A New Vision for Cooper-Molera Adobe Monterey, California

Contents
Introduction......................................................................................1 Current Operations and Future Prospects under the Current Model ................................................................ 2 The National Context: the Challenges Facing Traditional House Museums ........................................................................... 2 An Initial Development Proposal ................................................... 3 Stakeholders Input ......................................................................... 4 Parameters for a New Vision for Cooper-Molera Adobe ............................................................... 5 Cooper-Molera Revisioning, Version 2.0: .................................... 7 Conclusion ...................................................................................... 11

Exhibits A. Cooper-Molera Stakeholder Engagement B. Cooper-Molera: Existing Plan B. Cooper-Molera: Proposed Plan

Prepared by: Paul W. Edmondson, Chief Legal Officer Katherine Malone-France, Director of Outreach, Education & Support, Historic Sites January 2014

Introduction
Cooper-Molera Adobe, a property of the National Trust for Historic Preservation, is an important historic site in Monterey, California, representing the complex and diverse history of the origins of modern California. The principal adobe house, first occupied by Captain John Rogers Cooper and his wife Encarnacion Vallejo de Cooper, dates to 1827; other portions of the property were later subdivided and developed for use by families of both Anglo and Mexican heritageincluding the adjacent Diaz Adobe, the Spear Warehouse, and the Corner Store operated for many years by Manuel Diaz. The property is presently operated as a historic site by California State Parks as part of the Monterey State Historic Park. The National Trust for Historic Preservation acquired Cooper-Molera Adobe and its associated Cooper family collections from the estate of Frances Molera (a direct descendent of John Cooper) in 1972. No endowment was provided by the estate, although $50,000 was granted to support restoration costs, which were significant given the condition of the property. At the time, commercial options (specifically a bank proposal) were initially considered, but the State of California stepped in, offering to restore the property and operate it as a house museum within the Monterey State Historic Park. In response, the National Trust granted a long term lease of Cooper-Molera and its associated collections to California State Parks (CSP), on the condition that CSP restore the property and operate it as a part of the Monterey State Historic Park. In the Island of Adobes, a 1962 master plan to create a more cohesive downtown district that would highlight its historic adobes, Cooper-Molera was identified as an important anchor property at the southern end of Alvarado Street. In interpretive planning for the Monterey State Historic Park undertaken in the 1970s and 1980s, the Cooper-Molera property was conceived to play a similar role as both a physical and interpretive gateway to the surrounding museum properties with an interpretation that linked different periods of California history together. Following a multi-year restoration by CSP, the site was opened to the public in 1985. (The $50,000 provided to the Trust by the estate was used as a contribution towards the CSP restoration, as agreed under the original lease.) The CSP lease, last renewed in 2006, now is scheduled to expire in 2016. As described in this concept paper, the future of Cooper-Molera today is precarious, given financial constraints on California State Parks and operational challenges similar to those faced by many, if not most, house museum sites. Consequently, the National Trust has been considering ways to bring a new operational and programmatic vision to Cooper-Molera to ensure its long-term sustainability. The concept initially considered would have involved a variety of commercial operations at the sitebut sensitively implemented to protect the sites historic character, with some level of historic interpretation to continue at the site. However, after hearing concerns from some members of the community about potential over-commercializationthe National Trust has developed a substantially revised concept: a shared use model for Cooper-Molera that includes an active program of historic interpretation by a nonprofit operator, a variety of community-oriented uses (including performance and event space), and compatible commercial uses appropriate to the historic setting. While the integration of commercial and nonprofit uses would not be unique to this historic site, if successful this type of creative solution to the challenges facing Cooper-Molera could prove to be a useful model for other historic sites across the country. 1

Current Operations and Future Prospects under the Current Model

For many years, Cooper-Molera Adobe was open for public visitation on a daily basis. In recent years, however, funding reductions within the CSP system have significantly impacted the Monterey State Historic Park, Cooper-Molera included. Public visitation to the museum portions of Cooper-Molera has been limited to an appointment-only basis, with a 2-week lead time requested, and with underlying financial support required for CSP-paid guides. (Recently, generous financial support from the Monterey State Historic Park Association (MSHPA) and other local donors, matched by CSP, will allow CooperMolera and several other Monterey Adobes to re-open for some regularly scheduled tours on a temporary basis beginning in the spring of 2014; the longer-term financial picture, however, remains uncertain.) CSP continues to maintain the site as required by its lease with the National Trust, and the gardens and grounds within the interior courtyard (and the adjacent public restrooms) continue to be open daily and accessed through the Cooper Storethanks to the volunteers of MSHPA. Several popular annual events, such as Christmas in the Adobes and the July 4th Living History event, have continued to provide opportunities for public engagement, and there is ongoing programming for schoolchildren (also staffed by CSP personnel, who are financially supported by MSHPA). Apart from these uses, however, public visitation remains limited and entirely dependent upon ongoing fundraising. In fact, CSP officials have stated that the site would have been completely closed years ago due to budget cutbacks, if not for the States obligations under the lease to the National Trust. CSP officials have made it clear that the agency does not expect to renew its lease after 2016 under the current terms, unless financial underwriting is provided for future operation of the site. While CSPs preference is that the site should continue to be operated as a part of the Monterey State Historic Park in some form, CSP officials have been supportive of efforts by the National Trust to explore other models for operating the site, including commercial development options. (In fact, CSP has partnered with commercial operators at a number of other historic sites.)

The National Context: the Challenges Facing Traditional House Museums

The challenging situation at Cooper-Molera is not unique, either in California or at the national level. State historic sites in California and elsewhere are being closed at an alarming rate as public revenues for park and cultural programs have dropped dramatically in recent years. Indeed, in 2008, the National Trust declared California state parks and historic sites to be one of Americas Eleven Most Endangered Historic Placesillustrative of a national trend. But that trendwhich has little improved since 2008is hardly limited to state-operated historic sites; the situation among nonprofit house museums is just as challenging, if not worse. For many historic sites, public visitation has substantially decreased, revenues have declined, and expenses (and deferred maintenance) continue to rise. Those historic sites that continue to succeed generally have done so by finding creative new ways of engaging audiences and bringing in new sources of revenue.

Over the past several years, the National Trust and other cultural institutions (including the American Association for State and Local History and the American Alliance of Museums) have begun to seriously question the long-held premise that the traditional house museum model is the most effective means of ensuring effective preservation and public interpretation of historic sites. Although the model may continue to work in some instances (particularly to the extent that an operating endowment may be available to provide a secure source of support), too many historic museum properties are strugglingor simply failing. As a result, the National Trust has made it a strategic priority to try to identify new models for operating historic sites, seeking new and innovative ways to engage the public and to generate more diverse sources of operating revenuesresources that are needed to secure a place in the future for these important historic places.

An Initial Development Proposal

This is the environment in which, in 2010, the National Trust was approached by the principals of a local development company, Foothill Partners, to explore the concept of adaptively reusing Cooper-Molera for a variety of commercial uses. Foothill Partners, which had successfully redeveloped the adjacent Safeway shopping center as a new commercial center (Uptown Monterey, with Trader Joes as an anchor), was well aware that Cooper-Molera was not a thriving cultural site; indeed, its shuttered windows and locked entrance gates actually serve to distance Uptown Monterey from the core commercial center of Alvarado StreetMontereys Main Street. Foothill Partners president Doug Wiele asked the National Trust for an opportunity to explore ways to revitalize Cooper-Molera to more effectively open the property to an appreciative public, to provide a secure source of revenue to help ensure the sites future preservation, and to create an anchor at the southern end of Alvarado Street to encourage revitalization of the area. Although developers and preservationists are often adversaries, for many years the National Trust has worked closely with members of the development community to use commercial revitalization as a tool for historic preservation. While many National Trust Historic Sites have commercial elements (primarily special event use, but at least in one case a restaurant operation), the idea of partnering with a commercial developer to explore innovative models for historic site operations was a new concept to the National Trust, but one that was welcomed given the challenges facing Cooper-Molera. Discussions with Foothill Partners have continued from those initial conversations in 2010 to the present day, alongside with additional research necessary to help both Foothill Partners and the National Trust determine whether a project might be financially feasibleand whether it could be done in a manner that appropriately protects the essential historic character of the property. (It is important to note that the National Trust has made no commitment to Foothill Partners, other than to maintain an exclusive negotiating relationship to allow either party to come to a decision about the project. The terms of any future agreement, should one be negotiated, have yet to be determined since the discussions regarding Cooper-Molera are still at the conceptual stage. Similarly, no agreement has been made between the National Trust and CSP with respect to what happens at Cooper-Molera after CSPs current lease expires in 2016.)

The principal concepts in Foothills initial proposal included: (1) conversion of the ground floor of the Cooper Adobe and the Diaz Adobe to a table-service restaurant (a later alternative proposed a restaurant in the Cooper Adobe and retail in the Diaz Adobe); (2) conversion of the Spear Warehouse into a wine bar and the Corner Store into a caf (a later alternative proposed retail in the Corner Store); and (3) creation of a large event center in the barns, following a substantial rehabilitation and seismic retrofit. (The barns are currently red-tagged for seismic reasons, and not open to the public under any circumstances.) Two new kitchen facilities, appropriately designed and sited, would be needed to support the proposed commercial food service operations. Common areas within the interior of the property would be maintained in their open configurations, but with portions adapted and repurposed to accommodate the commercial activities. After extensive discussion, reshaping of project details, and with input from Architectural Resources Group, a well-respected preservation firm in California, the National Trust concluded that the Foothill Partners proposal could be accomplished in a way that would preserve the historic character of CooperMolera, provide a source of revenue to address existing preservation and infrastructure needs for the site, create a stream of support for future capital needs and public education and interpretation programming, and generally revitalize Cooper-Molera. At that pointin the spring of 2013the National Trust decided to present the concept to stakeholders within the local community in Monterey.

Stakeholders Input
In June 2013, representatives of the National Trust met with City officials, representatives of CSP, local stakeholder groups, and Cooper family descendents, to introduce the core elements of the development concept proposed by Foothill Partners. In its meetings with local stakeholders and in a subsequent commentary in the Monterey Herald, the National Trust made clear that it supported the Foothill Partners proposal, while also stating its willingness to consider other ideas and alternatives. Responses to the proposal were decidedly mixed. Most individuals shared the National Trusts view that the status quo at Cooper-Molera simply did not represent a successful historic site, and many agreed that some level of commercial development would be an appropriate way to ensure the future preservation of the site as a vital part of the broader community. Otherseven if they accepted the premise that the status quo was not acceptableexpressed skepticism about whether the changes would be possible without changing the essential characteristics of the site. The strongest opposition to the proposal came from MSHPA and the Alliance of Monterey Area Preservationists (AMAP), a number of members of both organizations voicing concern that commercial development of the site would adversely affect its historic character and public educational and interpretive programming, and that the Foothill Partners proposal represented the prospective loss of a public historic site that has been operated as part of the Monterey State Historic Park for some 30 years. Regardless of how the initial Foothill Partners proposal was interpreted, one unfortunate reaction was that some within the local community felt that the National Trust was presenting the development concept as a fait accompliand that, despite statements by Trust officials at those June meetings that

they wished to engage in a dialogue with local stakeholders, the proposal was being presented as a take-it or leave-it proposition. This was not the Trusts intent, and Trust representatives responded by scheduling a series of meetings in the fall of 2013, with the goal of establishing a more structured dialogue with stakeholders to discuss alternatives and options for the property. In the initial stakeholders meeting, held in early September 2013, it became clear that many of the participants had a difficult time imagining how commercial activity could exist at Cooper-Molera without adversely affecting its overall characterand also whether meaningful historic interpretation and public education could effectively exist in such an environment. At the same time, the meeting provided an opportunity for those with concerns about the development concept to engage directly with the National Trust and Foothill Partners president Doug Wiele to explore these issues. During the course of the discussions, Wiele made clear that the companys proposal was still at the conceptual stage, and that he was very much open to changes that would address concerns raised by others. He also agreed that the project could be feasible at a smaller scale, without the need for commercial uses within the Cooper Adobe. In October 2013, another stakeholders meeting was held to explore in further detail the issue of historic interpretation and public education in an environment that shared both educational and commercial uses, as had been proposed for Cooper-Molera. With assistance from several new participants (including those from historic sites with shared nonprofit and other uses), the group explored ways in which other historic sites have enhanced their ability to engage the public through a variety of uses, special events, and commercial activities, while maintaining vigorous and innovative public interpretation and education programs. Although no firm conclusions or commitments were drawn from the discussion, many participants appeared to have a greater level of comfort that, with careful planning and strong preservation controls, interpretive and educational functions might continueand possibly could be enhancedin a shared use environment at Cooper-Molera. Following the meeting, ideas discussed were used to create a matrix comparing the current interpretation and public education at Cooper-Molera with how such functions might exist in a shared use environment. While the discussion at the October stakeholders meeting was primarily focused on historic interpretation and public education, the group recognized at the end of the meeting that much work needs to be done to define (1) what is an appropriate level and type of commercial use for the site given the need for continued public interpretation and education, and (2) whether resulting changes to the commercial model first proposed by Foothill Partners would diminish the economic feasibility of the proposal. The participants also asked Wiele about the feasibility of removing both the Cooper and Diaz Adobes from the commercial portion of the proposal, and again he indicated that those changes could probably work from a financial standpoint. The National Trust agreed to take back all ideas and work with Foothill Partners to evaluate options and return for further discussions.

Parameters for a New Vision for Cooper-Molera Adobe

As a result of the additional engagement with local stakeholders, the National Trust developed a set of parameters to guide its further consideration of a new shared use operating model for Cooper-Molera 5

recognizing that some of these parameters have implications that may affect the financial feasibility of the project. The parameters include the following: A revitalized Cooper-Molera should bring culture, commerce, and California history to life in a way that increasesnot diminishesthe sites value to the local community. Any new operational model for Cooper-Molera should include a vital and compelling historic interpretation and education program that engages both traditional audiencesfrom schoolchildren to old house enthusiastsas well as new audiences that have different interests. Familiar public events such as Christmas in the Adobes and the July 4th Living History event should continue, but new events and activities should be designed to engage the public, particularly around cultural themes. Commerce has traditionally been a part of Cooper-Moleras shared use history, and it should be possible to reintroduce appropriate commercial activity to the site to help ensure its long-term sustainability. The arrangement of buildings, landscape features, and open spaces that has developed at Cooper-Molera over its history of shared uses can now provide an environment that is conductive to interpretation and commerce occurring simultaneously and in a variety of interconnected ways. To preserve Cooper-Moleras organically-developed character and support a range of shared uses, all new interventions and finishes throughout the sitein historic structures, new construction, and the landscapeshould be minimal, flexible, and durable. The sites inherent warmth, beauty, and authenticity should be maintained. In particular, commercial operations at Cooper-Molera must be carefully designed and actively controlled by the National Trustnow and also into the futureto ensure that they will not diminish the historic character and integrity of the property, and to allow successful integration with public interpretation and educational programming. All changes to the property must be consistent with the Secretary of the Interiors Standards for Preservation. An effective interpretation and educational program at Cooper-Molera requires continuing or new partnerships in some form with CSP, MSHPA, the City of Monterey, and other local cultural institutions. To ensure its successful implementation, a continued interpretation and educational program at Cooper-Molera should include an on-site presence by a responsible nonprofit manager. Funding for that position (even if at a modest level at the initial stages) should be built into the operating model. The full range of Cooper collections related to the history of the site, including a significant collection of archaeological artifacts, should be used for educational and interpretive programs at CooperMolera. These collections should be well-stewarded and employed in imaginative ways to tell the stories of the history of California and the people and diverse cultures that shaped that history. Items used for interpretation should be regularly rotated, new exhibits should be created, and exhibits should be regularly updated, with new themes used to bring in new audiences on a regular basis. Collections items that are unrelated to the history of the property should be considered for other uses. 6

Commercial activities at Cooper-Molera should address current capital and maintenance needs, and eventually should provide a regular source of revenue to help address future capital and maintenance needs, to ensure the perpetual preservation of the site. While public interpretation and education programs at the site should also eventually benefit from commercial activities, programming budgets should reflect a diverse source of revenues from private, public, and foundation sources. Commercial activities at Cooper-Molera should complement the public interpretation and education program, and, conversely, public interpretation and education programming should take advantage of commercial ventures to broaden audiences and better engage the public.

Cooper-Molera Revisioning, Version 2.0

Using the parameters set out above, the Cooper-Molera team at the National Trust has developed a revised vision for a future operating model at Cooper-Molera Adobe, which includes a variety of nonprofit and commercial uses, and which may create opportunities for new or expanded partnerships with CSP, MSHPA, other local cultural institutions, the City of Monterey, and others within the local community. The five principal components of the vision are as follows: (1) an active historic interpretation and public education program, centered on the Cooper and Diaz Adobes, but taking full advantage of all other site assets, including other structures on the property, as well as the gardens and grounds; (2) compatible retail use of the Corner Store and the Corner Store Addition; (3) compatible use of the Spear Warehouse and adjacent yard for restaurant services and catering services within the site; and (4) adaptation of the Barns for private and public events, ranging from weddings to educational, theatrical, and other artsoriented uses. (See the attached Exhibits, illustrating current conditions and the configuration under the proposal described in this concept paper.) The Cooper Adobe. The Cooper Adobe would continue as the principal focal point for public interpretation of the history of the site (with related activities continuing in adjacent structures and in the grounds and gardens, as described below). Initially, the Cooper Adobe will be used as currently interpreted, furnished with period pieces from the Cooper family collections; future interpretive and educational uses would be guided by a new interpretive plan, to be developed by the National Trust in cooperation with CSP, MSHPA, and others. One option may be to utilize some rooms within the Cooper Adobe primarily for active, changing exhibits that allow rotational use of the most significant objects from the collection, with a story-telling model tied to broader themes in California history. The main door from Munras Avenue into the Cooper Adobe hallway would serve as the principal public entrance into the museum space, with a paid or volunteer docent welcoming visitors and providing a brief orientation. The shutters of windows facing Munras Avenue would be opened to allow passersby to see inside, and to engage and interest them in viewing the exhibits directly. The archaeology room would continue to be used to tell the story about the original construction and later restoration of the building, but with more engaging exhibits. The entire first floor could be open to the public for self-guided tours of exhibits, augmented with smart-phone or similar digital interpretation toolsbut the rooms could also be used for guided interpretation, particularly for school groups and public events. Both the upstairs and downstairs 7

rooms in the Cooper Adobe could be used for occasional after-hours public events and light special event use, limited to small groups. The Diaz Adobe. The Diaz Adobe would also be managed as part of the nonprofit portion of the site, with cultural- and/or arts-oriented exhibits, while permitting continued public interpretation of its history. Given the Diaz family connection, one obvious possibility would be to use this portion of the site as a center for exploring the history and culture of California from a Hispanic perspective. Another option would be to use the Diaz Adobe as a focus for display of recent and contemporary art from the Monterey area. Art exhibits could be coordinated and curated with the assistance of outside partners (including the Monterey Art Museum, the Old Monterey Foundation, and the City of Monterey), and would be changed regularly. This option would require close cooperation with local cultural institutions, and perhaps some cooperative fundraising to ensure support for a dynamic set of exhibits of art from the Monterey community. The Skylight Room. The Skylight Room at the rear of the Cooper Adobe would also be managed as part of the nonprofit portion of the site, used as exhibit or activity space for educational and interpretive programs, or for arts-related activities or exhibits. The bright and open environment in the Skylight Room makes it a perfect environment for these types of uses. The Red House. The Red House, adjacent to the Cooper Adobe and the Skylight Room would become an administrative office for Cooper-Moleras Director of Education and Interpretation (who, as noted below under Administrative and Governance Considerations, we propose to be a National Trust representative). The central location of the Red House would help to emphasize the coordinating nature of the Director of Education and Interpretations role for the entire property, and not simply the Cooper Adobe. The Director would work closely with staff members responsible for the commercial operations on the site, to ensure close coordination of the educational/nonprofit functions and the commercial activities. The Corner Store and Corner Store Addition. The museum store currently operated by MSHPA, would be moved to a new location, which CSP has offered to host. This would make the space available to be leased to a compatible commercial lessee. The Corner Store Addition (a 1980s structure, which is primarily devoted to public bathrooms and a small office) would be reconfigured and slightly enlarged to allow construction of larger public bathroom facilities and to open up additional space for retail operations. The new configuration would also permit the existing second entrance to the Corner Store Addition from Polk Street to be utilized by the retail lessee. The history of the Corner Store would continue to be interpreted as part of the museum program for the entire site, including interpretive exhibits within the retail space. Spear Warehouse. The Spear Warehouse would become a small restaurant, with table service inside and in the adjacent courtyard for lunches and dinners. The main entrance would be on Polk Street, with a secondary entrance through the garden gate on Polk Street leading to the courtyard. An outdoor kitchen would be added at the southern end of the courtyard. (The existing vegetable garden would be relocated near the existing fruit orchard, maintaining an active learning- and kitchen-garden at the northeast corner of the property, as described below under Gardens and Grounds.) A kitchen facility to serve both this restaurant and other food service needs on the property (particularly the Barn event center, as 8

described below) would be constructed between the Spear Warehouse and the North Barn. This infill structure would be carefully designed to be fully compatible with the historic character of the site, and would be removable if uses were to change in the future. (No new kitchen facility would be constructed adjacent to the Cooper Adobe, since the plan would not include a restaurant there.) The Barns. As envisioned in the original Foothill Partners plan, the barns would be rehabilitated, seismically secured, and converted to use as an event center, for weddings, conferences, and educational, performing arts, cultural, civic and corporate events. The second floor of the north barn would be rehabilitated for use as a green room or bridal-party room with limited occupancy. The restored Cooper coach would be retained as a permanent installation within the barns, along with other interpretive exhibits. Gardens and Grounds. Except for the Spear Warehouse courtyard, the gardens and grounds would become shared use common spaces that complement both commercial and educational/interpretive uses of Cooper-Molera. The grounds outside of the barns, for example, would continue to be maintained in a rustic character, and used during the morning hours as a location for educational activities including adobe brick-making and rope braiding for schoolchildren or daytime special events like the July 4th Living History eventbut in the evenings they may be used for outdoor seating for events at the Barns. The area outside the Diaz Adobe would continue to house an horno, but one that is more historically accurate than the one currently located there; the oven could be used for traditional baking demonstrations for visiting schoolchildren, perhaps coordinated with the expertise of the Spear Warehouse restaurant staff. The existing gardens to the east of the Cooper Adobe would be maintained with traditional plantings as a learning garden for school groups, and used to grow herbs and other plants to support both educational and restaurant operations. The garden areas along the southeast side of the adobe wall separating the original Cooper yard from the Spear Warehouse yard (facing the stone ruins of the summer cellar) would be retained. The current public restrooms, as noted above, would be enlarged and upgraded in a manner appropriate to serve all of the various functions on site, but would also continue to serve as public restrooms during hours of site operations. Although not technically within the adobe compound, interpretive exhibits would be established outside the adobe walls near the gate leading from the Trader Joes parking lot. Public Access. During the day, the Cooper Adobe would have regular daily operating hours, with access through the front door, as well as access through the garden gates facing Munras Avenue, Polk Street, and the Trader Joes parking lot. The Corner Store will continue to have public access through its main door and during its operating hours; during the evening, access to the restaurant at the Spear Warehouse and events at the Barns will be through the Polk Street entrance to the Spear Warehouse and the adjacent garden gate entry on Polk Street. Operations and Management: Under the revised vision, portions of Cooper-Molera (centered around the Cooper and Diaz Adobes) would be used primarily for historic site interpretation, complemented by related nonprofit uses, while other portions of the site would be leased for commercial operations, with significant areas of shared space that would support all of those functions.

Nonprofit functions at Cooper-Molera will require a nonprofit entity as operator, and under the revised concept we are proposing that this nonprofit operator be the National Trust, at least for the foreseeable future. (At some point in the future, another nonprofit operating partner may be identifiedor be establishedto play this role, as is the case with a number of other National Trust Historic Sites.) To carry out that role, the National Trust would maintain a full time Director of Interpretation and Education on-site (with offices in the Red House, a central location that will help to ensure that historic interpretation is integrated as a part of all activities at Cooper-Molera, including commercial operations). The Director of Interpretation and Education would manage educational and interpretive programsnot only at the Cooper and Diaz Adobes, but also in the shared use spaces of the site, in coordination with commercial operators. Educational and interpretive activities would be supported through cooperative agreements for specific services with CSP, MSHPA, the City of Monterey, and others. Because the site would include both nonprofit and commercial operations, he cooperative sharing of space would need to be addressed through a new and innovative cooperative agreement, with clear groundrules, operating guidelines, and conflict mediation procedures. Administration and site management could be facilitated through the uses of a standing committee, with appropriate representation by the National Trust and commercial operators. Regardless of the formal structure that is developed to integrate and coordinate nonprofit and commercial functions, the terms of the agreements between the nonprofit and commercial partners would need to ensure the following: No physical changes to the property would be permitted, either in the initial development and subsequently, unless determined by the National Trust to (1) be consistent with the Secretarys Standards, (2) respectful of the historic character of the property including its gardens and grounds, and (3) compatible with interpretive and educational programming under the shared use model. No commercial uses of the property would be permitted that might be incompatible or inconsistent with the authorized interpretive and educational uses of the site. All commercial participants would be screened for financial responsibility and be fully insured, subject to the approval of the Trust. Commercial enterprises, such as restaurant operations, would be required to ensure that support operations (e.g. deliveries) are timed and executed in a manner that do not interfere with educational/interpretive functions, or that are disruptive to the surrounding neighborhood. The parties would agree to the terms under which the nonprofit and commercial activities would be responsible for the areas assigned exclusively to them; would agree on terms of sharing costs for maintaining shared spaces and common facilities such as bathrooms; would agree to a system to permit the use of the grounds for uses to be shared under a schedule to be determined by the Director of Education and Interpretation and the commercial operator; and agree that all shared spaces would be reserved for certain special events on an annual basis, such as Christmas in the Adobes and the July 4 Living History event. 10

The National Trust would seek to enter into a cooperative agreement with CSP to ensure that CooperMolera would continue to be identified as a participating site within the Monterey State Historic Parkincluded in CSP brochures and interpretive materials, with CSP staff continuing to be engaged and involved in developing and implementing public education and interpretive programs (with reimbursement to the extent required by CSP), and with key aspects (particularly development of an interpretation plan and administration of collections) carried out in close cooperation with CSP. (The National Trust would also be interested in the possibility of a permanent transfer of the Cooper collections to CSP, with a cooperative program to ensure appropriate exhibition of selected collections at Cooper-Molera.) The National Trust would also seek to enter into a cooperative agreement with MSHPA to continue the critically important services performed by MSHPA volunteers over the past several decades in supporting the public education and interpretive activities at Cooper-Molera. Operating Cooper Adobe as a historic site independent of (but in cooperation with) CSP may eliminate some of the labor concerns that have traditionally restricted the use of MSHPA volunteers as docents and tour guides for Cooper-Molera. Going forward, the National Trust hopes that MSHPAs longstanding relationship with Cooper-Molera will be continued through a variety of educational and interpretive programs, ranging from the K-12 school-year and summer programming, to special events such as Christmas in the Adobes, to simply continuing to collect and sell Cooper garden seeds to help perpetuate Californias heirloom fruit and vegetable varieties. The National Trust would also seek to enter into cooperative agreements with the City of Monterey and other local institutions to support interpretive and educational activities at Cooper-Molera. The opportunity to use the Diaz Adobe or the Skylight Room at the Cooper Adobe as a space for displaying local art could be an opportunity to work with other local cultural institutions.

Conclusion
Although Cooper-Molera Adobe has long been leased and operated by California State Parks, as the propertys owner the National Trust has the ultimate responsibility for ensuring the sites long-term preservation. The current situation at the site is not optimal, with cuts in CSP funding over the past several years leading to limited operations and reduced programmatic use. With this in mind, and with only a limited time remaining under CSPs lease, the National Trust feels that the future of this important historic site can only be secured by developing a creative approach, and one that provides a significantly greater level of long-term financial sustainability. As noted previously, the National Trust initially considered a more intensive development proposal for Cooper-Molera, although one we considered to be compatible with the sites historic character, and which would have maintained some level of historic interpretation. However, after hearing concerns from a number of community members, we have given considerable attention to developing a different approachone that would still introduce compatible commercial functions at the site, but maintain an active program of historic interpretation, centered within the Cooper and Diaz Adobes but integrated 11

throughout the site. We believe that this model will actually create greater opportunities to engage the public at Cooper-Molera, and to maintain the property as a community asset. This conceptas with the original proposalis not intended to be a finished product, but suggests an approach that, we believe, could provide a solution to the challenges facing Cooper-Molera, and ultimately could prove to be model for other historic sites across the country. There are still many details that need to be addressed, since our primary focus to date has been to shape a broader vision for the property. We will continue to refine the concept, and continue to seek input from the local community, which has long supported and valued this important historic site.

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EXHIBITS
A. Cooper-Molera Stakeholder Engagement B. Cooper-Molera: Existing Plan B. Cooper-Molera: Proposed Plan

Cooper-Molera Stakeholder Engagement

The following organizations and individuals participated in a range of meetings related to the future of Cooper-Molera. While not all of these parties may fully support this revised conceptual proposal, the National Trust gratefully acknowledges their support of the site and their willingness to share their views about the future of this important historic property. Alliance of Monterey Area Preservationists Architectural Resources Group California State Parks City of Monterey Cooper Family Descendents Monterey Commercial Property Owners Association Monterey State Historic Park Association Old Monterey Business Association Old Monterey Foundation Eric Abma Debra Crawford Annis Julie Work Beck Matt Bishoff James Bryant Toy Bryant Kim Bui-Burton Elizabeth Caraker Julianne Burton-Carvajal, PhD Patricia Clark-Gray Peter Coniglio Monica Cromarty Betty Crowder Kim Cole Wayne Dalton Anthony Davi, Sr. Mike Dawson Libby Downey Sharon Dwight Maria Eldridge Pat Friedrich Mat Fuzie Jane Garrettson Charles Granquist Betsy Griffin Rick Johnson Alan Haffa Christy Hopper Jan Houser Virginia Howard Monica Hudson Kip Hudson Gini Huffman Major General Anthony L. Jackson Bende Kelly Alan Kemp Todd Lewis Jill Nelson Lynch Mike Marotta Bob Massaro Fred Meurer Dee MacDonald Michael McCarthy James McCord Therese McNevin Nattalia Merzoyan Susan Miller Vince Michael Naomi Miroglio Mike Mosebach Mark Norris John O'Neil Gayle Paul Michelle Pearce Lindy Perez Samuel Phillips Kris Quist Bob Reese Chip Rerig Clyde Roberson Carol Roland-Nawi Anne-Marie Lang Rosen Jovanna Rosen Nancy Runyon Nancy Selfridge Suzanne Siegelman Mary Wright