Ole Hanson Beach Club Preliminary Design Report 105 Avenida Pico San Clemente, California 92672 Prepared for City of San Clemente California 910 Calle Negocio, Suite 100 San Clemente, CA 92673 Prepared by Architectural Resources Group, Inc. Architects, Planners & Conservators 65 N. Raymond Ave., Suite 220 Pasadena, CA 91103 …………………………………………….. July 16, 2012 - DRAFT Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 Table of Contents I. Project Team II. Executive Summary a. Introduction b. Project Goals c. Methodology d. Assessment and Recommendations e. Concept Development III. Historical Overview and Assessment a. Ole Hanson Beach Club b. Chronology of Development and Use c. Period of Significance d. Evaluation of Significance e. Physical Description f. Character-Defining Features IV. Condition Assessment and Treatment Recommendations a. Historic Fabric and Significant Alterations b. Existing Condition and Treatment Recommendations V. Sources Consulted VI. Existing Conditions Photographs VII. GeneralTreatment Recommendations VIII. Conceptual Scope of Work a. Narrative Description of Conceptual Scope IX. Historic Photographs Appendix A: Drawing Documentation • 1927 Historic Drawings • 1979 Renovation Demolition Plan Appendix B: Existing Condition Drawings Appendix C: Conceptual Design Drawings: Options 1-3 Appendix D: Preliminary Code Analysis ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators i Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 I. Project Team Client City of San Clemente 910 Calle Negocio, Suite 100 San Clemente, CA 92673 Amir Ilkanipour, Project Manager, Senior Engineer Sharon Heider, Director of Beaches, Parks and Recreation Pam Passow, Manager, Recreation Architect Architectural Resources Group, Inc. 65 N. Raymond Avenue Suite 220 Pasadena, CA 91103 Stephen Farneth, Founding Principal Christopher Smith, Project Manager Cathleen Malmstrom, Project Architect Mary Slater, Architectural Conservator Jennifer Trotoux, Preservation Planner James McLane, Associate Principal, Technical Advisor Civil Engineer Landscape Architect VCA Engineers, Inc. Korn-Randolph 3951 Medford Street 609 E. Green Street Los Angeles, CA 90063 Pasadena, CA 91101 Virgil Aoanan, President Amy Korn, Design Principal Mike Santos, Project Engineer Matt Randolph, Principal Mechanical, Electrical, Plumbing & Structural Engineer Fire Protection Structural Focus Budlong & Associates 19210 S. Vermont Avenue 315 Arden Avenue, Suite 312 Building B, Suite 21D Glendale, CA 91203 Gardena, CA 90248 James Jordan, President David Cocke, President Shield Anderson, Projects Coordinator Kevin O’Connell, Project Engineer Maher Dandachi, Sr. Mechanical Designer Kelly Schall, Sr. Plumbing Designer Victor Jones, Electrical Engineering ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators ii Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 Project Team, continued Aquatic Design Cost Estimating Rowley International Cumming 2325 Palos Verdes Drive West 660 S. Figueroa St. Suite 900 Suite 312 Los Angeles, CA 90017 Palos Verdes Estates, CA 90274 Jackie Chan, Sr. Cost Manager Greg Cannon, Managing Principal Trevor Shulters, Estimator Natalie Guglielmo, Project Manager ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators iii Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 (This page to be left blank) ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 II. Executive Summary Introduction The Ole Hansen Beach Club, completed in 1928, is a significant historic resource and an important community facility for the City of San Clemente. The building and pool have been in continued public use since that time. The City recognized the need for functional, structural and code-related improvements and in November 2011, a design team led by Architectural Resources Group (ARG) was contracted to undertake an assessment of the building and site and development of conceptual design alternatives. Project Goals The goals for the project are to attain the most cost effective approach for: • Immediate and long-term repair of the building • Space programming for the pool and for public and private events and activities • Repair and rehabilitation of historic features • Structural and system upgrades for accessibility and public safety Methodology ARG and VCA (civil), Korn-Randolph (landscape), Structural Focus (structural), Budlong Associates (mechanical-electrical-plumbing), Rowley International (aquatics) and Cumming (cost) consultants investigated the Ole Hanson Beach Club (OHBC) on Wednesday, December 14, and Thursday December 15, 2011. On March 7, 2012, the City maintenance department assisted by providing openings in the building into walls, ceilings and other spaces for a selective demolition investigation conducted by ARG and Structural Focus. Earlier sets of drawings including the original plans and other remodel projects were referenced during the investigations. The team had full access to the building and pool, but did not go up on the top portion of the roof. The team took photographs and notes of their observations for this assessment report. The design team and City also met with the San Clemente Historical Society to review the goals of the project at its early stage, and the Society kindly contributed historical photographs and other background information to assist in our research. Assessment and Recommendations The Ole Hansen Beach Club exterior remains much as when it was constructed. Its interior has been substantially altered and little historic fabric remains. The use of the building for pool related functions has led to significant deterioration due to moisture. Problems due to previous work, particularly replacement of the roof decks, have also contributed to ongoing deterioration of the building. There are numerous accessibility and other code-related deficiencies, most significantly, a lack of disabled access to the upper floor, where the primary event spaces are located. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 Based upon the assessments and the input from the City, ARG developed a series of treatment recommendations for the Beach Club including the following: • Preservation and rehabilitation of the Beach Club exterior • Reorganization and rehabilitation of the interior to meet the City’s program for the building • Code compliance • ADA compliance of building and site (based on 2010 Accessibility Survey) • Structural/seismic retrofit • Mechanical, electrical and plumbing system upgrades • Pool and pool-related improvements Concept Development • The program for the Beach Club presented many challenges due to its dual use for both pool-related functions and public and private events. A number of conceptual designs were developed; these were refined during discussions with City staff, to arrive at the three options included in this report. Concurrently, cost estimates for each option are being developed. • This draft report will be presented for public and City review, after which a final concept design will be selected for implementation. ARCHITECTURAL RESOURCES GROUP, INC. Architects, Planners & Conservators Ole Hanson Beach Club Preliminary Design Report San Clemente, CA Draft - July 16, 2012 III. Historical Overview and Assessment Ole Hanson Beach Club The Ole Hanson Beach Club was designed in 1927 and opened in 1928 as a public pool and community clubhouse. The building’s Spanish Colonial Revival style architecture was meant to express San Clemente’s self-styling as a “Spanish Village by the Sea,” with design by architect Virgil Westbrook and construction by Strang Brothers, both local firms. The Beach Club’s proximity to the ocean at the northern entry point of San Clemente just off of El Camino Real (Pacific Coast Highway) placed it as the signature building that would greet motorists arriving in the City. The building was set on a rise for visual prominence with the backdrop of a high bluff behind it to the south and the ocean and beach to the west, from which it was also visible. Approximately one mile further along El Camino Real in a southerly direction, one would enter the central business district where similar architecture further carried out the theme. The developer of San Clemente, Ole Hanson, was a former mayor of Seattle and a real estate developer. His vision for San Clemente, which he developed beginning in 1925-1926, was inspired by a visit to Santa Barbara as he made his way south through California. He apparently witnessed Santa Barbara’s redevelopment in the Spanish Colonial Revival style following the earthquake of June 29, 1925. Even before the destruction that the earthquake caused, the City of Santa Barbara had decided to pursue the style as the signature of the town, invoking a romanticized version of early California history to build on the presence of the missions and adobes in the town. Hanson’s announcement of his “Spanish Village” in the newspapers came within six months of the Santa Barbara earthquake. While San Clemente had no such historical link present, it was not far from Mission San Juan Capistrano, and the oceanside bluffs, beaches, gentle hills, and verdant canyons of the site that Hanson