (BP#2283) • May 1952: Apartment addition to lot 13 (BP# 2315)
• June 1952: Porch roof addition to Lot 11 (BP# 2337)
• December 1956: Demolition permit for two old residences to create a parking lot for hotel (BP# 2986)
• January 1957: Construction of 4-story main hotel building with 21 units, night manager’s apartment and laundry room
• May 1957: Addition of 5 units to existing 25 units (BP# 3044) • June 1957: Build swimming pool (BP# 3058)
• November 1959: Remodel bath and hallway in duplex on lot 8 (BP# 3458) • November 1967: North wing constructed with 8 units, banquet room, kitchen, and two dry saunas (BP# 4748)
• January 1968: Tar and gravel roof replaced with shakes and roof structure changed to provide 4” minimum pitch on lot 11 (BP# 4744)
• 1974: New office added over back office of the lobby and stairs redesigned from the 4th floor to the parking lot (BP# 74-101)
• June 1977: Stairs replaced on the north side of the main building (BP# 77-132) • November 1978: Repair of failed retaining wall (BP# 78-192) Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 5 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
Figure 2: North wing looking southwest from San Carlos Street.

Figure 3: View of hotel’s porte cochere with mural and family shield, looking southwest from San Carlos Street.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 6 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
B10. Significance (continued):
relocating to the Monterey Peninsula to work for architect Robert Stanton. Jones opened his own architectural firm in 1939 designing house plans for war housing and FHA apartments. By the war’s end, Jones had opened additional offices in Merced and Oxnard. On the Peninsula, his firm designed 27 canneries and reduction plants, as well as public buildings for the Monterey Peninsula Airport. His Modernist design for the Monterey Airport Administration Building won a major design award from the Smithsonian Institute. He also designed the Elks Lodge in Monterey. In Carmel he designed All Saints Episcopal Church and the Carmel Youth Center. He designed numerous residences in the area and was known for his flat-roofed, Modern style. Robert R. Jones is included in Carmel’s Historic Context Statement.

Ralph Leo Stean (1918-2004) was the contractor for the 1957 Hofsas House Hotel project. Stean was a Carmel Valley developer and contractor who worked on the Monterey Peninsula from the mid-1940s to the 1970s. Early on he specialized in building Post-Adobe residences. Ralph Stean is listed in Carmel’s Historic Context Statement.

Cleveland Dayton (1919 - 2012) prepared the preliminary plans for the North Wing, which was built in 1968. Dayton was an architect with the Creative Design Company, a San Jose firm. The North Wing’s plans were revised by George Legge Willox (1903 – 1968), a Carmel architect who is best known for his design of the Church of the Wayfarer. Born in Scotland, 2 and raised in Canada, Willox graduated with a
degree in architecture from the University of Michigan. He moved to Carmel from Los Angeles and joined Robert Stanton’s firm as head designer. He eventually opened his own architectural practice.

Willox served on Carmel’s Planning Commission for fourteen years and was appointed to the California State Planning Commission by Governor “Pat” Brown. Willox is included in Carmel’s Historic Context Statement.

The contracting firm of Helm and Savoldi constructed the North Wing. Walter Helm (1914-1998) graduated in 1938 with an engineering degree from the University of Arizona. He settled in Carmel in 1945, working as a carpenter. Helm became a licensed contractor and partnered with Michigan-native and former pro-wrestler Clem Savoldi (1909 – 1999) to form the Helm-Savoldi contracting firm. Helm and Savoldi built hundreds of custom homes on the Monterey Peninsula, working with such notable architects as Henry Hill, Jon Konigshofer, and Walter Burde. Helm and Savoldi are not included in Carmel’s Historic Context Statement.
2 George Willox Obituary, Carmel Pine Cone, August 20, 1968.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 7 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
Donna Hofsas asked her friend Maxine Albro (1903-1966)
to paint murals on the inside wall of the porte-cochere.

She also did three paintings for the reception area.

Maxine Albro was a nationally known muralist, mosaic
artist and sculptor. She was one of America’s leading
female artists, and one of the few women commissioned
under the New Deal’s Federal Art Project. During that
time, she executed the California agricultural workers
mural in Coit Tower. She became a leader in the
California muralist movement and her work can be found
in the collections of the Smithsonian American Art
Museum, MoMA, and the National Gallery of Art, among
others. She and her husband moved to Carmel in 1938
and she lived in Carmel until her death. She was named
an honorary life member of the Carmel Art Association
and served on Carmel’s first Art Commission. Besides the Hofsas House Hotel, her work can be seen locally at Santa Catalina School.3
Figure 4: Photo of Maxine Albro courtesy of the Carmel Art Association.

In 1961 a glowing review of the Hofsas House Hotel stated:4 “Hofsas House is something new under Carmel’s sun. It’s on a curve of the road leading into the village at San Carlos and Fourth. It’s right out of a picture book with gay murals of peasants dancing under a smiling sun and diamond paned windows, touched by the flicker of patio torches. A page out of Bavaria with king sized beds, jeweled and gold telephones, a delightful, heated swimming pool sheltered from the ocean breezes, yet a view of ocean on each of its four levels.” Evaluation for Significance
Historians use National Register Bulletin 155 as a guide when evaluating a property’s significance whether on a local, state, or national level. As a first step, to determine whether or not a property is significant, it must be evaluated within its historic context and the City of Carmel’s Historic Context Statement6 provides this context. The City of Carmel’s Historic Preservation Ordinance (Section

17.32.040) reiterates the role of National Register Bulletin 15 in the evaluation of historic resources. 3 Maxine Albro Obituary. Carmel Pine Cone. 7/28/1966, p. 19. 4 Biggs News, 11/3/1961, p. 4.
5 National Register Bulletin 15. How to Apply the National Register Criteria for Evaluation. National Park Service. 1998.
6 Historic Context Statement: Carmel-by-the-Sea (Draft). Approved by the City Council December 6, 2022.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 8 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
Adopted eligibility criteria are modeled on the California Register’s four criteria with the addition of specific qualifications for Criterion Three (Section 17.32.040.D).

The Hofsas House Hotel is not eligible under Criterion One (Event/Association) despite its association with the development of business and tourism in Carmel. The Hosfas House Hotel is one of dozens of tourist-serving accommodations built in Carmel during the 1950s and 1960s. Per Carmel’s Historic Context Statement, “Properties associated with business and tourism exist in abundance throughout Carmel. Significant examples should retain a high degree of integrity. Significance would be enhanced by association with prominent members of the business community and with specific businesses or business types that were pivotal in the town’s economic development” (p. 31). The Hofsas House Hotel’s significance is not enhanced by its association with Donna Hofsas, who did not distinguish herself from others in the same business (see Criterion Two).

For a property to be listed under Criterion Two (Important Person) it must be associated with a person who is considered significant within Carmel’s historic context. An individual must have made contributions or played a role that can be justified as significant and the contributions of the individual must be compared to others who were active, prosperous, or influential in the same sphere of interest.

Carmel had over fifty hotels, inns, and motels that were in operation at the same time Donna Hofsas was managing the Hofsas House Hotel. There is no indication in the historical record that Mrs. Hofsas played an outstanding role within the tourism community when compared to her peers. Maxine Albro painted the murals on the exterior walls of the Hofsas House Hotel, but her life achievements would be better represented by her own home which was located on Santa Rita between Fourth and Fifth Avenues. The Hofsas House Hotel is not eligible for listing in the Carmel Inventory of Historic Resources under Criterion Two.

Figure 5: Rear elevation of
1957 hotel looking northeast.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 9 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
A property is eligible under Criterion Three (Design/Construction) if it, “embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values.” Carmel’s Historic Preservation Ordinance includes additional qualifications for eligibility under Criterion Three. An historic resource eligible under California Register Criterion Three (per Carmel’s Ordinance) should meet at least one of the following four criteria:

1. Have been designed and/or constructed by an architect, designer/builder, or contractor whose work has contributed to the unique sense of time and place recognized as significant in the Historic Context Statement.

The 1958 hotel building was designed by Robert R. Jones and constructed by Ralph Stean, who are both listed in Carmel’s Historic Context Statement. Jones is best known for his contemporary designs and Stean is best known for his post-adobe residences. The 1968 North Wing was initially designed by Clevland Dayton, re-designed by George Willox, and built by Helm and Savoldi. George Willox is the only creative individual out of the three who is listed in Carmel’s Historic Context Statement. Per Bulletin 15, a property is not eligible as the work of a master simply because it was designed by a prominent architect. “The property must express a particular phase in the development in the master’s career, an aspect of his or her work, or a particular idea or theme in his or her craft.” None of the architects or builders associated with the Hofsas House Hotel could claim that the design and/or construction of this hotel was a defining moment in their careers, so this criterion is not applicable.

2. Have been designed and or constructed by a previously unrecognized architect, designer/builder, or contractor if there is substantial, factual evidence that the architect, designer/builder, or contractor contributed to one or more of the historic contexts of the City to an extent consistent with other architects, designer/builders or contractors identified within the Historic Context Statement.

This criterion is not applicable.

3. Be a good example of an architectural style or type of construction recognized as significant in the Historic Context Statement.

Bavarian-themed vernacular commercial buildings are not recognized as significant in Carmel’s Historic Context Statement.

4. Display a rare style or type for which special consideration should be given. Properties that display particularly rare architectural styles and vernacular/utilitarian types shall be given special consideration due to their particularly unusual qualities. Such rare examples, which contribute to diversity in the community, need not have been designed by known architects, designer/builders, or contractors. Rather, rare styles and types that contribute to Carmel’s unique sense of time and place shall be deemed significant.

There are several examples of vernacular style buildings with various thematic attributes in Carmel. The Hofsas House Hotel does not display a rare style of architecture and cannot be considered eligible under this criterion.

California Register Criterion Three (Design/Construction) has three parts as follows:

A property is eligible if it 1) embodies the distinctive characteristics of a type, period, region, or method of construction, 2) represents the work of a master, or 3) possesses high artistic values.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 10 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
The Hofsas House Hotel does not meet the first part of California Register Criterion Three because it does not embody the distinctive characteristics of a particular style of architecture. As evidenced by the lengthy list of building permits over a four decades, the hotel complex is an assemblage of disparate components, rather than a cohesive stylistic vision.

Although designed and constructed by architects and contractors recognized as significant in Carmel’s Historic Context Statement, the Hofsas House Hotel is not representative of their best work. The hotel does not meet the second part of Criterion Three.

The Hofsas House Hotel does not meet the third part of Criterion Three because it does not possess high artistic values and it does not express aesthetic ideals or design concepts.

The California Register’s Fourth Criterion (Information Potential) is generally reserved for archeological sites. There is no evidence in the historical record that the Hofsas House Hotel meets the eligibility requirements for Criterion Four.

Integrity
Integrity is defined as the ability of a property
to convey its significance. There are seven
aspects of integrity including location, design,
setting, materials, workmanship, feeling, and
association. To retain integrity a property must
retain several if not most aspects. If a property
does not meet any of the eligibility criteria, then
integrity is not a consideration as part of the
evaluation for historical significance.

Figure 6: North wing looking northeast.

Attachment 11
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 11 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
Summary
To be eligible for the Carmel Inventory a resource must represent a theme in the Context Statement, retain substantial integrity, be at least 50 years old, and meet at least one of the four criteria for listing in the California Register. The Hofsas House Hotel does not represent a theme in the Context Statement. The Hofsas House Hotel does not retain substantial integrity. The Hofsas House Hotel is over 50 years old. The Hofsas House Hotel does not meet any of the California Register criteria. In summary, Bulletin 15, the Carmel Historic Context Statement, the Carmel Historic Preservation Ordinance, and the historical record support the conclusion that the Hofsas House Hotel is not eligible for listing in the Carmel Inventory of Historic Resources.

Figure 7: Mosaic shield created by Frederick Hofsas.

Attachment 11
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12
Attachment 12

CARMEL-BY-THE-SEA

NOTICE OF INELIGIBILITY
For the Carmel Historic Resources Inventory
On December 18, 2023, the Historic Resources Board determined that the property identified below does not constitute a historic resource.

Assessor’s Parcel Number: 010-124-014 (por.) & 010-124-001 Current Owner: Hofsas House Inc
Block/Lot: 34 /5, 7, 8 (por.), 9, 11, 14, Various & 34/1 & 3 Street Location: San Carlos Street 2 NW of 4th Avenue
Lot size: 28,200 square feet (excludes Lots 10 & 12-Donna Hofsas House) Date of Construction: 1957, 1968
 The Hofsas House Hotel is not eligible under Criterion One (Event/Association) because it does not retain a high degree of integrity and is not associated with a prominent member of the business community.
 The Hofsas House Hotel is not eligible under Criterion Two (Important Person) because the property is not associated with a person who is considered significant within Carmel’s historic context. There is no indication that the hotel operator, Donna Hofsas, played an outstanding role within the tourism community when compared to her peers. Additionally, muralist Maxine Albro’s life achievements would be better represented by her own home.  The Hofsas House Hotel is not eligible under Criterion Three (Design/Construction) because none of the architects or builders associated with the Hofsas House Hotel could claim the design or construction was a defining moment in their careers; the Bavarian-themed vernacular buildings are not recognized as significant in the city’s Historic Context Statement; and the hotel does not display a rare style of architecture.  The Hofsas House Hotel is not eligible under Criterion Four (Information Potential), which is generally reserved for archeological sites. There is no evidence in the historical record that the Hofsas House Hotel meets the eligibility requirements for Criterion Four.

This Determination is based on the intensive survey prepared by qualified professional Margaret Clovis dated 08/2023 (11 pages) and the peer review documentation prepared by EMC Planning Group dated October 26, 2023 (attached). This Determination was subject to a ten (10) working day appeal period, which ended at 5:00 P.M. on Wednesday, January 10, 2024. No appeals were filed during the appeal period. This Determination is final and shall remain valid for a period of 5 years. ________________________________
Marnie R. Waffle, AICP
Principal Planner
Attachment 13
DPR 523A (1/95) *Required Information
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

PRIMARY RECORD
Primary # ___________________________________________
HRI # ______________________________________________
Trinomial ___________________________________________
NRHP Status Code
Other Listings
Review Code ______ Reviewer ______________________ Date _______________________

Page 1 of 11 ends

Hofsas House Hotel
POB 1195
Carmel, CA. 93921
*P8. Recorded by: (Name,
affiliation, and address)
Meg Clovis
14024 Reservation Rd.

No paper records. Verbal reference and reference in the building file. *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List)
Attachment 13
DPR 523B (1/95) *Required Information
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION
Primary # __________________________________________
HRI # _____________________________________________

BUILDING, STRUCTURE, AND OBJECT RECORD

Page 2 of 11 ends

Carmel Context Statement & Historic Preservation Ordinance Sacramento Bee, 9/3/2012, p. 10
Building File, Carmel Planning Dept.

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 3 of 11 ends

Figure 1: Front elevation of
Hofsas House, looking
northwest from San Carlos
Street.

Flights of exterior stairs connect each level.

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 4 of 11 ends

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 5 of 11 ends

*Recorded by Meg Clovis *Date 08/2023  Continuation  Update DPR 523L (1/95) *Required Information
Figure 2: North wing looking southwest from San Carlos Street.

Figure 3: View of hotel’s porte cochere with mural and family shield, looking southwest from San Carlos Street.

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 6 of 11 ends

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 7 of 11 ends

She also did three paintings for the reception area.

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 8 of 11 ends

Figure 5: Rear elevation of
1957 hotel looking northeast.

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 9 of 11 ends

This criterion is not applicable.

3. Be a good example of an architectural style or type of construction recognized as significant in the Historic Context Statement.

Bavarian-themed vernacular commercial buildings are not recognized as significant in Carmel’s Historic Context Statement.

California Register Criterion Three (Design/Construction) has three parts as follows:

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 10 of 11 ends

The Hofsas House Hotel does not meet the third part of Criterion Three because it does not possess high artistic values and it does not express aesthetic ideals or design concepts.

Figure 6: North wing looking northeast.

Attachment 13
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 11 of 11 ends

Figure 7: Mosaic shield created by Frederick Hofsas.

Attachment 13

RECORDING REQUESTED BY

CITY OF CARMEL-BY-THE-SEA

AND WHEN RECORDED MAIL TO

Carmel City Hall
Post Office Drawer CC
Carmel, CA 93921
Attn: Marnie R. Waffle, AICP, Principal Planner
No Fee Pursuant to Gov. Code Sec.27383 This space is reserved for the Recorder’s use only

RESOLUTION OF HISTORICAL RESOURCE DESIGNATION
The Department of Community Planning and Building of the City of Carmel-by-the-Sea has completed intensive survey work and has made an Administrative Determination that the property identified below meets the criteria for a historic resource as established in the City’s General Plan, the Municipal Code, and the Local Coastal Program for Carmel-by-the-Sea.

Based on this determination, effective December 18, 2023, the Department of Community Planning and Building hereby resolves to designate the property described below as a local resource on the Carmel Inventory of Historic Resources.

This Resolution of Historical Resource Designation is being recorded pursuant to section 5029(b) of the California Public Resources Code, which requires the City to record all historic resource determinations. This action is also taken in furtherance of the Local Coastal Program certified by the California Coastal Commission and implemented by the City of Carmel-by-the-Sea Ordinances No. 2004-01 and 2004-02.

Assessor’s Parcel Number: 010-124-014-000
Block: 34 Lot(s): 10 & 12
Current Owner: Hofsas House, Inc
Street Location: Dolores Street 2 NE of 4th Avenue
Resource Name: Donna Hofsas House
Attachment A – DPR 523A Form for Donna Hofsas House (7 pages) It is the purpose of this Resolution to alert the owner, successors, and assigns to the existence of a historic resource on the property. This historic resource is protected under the laws of the State of California and of the City of Carmel-by-the-Sea, including the California Coastal Act, the California Public Resources Code, the Carmel-by-the-Sea Municipal Code, and the Local Coastal Program. Specific regulations affecting remodels, alterations, additions, and demolitions can be found in the City of Carmel-by-the-Sea planning documents referenced above.

Date: Certified by:

December 18, 2023
Marnie R. Waffle, AICP, Principal Planner
City of Carmel-by-the-Sea
Attachment 14
DPR 523A (1/95) *Required Information
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

Page 1 of 7 ends

P1. Other Identifier: Donna Hofsas House
*P2. Location: Not for Publication Unrestricted *a. County Monterey and (P2b and P2c or P2d. Attach a Location Map as necessary) *b. USGS 7.5’ Quad Monterey Date 2012 T ; R ; ¼ of ¼ of Sec ; Mount Diablo B.M. c. Address Dolores 2 NE of 4th City Carmel by the Sea Zip 93921 d. UTM: (Give more than one for large and/or linear resources) Zone ; mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN 010-124-014; Block 34, lots 12 & 14
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting and boundaries) The two-story Donna Hofsas House has an irregular plan placed diagonally on the downward sloping lot. The focal point of the house is the hyperboloid parabola roof which is supported by elevated concrete block piers. The roof is covered by fiberglass deck roofing with a coarse sand topping. The concrete block walls also serve as retaining walls against the grade. A bedroom/bathroom wing extends northeast. This wing has a low gabled roof with shingles. Vertical 1x10 siding and window walls within an exposed steel structural system act as non-load bearing screens below the sweep of the roof. A ground level garage is located on the west (front) elevation. Concrete stairs lead from the driveway up to the double front entrance located under the southeast peak of the roof. A Mayan concrete screen wall is located next to the door.

Building permits indicate that a bathroom was added to the north elevation in 1962 (designed by architect Ted Larson) and the entrance was extended in 1972 by architect Robert (continued p. 3) P5b. Description of Photo: (View,
date, accession #) Front Elevation,
05/2023
*P6. Date Constructed/Age and
Sources: 1960 Historic
Prehistoric Both
Building Permit
*P7. Owner and Address:

Hofsas House
POB 1195
Carmel, CA. 93921
*P8. Recorded by: (Name,
affiliation, and address)
Meg Clovis
14024 Reservation Rd.

Salinas, CA 93908
*P9. Date Recorded: 07/2023
*P10. Survey Type: (Describe)
Intensive
*P3b. Resource Attributes: (List attributes and codes) HP2, Single family house *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) *P11. Report Citation: (cite survey report and other sources, or enter “none.”) DPR523A&B, Richard Janick 2002 *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List)
Attachment 14
DPR 523B (1/95) *Required Information
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION
Primary # __________________________________________
HRI # _____________________________________________

BUILDING, STRUCTURE, AND OBJECT RECORD

Page 2 of 7 ends

*Resource Name or # (Assigned by recorder) Donna Hofsas House B1. Historic Name: Donna Hofsas House
B2. Common Name: Donna Hofsas House
B3. Original Use: Residence B4. Present Use: Residence
*B5. Architectural Style: Regional Expressionist
*B6. Construction History: (Construction date, alteration, and date of alterations) BP#3535 (1960) Build 2-story house; BP#3828 (1962) Add bathroom; BP#72-150 (1972) Extend entry & shift entry doors *B7. Moved? x No Yes Unknown Date: Original Location:
*B8. Related Features: Parking lot
B9a. Architect: Cleveland A. Dayton b. Builder: Ralph Stean *B10. Significance: Theme: Architectural Development Area Carmel by the Sea Period of Significance: 1960 Property Type Building Applicable Criteria: CR3 (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Address integrity.)
In 1949 Donna J. Hofsas (1902-1981) and Frederick L. Hofsas (1897-1989) moved to Carmel from Los Angeles. Donna was a film actress with Fox Studios and Frederick was an accountant. They developed a Bavarian-themed hotel complex known as the Hofsas House Inn on San Carlos and Fourth. After considerably enlarging their hotel in 1957, they decided to build their own house on the edge of lots 12 and 14, fronting Dolores Street. Mrs. Hofsas hired architect Cleveland A. Dayton to design a house with a hyperbolic paraboloid roof, which was a daring choice for a community defined by delightful fairytale cottages. Although there was some initial disagreement among Planning Commissioners, Mrs. Hofsas prevailed and received a permit to build her house in May 1960.

There is no record of why Donna Hofsas selected a building style so radically different than her Hofsas House Inn, which exuded Bavarian charm. Architect Cleveland A. Dayton (1919-2012) worked for a San Jose firm called Creative Design Company. The structural design was handled by Carter-Slatterly Engineers of Monterey. Neither Dayton nor the engineering firm are listed in Carmel’s Historic Context Statement. The contractor on the project was Ralph Stean (1918-2004). Stean was a Carmel Valley developer and contractor who worked on the Monterey Peninsula from the mid-1940s to the 1970s.

Early on he specialized in building Post-Adobe homes. Later in his career he built the (continued p. 5) (This space reserved for official comments.)
(Sketch Map with north arrow required.)
B11. Additional Resource Attributes (List attributes and codes):
*B12. References:

Carmel Context Statement & Historic Preservation Ordinance Building File, Carmel Planning Dept.

National Register Bulletin 15
Polk’s City Directories, Harrison Memorial Library
Sprague, Tyler. “The Rise of Hyperbolic Paraboloids in PostWar America”. Construction History, 1/2013.

Donna Hofsas Obit., Carmel Pine Cone, 7/16/1981, p. 26
Rifkind, Carole. A Field Guide to Contemporary American Architecture. New York, 1998.

B13. Remarks
*B14. Evaluator: Meg Clovis
*Date of Evaluation: 07/2023
Attachment 14
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 3 of 7 ends

*Recorded by Meg Clovis *Date 07/2023  Continuation  Update DPR 523L (1/95) *Required Information
P3a. Description (continued):

Stephenson. The entrance extension included new block walls and a shingled, gable roof covering. The house is wedged onto the edge of the lot, hemmed in by the Dolores Street entrance for the Hofsas House Inn parking lot and the parking lot itself. Landscaping is minimal and includes a built-in planter near the front door and a large oak which shades the entrance.

The Donna Hofsas House is an example of the Regional Expressionist style (1945-1986) as described in Carmel’s Historic Context Statement (p. 64). Regional Expressionism applied new technologies and construction techniques to modernist building design that was attuned to Carmel’s topography, geology, and climate. With advances in concrete and metal technologies, rooflines were able to soar with space-age shapes, including butterfly, arched, serrated, airplane and parabolic forms. The Donna Hofsas House is an excellent local example of the exuberant roof architecture favored in the 1960s, exhibiting a dynamic shape and dramatic encounter with its site.

Figure 1: Front elevation looking southeast
Attachment 14
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 4 of 7 ends

*Recorded by Meg Clovis *Date 07/2023  Continuation  Update DPR 523L (1/95) *Required Information
Character-defining features of the Donna Hofsas House include:
• Irregular plan that addresses the immediate setting
• Hyperboloid parabola roof
• Exposed steel structural system and window wall
• Mayan concrete screen
• Double front doors
• Cement block walls with integrated front door planter Integrity
Integrity is defined as the ability of a building to convey its significance. There are seven aspects of integrity and to retain integrity a building must retain several, if not most aspects. Very few changes have been made to the Donna Hofsas House since its construction in 1960. The Donna Hofsas House retains a high degree of integrity:
• Location: the house is still in its original location. • Design: the house has retained its original Regional Expressionist design. • Setting: the house remains in the same neighborhood setting, which is a mix of single-family residences and lodging facilities.
• Materials: the house retains its original materials.
• Workmanship: the house still exhibits the workmanship associated with the Regional Expressionist style such as the roof, window wall, and concrete block walls. • Feeling: the house retains the physical features that convey its historic character, i.e., an Avant Garde house that pushed the envelope of Carmel’s building traditions. • Association: this aspect of integrity is only applicable to resources eligible under Criteria One and Two.

Figure 2: View looking
northwest
Attachment 14
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 5 of 7 ends

*Recorded by Meg Clovis *Date 07/2023  Continuation  Update DPR 523L (1/95) *Required Information
B10. Significance (continued):

Carmel Valley movie theatre and several office complexes. Ralph Stean is listed in Carmel’s Historic Context Statement.

Evaluation for Significance
Historians use National Register Bulletin 151 as a guide when evaluating a property’s significance whether on a local, state, or national level. As a first step, to determine whether or not a property is significant, it must be evaluated within its historic context and the City of Carmel’s Historic Context Statement2 provides this context. The City of Carmel’s Historic Preservation Ordinance (Section

17.32.040) reiterates the role of National Register Bulletin 15 in the evaluation of historic resources.

Adopted eligibility criteria are modeled on the California Register’s four criteria with the addition of specific qualifications for Criterion Three. (Section 17.32.040.D).

The Donna Hofsas House is not eligible under Criterion One (Event/Association) Because no specific event led to the construction of the residence and no important event took place in the residence.

Figure 3: View of front door, Mayan screen & 1972 addition 1 National Register Bulletin 15. How to Apply the National Register Criteria for Evaluation. National Park Service. 1998.
2 Historic Context Statement: Carmel-by-the-Sea (Draft). Approved by the City Council December 6, 2022.

Attachment 14
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 6 of 7 ends

*Recorded by Meg Clovis *Date 07/2023  Continuation  Update DPR 523L (1/95) *Required Information
For a property to be listed under Criterion Two (Important Person) it must be associated with a person who is considered significant within Carmel’s historic context. An individual must have made contributions or played a role that can be justified as significant and the contributions of the individual must be compared to others who were active, prosperous, or influential in the same sphere of interest.

There is no indication in the historical record that Mrs. Hofsas played an outstanding role in the Carmel community when compared to other residents. The Donna Hofsas House is not eligible for listing in the Carmel Inventory of Historic Resources under Criterion Two.

A property is eligible under Criterion Three (Design/Construction) if it, “embodies the distinctive characteristics of a type, period, region or method of construction; or represents the work of a master; or possesses high artistic values.” Carmel’s Historic Preservation Ordinance includes additional qualifications for eligibility under Criterion Three. An historic resource eligible under California Register Criterion Three should meet one of the following criteria:

The Donna Hofsas House was constructed by Ralph Stean who is recognized as significant in Carmel’s Historic Context Statement.

3. Be a good example of an architectural style or type of construction recognized as significant in the Historic Context Statement.

The Donna Hofsas House is a good example of the Regional Expressionist style of architecture, which is recognized as significant in Carmel’s Historic Context Statement.

The Donna Hofsas House is the only example of a hyperbolic parabola roof in Carmel. It is a rare roof type that attests to the innovative spirit that has defined the Carmel community since its inception. The Donna Hofsas House contributes to Carmel’s unique sense of time and place.

The Donna Hofsas House does not meet the third part of Criterion Three because it does not possess high artistic values and it does not express aesthetic ideals or design concepts.

Attachment 14
State of California -- The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

CONTINUATION SHEET
Primary #
HRI#
Trinomial

Page 7 of 7 ends

*Recorded by Meg Clovis *Date 07/2023  Continuation  Update DPR 523L (1/95) *Required Information
The California Register’s Fourth Criterion (Information Potential) is generally reserved for archeological sites. There is no evidence in the historical record that the Donna Hofsas House meets the eligibility requirements for Criterion Four.

Summary
To be eligible for the Carmel Inventory a resource must represent a theme in the Context Statement, retain substantial integrity, be at least 50 years old, and meet at least one of the four criteria for listing in the California Register. The Donna Hofsas House represents the theme of Architectural Development.

The Donna Hofsas House is over 50 years old. The Donna Hofsas House meets California Register Criterion Three. The Donna Hofsas House meets Carmel’s additional requirements under Criterion Three because:
• The house was designed by Ralph Stean, who is recognized as a significant contractor in the Context Statement;
• It is a good example of the Regional Expressionist style of architecture; and • It displays a rare style of architecture in Carmel.

In summary, Bulletin 15, the Carmel Historic Context Statement, the Carmel Historic Preservation Ordinance, and the historical record support the conclusion that the Donna Hofsas House is eligible for listing in the Carmel Inventory of Historic Resources.

Attachment 14

Carmel-by-the-Sea City CouncilJuly 9, 2024

Carmel-by-the-Sea City Council
July 9, 2024