By Norb Garrett and Rebecca Nordquist
San Clemente Times
As City Council considers naming 25 historic landmarks, not everyone agrees. Here’s the story behind the effort
In Washington, D.C., landmarks are aplenty. There’s the Washington Monument, the White House and the Arlington National Cemetery. In St. Louis, there’s the Gateway Arch. In San Clemente, if all goes as proposed by the city’s Landmark Task Force, 25 structures will earn landmark designation. With that designation, those properties can earn special recognition and benefits detailed by the task force, including commemorative plaques, access to grant funds for renovations, a city liaison to expedite permit processes and tax benefits. And while the proposed Landmark Ordinance has already been approved by City Council, despite protestations from some property owners that the designation will impede rightful development of their property, the specific landmarks themselves—all 25 of them—must get the stamp of approval from City Council at its regularly scheduled meeting on October 2.
The proposed landmarks all are currently on the city’s Designated Historic Structures List; there are 203 such structures in town. To be considered for selection as a landmark, the property must meet one or more of the criteria outlined by the task force: 1) it’s associated with a historic person (for example, former President Richard M. Nixon or city founder Ole Hanson); 2) it’s associated with a historic event (including the founding of the town) or 3) it’s an example of distinctive architecture (the city’s signature Spanish Colonial Revival style, aka white structures with red-tile roofs).
“We were fortunate that the city independently decided to do a review and update the Designated Historic Structures List with HRG [Historic Resources Group],” says Mike Cotter, president of the San Clemente Historical Society and member of the Landmark Task Force. “HRG presented their update to the city and made recommendations on structures that appeared to be eligible for the National Register of Historic Places. So the task force took 19 recommended from HRG and we added an additional six.
“With this initiative, we’re setting a tone that we like our landmarks, we cherish our landmarks and we want to put a spotlight on them,” says Cotter. “Historic preservation enhances the quality of life, makes the city more pedestrian friendly, encourages heritage tourism, increases property values and the crime rates are lower. It gives us a connection to the historic part that makes this town charming. If you get rid of those things, you end up Wal-Marts and K-marts and you end up with generic towns, not San Clemente.”
Aside from the historic preservation aspect, advocates of the landmark effort argue there are also state and federal regulations or programs that need to be met, including the California Environmental Quality Act (CEQA) that includes wording and strict guidelines regarding the demolition of historic structures. But opponents have largely argued that by labeling their property a landmark or historic structure, it impedes their ability to develop the land or property. In the case of naming a structure a landmark, for instance, a property owner doesn’t have a choice. If the city says it is, it is. Of the 25 properties outlined in the report, four are city owned, 10 private owners have announced their support, seven have not stated a viewpoint and four have expressed concerns with the plan.
Beachcomber Motel owner Bob Laidlaw, who purchased the iconic motel on Avenida Victoria some 35 years ago, has stated his firm opposition to the additional label. “Granted it has red tile roof, is painted white and has been in the city since 1950 but take that away and there is nothing that qualifies this property as a historical landmark,” says Laidlaw in a letter to the Planning Commission dated June 5, 2007. “It fails to meet the three major benchmarks designated. It is not right, fair or needed and all that is jammed down me is always at my expense.”
Cotter argues that the Landmark Task Force listened to the community’s feedback at a series of public workshops over the three years it worked on the outline and made significant changes and modifications before arriving at its current position. Included in that was an elimination of a radius rule that would have in effect saddled neighbors within 300 feet of a landmark with additional zoning restrictions and guidelines, which was loudly opposed. “It’s all carrots and no sticks,” says Cotter regarding the incentive program for owners of proposed landmarks.
For some of the owners, the label simply adds one more layer of challenges on properties they own and wish to develop. In some cases, the owners question whether the property is historic in the first place. Terry and Susie Hirchag, current owners of the Miramar Theater, have made public their opposition to the landmark designation. In a letter to the city dated June 4, 2007, Susie lists 10 reasons why they “do not believe the Miramar Theatre qualifies for Landmark status.” The Hirchags have a development plan submitted with the city that involved the demolition of the current property.
Ultimately, the Landmark Ordinance, which includes the new landmark stipulations, was approved unanimously at the September 18, 2007, City Council meeting. Now all that remains is the determination of which—if not all—of the 25 recommended landmarks makes it on the final list and the approval of the maintenance section of the Landmark Ordinance. “According to the assistant city attorney [Jeff Goldfarb], the new section of the maintenance of historic properties of the Landmark Ordinance merely takes what’s on the books,” says Cotter. “It already applies to the 203 [structures on the Designated Historic Structures List], so if you’re a landmark, there will be no further burden.”
Jim Pechous, a principal planner with the city, adds, “The whole point is to establish the list. It’s fluid and certain properties can be listed or removed over time.”
Overview of Recommended Landmarks
304 Avenida Cabrillo, L.S. Frasier House, 1938
Built in 1938 for Thomas Loncono, this home is one of the few remaining adobe buildings.
Avenida del las Palmeras, Cotton Estate Gate, 1928
This gate served as the entrance to the Cotton Estate on the south end of town. It’s located inside the Cyprus Shores neighborhood.
114 Avenida Del Mar, Hotel San Clemente, 1927
Listed on the National Register of Historic Places, Hotel San Clemente was built as a three-story, 60-room hotel with a courtyard facing Avenida Del Mar. Today it serves as an apartment building.
415 Avenida Granada, Casa Romantica, 1928
A home built for city founder Ole Hanson and designed by architect Carl Lindbom, Casa Romantica is on the National Register of Historic Places and is today a cultural center and garden.
233 Avenida la Cuesta, Campbell House, 1941
This house was designed by architect Aubrey St. Clair in the Hollywood Regency style, which is rare in San Clemente.
243 Avenida la Cuesta, Goldschmidt House, 1928
Designed by architect Paul Williams for Adlai Goldschmidt, this house is on the National Register of Historic Places.
105 W. Avenida Pico, Ole Hanson Beach Club, 1927
Another structure on the National Register of Historic Places, Ole Hanson Beach Club was designed by Virgil Westbrook and Paul McAlister as a part of the city’s original plan. It’s one of three parcels that comprise a potential North Beach Historic District.
140 W. Avenida Pico, Casino San Clemente, 1936
This is also in the proposed North Beach Historic District. In the ’30s and ’40s, it served as a regional entertainment facility.
529–533 Avenida Victoria, Beachcomber Motel, 1947
This is believed to be the oldest continuously running business in town. It’s one of few examples of Spanish Colonial Revival– style motels located on a coastal bluff.
611 Avenida Victoria, Municipal Pier, 1928
Over the past 79 years, the pier has been rebuilt many times.
4100 Calle Isabella, Casa Pacifica (Cotton Estate), 1926
Originally built for Hamilton Cotton and designed by Carl Lindbom, this home is also known as the Western White House, as former President Richard M. Nixon bought the estate in 1969.
100 N. Calle Seville, Community Center (Ole Hanson Room and Site), 1927
The Ole Hanson Room is all that remains of the original structure that was destroyed in the early ’70s by a fire.
412 Cazador Lane, Warner House, 1929
This home was built for Judge Warner, founder of the San Clemente Chamber of Commerce.
100 S. El Camino Real, Bartlett Building, 1926
It’s estimated that this was the second building constructed in town. Built for Edward Bartlett, it has multiple tenants including Schmid’s Fine Chocolates, Hobie and residential space on the second floor.
101 S. El Camino Real, Easley Building, 1929
Listed on the National Register of Historic Places in 1983, it was built for Oscar Easley and sits at the top of Avenida Del Mar.
104–118 N. El Camino Real, Administration Building, 1926
This building served as Ole Hanson’s offices and now houses Gordon James and Baskin-Robbins.
1426 N. El Camino Real, San Onofre Inn, 1928
An apartment building, it was listed on the National Register of Historic Places in 1998.
1700 N. El Camino Real, San Clemente Theater, 1937
Known as the Miramar Theater, it was the city’s first movie theater and is also part of the potential North Beach Historic District.
402–404 Pasadena Court, Sea Cliff Villas (Robison House), 1927
Overlooking the Pacific and the pier, this home was built for Bertha and Emma Wierk.
408 N. El Camino Real, Old City Hall, 1928
This served as the civic center.
1209 Buena Vista, Moulton House, 1929
Virgil Westbrook designed this home for H.G. Moulton.
418 Cazador Lane, 1926
Some of the one-of-a-kind design elements of this house include a wood balcony, a Juliet balcony, a chimney and a tile stairway.
420 Cazador Lane, Ann Harding House, 1926
This home was built for actress Ann Harding.
230 W. Marquita, Swigart House, 1929
Virgil Westbrook designed this home for electrician Ralph Swigart.
202 Avenida Aragon, St. Clement’s Church, 1930
This church was designed by Virgil Westbrook.
Hot Links
www.san-clemente.org
www.ohp.parks.ca.gov
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