HomeMy WebLinkAbout8.1, Attch 3 MasterPlanAddendum-Draft
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DUBLIN HISTORIC PARK
MASTER PLAN ADDENDUM - DRAFT
KOLB RANCH RELOCATION
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TABLE OF CONTENTS
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Executive Summary
Kolb Ranch Relocation Plan
\ f MasterPlan Context ...................................................9
' : '1•'~-` Kolb Ranch Historic Relevance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Layout and Functional Organization: The "Home Ranch......................... 12
! Considerations for Relocating Ranch Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Key Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Relocation Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Kolb Ranch Cultural Landscape Inventory
Inventory of Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
Inventory of Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
Potential Uses of Existing Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
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Appendix A
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' Site Photos
B Appendix B
Kelley & UerPlanck Technical Memorandum
^ Appendix C
Cost Estimate Detail
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Executive Summary
In summer 2007, the Dublin City Council decided to explore the possible relocation of the Kolb House to Dublin
Historic Park. The house and its associated buildings, centered some 1,500 feet southwest of Dublin Historic Park
across Interstate 580, are the last remnant of the historic Kolb Ranch, a typical "home ranch" of rural Amador Valley.
The ranch was once contiguous with the Historic Park site and directly connected to old Dublin Village before the
freeway divided the area. Royston Hanamoto Alley & Abey and Frederic Knapp Archited were engaged to study
the feasibility of moving one or more of the ranch structures and incorporating them into the 2006 H'istoric Park
Master Plan.
This study concludes that it is feasible to honor the program, goals and design of the 2006 Master Plan while
integrating as many of the ranch structures as necessary to r ecreate a historically acceptable core ranch layout. It
is fortunate that the relocation of ranch buildings dovetails neatly with many physical and programmatic aspects of
the Master Plan. Programs such as restrooms, multi-use dassroom space, reception facilities, black box theater,
a cafe, and play features (all identifed in the Master Plan as potential or included programs) can be housed using
refurbished or minimally-refurbished Kolb Ranch buildings, with modifcations to the park landscaping but no
signifcant structural changes to the Master Plan diagram.
There is a signifcant interpretive beneft to relocating at least three of the Kolb Ranch structures because they will
create an "ensemble" that reproduces the historic relationships among buildings that charaderized the home ranch
of rural California. The report cautions that relocating only the Kolb House can suggest an inappropriate historical
reading, since its design is similar to houses that also would have been seen "in town". If only the Kolb House and
no other buildings are relocated, it is particularly important to suggest the character of the ranch by using landscape
features to approximate the relationships of the historic ensemble.
Based on the understanding that the ensemble and arrangement of buildings at the Kolb Ranch are key to defining
its historic importance and communicating its story, this report recommends:
I. Moving at least three structures. the Main House, the Old House and the Sunday School Barn. Move
additional strudures if feasible, as they contribute to the historic integrity of the ranch ensemble.
2. Using landscape features to recreate the physical relationships between the ranch structures.
3. Using a similar grid-like layout for relocated ranch buildings and keeping the relative relationships of the
buildings intact.
4. Integrating smaller artifads and farm yard implements into the design of the landscape around the relocated
buildings.
5. Utilizing historically appropriate plant materials, such as black locusts, walnuts. and orchard trees. and
groundplane materials such as granular surfacing and diagonally-laid brick.
6. Using structures from the Kolb Ranch to fulfll the programmatic needs (both met and unmet in the Master
Plan) that require buildings. Specifcally, a refurbished Sunday School Barn (with black box theater and multi-
use classroom) and Old House (with restroom) could replace the new Pavilion structure in the Master
Plan.
7. Phasing building rehabilitations/remodels to coincide with available funding.
8. Considering city-wide program needs and costs when relocating ranch buildings. If a strudure can contribute
to a program that might otherwise require new construction elsewhere in the city, perhaps there is a
6t H A 1 A
ir~~ ~`~L'r,i a ~.u'_;, j.j,. , 1! I!i'•1'.r 'cost savings and cultural beneft to using a relocated strudure at the Historic Park instead. For
example, the City's Parks and Recreation Master Plan includes a Community Theater/Cultural
Arks Center, but does not identify a location. Although not meeting the specifc standards in
the Master Plan, the relocated Sunday School Barn could function as a small theater as well as a
classroom for cultural arts programs.
This report offers three options for moving various numbers of Kolb Ranch structures, and assesses the
costs and benefts of each. They are:
Option A
Only the Main House is relocated to the Historic Park. The Main House is refurbished to include two
period museum rooms in the dining room and living room, three discovery rooms in two of the bedrooms
and the back porch, a public room in the entry area, a catering/teaching kitchen and archival storage
space in the upstairs. The grounds could be used as an outdoor event venue. Under this option, the
future pavilion building from the 2006 Master Plan would be removed and replaced with a pre-fabricated
restroom building. The Park's orchard garden remains essentially unchanged.
Option B
Three structures are relocated in this option: the Old House, the Main House and the Sunday School
Barn. The Main House is refurbished as described in Option A. Park restrooms are now provided in a
refurbished Old House and the Sunday School Barn is retrofitted as a multi-use classroom space, with
the capacity to serve as a Black Box Theater as weli. The Sunday School Barn also provides a facility
for receptions in conjundion with events at St. Raymond's, which can spill onto the Front Field area.
The Pavilion, which served as a restroom and multi-use dassroom in the Master Plan, is removed in this
option.
Option C
Option C relocates the most complete ranch ensemble by adding the Hay Barn as a shelter to the Rancho
play area and placing the Pump House adjacent to the Past Time Pool. In all other respects, it is the same
as Option B.
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I Kolb Ranch Relocation Plan
I. I Master Plan Context
In 2006, Royston Hanamoto Alley & Abey (RHAA) was hired by the City
of Dublin to produce a master plan for a parl< that would commemorate
the city's history. This resulted in the Dublin Historic Park Master Plan.
In summer 2007 the Dubiin City Council decided to explore the
possible relocation of the historic Kolb House to Dubiin Historic Park.
With the 2006 Dublin Historic Park Master Plan as the context for the
relocation, it is imperative that:
• the mission and program of the Historic Park should continue to
organize the overall layout
• the addition of the Kolb building(s) should strengthen, not obscure
or dutter, the interpretive mission of the parl<.
Mission of the Hlstoric Par{z
According to the Dublin Historic Park Master Plan (pp. 10- 11). the
purpose of Dublin Historic Parl< is to "re-establish the City's historic
heart" and create an "icon for the City". The Master Plan sets up
framework for doing this by:
A) Interpreting the historical importance of the park site
itself, which is at the center of old Dublin Village and
contains a"nudeus of historical artifacu" (p. I I)
B) Providing features that offer broader interpretations of
the area's history, including the Ohlone and Spanish
settlements, more recent immigrations, and modern
development (p. I I )
Progrum of Historie Park
During the park planning process, the community expressed a number
of programmatic desires. The adopted Master Plan incorporates most
of these desires expressed which include:
• a flexible dassroom space
• restrooms
• an outdoor reception area to be used in conjunction with events
at St. Raymond's
• a children's play area, based on a historical ranch theme
• picnic facilities
• an outdoor classroom
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• an outdoor concert stage
• an interactive waterfeature
However, several desired programs, such as a black box theater, were
not Induded in the Master Plan for lack of physical space or feasibility
given the construction cost.
Given this context, it may be possible to enrich the interpretive story of
the park site itself (insofar as It was connected to the original Kolb Ranch)
by relocating Kolb Ranch structures within the parl<. It also serves the
Master Plan goal of offering a broader historic interpretation by relating
the specific artifacts of the Kolb Ranch to the more general "home
ranch" type it represents.
I.2 Kolb Ranch Historic Relevance
At the time of this writing, Kolb Ranch exists as a time capsule of a
landscape and lifestyle that is rapidly vanishing from Dublin and the
Amador Valley. It is somewhat remarkable that the ranch has remained
intact for as long as it has. Its existence as a working farm was severely
impacted with the construction of Highway 50 (now Interstate 580) but
the Koib famlly managed to continue ranching operations until recent
years.
George Kolb was born in Germany in 1867 and immigrated to San
Francisco. He moved to Pleasanton to worl< in his older brother's
general merchandise store on Main Street. In the I 890s, George Kolb
bought the John Green Merchandise store in Dublin. Around 1904, ~
Kolb purchased a ranch of about 350 acres from Charles Dougherty. He
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ran the store until 19 10 when he moved his family to the ran<h. George . -
Kolb farmed until his death in 1933. His sons, and later grandchildren, Murray'Scn '•,e7 n
ltKou.•~-_
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operated and lived on the ranch until 2006.
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In the early years of the farm, grains and hay were produced. Later,
vegetables, particularly tomatoes, were grown. In general, the Kolb
Ranch and farm produced a wide variety of products induding eggs,
chickens, sheep, cattle, mill< cows, and apricot orchards. In 1952 the 1940 USGS Livermore IS-Minu[equadrangle.
ranch was cut off from Dublin Village with the construction of the Arthur Noc co scaie.
Breed (580) Freeway and lost its outlying land incrementally.
Uu6iin
Now, the remaining core of the ranch is becoming a redevelopment c,
site. The Kolb family, original owners and occupants of the ranch, no - ti~.s sdh Kotb
longer operate it agriculturaily and have offered to donate buildings to u~•a Ranch\ the City of Dublin for relocation to Dublin Historic Park. V ~
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Kolb Ranch und its Relaeiorubiip to the "Old Village"
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Though the physical connection to the old Dublin Village was severed in 1953 USGS Dublin 7.5-Minute quadrengle.
1952 with the construction of the modern Highway 50 (now 580), the tvoc co scale.
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historic connedions remain. The freeway and municipal boundaries
are artifcial divisions; historically, the ranch was linked to the
center of Dublin physically, structurally, and socially.
When the ranch was built, Dublin and Pleasanton were separate
places, not yet municipalities. Technically the Kolb Ranch is now located
inside the Pleasanton City line, however, originally the ranch was more
physi<ally related to Dublin Village than to the more distant town of
Pleasanton, lu farm felds originally eMended north, right to the edge
of Dublin village, directly connected by Dublin Canyon Road. Ps a
strudural association, one of the Old Village's principal buildings (the
Sunday School bam, see structural inventory no. 8, in Chapter 2) was
relocated to the farm. Additionally, the Kolb family was socially tied to
the "old village" having owned the Green Store for a period of time.
Uniqueness of Kolb Ranch
Kolb Ranch has survived to date as a time capsule example of an early
Twentieth Century farm development of the Amador Valley. There may
likely be other examples elsewhere in the county, but there are none
remaining in Dublin and certainly none so closely related to old Dublin
Village. The availability of the Kolb Ranch buildings to contribute to the
mission of the historic park is an opportunity that should be carefully
evaluated.
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Existing Kolb Ranch L«ation
The house and its assxiated buildings, centered some 1,500 (eet southwest of Dublin Historic Park across Interstace 580, aze the
last remnant of the historic Kolb Ranch, a typical "home ranch" of rurai Amador Valley. The ranch was once contiguous with the
Historic Parl< site and directly connected to old Dublin Village before the freeway divided the area. Not to scale.
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Domestic zone ~
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Ranch operations zone NORTH
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Circulation
Functional Diagram
KOLB RANCH
Dublin, California
1.3 Layout and Functional Organization: The "Home
Ranch"
The Kolb Ranch is an unusually well-preserved example of a"home
ranch," a collection of buildings and landscapes fi-om Dublin's agricultural
origins in the 19th and early 20th Century. It is an excellent example of
the farming origins of Alameda County, particularly valuable because it
retains ali its buildings and most of their contenu. Though the ranch has
lost the outlying acreage where crops grew and livestock grazed, the
buildings and landscape elements comprising the nudeus have scarcely
been altered since the agricultural operations ended.
R H a1 a
The ranch is situated at the base of Dublin Canyon and the extreme
west end of Amador Valley. The ranch buildings complex is located
within a bend of Dublin Creek and adjacent to a steep hillside to the
south. All of the buildings are oriented squarely to what was a tangent
section of Dublin Canyon Road (most of that tangent was removed
during the construction of Highway 50, and the road now angles across
the former ranch property).
The design of the Kolb Ranch exhibits typical agricultural practice - a
rational design based on farm functions. The buildings and spaces are
arranged according to a basic grid organized around two main, right-
angled paths, or axes. One of the axes is the main drive which lies at
a right angle to the original Dublin Canyon Road. The second axis is
perpendicular to the main drive and bisects the central farm yard. All of
the buildings are oriented to these axes.
The Old House was built and soon replaced with the larger Main House
around 1910. The Main House is situated on the highest point within
the ranch complex and until 1952 had expansive views to the north
and east induding Mt. Diablo. Construction of Highway 50 resulted
in a large fll slope that blocked the views to Mt. Diablo and the north.
Domestic fundions such as the Well and Pump House, Woodshed, and
Garage were placed just west of the Main House. A driveway and path,
perpendicular to Dublin Canyon Road, connect the ranch complex to
the road. The Main House was about 60 yards from the road.
These buildings and their setting with the creek and mature trees convey
the farming past, with an extraordinary layer of immediate interpretive
value coming from the vast collection of equipment, implements,
machinery, and furniture. The only missing elements from the historic
operating ranch are the outlying land and the actual farming activity.
The main grouping of ranch operation buildings was located on an axis
perpendicular to the driveway. The barn, stables, and chicken houses
are located on either side of the barn and chicken yards. It should also
be noted that these buildings are downwind (east) of the Main House.
A culvert and fll over Dublin Creek carried a farm path over to another
feld east of the creek where the hay and straw barns were located.
These may have been placed away from the other ranch buildings to
provide a buffer in case of fire. The farm fields extended north and east,
away from the ranch complex. Prior to the construction of Highway 50,
the felds extended north almost to Dublin Boulevard.
The central barn in the complex is known as the "Sunday School
Barn". It was a former church school house that was located on Dublin
Boulevard and was moved to the ranch in 19 12. A breezeway extension
was added on the yard side and stables wrapped around the north
and east sides. A wagon was stored in the breezeway and the horse
team was led into the south side of the breezeway where they were
unhitched and then continued into the stables. The tractor was later
stored in the stable.
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1.4 Considerations for Relocating Ranch Buildings
The ensemble of Kolb Ranch buildings is a typical instance of a broader
"type" of historic California landscape-the "home ranch." To the extent
that the look and feel of the home ranch can be evoked within the
Historic Park and not compete with the ensemble of other historic
structures (Green Store, Murray Schoolhouse, St. Raymond's Church),
its presence in the park can help serve the park's mission by adding
another layer of regional historical interpretation.
The Kolb Ranch tells the story of Dublin's farming origins, but can it be
transplanted to Dublin Historic Park? The strudures themselves can be
moved, but which ones should be relocated? And, how should they be
placed in relation to one another?
The Kolb Ranch is typical of an "indoor/outdoor machine" where the
chores of daily life were carried out both in, and between, buildings.
The relationships among buildings and the spaces between them, then,
were as crucial as the buildings themselves. To communicate this in a
relevant way it is important for visitors to understand the ranch not just
as an aggregation of historic buildings, but an ensemble that functioned
towards a productive economic end.
Since an indispensable characteristic of the ranch is its multiple buildings
of varied form and purpose, a representative group of buildings - not
just one structure - would have to be rebcated in order to transport
some sense of the character and history of the ranch. The decision
of which buildings to move to the historic park will no doubt indude
the fadors of cost, available space, and potential reuse, but the more
structures moved, the better the story of Kolb Ranch and early Dublin .
can be told.
The Main House is a fine example of an early 20th-Century bungalow,
similar to typical houses that would have been built in town, as well as
on farms. Though architecturally significant and typical of the period,
the Main House alone would not fully convey the character of the
Kolb Ranch; only moving additional buildings will. The addition of
the functional farm structures such as the barns, chicken houses and
toolshed will better enable the creation of a farmyard and hence better
communicate Dublin's ranching history.
Relocating one or more Kolb Ranch structures presents the opportunity
to address physical requirements for existing park program (by
transferring it to those buildings and foregoing new construction) and
capturing additional programs, such as the black box theater (by utilizing
additional ranch structures in the park, potentially at lower cost than
new construction elsewhere in Dublin). Relocation also helps resolve
the visual conflict of contemporary structures in the Historic Park by
providing a historic fa4ade for the facilities.
R H A 1 A
The most promising buildings for relocation, based on their significance,
the role they play in the current ranch grouping, and their potential for
reuse, are the Main House (which could be used as a house museum,
archival storage, or small classrooms), Sunday School Barn (which could
serve as space for multi-use classrooms and a black box theater), and
the Old House (which could provide toilet rooms for the park).
These buildings should be sited so that the essentials of their historical
interrelationships are apparent. This would require:
• setting them back from the curb and apart from each other
appropriately
• organizing them into alignments and functional groupings that
resemble the grid orientation of the original ranch
• surrounding and orienting them logically to landscape zones
congruent with the buildings' character
The treatment of the landscape around the relocated ranch buildings
will also be important for conveying the story of the ranch. Simpie
treatments such as granular surFaces will look and feel like a ranch
landscape. Placement of selected farm implements from the ranch can
also add to the ranch story. Orchard trees and the common locust
trees can also help recreate the ranch setting. Around the Main House,
pathways lined with diagonal brick and proper historic plant material will
tell the story of what it was like to live on the ranch.
1.5 Key Recommendations
The Kolb Ranch has a strong relevence to the original Dublin Village
site, and public understanding of the ranch contributes to the historical
interpretation of Dublin Village. Incor porating as much of the ranch into
the park as possible helps serve the park's mission.
Based on the understanding that the ensemble and arrangement of
buildings at the Kolb Ranch are key to defining its historic importance
and communicating its story, this report makes the following
recommendations:
1. To the extent possible, re-create the building relationships of
the original Kolb Ranch by moving at least three structures,
the Main House, the Old House and the Sunday School Barn.
Move additional strudures if feasible, as they contribute to the
historic integrity of the ranch ensemble.
2. Where it is not possible to relocate additional ranch buildings,
use landscape features as "stand-ins" bydelineatingthefundional
geometries of the ranch using plant materials, site furnishings,
ground covers, etc.
3. To the extentfeasible, use a similar grid layout for ranch buildings
moved to the historic park and keep the relative relationship of
RIIH QlIA
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the relocated buildings intad.
Understanding that it is the details of teMure and species that contribute
to the authentic "feel" of a historic landscape, the plan should:
4. Integrate smaller artifacts and farm yard implements into the
design of the landscape around the relocated buildings.
5. Utilize historically appropriate plant materials, such as black
locusts, walnuts, and orchard trees, and groundplane materials
such as granular surFacing and diagonally-laid brick.
To best utilize the building resources available from the Kolb Ranch to
serve the needs of the Historic Park, it is recommended that the plan:
6. Use strudures from the Kolb Ranch to fulfill the programmatic
needs (both met and unmet in the MaSter Pian) that require
buiidings. This will save on costs of new construction (to some
extent) and contribute to an authentic historic feel. Specifcally,
a refurbished Sunday Schooi Barn (with black box theater and
multi-use classroom) and Oid House (with restroom) could
replace the new Pavilion strudure in the Master Plan.
7. Phasebuildingrehabilitations/remodeistocoincidewithavailable
funding. Structures can be relocated to the Historic Park and
secured until funds become available for remodeling. Until that
time they will contribute visually to the ranch ensemble.
8. Consider city-wide programs needs and costs when relocating
ranch buildings. If a strudure can contribute to a program that
might otherwise require new construction elsewhere in the
city, perhaps there is a cost savings and cultural benefit to using
a relocated structure at the Historic Park instead. (This may be
especially the case for a black box theater.)
1.6 Relocation Options
The following three relocation/siting scenarios offer varying levels of
preservation for the Kolb Ranch, and follow the recommendations in
the previous section. Structure moving costs are calculated at prevailing
wage rates. Open rates (non-union) can be calculated at 80% of
prevailing wage.
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FINAL
~ MASTERPLAN
BUILDOUT
Pre-(abricated
! restroom
Locusttrees
Picnic tables /Main House
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Offices
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I Farm implements Museum
, Historic "locator . c 00 Garden area" ~
. Gnance ana dirzRion of original ranch srce\
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Field "Fence" Posts-. ~ • ~ i p _ p ,
$uggeils fields bu. allows pass-ehi ougn
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- Historic fence and gates
north
Option A ~ 20 40 80 160
In this minimal rebcation option, only the Main House is moved to the Historic Park. The Main House is refurbished [o indude two period museum
rooms in the dining room and living room, three discovery rooms in two of the bedrooms and the back porch, a public room in the entry area, a
minimally refurbished staff kitchen and archival storage space upstairs. The Front Field could be used as an outdoor event venue. Under this option,
the future pavilion building from the 2006 Master Plan would be removed and replaced with a pre-fabricated restroom building, The Park's orchard
garden remains essentially unchanged. Other ranch features and relationships are expressed entirely using landscape elemenu such as pathways and
planting.
Pros: Cons:
Least expensive relocation/refurbishing option Expresses historical importance of ranch least eHec[ively
Relocating archives from Murray Schoolhouse Potential diKalty integrating Kolb House into site if fewer context
frees dassroom for additional uses. buildings are avadable
Prefabricated restroom building will need to be designed carefully so as
not to dash with historical buildings on site
Conceptual Cost Estimate
PHASEI PHASE2 PHASE3 A Relocate Kolb House (ind. mntingency, mobilization & admin.) $62.000
B Re(urbish Kolb House (ind. contingency, mobilization & admin.) $625,900
C PrefabrlcateA bathroom structure $190.600
D Landscap=_improvemeiits $2,110.400 $2345900 $1,071.600
E Mobdization, zdministia!ion & conengency (C & D) $1,668.200 $I ,700.300 $776.900
REVISED COST ESTIMATE TOTAL $4
,657,100 54,045,600 $1,848,500
(2008 dollars)
TOTAL
Original master plan cost estimate total $2,619,200 $4,699,700 $2,352,500 DIFFERENCE FROM
(escaiated to 2008 dollars) MASTER PLAN:
DIFFERENCE (2008 dollai5) + $2A37.900 - $654,100 - $504,000 + f879,800
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2 Culturai Landscape Inventory
2.1 Inventory of Structures
The Kolb Ranch property consists of two distind sedions, the "domestic
zone" and the "ranch operations zone".
The "domestic zone," indudes:
• a smali wood-frame house built ca. 1904 (Structure No. 2
- also known as the old house) with an addition used for a shop
(Structure No. 3)
• a ca. 19 12 bungalow (Structure No. I- also known as the Main
House)
• a garage (Structure No. 4)
• a wood shed (Structure No. 5)
• Pump House and well (Structure No. 6)
• lean-to shed (Strudure No. 7)
• carport (Structure No. 23)
The "ranch operations zone° (located downwind from the house)
consists of:
• the "Sunday School barn" (Strudure No. 8)
• stables (Structure No. 9)
• feed bin (Structure No. I I)
• brooder (Structure No. 12)
• truck garage (Structure 13)
• chicken house (Structure No. 14)
• standpipe (Structure No. I 5)
• shed (Structure No. 16)
• chicken house (Structure No. 17)
• hay and mill<ing barn (Structure No. 20
The ranch also contains several notable landscape features induding
driveways, yards, culverts, troughs, a pond, and several trees.
~
33 II / 32 17
,a
" e,6 20
~72 15 19
~ I 9 (
31 ° ~
,3 F: ; T ;
! p ,
, i
l_- B 10 I 22 21
/ 25 24 0 2EU I i I
23 ~ I
I
/ ~27 26 30 ~ l O~ 3
4 I ~ I J
L
/ I
6 B.
?7
~ ~ ~
k trees
Oa
s
zs
28 5{ee
Q
1 Main House 22 Water irough
2 "Old° House 23 Carport
3 Shop 24 Entry drive
4 Garage 25 Entry gate and arch SCale: 1"=80' (approx.)
5 Wood shed 26 Path NORTH 0 20 4~0 60 80
6 Pump house and well 27 Entry gate and arbor
7 Lean-to Shed 28 Fish pond
8 "Sunday School" barn 29 Vegetable and Flower garden
9 Stable 30 View to ML Diablo (prior to 1952)
10 Porlion of stable removed 31 Vegetable crops (tomaloes)
11 Feed bin 32 Existing road alignment
12 Brooder 33 Original road alignment (prior to 1952)
13 Truck garage
14 Chicken house Fencing - wood posts w/ wire mesh
15 Water standpipe
16 Shed Canopytrees
17 Chicken house Site Plan
18 Chicken Yard Locust trees - Robinia psudoacacia
19 Culvert and fill over creek ° (unless otherwise noted) KO LB RAN C H
20 Hay barn and milk barn
21 Straw barn (no longer existing)
Dublin, California
R H A 1 A
7he Domestic Zone
1. Main House
Bi1M Y
Po`Rx HOR'JOY
~Ux00~
a ~ - !J
~
~ Gr~ ~ •d -Ttaw: .~~~w .M...
P~m
¦ g ~ ~,ry
J
- oww nao~ imw rtaau I
Main House-wesc elevacion showing iront ~
entry and L•plan porch.
il
~ II
? ? ? ?
~
MaaMtIC N011h ~
•y~,
Main House plan
Scale: I!16"
The approximately 2,440 square-foot, two-story bungalow-style house
displays a low slung look primarily by its varying rooflines. The structure
-
rt:,in House-uviog Room iooldng.5oucn to ere sits on piers with several ground level crawl space access points which
piace and buiic-im. also act as cross ventilation. The complicated roofline consists of a main
east-to-west ridge which is terminated at the east by a hipped roofline
and is fragmented further at the west where a shortened section folds
downward, framing the main entry door. The balance of the L-shaped
porch has a very low angle sloped roof. Lower north-to-south gables
cross the main roof and break up the large mass, colledively allowing for
a portion of the upper story interior to be habitable. A signature detail of
" k the bungalow, each gable projects beyond the structure while the ridge
beam and outboard rafters are further expressed and extend beyond
.u
" the eaves. Each gable's bargeboard is scaled heavier than the typicai
horizontal roof's edges thus accenting these features. The ridge beam
and outboard rafters are supported by an arched bracket detail. All of
the roof's surFaces are ciad in asphalt shingles. A clinker brick chimney is
fully exposed on the south side, its upper section apparently missing. A
~ward dinin; r:,;»,,. utility chimney rises through the buiiding's center from the kitchen.
R N Q ~ A
The entire structure's exterior is clad in horizontal wood dapboard with
simple trim framing all window, door and vent openings. The windows
visible from the front have multiple, diamond-pattern lights, while those
on or toward the rear are plainer singlelight sash. The front windows "
are primarily casements, while the rear are double hung sash; all are
wood.
The endosed utility porch at the rear has cross-pattern mullion windows
which may have been installed at a later date since they are unlike any ~
other window pattern. A south facing, but no longer extant, porch rtam tfouse-oinli,- Ro.jm iooidn; Southeasc
at the parlor in the middle of the south elevation was described by a L,:,~e unic ind d,or
family member in the form of an arbor-like strudure which once was
sited outside the parlor's French doors. Evidence of this is visible at the
cripple wall, where there is no siding where the porch originally existed.
There is a concrete stoop and stait; with a smaller woocl trellis in this
location ~I
The semi-endosed wrap-around main porch is supported by massive
columns on square-plan bases dad in painted wood clapboard whose - ~ =
form then vertically morphs into a subtly angled millwork construdion.
This is then capped above by decorative protrusions In the form of a
dragon's mouth. Between the columns is a guardrail in the form of a
solid wall, also dad in dapboard and topped by a millworl< raifing. The
main entrance to the porch is via concrete steps which are flani<ed by
abutments in the same brick as the primary chimney.
The focal pointr of the interior are the Iiving room, parlor and dining
room. Since there is no entry vestibule, the covered porch acts as a
buffer to the exterior elements. Upon entering the rectangular living
room there are several features. The floor consists of oak boards with
a decorative inlaid border. Simple dark wood trim contrasts with light
plaster walls. The fireplace surround is faced with square, artisan tile ~
with a blue glaze. Flanl<ing each side of the hearth are built-in millworl< ,
window seat and a display cabinet with small windows above. The
room's plaster ceiling has a double cross-pattern of darl< millworl< ,j w wtr, do, I`_e;_ pLi c,,
beams at whose intersections are simple pendant light fixtures. Wide
pocket doors separate this room from the adjacent parlor and dining =~~~5m.•; ,
room, allowing a flexible combination of spaces.
The dining room is roughly square and has a built-in serving millwork _ Y
with cabinets and drawer storage. Its fner details indude leaded clear
glass and a beveled glass mirror back. A double-swinging door accesses
the kitchen (apparently originally a pantry), while a pair of French doors
swing out onto the porch. Window seats located on the west wall echo
those built-ins in the living room and are an extension of the wood
paneled wainscot which rises about two-thirds the height of the wall
below the light colored plaster. A coved ceiling and contrasting wood
picture rail complete the ceiling transition. The floor is a continuation of Main House-bedroom on southeast corner.
the living room through the biparting pocl<et door opening.
RIH A~A
The parior is an equally sized and shaped space to the dining room
but has a bay window facing south in which a pair of French doors
- , ~ allow egress to a porch, now missing. The room's design is a somewhat
plainer than the two front rooms, but similar to the dining room. The
balance of the frst floor has two bedrooms, one with a walk-in doset,
f
the other with no closet, a full bath. Additionaliy there is a I<itchen with
pantry and utility porch off of which is a toilet. The kitchen appears to
have been remodeled. A central hall, with a built-in millwork storage,
~ connects to all the rooms. Upstairs, accessed via the central hall and
M,in House•uciliry _:n stair, is one large room with a sink and a walk-in closet The main room
features windows to the south and west and, being tight to the roof
profile, has angled ceilings.
2. Old house
Shed addition
]fi -fi
iAain House-lool<in; ::xr: ~n iiallway aith
iiiCin >tUrage
!11 i~ .4..
: i... .g _ .
i-
OIA House plan
_ This small building, consisting of about 300 square feet, is a simple one-
story strudure sitting on piers with a pediment-shaped porch fiaming
the front door. Its main entrance is centered on its long side facing west
o!d H,use-luoldng =ast to main enny and toward the main driveway. Windows occur on the west and north
•.a~~~ sides. A back door allows entr ance in to the lean-to strudure on the east
, side. The eMerior is board -and -batten on the north side and horizontal
tongue-and-groove siding on all others. The interior is divided fnto two
spaces, the south space with an added bath in recent times. All the
wall and ceiling surfaces are covered with gypsum board covering any
evidence of former finishes.
3. Shop
This wood lean-to structure sits on an on-grade concrete slab; it is
P ~ attached to the Old House. The exterior is dad in simple vertical wood
I ~ boards. Three interior steps lead up to a connecting door to the rear of
r the Old House. It has a strip of windows on three sides. There is a pair
of wide doors with lites on the building's north elevation allowing vehide
access, flanl<ed by an unglazed, wood door for everyday use. The roof
is corrugated galvanized sheet steel which slopes at a low angle to the
east. The east side is mostly lined with workbenches and there are
shelves and other storage items line the west wall at the Old House.
The Shop is notable for its collection of tools and farm implements.
RlH A~A
4. Garage
The cast in place concrete structure's exterior is coated with sprayed - _ J
concrete texture and painted. The roof is corrugated galvanized sheet II~,~ `
steel over wood framing with its symmetrical ridge beam oriented
east-to-west. The building is endosed by a large pair of swinging wood
doors, facing the main driveway, and are fabricated of diagonal beaded
wood sheathing planl<s supported by large iron hinges with extended
.~F4 _
straps. There are several wood double hung sash penetrations in the
2MEf10Y. Gara_ge-looldng norchea>[
Y
5. Wood shed
.
This building is sited closest to the Nlain House's back door of any •
other structure on the site. The e#erior is sheathed in simple wide ~
wood planks mounted vertically on a basic wood strudure. The roof,
supported by several columns centrally located along the structure's
length, is corrugated galvanized sheet steel which sits in a low single
pitch to the east. The east elevation, a wide side of the rectangular pian,
is open,
s , -
6. Pump House and well ~w~•-~
~
Again, this structure is co-located near the back door ofthe Main House,
probably for easy access. Only its simple wood support structure and
roof sheathing are extant.
:
s
7. Lean-to shed
northeas-t
This shed has dapboard wood siding over a simple wood frame structure
and a low pitched roof of corrugated galvanized sheet steel roof angled
to the east. The west side is mostly open to the air with a door,
w ~~o!
~
Ranch Operations Zone
8. "Sunday SchooP" barn
The main structure is a redangular footprint with its symmetrical roof
ridge aligned north-to-south. It sits some four feet above ground level at ~
its lowest point. Added to the west side is a roughly square plan room
with a perpendicular, and lower, cross gabled roof with a dirt floor at .
grade. The two spaces do not connect. This addition has wide doors on the north and south which allow vehides to drive through it, while
a sliding door is on the west is located several feet up off the ground. ~
To the north and west sides of the main barn is a low, open-sided shed
roof. A pair of paneled doors occur on the north elevation of the main
structure and a number of windows, now boarded up, once allowed
light into the main room. The main structure's interior is open with two - 'r; "°'tn"'P5t
R WIA1 A
r___- _
I I
I I
I I
4 ;
Stabie j
~
_ J I
.p'III~~I . e s._s
. ~ _ •_d.i. _ ,~~~w~~~S~~ ~
`
-
! . 1 Barn 0
'f. ai Former Sunday
=^r I Schoal
~ ~
l,~r
...t . . . . . . ~
~ , ~ .
Sunday SchooliBarn plan
Scale: I'IG" = I'-0"
posts supporting the ridge beam. The skip sheathing and rafters of the
roof are exposed on the interior; the walls have a variety of materials and
fnishes. induding remnants of what appears to be wallpaper. The floor
, is unfnished wood. This building is dad in wood dapboard whose paint
fnish is mostly gone. The aggregate square area of the two endosed
areas is about 1,350 square feet.
• 1~ 9. Stable
~ ~ r r,
This is an open-sided structure which leans onto the north and east
scani, im:ian~ e3- ~",3„i>ni facades of the barn/Sunday school has a dirt floor. The roof of this
11~'Icj structure is corrugated galvanized sheet steel and may have once
wrapped onto the east side of the barn/5unday school as well. A beam
{ mounted trolley carrier mechanism spans the width of the shed from
w +
s east to west.
11. Feed bin
;
A freestanding, long and low wood structure, it is mounted on skids
allowing it to be dragged to where it is required. The corrugated
Feed ES;n.lrn:.icn~,c:.--r,::se galvanized sheet steel roof overhangs the feeding trough which runs the
length of the two-sided feeder.
~ry• ~
12. Brooder
This wood structure was added onto the west side of the trud< garage.
arood~,~; iwter, rl,c<< Garagej (L); It is clad in vertical board sheathing, with some windows; the shed
Brooaer h,terior iookirig r,oreh (R) roof of corrugated galvanized sheet steel slopes to the west. Its south
R H I a 1 a
elevation has a simple wood gate endosure. The interior's ceiling is dad ~
in wood sheathing boards. ~
13. Truck garage '
This high-bay wood structure has a symmetrical, gently-sloped front 7ruck Gay.i;,- ' n:•;t wicn t,-a,,
gabie roof covered in corrugated galvanized sheet steel. The front, facing PxrPnaed
south, may have once had doors, since there is another man door on
the east elevation. The strudure's unusual heavy timber beam truss.
and high bay design, allow for heavy equipment to be lifted with a blod<
and tackle located in the roofs cross tie. This same beam protrudes ~ .
eastward outside the endosed structure to ad again as another blod< and tackle lifting position. The exterior is painted wood tongue-and
groove horizontal siding. The interior has a pit in the concrete floor, -
allowing access for repair of vehides from below. This structure is
notable for its unusual strudural material and detailing; while these are
certainly not typical of agricultural properties, the unorthodox approach cnia<er, House-; ~..:w,s Nes±
to design and construction and departure from the previous practice on
this properry is typical of the utilitarian and ad-hoc, accretive character
of development of ranch buildings.
14. Chicken house
This is a simple structure with a low angle shed ioof of corrugated
g a i v a n i z e d s h e e t s t e e l p i t c h e d t o t h e w e s t w i t h v e rti c a l b o a r d e x t e r i o r , q,~• r
sheathing. Itr east elevation is open and the interior column free. There
is one window and a low height access door on the north.
16. Shed ' j.
. ~ .;1 N: . `y.
. - .
This small, simple wood strudure has wide vertically mounted board
siding and a low pitched symmetrical roof with the ridgeline running
east-to west. Some of the siding is missing. A pair of wood doors
enclose the structure and there are no windows.
17. Chicken house ~<ingsouchwesc
This coop has exterior sheathing of simple wide wood planks mounted
vertically. The roof is of corrugated galvanized sheet steel in a low single
pitch to the west. The structure is partly open to the east and an access
door to the north. This structure once extended to the north but was
cut down wlth the construction of the freeway.
20. Hay barn and milk barn
Chicken House-interior lool(ing sou¢hwe>t
The barn has exterior sheathing of simple wide wood planks mounted
P. N a a
vertically. Some wall areas are open-air, primarily on the east side,
while some planks are missing or have wide spaces between them.
The roof consistr of a north-to-south ridgeline of symmetrically pitched
corrugated galvanized sheet steel over wood framing. A structural
addition to the underside of the ridge beam allows for a track holding a
traveling pulley to move hay bales. This building is located farthest from
; the Main House.
,Sr ~4
f
s• ?h~ir ir s.,. J .
Small Scale Features
ar.~ n.-id 7Hilk Barn loolcir,~ -o.;ch
r~ The grounds west of the Main House contained flower and vegetable
~ (kitchen) gardens as well pathways that meandered to the creel< and
through the adjacent oak trees. Pathways near the house had pea gravel
~
surfaces and distindive angled brid< edging, some of which still exists. A
smail decorative concrete fsh pond is still evident. The frontage along
• Dublin Canyon Road had a wood picket fence on a continuous stone
~y . wall base. An arbor and gate provided a pedestrian entry to the pathway
- and a larger gate and arch existed at the driveway.
Hay k3arn 3.rr.i Miik uarn !nofdng north easc
A large variety of farm equipment, tractor attachments, and the trador
still exist around the site. Fields and functional areas were fenced with
wood posts and wire fabric.
2.2 Inventory of Vegetation
The primary canopy tree planted around the ranch is black locust
(Robinia psuedoacacia). This eastern native was planted throughout the
west in agricultural settings. Black locust wood is hard and rot resistant
making it ideal for fence posts. The locust trees are found throughout the
site induding along the creel< where they appear to have naturalized.
~t ?
'J41h. 'I.. ~
41`11
'f
•:'i. . - - t ~ s
• _
p{ 1 1. i. '
~ a e•r-'. ~ ~ ~4'k. t -
.~a j i~y;...~ ~y'p[~' •,Ye. Ry'~q
~ r.a7+a d
1 u.. •
R H a~a
2.3 Potential Uses of Existing Structures
1. Main House
UP
I? ~
I I
~ t.
I II
UISCOVlPY DISCOVENY BATH DISCOVEFY
I~ NQ~M I NOOM / fl00M 4 .
!
II I i I GHMUkN ' . . .
II~ ew~ ewn
II I II KITCNEN ' .
PUBLIC , . i.r. POOM . .
~ U, I oe.vy ~ ~ I -
? _ ~ _t-
I I ',I
I. L~
1 I
I PEPIOD I VEHIOD
I POOM ~ fl00M I .
MUSEUM I 'MU/SEUM
¦ I I V L./ / I 6
I
II I •
I ~ I II
IiiI ii •
~ ? ' 'I
Main HoUSe ! BUngalow ^"c~+rvc ~s o~ rmNC I _
rLaon. < oueOarc
SiRiiOn wiLl dE xEO~aEG
Scale: I) 'b" - 1'•0" :0 f/.•'i:ilAlE 401 ACf;SC 1VnL1LEGEND
_ EXII
~f1EW wALL
wRl.l i00E PEMOI
The living room and dining room present a rare opportunity to
accurately create period rooms with minimai research or investment.
Discovery rooms could serve as flexible spaces for changing, hands-
on learning, creativity, exploration, reading, small group interpretation
and small arts classes. A public room could be a multi-purpose space
for small meetings, archives research, a Kolb exhibit, meeting with rental
dients, or a volunteer lounge. The utility porch could be adapted for food
service needs without signifcant loss of historical integrity. The upstairs,
one large room, could serve as archives storage with research tables
located in the center. The one wall<-in doset could hold special items to
be under lock and key. To meet access requirements (without adding an
R al A 1 Q
elevator) there would need to be a dedicated adjunct room on the first
floor to provide equivalent facilitation so the disabled could work in or
use the facility, including the second floor features.
Another alternative is to present the main rooms of the Main House
(induding dining room, living room and parlor) as a house museum,
demonstrating what farm family life was like early in the 20th Century.
Existing furnishings such as the Stickley/Arts and Crafts style dining table
and chairs present an authentic picture as the Kolb family knew it. A
house museum could include one bedroom. This use would entail the
least change to the house, although it would be limited to the history
of the family and the ranch. The house could also be rehabilitated as a
combination, with some rooms interpreted as a house museum and
others becoming a historical museum.
To make the first floor accessible, an ADA-compliant ramp (see
attachment Scheme A) would need to be construded, possibly along
the north face of the building. This would also allow a new door to
be inserted where a window exists for the cafe I<itchen to have direct
connection to the porch area for serving. The existing utility porch entry
would be used by kitchen staff. The location of a ramp would of course
depend on the siting of the house; the only elevation where a ramp
would unavoidably conflict with the character of the house would be
on the west side, where the existing porch is an important character-
defining feature.
2. Old House
b
~EM N
Old House
Scale: I/16" = I'-0"
wuiisceuo:
_ ExisnNCwtiL
..ewwui
wnu *o ee ne~o
Since no apparent historic fabric exists on the interior, this building could
serve as toilet rooms for the entire site. Use of the Shop (the shed on
the east) as additional toilet room space would likely entail substantial
impact, as it exists at a significantly lower floor level and has windows
on three sides.
R H A' A
8.19. Sunday School Barn / Stable
~
~
i „P i
i i
~ snco rtoor I
~ ORESSING ~
~ STORACE I
~ (NEW CONSTFUCTION) I
I
_---___-_--J
I
~ I I
~ I I
~ I I
~ I I
L I I NSERi NEW SiR11CtuRE
~ i0 CAFltI NEOUif1E0
~ LIC~ NC TM~IFICAL
I EA IN I
~
I ~
PERfOMANCE I I
(~R~ I I EMWE EXISiiNG POSIS
UP
~
~
~
I I Barn/Sunday School/Stable
w..1L .ECENo~ ~ (Stheme B)
~~~w~ALL I I Scale: I/Ib"= I,-0"
MLL TO BE PEMOVEO
MMP VP
This building has been suggested to serve as a multi-use classroom
space, with the capacity to serve as a black box theater. (Costs estimates
shown for the Sunday School Barn indude only building renovation with
no provisions for theater equipment or classroom furnishings.)
A multi-use dassroom space would require a flexible, finished interior
space with sufficient overhead lighting, electrical outlets and seating
which couid be set up as needed and stored when not in use. The
covered porch area of the bam can also serve as a sheltered staging
area for receptions and events held in conjunction with St. Raymond's
Church, which can spill out into the adjacent outdoor courtyard and
lawn.
A black box theater is meant to be flexible and is literally painted flat
black so that the focus of any type of produdion is on the actors. Due
to the intimate nature of such a space, there is a natural focus on the
story, writing or performan<e rather than the technical elements. Easily
maintained, the space would require flexible seating, modular platforms,
and in its simplest incarnation, a pipe grid at ceiling level from which
lighting, among other elements, could be suspended. The addition
of a catwalk would make access to the grid easier and more flexible.
R H A A
To make the space most usable, the existing wood posts in the room
should be removed in favor of a new truss system in the roof which
would also satisfy the general gravity and lateral load requirements as
well as supporting the previously mentioned grid and catwalk.
To achieve this scenario, the main entry should be located on the north
side with stairs and a ramp to fulfill ADA compliance. This entry would
face the main driveway but would have no kind of vestibule. The existing
pair of doors to the north would be an emergency exit. In addition,
the stable with shed roof could house a collection of farm equipment
arranged so as to enhance and not to interfere with the area's use as a
reception staging area.
Other Structures
There may be programmatic needs such as equipment storage, trash/
recycling holding, or site maintenance equipment which could be
accommodated by one of the several miscellaneous sheds existing on
the property. Even a very small element could contribute to the overall
character of the ranch setting by masking of contemporary landscaping
elements, such as irrigation vacuum breakers, with a structure. Lean-to
shed, building 7, might be utilized for this. The small structures would
also play a useful role in conveying the site and architectural character of
the ranch operations zone and its contrast with the domestic zone.
The judicious incorporation of loose elements, such as farm equipment,
could lend authenticiry to the entire ensemble, but it would be essential
to lay the new site out so that the character of the ranch operations
zone is clear.
In order to convey a realistic interpretation of this compound, when
piaced on another site, it is important to consider how the existing
buildings are situated relative to each other. The farm grouping is
nestled against Dublin Creek where much vegetation inherently grows.
Additionally a hill rises abruptly to the south further giving the whole
property a sense of shelter. The farm's nucleus is the Main House
which was set several yards back from the road and is at right angles
to the original road configuration, as are all the buildings on the site to
each other. The original picket fence, driveway gate and gated arbor
pedestrian entry set the tone of what a visitor would encounter at the
house. The front door is reached by a pedestrian walkway which leads
from the road to the house and turns up a series of broad steps to the
wraparound porch. The porch then leads by a pair of French doors to
the dining room and f nally to the wide oak front door.
Currently the discussion has centered around reuse of the Main House,
Old house and Sunday School Barn. But the more buildings moved
to the new site, the more the character of the originai ranch can be
conveyed.
R H A ~ A
While construction of the 580 Freeway disrupted the edge of the ranch
site and part of the approach to it, the core shows almost no sign of
change in the past 50 years or more. The presence of farm equipment
and tools and furniture inside the Main House further convey conditions
from the Period of Signifcance of the ranch.
R N a A
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Photograph Locations
KOLB RANCH
Dublin, California
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TECHNICAL MEMORANDtIM KOLB RANCH
DRAFT Dl1BlIN, CALIFORNIA
TABLE OF CONTENTS
1. INTRODUCTION 1
II. METHODOLOGY ~
III. DESCRIPTION ?
IV. HtsTOiuc CON'rFxT 5
V. EVALUATION 9
VI. CONCLUSION 10
OCT09ER 29, 2007 KELLEY 6 VERPL4NCK
TECHNICGL MEMnR4NOUM KOLB RANCH
DRAFT DIJBLIN, CALIfORNIA
1. INTRODLJCTION
This'I'echnical Report (report) has been prepaced by fCelley El VerPlanck Historical Resources
Consulung (K\"P) at the request of Fcedexick Knapp Axchitecture (FIi~) to augment the research
and evaluation being undertaken ro support the pzoposed relocation of one or more buildings fiom
the hisroxic Iiolb Ranch on DubGn Canvon Roxd in Pleasanron ro the proposed Dublin I Iisroxic
Park in Dublin. The exisung Kolb pcoperty (APN 941-1700-001-39) located within the Cin- of
Pleasanron in an area bounded bc Dublin Canvon Road, Interstare Highway- 580, and I.aurel Creek
Drive. Presendc confined ro a small several acre plot, the existing properh. was once part of a much
larger 350-acre ranch that has been incrementally suUdivided and developed over the past half
centurc. Toda~, the piopern is centered on the "home canch," the location oE the primarr cesidence,
bxrn card, and other outbuildings. It is clearly significant at the local level as a distinctive ranch
properhy, once widespread in the Tri-\'allev area, a resource nYpe thar is increasingly rare as suburban
development ceplaces the rural vernacular Western landscape oEAlameda Counn.
II. METHODOLOGY
The author oE this memorandum, ChcisroPher VerPlanck, has extensive experience evaluating
vernaculaz Western ranch properties throughout CaGFornil and the West. \Ir. VerPlanck comes Erom
a ranching background in CaliEornia and specializes in part in the evaluatinn of vernacular building
traditions of niral CaGfornia. In his previous post as the Scnior Architecrural Hisrorian at Page &
I'urnbull, \[r. \"erPlanck completed a survet' of the hisroric properties in nearbc llublin. _ks part of
this ptoject, Mr. \"erPlamck prepared a hisroxic conrexr starement for the pce-war crossroads
communin' of llubGn and preparcd CaGEornia Dcpartment oE Parks and Recrcation (llPR) 523 A
(Primarc) and 523 B(Building, tirructure &Object) forms Eor all properties in the section oEDuhlin
focused on the intersection of Dublin Boulevard and Donlon %C'av.
This memorandum relies in large part on this smdv tar general conrextual information on the hisrorc
of Dublin. The appearance and concise hisrorical development KoIU Ranch are discusscd in a
document prepared bv Roy-ston FIanamoto AIlev Rc Abev (RHA.1) entitled: Ciilhn-a! LnuArrnpe Repoa:
KolG Rancb, DnGlin. CnGforrtrn (Dxaft Ocrober 2007). Our repoxt does not seek to xepeat the
inEormation included therein, but rather servc as an addendum to the RI I_lA report, providing
addiuon hisrorical data and an evaluation oE the xelative mexits oE the buildings and structures on the
property, as well as an evaluarion of their proposed new site in Dublin.
?CT09ER 29, 2007 KELLEY & VERPLPNCK
TECNNICAL MEMORANOUM KOLB ftANCH
DRAFT OIIBLIN, CALIFORNIA
III. DESCRIPTION
The Kolb Ranch propern' consists of nuo distinct sections: [he "domesdc zone," which includes a
small wood-Erame house Uuilt c1. 1904 (Structure No. 2- also known as the old housc) widi an
addition used for a shop (Structure No. 3), a ca. 1912 bungalow (Structure No. 1- also known as the
main house), a garage (Structure No. 4), wood shed (Structure No. 5), pump housc and well
(Structure No. G), lean-ro shed (Structure tio. and carport (Structure No. 23); and the "ranch
operauons zone" (located downwind Erom [he house) consisting of the "tiunday School Uard"
(Strucriixe No. 8), stables (Structure No. 9), feed Uin (Structure No. 11), bcoodex (Structure No. 12),
truck garage (Structure 13), chicken house (Structure No. 14), standPipe (Structure No. li), shed
(Structure No. 16), chicken house (titmcture No. 17), and hae• and mill;ing harn (Structure No. 20).
The ranch also contains several notable landscape feanires including drivewavs, yards, culverts,
u'oughs, a pond, and several trees. The site plan in the RHA.1 repoct contains a diagram ot die ranch
with the buildings and structures iden[ified bv numbei.
Rcsearching agricultura] buildings in CaGEornia is a difficult task. Builr of inespensice marerials and
insuhstantial joinerv rechniques, ranch outbuildings typicallv did not waxxant the attention ot
newspapers, building journals, photogxaphexs or even familc accounr books and recocds Ofren
considered "temporaty" structures, mane were never xecorded on survec or fue insurance maps.
['urrhermore, in Cafifornia, verv little scholarlc cesearch has taken place ro document rhe srate's fast-
disappearing rural landscape. \[any of the vernacular structures thar once dominared the state's rural
cultural landscapc have collapsed ox have been demoGshed ro make way for suburUan tracts,
especiallc in East-growing suburban areas such as Alameda or Santa Clara Counties. Vi'irh such litde
documentation and Eew surviving examples, scholars of vernacular agricultural strucnires must be
vere xesourceful and be able to link seeminglt disparate pieces of eaidence in documenung
wnstrucdon chronologies and patterns of use.
The Dere~n o(Cali(oriria Ranch OntGnilAiuqr
The design, construction and spatial organization oE ranches in che lY'esr depended on many factors,
including cGmate, soils, availabilin° of water and building materials and the ethniciny and dass of their
budders. These factors, as well as the ingenuinY of the individual rancher or his emplocees, affected
the handGng of materials and use of building cechnologies. Essentialh', a cxtich is rhe Western
counrerpaxt oE the Eastern facm: a txact oE land with ficlds, oxchards and animals, with a nucleus oE
strucnzres called the barnt•axd, farmsread or "home ranch." Dominared b}• the house and the barn,
?CT06Ew 29. 2007 KELLEY & VERPLANCK
~
TGCHNICAL MEMORANDUM KOLB RANCH
DRAF'T Oll9LIN, CALIFORNIA
the barm ard was rounded out bc subsidiany suuctures dhat responded ro the needs of the pardcular
farming operation.'
Anglo-American ranch buildings in CaGfornia differ from those built in the h;ast and 1lidwes[ in tha[
CaGfornia ranch buildings generallc lack heavc timber-framing, weathec-tight construction vr
insulating materials. Many embodc the characreristics of a simple \Vestem building technologa
referred to variously as "plank-Erame," "bos-frame," "box and strip" or "single-wall constivction."
Popularized on the nearl}' trecless High Plains during the nineteenth centum, this building method
was Eavoxed for its simplicihl, econome oE marerials and cheapness.
Devclopcd in response ro the scarcihy of millcd lumbcr, the plank-framc building is much simplcr
than the tvpical stud-fcame building of the same eia. Rqrher than tnaking use of a Eull fcame, rhe
plank-frame structuxe is simply composed of verucal 4 x-} corner posts artached to horizontal sills
and plates. \'extical boards are nailed to sills and plates and iiaxrow battens, or thin wood stcips, axe
artached ocer the joints becween the boaxds to exclude the wind and elements. A plank-frame
structurc mac or mav not have a pcxmancnt foundation, with mant sitting atop stonc or eoncectc
Eootings or on wood "mud-sills." \Ianc plank-Erame structures have a limired amount of fxaming
around windows and doors and diagonal or harizontal bracing members ro provide some measure of
latexal strength. Depending on the snow load, xoofs are often very lighth• Examed, consisting oE 2 x 3
or Z s 4 common ratters supporting spaced shcathing clad in shingles. '1'he exteriors of plank-Ecame
stmcmces are usuallv ven. plain, consisung oE boacd atid batten cladding and straighbsawn 1 x 6 trim
boards.z Several of the structures on the Kolb Ranch appeaL ro be pl.mk Eramc constxuction,
including the old house, rhe chicken house, and the shed.
In addition to lighnveight and economical constmction, ranch buildings built in California wexe oEten
characterized bc theic tlexibilip- and adaptabilit} to new uses. .1lthough the case can be inade that
Earm buildings everytivhexe have ahvacs been designed with change in mind, in CaliEornia, the benign
cGmate that allowed mane different types of crops to be grown, combined with a boom and bust
mentaliny and an acdve entrepreneurial culture, encouraged continual response to ever-c6anging
I Na[ional'fnist for f fis[onc Prescn'ntioq I3ni6 inlLe 1.1:=1 (Washington. D.(:.: Pmscnatinn Prcss. 1995). pp. 72-71 t4 1.i4 35.
Christopher VerYl:inek. If"I!! Rn,er~ .37u1r I li7nrr2 Purk. rlychi2anvl1'lndyc I lrrlnrt<OulhrcrldGiqt (Unpublished 1[istorie
Strucnvc Rcport: Fcbniary 3. 30ii3), carious paKcs; Na[ional'frust tbr I listoric Presenntion, Rnr!! irr I!r<, I`.C; I(Washin};ton,
U.(:.: Nrescrca[ion Press, 1985), pp. 72-73 & 134-35.
?CTOBER 29. 2007 KELLEY & VERPLANCK
TECHNICAL MEMORANDUM KOIB RANCH
DRAFT DIIBLIN, C4LIFORNIA
markers. :lccardinKh , ranch builciings needed to be easilc adaptablc ro accommodare difEercnt crops,
machinen' or enurelc different uses.'
The most signi6cant character-defining feamre oE rural agricultural buddings in Califoxnia is their
uulitarian appearance, a Function of the inexpensive materials and design foc flexibilinY described
above. As functional Uuildings set back far from the main house ur the road, ourbuildings such as
field bams, pump 6ouses, chicken coops and bunl+houses were t}pically designed without the aid of
an architect. \fost were instead built from pattern hooks, txadirional know-how passed fxom
generarinn to generation, or a combinauon of both.
Erhnic and xegional influences pla}•ed a part as we1L The npical nvo-ston-, gablc ind shed-roof
CaGfornia bnms of the late nineteenth and caxlc tw-entieth centum (such as the hae/tnill:ing barn) are
thought to have derived from the "crih-and-shed" rcpe barns of Tennessee. Composed of a central
gable-rnofed "nave" illuminated b}' morutor windows and flanked bv shed-rooted side aisles, the
ccib-and-shed barns disseminated westwacd through the Plains states, where thec weie modified to
employ dimensioned timber fcaming instead of log construc[ion. In dtis guise, die "[hree portal crib
barn" eventuallt inEiltraced the vallevs of che Paciflc ',X'csr, including rhe Willamette Vallev of Oregon
and the tian ]oaqwn, tiacramenro, tianta Claca and tialinas Valleys nE Califnrnia, where the original
pcoron•pe was gradually modified in response to local environmental conditions and crops a
In addinon to barns, othex rueal building Rypes evolved within California to respond to dic ciicerse
climactic and social conclitions. The tank house is one oE the most emblematic Eeatuxes of the
disappearing ruxal landscape of CaGFornia. Composed oE a uater rank huilt atop a two-ston~ structural
pylon ro take advanrage of gravih flow, the tank house srored rainwater or well water Eor later use
during the arid season. The pclon was often enclosed behind siding to provide lateral bracing as wetl
as to provnde additional habitable space. The Kolb Ranch does no[ have a tank house, possiUly due
to its prosimiay to DubGn Cieek. Other outbuildings often Eound in California include cookhouses,
outhouses, Uunl:houses, corrals, chicken houses, blacksmidi shohs, mare harns, tmit pacl;ing sheds,
dning sheds, hap ricks and other storage buildings.
1 bloricy Bacr, Remrmhrdn~ Bmou(Palu :AIrn: titanfnrd I lnixcrsih' Press. 2002), p. 5.
4 Ibid., pp. 9-10.
?CTOBER 29, 20O7 KELLEY & VERPLANLK
-4
TECHNICAL MEMpRANDUM KOLB RGNCH
DRAFT DIJBLIN, CALIFORNIA
IV. HISTORIC CONTEXT
Although located within the ciry lirruts of Plcasanton since 2002, Kolb Ranch has much moxe in
common historicallv with the original setdement of Dublin, which existed for many years as a
compacr communitv of ranchers and small businesses ar the ccoss roads qf the Oalland titockton
Road (now DubGn Boulevard) and the blattinez-tianJose Road (now tian 12amon Boulevaid). .1n
estensive treatment of the histon and development of Dublin from prehistoric rimes ro the presenr
dac can be Eound in the following report: DuG/in Hiatoiit Reranre.c Ideut(ficafioir Project, prepaxed bp Page
& 'fumbull in JanuaiT 2004.
Prior to dic aiciva] of the F.uropeans, the San Ramon \"alle~, was inhabited bc the Pelnen and Seunen
tribele[s oE the Ohlone rxibe as well as the Tatcan tribelet oE the Bac \[iwok txibe. Both tribes hunted
Fish and waterfowl in Willow \[arsh, the huge Eceshwarer depxession thar once exisred ro the
southeast ot Dublin. '1'he tipanish fixst axrived in the ti;in Runon \'alle} on .lpril 1, 1772 when Lt.
Pedro Fages and Fxav Juan Crespi trekked through the vallet' on their waY back to hlontere}',
stopping at Alamilla tipxings fox water. A remnant of .1lamilla tipiings srill exists on the northwest
corner of Dublin I3oulevard and tian Ramon Road. Afrer the founding of \lission tian )ose in what is
now Frcmont in 1797, Spanish monks began relocating the indigenous inhabitants ro the mission and
much of the San Ramon \'allec became pazt of the mission pasture lands.
In 1821, \Icxico won its indcpendcnce from tipain, A'ew policies rowaxd the missions led to their
gradual seculuizadon and the grandng of dteir rich landholdings to \fexican soldiecs and setdexs. In
.kugust 1835, govexnor Jose Figueroa granted more than four leagues of land in the San R1mon
\"allcv (16,517 aczes) to retiied soldier and macordomo Jose Maria Amador. Rancho tian Kamon, as
the rancho was called, estended from the crest oC the llublin Hills to the Diablo Range and included
much oE the present-dac ciues of DubGn and tian Ramon. Amadox built an adobe hacienda near
Alamilla tinxings, Eorming the nucleus of the later settlemenr of Dublin. Four vears larer, gocernor
iuan Bauusta AIvarado gxanted the 8,885-acre Rancho tianta Rita to Jose Dolores Pacheco. Rancho
Santa Rira, which included much of what are now the ciues of Dublin and Pleasanron, also induded
all of what was histozically the Kolb Ranch.
The first non-Hispanic settlexs oE the :lmador Vallev were nvo Irish immigrants named blichael
\[urray and Jeremiah Fallon. Thec arrived in 1852 - nvo yeacs afrer CaGfornia had becomc a state -
and purchased small tracts fromAmador.A year larex,)ames Witt Doughern, purchased 10,000 acres
of Rancho San Ramon Erom Amador. Doughem later purchased much of Rancho Santa Rita,
?CTOBER 29. 2007 KELLEY & VERPL4NCK
5-
TEGNNICAL MEMORANDUM KOL6 RANCH
DRAFT DLI9LIN, CP.LIFORNIA
including what is now the Kolb Ranch, increasing his holdings to 17,000 acxes and mal:ing him the
second biggest landowner in .1lameda County.
In 1853, Alameda Counh- was formed feom paxts of Contra Cosra and tianta Clara Coundes, and a
vear latex, Afunac 1'ownship was formed, induciing virtuallt• eveivthing Erom the DubGn Hills east to
the tianJoaquin Valley. Throughout the 1850s and 1860s, a small settlement graduallc Eormed at the
inrersecrion oE the OaUand-titockron and \fartinez tian Jose roads. Most of the earlv residents were
[rish or Irish American famiGes, including the Donlons, the Fallons, the \Iurravs, the Greens, and
the Doughexrvs. The heavile Irish natuxe of the setrler population ecidentl}, led ro the applicadon of
the nickname "Dublin" to the ccossroads setdement originall}' known as Doughern• Station. Earlv
buildings in the area included tic Raymond's Catholic Cliurch in 1859, Green's titore iil 1860, secexal
no longer extant hotels and xesidences.
In 1869, the Central Pacific Railroad bypassed Dublin in favor of Pleasanron, essentiallc quashing the
growth of the communiny Eor the nest fifnY Years. In 1878, when Thompson and W'est published
their Hi.rtofiin(ll!!ut o%Alamedo Count}, Dublin had onlv abou[ 250 residents. In 1879, lames W.
Dougherh• died, leaving his 17,000 acre estate to his wife Elizabeth Dougheml. In 1891, Elizabeth
died, leaving the estate ro her son Charles Doughertv. Elizabeth had subdivided her hushand's vast
holdings beEore her dearh. map made of the estate shows mos[ of the familc lands sou[h of the
Contra Costa Countv line subdivided inro smaller ranches ranging Erom 41 acres (Plot "R") ro 1,395
acres (Plot "V").
Charles began to sell oFE these txacts ro new settlers, sparking new residential growth and the incxease
in the number of familc-owned ranches and faxms in the vicinitv of Dublin. \fanv oF the new sertlers
were Danish - including the Bonde, Neidt, Nielsen and Riemers famiGes -who began Earming,
hoLticulture and general business in the area aEter 1900. BY the earlc 1900s, most oF ehe Doughecny
estate had beeo sold ofE including the final 10-acre plot that included the Dougherhy home built on
the site ofAmadoc's adobe neax Alarrulla tiprings.
_lccording ro the reseaxch completed bv RHA1, the founder of the Kolb Ranch, Geoxge Kolb, was
born in Germane in 1867 and immigrared to San Fcancisco. He moced to the .lmador \'allec in the
early 1890s ro work in his brother's general merchlndise store on Nfain titrcct in Pleasanton. tieeking
to go into business for himself, KoIU bought Gxcen's Store in Dublin Erom the heirs ot John Green.
According to the RHAA report, around 1904, Green purchased ahout 350 acres Erom Chaxles
Doughext}' sou[h of Dublin along DubGn Canaon Road. T'he exact mimber ot this acreage is not
OCTp9ER 29, 2007 KELLEY & VERPl4NCK
TECHNICAL MEMORANDUM KOLB RANCH
DRAFT DIIBLIN, CALIFORNIA
immediately veriflable due to discrepancies with the 1891 map of the F.stare oE F.lizabeth Dougherhy
but Kolb's land ahpears to have consisted oEall of Plot "O" (42.31 aczes) and at least part oEPlot
"P" (569.11 acres).
The 1891 map does not sliow anc building foorprints on ei[her plot, suggesting that Kolb was the
first ro setde the lnnd and that the "bld house" was probably huilr soon aftec Kolb purchased the
land around 1904.'Ihe small size of the old house and the fact that Kolb's familc continued to Gve
above Greeds Stoxe until 1912 when Kolb sold the store and moved to the ranch suggest that the
old house never served as the primary Eamilc residence. titmcrurallv, the old house appears to Ue x
plank frame structuxe, a commoii construcuon inethod used Eor ianch buildings or housing in mining
and lumber camps in the West during the late nineteenth and early hvenueth cennirc.
It appeaxs that George Kolb built the main house sometime afrer he sold Green's Store ro William
l.awrence in 1912. AErer this da[e he appacentle moved the family to the ranch and may have ordered
the existing main house from a companv speciaGzing in the design of so-called "mail oidcr°
bungalows. illade Eamous bv Sears-Roebuck, other mmpanies that participated in this indusrnincluded Aladdin, Read}-hilr, and others. The main house displavs manc of the Eeatures of a
substantial mail ordec bungalow, including its large size, multi-plane compound roof, wide
ovechanging rooE supparted bv struts, and large porch supported bc tapered piexs. The aurhor
consulted the tiears catalogs Erom 19] 1 to 1920 and did not find this paxuculai design but feels
confidcnt that the main house was probably a product ot one ot Seais-Rcebuck's competitors. \lail
order bungalows became poPulax all over the United Stares during the first quarter of the nventieth
centun', especially in rural areas where the construcuon industn, was not well-developed and mhen
ranchecs could afford ir, mam replaced or supplanred the original hous-e with a mail order bungalow.
Accorciing ro the RfIAA studv, George Kolb died in 1933, leaving the Kolb Ranch to his children.
The childxen and grandchildren Kolb family continued ro occupc the hrohern', using it for active
ranching and Earming operauons until recentlc. %G71en it ceased operations the Kolb Ranch was one
oE the last active ranches in the acca, an island in a sea of suburban developmeat that has
[ransEormed the Tri-Vallec area over the past Eorn' ceaxs. "I'he construction oEHighwat' 50 (now I-
580) in the early 1950s, impncred the lavout and functioning of the Kolb Ranch in some wavs but
most of the home ranch xemained on the south side of Dublin Canvon Road on the edge of the
steeper hillsides where development was - until recentlt -not as economical - theteb}' allowing -
ranching to continue unmolested.
OCTOBER ZS, 2007 KELLEY 6 VEftPL.4NCK
7_
TECHNIGAL MEMORANOVM KOLB RANCH
ORAFT DlJBLIN. CALIFORNIA
In [he elilp cears of the ranch, hac and grains were groNvn but bv the middle of the nventieth centuty,
row-crops and vegetables Eor urhan markets began to supplant dryland faiming. In addiuon to
tomaroes, apricots and othex fruits and vegetables, the Kolbs also raised catde, milk cows, sheep, and
chicl:ens.
The lacout of the Kolb Ranch is indicatiac of lowl hisroric patterns of usage in addition tn
illusrrating many common features of domestic huilding txadiuons once common in ruxal CaliEornia.
Pezhaps scenic to the eyes of an urban dwellec, thc Kolb Ranch is laid out with an ece toward
function and usabilirv. tiituated on a relatively level "island" of land bounded 6v Dublin Can}'on
Road to the narth and west and Dublin Cxeek to the east and south, the ranch is cleady oriented ro
take advantage of Eresh water souxces, moming sun, and aEtemoon breezes. Divided into hco sectors:
thc domestic zone and the xanch operations zone, al] buildings and snvctures are oriented along a
northcasrerlc aws, with rhe hac/mill:ing barn located downwind from the house co keep flies and
odocs at bay.All other buildings are located alongside a T-shaped drive that pxovides access to and
from Dublin Canaon Road. The ranch operarion zone has anodiei mcans of egcess locatcd northeast
of the barii, allowing ranch opcearions ro proceed without disturbing the occupants of the main
housc.
Due to the lack of building permits and other Eorms of documentarV evidence, it is diEFicult to
estabGsh die precise construction sequence at Iiolb Ranch without exrensive additional research.
Aftcr the constmction oEthc old housc ca. 1904, a barn would have been necessan. Based on irs
proximiny to the old housc (albeit dowmvindl), and its constmction, it seems likelc that the tiundac
tichool barn was the eailiest barn to exist on (or in this case, be moved to) the properhy. The hay/milk
barn likelc followed not far behind, although it is onlv possible to date it ro the first yuarter of the avenrieth
centurt, based what we know of the Kolb Ranch as inEormed bv its marerials and construcrion techiuques.
Thc 1940 UtiGti NIap only shows the m:un house and the T-shaped drive, although the I S-Nlinute
scale is too small ro show ven, much detail. The 1953 USGti Dublin 7.5-\linute scale map shows the
main house, and what appeac to be the old house/shop, the tiunday tichool barn, and the
hav/mill:ing barn. Based on their appearance, ma[erials, and consmiction techniyues, it seems Gkelirhat virtuallv every extant builciing idenrified in thc site plan preparcd bg RI L-~A in their repart
already cxistcd bv 1953, and probablc before with the cxception of the car Porc Although several of
the buildings have been incrementalle alrered, the inregrih- of ]ocation, design, marexials, setting, and
association is ven' high fox the home xanch as a whole and several of the buildings in particular.
?CTOBER 29. 'J.OO'/ KELLEY S VERPLPNCK
K
TECHNICAL MEMORANDUM KOLO R4NCM
ORAFT DUBLIN, CAIIFpqNl4
V. EVALUATION
I3ased on the analasis within this repoct, Kellev & VexPlanck agxecs with the findings of the RH?.A
xepoct that finds the Kolb Ranch a"time capsule oEa landscape and Gfestyle rhat is rapidli, vanishing
from Dublin and the Amadoc \"alley." Thc historic ranch will most Gkelc be deccloped, leading to
the loss of yet another increasing]}' rare piece of rural kv'estern historv in the San Ramon \'allec.
It is our understanding that the Cin, oE Dublin is pxoposing to move one or more buildings from the
ranch to the sire oE the proposed Dublin Historic Park on Dublin Boulevard. The buildings to be
moved, rentauvel}, idenrified 1s the main house, old house, and Sundav School bam, would join tit.
Ravmond's Clmreh, the Murrav School, Green's titore, and DubGn Cemeteiv in the historic porrion
of DubGn known as Donbn Wac. \x'hile conventional preservanon pracdce generallv does not
condonc eidier tnoving buildings or creating "false histon," bi. assembling "petting zoos" oE random
unwanted buildings, Kelley &\'erPlanck does see substantial value in this particulax project. First oFf,
the buildings would help augment the small but vern significant collection of historic buildings along
Donlon Wav. tiecond, the site proposed was hisrorically occupied bv compatible uses.
In regard ro prioritizing the Uuildings at Kolb Ranch in order of signific.mce, we woidd begin with
the main house. An extremelv intact example of what appears ro be a 191Os-era mail order Uungalow,
the main house served as the primary residence for the Kolb EamilY for most of the historc of the
ranch. W'e would xank the old house second in importance. Peobably the first permanent building
constmcred be the Kolbs on rhe propem-, [he old house is represenrative oE plank trame
consnucrion and mar have Ueen used as a bunkhouse aErer the constxuction of the main house.
Ranked thicd is the tiundac tichool Barn. This building appelrs to be at least contemporan• to the
main house and mar in fact he older. .1 Eullc enclosed and finished srtvcrure, it is quire disrincr Erom
paxtially open hap/mill:ing barn, the latrer a prorotype srill commonlt' seen in rural CaGfornia. We
rank the hay/milking barn Eourth. Its design is purele based on Eunction and as mentioned above, ir
is an archenpal presence in CaliEornia's fast-dwindling niral landscape.
The orher buildings round out the function and use of the Kolb Ranch. Removing anc without
eccording their locadon and Eunction will derxact from our understanding of this ranch. Nevertheless,
most of these buildings were either constructed later or are more ephemecal building rypes that were
Exequenrlc altered to accommodare new fLmcrions. \fost would be diEficult ro move and given the
constricted space oF their porential new home, the}' Would be crowded in on cach other.
?CTOBER 29, 20(17 KELLEY & VERPLANCK
9
TECHNICAL MEMORANOUM KOL9 RHNCH
DRAFT Dt18LIN, CALIFORNIA
Regacding sitc, it is our cecommendation to zeplicare rhe existing spatial relarionships in their new
location as far as is peacticable. \k- e recommend rehaining a generous setback Erom the street in order
to retain the rucal character of the site. \Ianv California ranches feature a consistent layour wherebv
the main house is locared closesr to the street of any building, tcpical]}' on one side of a dricewac.
The barn 1'ard or canch operation zone is npicallv located beliind, and ofren to onc side or another
oE the main house (usuallv down wind). We would recommend placing the old house at the end of
the drivewap, much as ir is noNv placed on the Kolb Ranch sire, wirhin rhe domestic zone but
subsidian- ro the main house. Finally, we xecommend placing the tiundaa tichool bam somc distance
to the east of the main house, preseiving the exisnng spatial relationships of the Kolb Ranch while
maintaining the distinction between the domestic and the xanch operation zones. \t'c would also
recommend keeping at leasr one or two of the smaller outbuildings, in paruculai the chicken house
ar the shed, to round out the ranch operation zone.
'I'he proposed location of the reloca[ed Kolb Ranch buildings in the proposed Dublin His[oric Park
makcs a bt of sense. Dubfin village, the his[oric cxossroads sertlement at the cocnec oC Dublin
Boulevard and Donlon WaV, oncc had several similar compact ramches. Most wecc demolished ro
make wat' Eox coad-widening, housing tracts, and commercia] developmen[. Pfacing several of the
most important Kolb Ranch buddings on the park site will not onla remove the incompanble
shopping cenrer rhat stands there now, but will also cnhance the setting oE hisroric Donlon Wac. 'I'he
Kolb Ranch buildings, in pardcular iE the sire is planted appxopriarelY with a small gcove oE Eiuii
[rees, will help to make DubGn's agricultural past taugible to its current residents.
VL CONCLUSION
F3ased on the information included in the RHAA report, combined with the additional research thar
with which we have been charged, we support the contendon that the Kolb Ranch is a historic
resource and [hat its buildings and setting tell us much about the lustoii of Dublin. In pardculax, iE
the mun liouse, old house, and tiundav tichool bam can be relocated to the proposed DubGn
Historic Paxk and sensitivelc arcanged in a meaningfiil wae consistent with their current siung, we
beGeve that rhey will help ro[efl a store of Dublids agriculhtral pasL W'e also contend that this
relocation would restore much of the hisroxic setung to the exisung llonlon U'a}' area, illustxating the
historical interface of village and agriculnice in what was once an isolated but impoctant ciossroads in
Eastern Alameda Counh.
?CTOBER 29, 2007 KELLEY & VERPLANCK
1
Cost Estimate Detail
.J...i 1AI,_
OPTION A PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 1 of 3
SUMMARY: PHASE 1
DEMOIITION
Original MP Components $960,770
Kolb Ranch Components $0
$960,770
EARTHWORK & UTILITIES
Original MP Components $278,858
No16 ftanch Components $35,310
$314,168
URAINAGE
Original MP Components $42.738
Nolb Ranch Components $25,963
$66,702
PAVING
Original MP Components $78.165
Kolb Ranch Components $250,799
$328,964
PLANTING & IRRIGATION
Original MP Components $277,578
Kol6 Ranch Components $300,402
$377,980
SITE FURNISHING & STRURURES
Original MP Camponents $12,000
Kolb Ranch Components $238.373
$250,373
TOTAL CONSTRUCTION CO5T5
Original MP Components $1,650,108
Kolb Ranch Components $650,848
$2,300,956
TOTAL MOBILIZATION, CONTINGENCIES & SOFf COSTS
Original MP Camponents $1,196,329
Nol6 Ranch Components $471,865
$1,668,393
TOTAL KOLB RANCH STRURUftE RELOCATION & REFU0.615HMENT CO5T5
$687,828
TOTAL COST FOR PHASE 1, OPTION A S4 ,656,978
(in 2008 dollars)
R H Q ~ A
L.;H~~L::JFI PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
OPTION A Pagelot3
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unl[ Amount Item total Subtotal
DEMOLITION
Survey control and staking $3,510.00 day 2 $7,020
Remove(E) asphaltpavingatshop0ingcenter $3.50 SF 123900 $433,551
Remove (E) curbs at shopoingcenter $4.22 LF 1210 $5,110
Stockpile (E)agg base for use under unit pavers and DG $7.02 n' 160 $1,123
Demolish 2 (E) wood frame RETAIL bldgs - conc. foundations & sla6s $6.50 SF 23060 $149,890
(assume 12" depth) & wood frame
Demolish (E) conc. / glass RETAII hidg - conc. (oundatians & slabs $19.00 SF 78000 $342,000
(assume 12" depth), concrete panel fnme, steel roof
Remove (Q light poles $662 EA 7 $4,633
Remove dectrical utilities, vull wirts, antl cap $2,338 LS I $2,338
Removechainlinkfen<ing $3.51 LF 570 $2,001
Tree removal (<1' DBH) $11,700 LS 1 $11,700
Tree protection, Temp. C L Fence, 6' high, Panels, 6 months. $2,34 LF 600 $1,404
Subtotal - Demolition (ORIG MP) $960,770
Notes:
. iheseaostsdonoNnalutleM1armotdemoinGldys.
b. CozfoJArrhaeolagistorNativeAmeiicono6ser~ernofincluded
r. Alsnuamredemolitionrothindudesortinq,reryding&disposaloJdebris EARTHWORK & UTIIITIES
Rough Grading (entire area ind Nolb Ranch) $0J7 SF 165000 $141,858
Additional fill -import locally (entire phase area, incl. Kolb Ranch) $20.00 CY 6850 $137,000
Su6total • Earthwork & Utilities (ORIG MP) S278,858
DNAINAGE
Catch basins, 2' x 2' x 2' Deep Light Duty $1,963 EA 4 $7,654
Drain pive 10" diameter average $62.29 LF 560 $34,865
Subtotal - Drainage (ORIG MP) $42,738
PAVING
Asphalt parking lot, northwest mrner (1" overlay over existing asphaltic $3.83 $F 13852 $53,309
conc.)
Curbs, northwest parking lot (6'x12" vertical formed) $31.32 LF 800 $25,056
Suhtotal - Paving (ORIG MP) $78,165
PLANTING & IRRIGATION
Lawq seeded with soil prep. & fine grading $1.03 SF 124882 $128,129
120 daysmaintenance $5,850 L5 1 $5,850
Automatic irrigation to lawn areaz $1.11 SF 124682 $138,919
Watermecerconnection $4,680 L5 1 $4,690
Subtotal - Planting & Irriga[ion (ORIG MP) S277,57$
SITE Fl1RNI5HING5 & STRUCTURES
Parkinglotlighting(30'polez,400W) $4,000.00 EA 3 $12,000
Subtotal • Site Furnishings & Structures (ORIG MP) $12,000
SUBTOTAL (ORIGINAL MASTERPL4NCOMVONENT51 $1,650,108
MOBILI2ATION, CONTINGENCIES & SOFf COSfS
Conencmi s adminishation/mebilization 30% $165,011
Constructiom mntingency 15% $247,516
Dasign contingency 25% $412,527
SUBTOTAL (ORIGINAL MASTERPIAN COMPONENTS) SZ475,163
5oh Costs 15% $371,274
Subtotal - Mobilizatfon, conHngencles & soft tosts (Original Masterplan Components) $1,196,329
R H A A
OPTION A PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 3 of 3
KOLB RANCH COMPONENTS
UnitPrice unit Amount Itemtotal Subto[al
EARTH W ORK & UTILITIES
e" Sanitary Sewer Line, SDR35, incL Trench, 3' deep (this is measured $63.00 LF 190 $11,970
from the builtling to Donlon Way)
Finegrading(machine) $0.23 SF 32998 $7.590
Connectionmelectrical $50.00 LF 315 $15,750
Subtotal - Earthwork & Utilities (KOLB RANCH) $35,310
ORAINAGE
Drain inlets, 12" x 12" a 12" w/ Galv. Meebproot Grate $1,040 SF 4 $4,160
Draln Pipe 10" diame[er average $62.29 SF 350 $21,803
Subtotal - Dreinage (KOLB RANCH) $25,963
PAVING
6"concretesidewalkw/reinforcingsteal,aggregatebase $27.42 SF 7340 $157,196
Decomposed granite paving (co-polymerstabilized) 3" over 6" on $835 SF 6371 $53,188
aggregare base
Pea gravel paffis, 2' wide $6J3 SF 400 $2.691
erick edging (recycled, set in concrete) $32.40 LF 110 $3,564
Brick paths (recycled, on sand/baserock bed) $32.40 SF 900 $29.160
Kolb Ranch "bearing" wayfinder element (ehhed srona) $5,000 EA 1 $5,000
Subtotal - Paving/Site Concrete (KOLB RANCH) $250,799
PLANTING & IRRIGATION
Irrigation-Lawnareas $1.39 SF 12600 $17,554
Lawn, seeded with soil prep. & Flne grading $1.00 SF 12600 $12,655
Trees (24' boa with vee stakes) $489.46 EA 5 $2A47
Trees (15 gallon can with tree stakes) $183.55 EA g $1,468
Topsoii, 18" over new pianting area $30.03 n' 460 $13,616
Planting beds including soil prep., Broundcoveq shrubs, bark mulch, & $5.67 SF 8200 $46,494
irrigation
HVdroseeded native grass and wildflower mix (non-irrigated) . s0,17 SF 6500 $1,755
SailOrepfornativegrassandwildflowerplantingarea $0b5 SF 6500 $4,212
Subtotal - Planting & Irrigation (KOLB RANCH) $100.402
SITE FU0.NISHINGS& STRURURES
Bathroom Shuc[ure (Optlon A only)
15'v 25' Prefabricated bathroom svucture w/ 2 single roile[s $618.49 Sf 300 $185,548
Drinkingfounbinonoutsidewall $5,000.00 EA 1 $5,000
Site Furnlshings
Farm implement installation $800 EA SO $8,000
fenceposts(rough-hewnmassiveredwood,nowirafabric) $225 EA 37 $8.325
Gate installation, repaiq hardware, posts $4,500 EA 2 $9,000
Installation of (E) picket tena sections with new posts $150 LF 150 $22,500
Subtotal - Site furnishings & structures (KOLB RANCH) $238,373
SUBiOTAL (KOLB RANCH COMPONEN75) $650,848
MOBIIIZATION, CONTINGENCIES & SOFT CO5T5
Contracror's administration/mobllization lOYo $65,085
Consttuction contingency 15% $97,627
Desigm mntlngency 25% $162,712
SUBTOTAL (KOL9 FANCHCOMPONENTS) $976,272
Soft Costs 15% $746,441
Subtotal - Mobilization, contingencies & soft costs (KOIb Ranch Components) $471,865
KOLB RANCH RELOCATION & NEFURBISHMENT COSTS (INCW DE MOBILIZATION, CONTINGENCY & HDM IN.)
Relocate Main House $62,000 En 1 $62,000
Refurhish Main House $625,828 EA 1 $625,828
Subtotal - Kolb Ranch Relocation & Refurbishment costs $687,828
R H a1 a -
PL 1~"J
OPTIQN ~ PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 1 of 4
SUMMARY: PHASE 1
oennounoN
Original MP Components $960,770
Kol6 Aanch Components $0
$960.770
EAR7HWORK & UTILITIES
Original MP Components $278,858
Kolb Aanch Components $40,329
$339,187
DRAINAGE
Original MP Components $42,738
Kol6 Ranch Components $37,388
$80,126
PAVING
Original MP Componen[s $78,165
Kolb Ranch Components $353,662
$431,826
PLANiING & IRRIGA710N
Original MP Components $253,991
Kolb Ranch Components $100,586
$354,577
SITE FURNISHING & STRURURES
Original MP Components $12,000
Kolb Ranch Components $47,825
$59,825
TOTAL CONSiRUCT10N COSTS
Original MP Components $1,626,522
Kolb Ranch Components $579,789
$2,206,311
TOTAL MOBILIZA710N, CONTINGENCIES & SOFf CO5T5
Original MP Components $1,179,228
Kolb Ranch Components $420,347
$1,599,575
TOTAL KOLB RAN[H STRURURE REIOCATION & REFURBISHMENT COSTS
$1,511,614
TOTAL COST FOR PHASE 1, OPTION B$5,3i7,5oo
(in 2008 dollars)
R H ,R! A
L ^ . .
OPTION B PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 2 of 4
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unit Amount Item total Subtotal
DEMOLRION
Survey control and staking $3,510.00 day 2 $7,020
Nemove (E) asphalt paving at shopping center $3.50 SF 123900 $433,551
Remove (E) curbs at shopping center $4.22 LF 1210 $5,110
StockOile (E)agg hase for use under unit pavers and DG $7A2 O' 160 $1,123
Demolish 2 (E) wood frame RETAIL hldgs -mnc. foundations & sla6s $650 SF 23060 $149,890
(assume 12" deoth) & wood frame
Demolish(E) conc./glassRETAIL61dg-conc.foundations&slabs $19.00 SF 18000 $342,000
(assume 12" depth), concrete panel frame, steel root
Remove (E) light poles $662 EA 7 $4,633
Removeelectricalutilities,PUllwires,andcap $2,338 LS 1 $2,338
Remove chainlink fencing $3.51 LF 570 $2.001
iree removal (<i' DBH) $11,700 LS 1 $11,700
Tree protec[ion, Temp. C L fence, 6' high, Paneis, 6 months. $234 Lf 600 $1,404
Subtotal - Demolition (ORIG MP) $960,770
Notes:
o. These msts tlo mt include baamat aemo in bldgs.
b. Cost of Arahoeoloqis! or Nafive Amerimn o6server mf indudeA
c. AIslmcNredemolitioncoshincludesortinq,rerytling&dis0asolojtlebris
EARTMWORN & UTILITIES
RoughGrading(entireareaindKOlhRanch) $0.77 SP 185000 $141,858
Additionalfill - import locally(entire phasearea,ind.KOlbRanch) $20.00 CY 6850 $137,000
Subtotal - Earthwork & Utilities (ORIG MP) $278,858
DRAINAGE
Ca[th basins, 2' x 2' x 2' Deep Light Oury $1,963 EA 0 $7,854
Orain pipe SO" diameter averaqe $62.29 LF 560 $34,885
Subtotal• Drainage(ORIG MP) $42,738
PAVING
Asphaltparkinglot,northwestcorner(l"overlayoverexistingasphaltic $3.83 SF 13852 $53,109
mnc.)
Curbs,northwestparkinglot(6"x12"verti<alformed) $3132 LF 800 $25,056
Subtotal - Paving (ORIG MP) $78,165
PIANTING & IRRIGATION
Lawq seeded with soil prep. & flne grading $1.03 SF 113852 $116,812
120daysmaintenanw $5,850 LS 1 $5,850
Automaticirrigationrolawnareaz $111 SF 113852 $126,649
Warermeterronnection $4,680 LS 1 $4,680
Su6total - Plan[ing & Irrigation (ORIG MP) $253,991
SITE FURNISHINGS & STRURURES
Parkinglotlighting(30'poles,400W) $4,000.00 EA 3 $12,000
Subtotal -Site Furnishings & Structures (ORIG MP) $12,000
SU9TO7AL (OHIGINAL MASTEFPfANCOMPONENTS) $7,616,512
MOBILILITION, CONTINGENCIES & SOFT COSTS
Contracmr's administration/mohilization 10% $162,652
Construaion wntingency 15% $243,978
Design contingenry, 25% $406,630
SU9TOTAL (OHIGINAL MAS7ERF(AN COMVONENTS/ $2,439,783
Sok Costs 15% $365,967
Suhtotal - Mobilization, contingencies & soft costs (Original Masterplan Components) $1,179,228
R H a'a -
'ii-ii '~~./-1~:~ AUIJ~Ci'•fIJ'l_!i Ui~~'.r ,
o PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Ory rTIOR' '4 p Page3of4
KOLB RANCH COMPONENTS
Unit Prfce Unit Amount Item total Subtotal
EARTHWOPN & UTIIITIES
8" Sanitary Sewer Line, SDft-35, ind. Trench, 3' deep (this is measured $6100 LF 190 $11,970
trom the 6ullding to Donlon Way)
Pinegrading(machine) $0.23 SF 45036 $10,359
Connection[oelectrical $50.00 LF 360 $18,000
Subtotal • Earthwork & Utilities (KOLB RANCH) $40,329
DRAINAGE
Drain inlets, 12" x 12" x 12" w/ Galv. Heel-pmof Grate $1,040 SF 6 $6,241
Drain pipe 10" tliameter average $62Z9 SP 500 $31,147
Subtotal - Droinage (KOLB RANCH) $37,388
PqVING
6"concretesidewalkw/reinforsingsteel,aggregatebase $21.42 SF 7340 $157,196
Decompozed granite paving (co-polymer sbbilixed) 3" over 4" on $895 SF 11590 $96,758 aggregate base
Peagravelpaths,Ywide $6.73 SF 400 $2,691
Brick edging (recycled, se[ in concrate) $32.40 LF 130 $3,564
Brick paths (recyded, on sand/baserock bed) $32.40 SF 2730 $68,452
Kolb Ranch "bearing" wayfinder element fetched stone) $5,000 EA 1 $5,000
Subtotal - Paving/Slte Concrete (KOLB RANCH) $353,662
PIANTING & IftRIGATION
Irriganom-Lawnareas $139 SF 12600 $17,554
Lawq seeded with soil prep. & fine grading $1.00 SG 12600 $12,655
Trees (26' box with tree stakes) $489.46 EA 5 $2,447
Trees (15 gallon can with tree stakes) $183.55 EA 9 $1,652
Topsoll, 18" over new plantlng area $30.03 CY 460 $13,816
Planting beds including soil prep., gmuntl<oveq shrubs, bark mulch, & $5.67 SF 8200 $46,494
irrigatian
Hydroseeded native grass and wildflower mix (non-irrigated) $017 SF 6500 $1,755
Soilprepfornativegrassandwildflowerplantingarea $0.65 SF 6500 $4,212
Su6total - Planting & Irrigation (KOLB RANCH) $I00,586
SITE FUNNISHINGS & SfRURURES
Farm implement installation $800 EA 10 $8,000
Fence posts (rough-hewn maszive redwood, no wire fabric) $225 EA 37 $8.325
Gate installation, mpaiq hardware, vosts $4,500 EA 2 $9,000
Installation of (E) picket fence sections with new posts $150 LF 150 $22,500
Subtotal - Site furnishings & structures (KOLB RANCH) $47,825
SUBTOTAL (KOLB FANCN COMPONENTS) $579,789 '
MOBILIZATION, CONTINGENCIES & SOFf COSTS
Contracror's administration/mobill:ation 30% $57,979
Construction contingency 15Yo $66,968
Design contingency 25% $144,947
SV9TO7AL (KOLB RANCH COMPONENTS) $869,684
Sok Costs 15% $130,453
Subtotal - Mobilization, contingencies & soft costs (NOIb Ranch Components) $420,347
(cantinued...)
R H a a
\ 1 i ` I r ~ . . . . . _ . . - .
OPTIO N 8 PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
7age 4 of 4
KOLB RANCH COMPONENTS (cont'd...)
UnitPrfce Unit Amount Itemtotal Subtotal
KOIB NANCH REIOCATION & REFUBISHMENT COSTS (INCLUDE MOBIUZATION, CONTINGENCV & ADMIN.)
Relocate Main House $62,000 EA 1 $62,000
Relocate Sunday5choolBam $57,000 EA 1 $57,000
ftelocate OId House $25,000 EA 1 $25,000
Retur6ishMainHouse $625,828 EA 1 $625,828
Returbish5unday5chooiBarn $506,864 EA 1 $508,884
Refurbish Old Mouse $232,902 EA 1 $232,902
Subtotal - Kolb Ranch Relocation & Refur6ishment costs $1,511,614
R H A'A
~ IC1 . . L/ I I_.:I ~ LI ~Il~~l-.
~~,T~~ ~ r PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 1 ot 4
SUMMARY: PHASE 1
DEMOLITION
Originai MP Components $960,770
Kolb Ranch Components $0
$960,770
EARTHWORK & UTIIITIES
Original MP Components $276,856
Kolb Ranch Components $42,329
$321,187
DRAINAGE
Original MP Components $42,738
Kolb Ranch Components $37,388
$80,126
PAVING
Original MP Components $78,165
Kolb Ranch Components $353,662
$431,826
PLANTING & IPRIGATION
Original MP Components $253,991
Nolb Ranch Components $100,586
$354,577
SITE FUNNISHING & STRUCiURES
Original MP Comvonents $12,000
Kolb Ranch Components $47,825
$59,825
TOTAL CONSTRl1RION COSTS
Original MP Components $1,626,522
Kolh Ranch Components $581,789
$2,208,311
TOTAL MOBILI2P.TION, CONTINGENCIES & SOFT COSTS
Original MP Componen[s $1,179,228
Nolb Ranch Components $421,797
$1,601,025
TOTAL KOLB NANCH SfRURU0.E REIOCATION & REFUNBISHMENT CO5T5
$1,601,614
TOTAL COST FOR PHASE 1, OPTION C$s,aio,95o
(in 2008 dollars)
R H A A
UPTlON ~ PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page2of4 ,
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unit Amount Item total Su6total
DEMOLITION
Survey contml and staking $3,510.00 day 2 $7,020
Remove (E) asphalt paving at shopping centm $3.50 SF 123900 $433,553
ftemove(E) curbsatshoppingcen[er $4.22 LF 1230 $5,130
Smckpile E)agg base for vse under unit pavers and DG $7.02 n' 160 $1,123
Demolish2(El woodframeftETAlLbldgs - conc.foundations&slabs $6.50 S 23060 $149,890
(assume 12" dapth) & wood frame
Demolish(E) <onc/glassRETAILbIdg-conc.toundations&slabs $19.00 SP 16000 $342,000
(assume 12" de0th), concrefe panel fame, steel roof
ftemove (E) light poles $662 EA 7 $4,633
Remove electrical utilities, pull wires, and cap $2,338 L5 1 $2,338
Removechainlinkfencing $3.51 LF 570 $2.001
Tree removal (<1' DBH) $11,700 LS 1 $11,700
Tree protection, Temp. C L Fence, 6' high, Panels, 6 months. $234 LF 600 $1,404
Subtotal - Demofltion (ORIG MP) $960,770
Nore::
a. These rosfs do not include hazmaf demo in bldgs.
b. Cosf oJAichaeologist oi Naflve Americun o6server not inclu0e0 c. Al slrvcture drmolilion cosfs include zoiting, rerycling & disposol of debris
EANTHWORN & UTILITIES
Rough Grading (entire area ind Kolb Ranch) $0J7 SF 185000 $141,858
Additional till- import locally (entire phase area, incl. Kolb Ranch) $20.00 CY 6850 $137,000
Subtotal - Earthwork & Utllities (ORIG MP) $278,858
DRAINAGE
Gtch basins, 2' x 2' x 2' Deep Light Dury $1,963 EA 4 $7.654
Drain pipe 10" diameter average $62.29 LF 560 $34,865
Subtotal - Drainage (ORIG MP) S42,73$
PAVING
Hsphal[parkinglot,norffiwestcomer(1"ovedayoverexistingaspheltic $3.83 SF 13852 $53,109
cona)
Cur6s, northwest parking bt (6"x12" vertical formed) $31.32 LF 800 $25,056
Subtotal - Paving (ORIG MP) $78,165
VIANTING & IRRIGATION
tawn, seeded with soil prep. & fine grading $1.03 SF 113852 $116,812
120daysmainronance $5,850 LS 1 $5,850
Auromatic irrigation to lawn areas $1.11 SF 113852 $126,649
Water meter connection $4,680 L5 1 $4,680
Subtotal - Planting & Irrigation (ORIG MP) $253,991
SITE FURNISHINGS & STRURURES
Parkinglotlighting(30'poles,d00W) $4,000.00 EA 3 $12,000
Subtotal -Site Furnishings & Structures (ORIG MP) $12,000
SUBTOTAI (ORI6INAL MASTERGIAN COMPONEN75) $3,626,522
MOBIIIZATION, CONTINGENCIES & SOFf COSTS
Conttactor's atlmiNShation/moblllzatlon 10% $162,652
Constructian conungency 15Ya $243,978
Design contingency 25% $406,630
SUBTOTRL (ORIGINA( MAS7ERVlAN COMPONfNTS) S2A39, 783
Sok Costs 15 % $365,967
Subtotal - Mobilization, conUngendes & soft costs (Original Masterplan Components) $1,179,228
R H A II A
^~•;;~i t~J',I`~lf`-L~~ ll.-_I',I }'~~~-~1 - L C~PTIQN C. PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 3 of 4
KOLB RANCH COMPONENTS
Unit Price Unit Amount Item total Subtotal
EARTHWORK & UTILITIES
8" Sanilary Sewer Line, SDRdS, incL Trench, 3' deep (this is measured $63.00 LF 190 $11,970
from the building to Donlon Way)
Fine grading (machine) $0.23 SF 45038 $10,359
Connection to electrical $50.00 LF 400 $20,000
Subtotal - Earthwork & Utilities (KOLB RANCH) $42,329
URAINAGE
Drain inlets, 12" x 12" x 12" w/ GaW. Heel-proof Grate $1,040 SF 6 $6,241
Drainpipel0"diame[eraverage $6219 SF 500 $31,147
Subtotal - Dreinage (KOLB RANCH) $37,388
PAVING
fi" roncrete sidewalk w/ reinforcing steel, aggregate base $21.42 SF 7340 $157,196
Oecomposed granite paving (co-polymer stabilixed) 3" over 6" on $635 SF 11590 $96,758
aggregate hase
Pea gravel paths, 2' witle $6.73 Sf 400 $2,691
Brickedging(recycled,setin<oncrete) $32.40 LF 110 $3,564 Brick paths frecycled, on zand/baserock bed) $32.40 SF 2730 $88,452
Kolb Ranch "bearing" wayfinder element (etched smne) $5,000 EA 1 $5,000
Subtotal - Paving/Site Concrete (KOLB RANCH) $353,662
PLANTING & IRRIGATION
Irrigaton-Lawnareas $139 SF 12600 $17,554
' Lawn, seeded with soil prep. &(ine grading $1.00 Sf 12600 $12,655
Trees (24' box with tree stakes) $489.46 EA 5 $2,447
Trees (15 gallon can with Iree stakes) $183.55 EA 9 $1,652
Topsoil,l8"overnewplantingarea $30.03 n' 460 $13,816
Planting beds induding soil prep., groundcover, shru6s, hark mulch, & $5.67 SF 8200 $46,494
irrigation
MydmseedednaHVegrassandwlltltlowermin(non-irrigated) $0Z7 SF 6500 $1,755
Soil prep (or native grass and wildflower planting area $0.65 SF 6500 $4,212
Subtotal - Planting & Irrigation (KOLB RANCH) $100,586
SITE FURNISHINGS & ST0.UCTURES
Farm implement installation $800 EA 10 $5,000
fence posts (rough-hewn massive redwood, no wire fabric) $225 EA 37 $8,325
Gate installatioq repaiq hardware, posts $4,500 EA 2 $9,000
Installationot(E) picketfencesechonswiNnewposts $150 LF 150 $22,500
Subtotal - Site furnishings & structures (KOLB RANCH) $47,825
SUB70TAL (KOLB RANCH COMPONENiS) $581, 789
MOBILIZATION, CONTINGENCIES & SOFf COSfS
Contracmr's administration/mobilization 10% $58,179
Constrvctiom mntingency 15% $87,268
Desigm mn[ingency 25% $145,447
SUBTOTAL (KOLB RANCH COM70NENTS) 5872,684
Soft Costs 15% $130,903
Subtotal - Mobilization, contingencies & soft costs $421,797
(rontinued...)
R H A A
OPTlON C PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 0 of 6
KOLB RANCH COMPONENTS (conYd...)
UnitPrice Unit Amount Itemtotal Subtotal
KOLB RANCH RELOCATION & REFURBISHMENT COSTS (INCLUDE MOBILIZATION, CONTIN6ENCY & ADMIN.)
Relacate Main House $62,000 EA 1 $62,000
Relocate Sunday School Barn $57,000 EA 1 $57,000
Relocate Old House $25,000 EA 1 $25,000
Relocate Hay Barn $55,000 EA 1 $55,000
ftelocate Pump House $10,000 EA 1 $50,000
Refurbish Main House $625,828 EA 1 $625,826
Refurbish Sunday School Bam $508,864 FA 1 $508,664
Refurbish Old Mouse $232,902 EA 1 $232,902
RefurbishHayBam-movedtoPhase2 $106,000 EA 0 $0
0.efurbish Pump House $25,000 EA 1 $25,000
Subtotal • Kolb Ranch relocation & refurbishing costs (KOIb Ranch Components) $1,601,614
R H A 1 A
L , . _ .
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
r-) r r'cN ;PageI or 2
SUMMARY: PHASE 2
OEMOLITION $52,228
EARTNWORN $14,919
DIIAINAGE $122r646
PaVING $830,599
VIANTING 81RRIGRTION $130,232
SITE fUNN15NING & STAURURES $1,214,631
TOTAI CONSTRUC110N COSTS SZr345,253
iOTAL MOBILIZATION, CONTINGENCY & SOfT COSTS $1,700,309
TOTAL COST FOR PHASE 2, OPTION A $4,045,562
(in 2008 dollars)
ORIGINAL MASTERPLAN BUIIDOUT COMPONENTS
Unit Pdce Uni[ Amount It¢m rotal Subtotal
DEMOlIT10N
SurveV~~ntrolandztaking(?-thiswasinlCSCE) $3,510 day 2 $7.020
SkinoffeKistingNA $0.66 SF 65780 $43,336
Tree pro[ec[ion, Temp. C L ience, 6' high, Fanels, 6 mon[hs. $2,34 LF 800 $1,872
Subtotal • Demolition $52,228
EAPTHWONN & UTILITIES
fine grading (machine) $013 SF 65780 $14,919
Su6total - Earthwork & Utili[ies $14,919 ORIIINAGE
Draininlets $1,040 EA 32 $33,280
Dralnplpel0"tliameteraverage $62.29 lF 630 $39,243
Verf. orain pipe for DG areas $4914 lF 3020 $50,123
Su6total - Drainage $122,646
PAVING
6" ronc. Sidewalk w/ reinforced steel, aggregate base $21.42 SF 19980 $427,972
Unit paving, sand set on aggmgate base, at parking lot olaza $19.02 SF 3880 $73.793
Uni[ Oaving bands on 6" mncrete haxe $24.47 SF 2050 $50,169
Metal header at uNt paving edRe (parking bt Olaaa) $14.04 LF 150 $2,106
De<omposed granite paving (co-polymer s[abillzed), 3" over 4" on $8.35 SF 26690 $222,862
aggrega[e base
[urbrehiningwallatameteryetlge $3510 LF 160 $5,616
Conc Seat/retaining wall a[ allee (LS'v 3.5' above foo[Ing) $301 tF 160 $48.082
Subtotal - Paving 5830o599
lmnfinued..J
R H Q A
PHASE 2: ORCHARD GARDENIMPROVEMENTS
OPTION A P,ge~o„
PLNNTING 81PNIGATION
Toosoi6 18" over new planting area $30.03 CY 356 $10,691
Planung betls mcl. soil prep., groundcaveq shmbs, bark mWoh & irrigation $5.67 SF 6600 $36,288
Trees (24' box with tree stakes) $489.46 EA 60 $29,367
Trees (35 gallon can with tree stakes) $183.55 EA 23 $4,222
Treegrare(rawiron) $1,602 EA 7 $11,213
viantins bea: $o sF ssao $o
irees - bubbleiw/gravelfilledsleeve $222.30 EA 83 $18,451
Suhtotal - Planting & Irrigation $110,232
SRE FURNISHINGS & STRURURES
5{te Iumishln¢z & ImDrovements
Lighting-pedeshiantighting(ll'OOles,l]SWI $2,925 EA 33 $96,525
Pimic tables (steel & wood) $2,753 EA 6 $16,518
Barheques,oU<as[concTable-height $3,240 EA 2 $6,680
6' benches (wood & steel, with bad) $2,574 EA 30 $77,220
Trashreceptatles $1,636 EA 6 $9,828
Bikeeacks,eibLon(ype $1,620 EA 1 $1,620
Play aree
roecvuamre $35,100 EA 1 $35,100
Yauth olay eouioment $58,500 EA 1 $58,500
Ranchthemeplaystmcmre $351,000 t5 1 $351,000
Flbar at play area S7.89 SF 5800 $28,376
Curbatplayarea $47.52 « 240 $11,905
Drainage -perf. Draln oipe in libar area $4910 Lf 200 $9,828
[onnect ro existing dninage $2,340 EA 1 $2,340
Pest-Tlme Pool
Fountain well, srones, faundalion, etc. $351 SF 200 $70,200
wae, and dectdc+l:erviae, otimp & filte., piving $31,700 LS 1 $11.700
Nistary M/dIsPIanY walls w/ Inte{rated bench seat - 38' NnOth
W.nroonngs(zs'.3s•) 5951 a 36 534,240
e'v 6' wall w/ mregnl bench bmh sides $3,482 CY 40 $139,277
Arldevelopment $17,550 LS 1 $17,550
Aritilesscreenprinting,material&ins[allation(6.5'v18'wlsides: $lll PF 1485 $173,745
Hlstory seat cubes
Solid stane seat 2'x2' x 16" w/ con, footing & rebaq heatl-sixe Sonama $234 SF 72 $16,846
(ieid smne
Mold by artist for bronxe history element rastinF $58$ EA 18 $10,530
Broneehistorvelement<astinp $819 EA 18 $16,742
History pavlnQ Inse[s
G t 3/4"tH k I sercu[desi $lll SF 180 $21,060
Subtotal - Site Fumishings & Structures $1,214.631
f UBTOTA( (OFIGINAL MASiEfl!'(AN COMPONfNTS) $2.345,253
M081lIZAT10N, CONTINGENCIES 850fT COSTS
Contnctoi s admmisvatian/moblGnnon 10% $234,525
Comnu<tion contingenry 15 % $351,788
Design mmingenry 25% $586,313
SUBTOTAL (ORIGINAL MASTERFIAN COMPONENTS) S3,517,880
Soft Costs 15% $527,682
Subtotal • Mobilization, contingencies & soft costs $1,700,309
R H A 'A
O PHASE 2: ORCHARD GARDEN IMPROVEMENTS
PTi(~ i`J i;
SUMMARY: PHASE 2
DfMOLITION $42,952
EARTHWORN $11,726
DPAINAGE $113,502
PAVING 5775,385
VIANTING 81NRIGATION S104,538
SRE FUXNISNING & STRt1RURE5 $1,207,611
TOTAI CONSTPURION [OSTS $2.305,713
TOTAL MO6ILRATION, COMINGENCV & SOR COSTS $1,599,142
TOTAL COST FOR PHASE 2, OPTION B $3,804,854
(in 2008 dollars)
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Ptlce Unit Amount Item robl Subrotal
DEMOIITION
sur,.ey<ontrolandztakingJ?-tniswasiniCs<EI $3,510 day 2 $7,070
SkmoNexishngtwf $0.66 SL 51700 $34,060
Ttee Protectian, Temp. C L Fence, 6' high, Vanels, b months. $2.34 LF 800 $1,872
Subtotal - Demolitlon $42,952
fARTHW ORI( 8 UTIIITIES
Finegmding(maohine) $0.23 SF 51700 $11,776
Subtotal - Earthwork & U[Ilitles $11,726
DRRINAGE
Dnininleis $1,040 EA 28 $29.120
Oram opoe SO" diameter avera¢e $62.29 lF 550 $34,260
Per6 Dnin pipe For OG areas $49.14 6 1020 $50,123
Subtotal - Droinage $113,502
PAVING
6° mnc Sidewalk w/ reinFOrcetl ileel, aggregate base $21.42 SF 18890 $400,624
Unitpeving,wndset anaggregatebase,atoarkinglotplaza $19.02 sF 3880 $73,793
Unit wvina b.nds on 6'- con<rece base $24.47 SF 1390 $34,017
Me[alFeaderatunitpavingeAge(parkingbtplaxa) $14.04 Lf I50 57,106
Demmoosedgranireoavln¢(<aoolymerstabilizedl,3"overE"on $835 Sf 18820 $157,147
aggregate bose
Nrbretainingwallatcemeteryedge $35.10 LF 160 $5,616
[oncseaqrediningwallanllee(1.5'.1.5'abovefoorng) $301 LF 160 $48,082
Su6total-Paving $725,385
(mntinurd...J
R H Q A
OPTION r PHASE 2: ORCHARD GARDEN IMPROVEMENTS
VLANi1N681RRIGATION
Topsoi1,19"overnewplantlngarea $3003 O' 356 $30,691
fianting beds ind. soil 0«P.. 6roundcover, shrvbs, bark mWah & irrigation $5.67 SF 6400 $36,288
Trees(24' bovwith[reesbkez) 5089.46 EA 52 $25,652
Trees(l5galloncanwithneesukes) $183.55 EA 23 $4,222
Treegrate(rawlmn) $1,602 EA 7 $11,213
Planungbeds $0 5F 6620 $0
T.ees6vbblerw/guvelfilledsieeve $222.30 EA 75 $16,03
Subtotal - Planting & Irrlgation 5304,538
SRE LUflNISNINGS 8 STpl1RURE5
Ske furnishings 8 impravements
lighting-pedesnianllghting(l]'poles,llSW) $2.925 EA 33 $96,525
Pimictables(sreel&wood) $2,753 EA 6 $16,518
Barbeques,precastroncTable-helght $3,240 EF 2 $6,480
6'benches(wood8z1ecl,wiiFba<k) S2,574 EA 30 $77.220
Tnshre<eptades $1,638 EA F $9.828
eikeracks,ribbontyoe $1,620 EA 1 $1,620
Vlry area
IDtstmcture $35,100 Ea 1 $35,100
YouthplaVe9uipment $58,500 EA 1 $58,500
Ranvhthemeplays[mnure $351,000 L5 1 $351,000
.
Fibaratobyarea $4.99 SF 5800 $28,376
<urbatoi•vruea $4]5] LF 240 $11,405
Drainage -Oe<<. Drain pipe in Ilbar area $49.14 LF 200 $9,828
Conneottoexis[ingdninage $2,300 EA ] $2.340
PesbTime Pool
Fountain wall, smnes, loundation, etc $351 SF 200 $70,100
Waterandelectri[alservice,pump&M1lmr,piping $11,700 l5 1 $11,700
H6tory ert/display walls w/ Inttgohd bmch seat - 28' length
Walllaotings(2.5'v3.5') $951 CY 36 $34,240
e'x6'wallw/mtegralben<hbothsides $3,482 CY 40 $139,2]]
artdevelooment $17,550 LS 1 $17,550
art tiles ureen priming, material & instalbtion (6.5'v28'x2ndez: $l ll FF 1485 $173,745
Hhtory seat cubes
Solid stane seat Yxl' x 16' w/ conc, footing & rebar, head-sixe Sonoma $234 SF 60 $14,040
helds[one
MoldbyartistlorbronzeFistoryelemenecas~inf $585 EA 75 $8.775
emnzehisroryelementcastin6 5879 Ea 15 $12,285
Hktwy Pair Inse¢
Gnnite 3/4" thick laser<ut design $lll SF 180 $21,060
Suhtotal • Site Furnishings & Structures $1,207,611
SUBTOTAL (ORIGINAL MASTFFP(ANCOMGONENlS) S2.205,713
MOBIl12ATION, COMINGENUES 850R COSTS
Conhacmr's adminisvation/mahilintion 10% $220,571
Constmctiom mntingenn 15% $330,857
Design mmingency 25°6 $551,428
SUBTOIAL (ORIGINAL MASTERPUIN COMPoNfNiS) 53,306,569
Sok Costs IS% S496,165
Subtotal - Mobill:ation, contingenclez & soft costs $3,599,142
R H AIA
l I . ?Il ~I~~ ~ ~':L~l.~! ~ .
i I ON C PHASE 2: ORCHARD GARDEN IMPROVEMENTS
OP
Page 10l t
SUMMARY: PHASE 2
DEMOLrtION $42,952
EARiNWORK $11,726
ORPINAGf $113,502
VAVINC $725,385
YIAXTING B IRRIGRiION $100,I67
SRENRNISHING&STRVRIIPES $1,307,611
TOTAI CONSiRURION COStS S2,201,b11
iOTAI MOBILItATION, [ONTINGFN[Y B SOR COSTS $1,596,065
iOTPL KOlB RANCH ST0.UCiURE REiUR015HING COSTS $106,000
TOTAL COST FOR PHASE 2, OPTION C $3,903,48e
(in 2008 dollars)
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS OPTION C
UNtPri[e Unit pmount Itemtotal Subtotal
UFMOlRION
SuneymntmlandvaMing(?-dM1izwasinlC's(E) $3,510 day 7 $7.020
SFInoHexistingmrt $0.66 SF 51700 534,060
TreePmtecnon.iemp.Clienoe.fi'M1igp.paneis.6monihs. $1.34 Lv B00 $1,872
Subtotal - Demolltion $42,952
FARiN WORM & IITIlRIFS
flnegratlinglmachlne) $0.23 Sf 51700 $ll)26
Subtotal • Earthwork & Utilitles ' $11,726
ORAIHAGE
oninmlers $1,040 En 28 $29,110
Oninpipe10"Eiamemraverage $62.29 iF 550 $34,260
Perl.DrainpiOPforDGareav $E9.10 lF 11170 $50,123
Subtotal- Uninage $113,502
PAVING
6"conc.5idewalMw/reinforuESleel,aggregatebase $21.42 Sf 18890 $404,624
Unitpaving,sanESet anaggregahCase,at parkinglotpiaea $19.02 Sf 3860 $]3,]93
tlnilpai bantlson6"concrehbase $20.47 SF 1390 $30,017
MetalM1eatlera[unitpavingedgeUark'inglatplaza1 $14.04 « I50 $2.106
Demmposetlgnniiepaving(mpolymervabilireEl,3"aver4"on $8.35 SF I8910 $157,147
aggregate base
Curbretainingwallatcemereryedge $35.10 LF 160 $5,616
ConcSeat/noammgwallu allee(LS'a1.5'aboveloa,ing) $301 lf 160 548,082
Subtotal - Faving $725,385
lmntinuetl..J
R w a a
0 P f 10 N C PHASE 2: ORCHARD GARDEN IMPROVEMENTS
Gage 2 of ]
PIANTING & IRNIGATION
Topsoil,l8"overnewplantingarea $30.03 O' 356 $30,691
Planting betls inci. soil prep., 6rountlmver, shmbs, bark mWCh & irrigation $5.67 SF 6400 $36,288
Trees (24'box with [ree stakes) $489.46 EA 46 $22,515
Trees(l5galloncanwithtreestakes) $183.55 EA 23 $4,222
Treegrate(rawiron) $1,602 EA 7 $11,213
Glan[ingbeds $0 SF 6620 $0
Trees - bubblerw/gravel(illedsleeve $22230 EA 69 $15339
Subtotal • Vlanting & Irrigation $100,267
SITE FURNtSHINGS & STpURUHES
Slte furnishings & improvements
Ligh[ing-pedesirianlighting(l2'polez,llSW) $2,925 EA 33 $96,525
Pimictables(steel&wood) $2,753 EA 6 $16,518
Barbeques,precastmno.Tableheigh[ $3,240 EA 2 $6,480
6' ben[hes (wood & s[eel, with bacp $2,574 EA 30 $77.220
Trashreceptacles $1,638 EA 6 $9.828
Blkeracks,ribbonrype $1,620 EA 1 $1,620
Play area
TotsVUCmre $35,100 EA 1 $35,300
Vouthplayequipment $58,500 EA 1 $58,500
Ranchthemeplayshucture $351,000 LS 1 $351,000
Fibaratplayarea $4.89 SF 5800 $28.376
Cur6atplayarea $47.52 LF 240 $11,405
Orainage - perf.Drainpioeinfibararea $49.14 Lf 200 $9.828
Connectmexis[ingdrainage $2,340 EA 1 $2.340
VasbTime Vool
Fountain wall, stones, faundatian, etc $351 SF 200 $70,200
Water and e@chical service, pump & filteq piping $11,700 LS 1 $11,700
History art/display walls w/ integrated bench seat-29' length
Wall footings (2.5'a 3.5') $951 CY 36 $34,240
8'x6'waliw/integralbenchbothsides $3,482 CY 40 $139,277
Artdevelopment $17,550 L5 1 $17,550 -
Art [iles screen printing, material & installation (6.5'x28'x2sides $Ill Ff 1485 $173,745
Hlitary S¢at [ubes
Solid srone seat 2k2'R 16" w/ mnc, footing & rebaq head-si¢e Sonoma $234 Si 60 $14,040
field stone
Moldbyartistlorbronzehistory elementcastin€ $585 EA 15 $8,775
BronEehistoryelementcasting $819 EA 15 $12,285
Mistory Oaring insets
GranTe 3/4"th'ck lasercuttles'gn $117 SF 180 $21,060
Subtotal - Site Furnishings & Structures $1,207,611
SUBTOTAL (ORIGINAL MASiEflP1ANCOMPONENTS) S2.201,042
MOBILRATION, CONTINGENCIES & SOFT COSTS
Conttacmr's atlminis[ration/mobitization 10% $220,144
Cons[mctiom mntingency 15% $330,216
Design contingency 25% $550,361
SUBTOTAL IONIGINAL MASTERVIANCOMPONEN75f $3,302,163
Soh [osts 15% $495,324
Subtotal - Mobili:ation, contingencies & sok costs $1,596,045
KOLB RANCH COMPONENTS
KOLB RANCH STRUCfUflE REFURBISNING [OSTS (INCLUDES MOBILILITION, CONTINGENCY & ADMIN.)
Kolh Panch Hay Bam stmcture erection & refur6ishmen[s $306,000 EA 1 $106,000
Subtotal • Kolb Ranch Structure Refurbishing Costs $306,000
R H Q 'A
J
ALL ~7PTI~~~~ iA, B, C~ PHASE3: FRESHWATER CORNER IMPROVEMENTS + NORTH LAWN
Page 1 of 2
SUMMARY: PHASE 3
DEMOLITION $77.371
EARTHWORK & UTILITIES $4,496
DRAINAGE $4,160
PAVING S253,275
PLANTING & IRRIGATION $180,134
SITE FURNISHING & STRUCTURES $552,135
TOTALCONSTRURION COSTS $1,071,570
TOTAL MOBILIZATION, CONTINGENCY & SOFT CO5T5 $776,888
TOTAL COST FOR PHASE 3, ALL OPTIONS g1,848,459
(in 2008 dollars)
R N ,A A
AI_L OPi"10NS (4~ ~i~ C~ PHASE3: FRESHWATERCORNERIMPROVEMENTS+NORTHagAWN
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unit Amount Item tatal Sub[otal
DEMOLITION
Surveycontrol and staking $3,510 day 1 $3,510
Demolish (E) mnc. BANK 6uilding -conc. foundationz & slabs (assume 12' $19 SP 3200 560,800
dep[h), mncrete panel frame, steel roof
Skin off existing turf, 3" deep $0.66 SF 19825 $13,061
Subto[al • Demolition $77,371
EARTHWORK & U7ILITIES
Fine grading(machine) $0.23 SF 19825 $4,496
Subtotal - Earthwork & Utilities $4,496
DRAINAGE
Draininlets $1,040 EA 4 $4,160
Subtotal - Drainage $4,160
PAVIN6
6" cona Sidewalk w/ reinforred steel, aggregate base $21A2 SF 8480 5181,642
Dewmposed grani[e paving (m-polymer stabilized), 3" overd" on $835 Sf 721 $6,020
aggregate base
Concrete steps at entry plaza $97.61 SF 490 $47,829
ConcretewallsatDonlonWayencry w/lettering and stone finish) $468 LF 38 $17,784
$253,275
Subtotal - Paving
PLANTING & IRRIGATION
Topsoil, 18" over new planting area $30.03 CY 245 $7,357
Lawn,seededw/soilprep.&finegrading $1.03 SF 49435 $50,918
120 dayz maintenance $5,850 L5 1 $5,850
Planting beds induding soil prep., gmundcoveq shrubs, hark mulch, & $5.67 SF 6616 $37,513
Trees (23' box with tree stakes) - Difference put into Phase 1 Kolb Ranch $489.46 EA 36 $17,621
components
Irrigationtotrees - bubblerw/gravel-filledsleeve $22230 EA 27 56,002
Auromatic irrigation to lawn areas $1.11 SF 49435 $54,873
Subtotal - Planting & Irrigation $180,134
SITE FURNISHINGS & STRURURES
Lighting-pedeshianlighting(12'poles,175WII $2,925 Eu 9 526,325
Wood shade shocture @ Du61in & Oonlon 5108 SF 1070 5115,560
Orinkingfountains(copperpipefmmbldg.) $5,000 EA 1 55,000
6' benches (wood & steel, with back) 52,574 EA 12 $30,888
Specialtysealing at Donlon Way and Dublin Bivd. (swivel chairs) $1,989 EA 8 515,912
Trashrecepta<les $1,638 EA 5 $8,190
eike racks, ribbon rype $1,620 EA 1 $1,620
In[eractive Plaxa Fountain (Resiiient rubberized, surface, jets, recircultating $212 SF 1020 $226,746
sys[em wlth vaults & equip.)
Waterandelectricalservice $4,680 EA 1 $4,680
Stagq concrece plaNorm, 30" height $1,429 CY 82 5117,214
Subtotal - Site Furnishings & Structures $552,135
suetatAt $1,071,570
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Convactor's administration/mobilixation 10% $107,157
Canstruction contingency 15% $160,736
Design contingency 25% $267,893
SUBTOTA( $1,607,355
5ok costs 15% $241,103
Subtotal - Mobilization, contingencies & soft costs $776,888
R N a1 a
R H~ A A
KOLB RANCH REUSE AND RENOVATION
MAIN HOUSE
OLD HOUSE
SUNDAY SCHOOL/BARN
Dublin, CA
Opinion of Probable Construction Cost
Conceptual Cost Estimate
Prepared for : Frederic Knapp Architect, Inc.
November 28, 2007
DTA DON TODD ANC.
Project and Cons ervices
1000 Broadway, Suite 610
Oakland, CA 94607
Telephone: (510) 251-1007 Fax: (510) 251-1008
www.dta.com
KOLB RANCH REUSE & RENOVATION
MA1N HOUSE/OLD HOUSE/SUNDAY SCHOOL-BARN
Dublin, CA
OPINION OF PROBABLE CONSTRUCTION COST
Conceptual Cost Estimate
November 28, 2007
TABLE OF CONTENTS
Executive Summary Page 1 thru 4 of 4
Summary of Probable Construction Cost -
Estimate Sununary .........................................................Page 1 thru 1 of 1
Detailed Estimates-
Main House, Division 1-16 ............................................Page 1 thru 4 of 10
Old House, Division 1-16 ..............................................Page 5 thru 7 of 10
Sunday SchoollBam, Division 1-16 ..............................Page 8 thru 10 of 10
KOLB RANCH REUSE AND RENOVATION
MAIN HOUSE/OLD HOUSE/SUNDAY SCHOOL-BARN
Dublin, CA
ESTIMATE OF PROBABLE CONSTRUCTION COST
EXECUTIVE SUMMARY
Introduction:
This Conceptual Cost Estimate represents the probable construction cost for the Kolb Ranch Reuse
& Renovation for Main House, Old House & Sunday SchoolBarn in Dublin, CA. Considering that
the drawings/sketches available are limited to building floor plans and photos, certain components
are included as allowances. Allowances have been made when detail description of equipment, work
definition, or quantities are not available. Material pricing and labor costs are obtained from historical
data and similar projects. The unit costs include material, labor, and subcontractor's markup, and are based
on the design level of documents received.
Project Description:
Kolb Ranch Reuse & Renovation, Dublin, CA. The scope includes new foundation, exterior stairs
& ramps, and all work needed to rehabilitate the buildings:
Main House - existing gross area of 2,440 SF
Old House - existing gross area of 300 SF plus new addition of 600 SF
Sunday School/Barn - existing gross area of 965 SF plus new raised floor stage of 395 SF
and new interior service of 410 SF.
Documents Received as a Basis of Cost Estimate:
The following documentation was used in preparation of this estimate:
? Outline Scope of Work for Reuse & Renovation of three buildings
? Reuse Feasibility Report- Draft dated November 1, 2007
? Kolb Ranch Cultural Landscape Report Draft dated October 2007.
Exclusions:
The following items are excluded:
? Moving of Buildings
? Site preparation including grading, civil and utilities stubbed to site.
? Escalation beyond stated
? Change Order Contingency
? Cost of money
? Professional Consultants' and Construction Management fees
? Administrative costs
? Land costs
? Fees for testing constniction materials
? Plan checks and inspection
? Permits
? Off-site utilities
? Legal and financing costs
? Consultant fees and expenses
Kotb Ranch Ruse & Renovation Page 1 of 4
11 /28/07
KOLB RANCH REUSE AND RENOVATION
MAIN HOUSE/OLD HOUSE/SUNDAY SCHOOL-BARN
Dublin, CA
? Contractor off-hours and compressed-time work schedule, if required
? Relocation costs, if required
Possible Additional Cost Items:
Items that may change the Estimate of Probable Construction Cost include, but are not limited to,
the following:
? Modifications to the scope of work, drawings, specifications included in this estimate
? Unforeseen conditions
? Excessive contract and general conditions, and restrictive technical specifications
? Equipment, material, systems or product that cannot be obtained from at least three different
sources
? Delays beyond the projected schedule
? Any other non-competitive bid situations
? Any addenda, changes not included in the basis of estimates.
Escalation:
Escalation included in the estimate up to midpoint of construction in November 2008 at the
rate of 7.5% per year.
ESTIMATING ASSUMPTIONS AND COMMENTS
General:
a. Material prices are at 4"' Quarter 2007 levels; include taxes and contractor's markups.
b. Labor cost is based on prevailing wages.
c. Work to be done during normal business hours.
d. This estimate can vary due to change in scope.
e. The building is empty during renovation.
f. Quantities were obtained as shown on the documents.
g. Installation cost, supervision, and coordination for material and equipment are included in the
estimate.
h. Design Contingency of 25% is included in the cost estimate due to the level of information
used in the estimate.
StructuraUArchitectural:
a. Scope of work based on the document provided by the Architect.
b. Allowances made are based on historical cost data on similar projects.
Mechanical:
a. The estimate assumed the plumbing fixtures to have new supply/waste/vent piping from the
stubbed out.
Electrical:
GENERAL COMMENTS - CONCEPTUAL ESTIMATING
Kolb Ranch Ruse & Renovation Page 2 of 4
11/28/07
KOLB RANCH REUSE AND RENOVATION
MAIN HOUSE/OLD HOUSE/SUNDAY SCHOOL-BARN
Dublin, CA
The probable construction costs shown in the attached electrical estimate are based on documents
and instructions received-hand sketches on 8-1/2" x 11" paper. Please note that, due to the fact
that no electrical design/drawings provided or used in preparing this estimate, the estimator
reserves the right to update the electrical estimate when design documents are available.
This estimate is based on union wages. The estimated rate of charge includes sub-contractor
markups. However, the rate of charge between potential bidders may vary due to contractors'
overhead and markups.
Material and Labor pricing: ln pricing the basic electrical materials, we used i2 Trade Service
prices and RS Means. For Labor units, we used NECA Labor Manual as a reference and units for
similar projects.
Utility Service and Engineering Fees are excluded: No budget or estimation of service connection
and engineering fees are included in this estimate for incoming electrical and communications
services.
ESTIMATING COMMENTS AND ASSUMPTIONS
1. Site Electrical - Excluded.
2. Basic Electrical Materials and Methods - All electrical material and labor are conceptualized
based information and instructions received.
3. Service and Distribution - Included in conceptual basic electrical materials and methods.
4. Lighting - Included in conceptual basic electrical materials and methods, and as indicated in
the estimate.
5. Fire Alarm System - Conceptualized and provided square foot cost allowances
6. Telecommunications - Conceptualized and provided square foot cost allowances
7. Security System - Conceptualized and provided square foot cost allowances.
EXCLUSIONS
Estimate does NOT include the following:
a. Utility Servicehransformer and Engineering Fees are excluded: No budget or estimation of
service connection and engineering fees are included in this estimate for incoming electrical
and communications services.
b. The cost of any components and systems that are not shown in documents and information
received.
ESTIMATE OF PROBABLE CONSTRUCTION COST
The estimated Probable Construction Costs reflects the anticipated cost for the Kolb Ranch Reuse
& Renovation for Main House, Old House and Sunday SchooUBarn in Dublin, CA. This
estimate is based on a competitive open bid process with a recommended five or more bids from
reputable general contractors, and a minimum of three bids for all subcontracted items.
Kolb Ranch Ruse & Renovation Page 3 of 4
11/28/07
KOLB RANCH REUSE AND RENOVATION
MAIN HOUSE/OLD HOUSE/SUNDAY SCHOOL-BARN
Dublin, CA
Cost of materials, labor, equipment or services furnished by others, and the contractors' or vendors'
methods of determining prices are determined by market and/or economic conditions. Hence, the
Estimator cannot and does not guarantee that proposals, bids or actual project costs will not vary
from this Estimate of Probable Construction Cost.
This Estimate of Probable Construction Cost is exclusive of all costs associated with changes,
modifications or addenda to the drawings and/or specifications subsequent to the preparation of this
estimate.
Kolb Ranch Ruse & Renovation Page 4 of 4
11 /28/07
~i DON TODD ASSOCIATES, INC.
~ Project & ConsWction Management Services
1000 Broadway, Suite 360, Oakland, CA 94607
Telephone: (510) 251-1007 - Fax: (510) 251-
PRaeCr: KOLB RANCH BUILDINGS
REUSE & RENOVATION
LOCATION: Dublin, CA
DESCRIPTION OF WORK Type of Estimate: Date: 28-Nov-07
Reuse & Renovation Conceptual Revision:
Estimator: EEV
SUMMARY OF PROBABLE CONSTRUCTION COST
DIVISION DESCRIPTION SUNDAY
MAIN HOUSE OLD HOUSE SCHOOLI TOTAL ~o
BLDG. 2& 3 BARN COST
SF» 2,440 900 1,770 5,110
1 GENERAL REQUIREMENTS........................................... $ 500 $ 500 $ 500 $ 1,500 0.2%
2 SITE WORK $ 17,600 $ 4,500 $ 9,650 $ 31,750 3.8%
3 CONCRETE $ 74.288 $ 15,000 $ 17.700 $ 106,988 13.0%
4 MASONRY $ 6,700 $ - $ $ 6.700 0.8%
5 METALS $ - $ - $ 28,950 $ 28,950 3.5%
6 WOOD & PLASTICS ......................................$29$30. $ 62;080- $ 19,370 $ 45,173 $ 126,623 15.3%
7 THERMAL 8 MOISTURE PROTECTION $ 36,230 $ 6,750 $ 6.538 $ 51,518 6.2%
8 DOORS 8 WINDOWS $ 16,250 $ 4,000 $ 1,500 $ 21,750 2.6%
9 FINISHES $ 35,788 $ 11,513 $ 11,203 $ 56,503 7.1%
10 SPECIALTIES $ 500 $ 6,680 $ - $ 7,180 0.9%
11 EQUIPMENT........ .........._..._......................$.ID. $ - 3E'i.400 $ - $ - $ 36,400 4.4°/a
12 FURNISHINGS $ - $ - $ - $ - 0.0%
13 SPECIAL CONSTRUCTIONS $ - $ - $ - $ 0.0%
14 CONVEYING SYSTEMS $ $ $ 22,000 $ 22,000 2.7%
15 MECHANICAL .......$.Sb.425. $ 74,725 $ 39,800 $ 40,710 $ 155.235 18.8%
16 ELECTRICAL ................._..........5590366. 69,466 $ 16,065 $ 85,402 $ 170,933 20.7%
SUBTOTAL $ 430,526 $ 124,178 $ 271,324 8 626,028 100.0%
Phasing 0.0% $ - $ - $ - $ -
GCs General Conditions 15.0% $ 64,579 $ 18.627 $ 40,699 $ 123,904
SUBTOTAL $ 495,105 $ 142,804 $ 312A23 $ 949,932
Overhead & Proft 8.0°% $ 39,608 $ 11,424 $ 24,962 $ 75,995
SUBTOTAL $ 534,713 $ 154,229 $ 336,984 $ 1,025,926
Bond 2.0% $ 10,694 $ 3,085 $ 6,740 $ 20,519
SUBTOTAL $ 545,408 $ 157,313 $ 343,724 $ 1,046,445
Design Contingency 20.0% $ 109,082 $ 31,463 $ 68,745 $ 209,289
SUBTOTAL $ 654,489 $ 186,776 $ 412,469 $ 1,255,734
Historic Preservation Facror 5.0% $ 32,724 $ 9,439 $ 20,623 $ 62,787
SUBTOTAL $ 687,214 $ 198,215 $ 433,092 $ 1,318,521
Escala6on up to November 2008 @ 7.5%per ayear 7 5% $ 51,54. i $ 14,866 $ 32,482 $ 98,889
BidlMarketCon6ngency 10.0% $ 68,721 $ 19,821 $ 43,309 $ 131,852
PROBABLE BID DAY CONSTRUCTION COST,11130/2007 $ 807,476 $ 232,902 $ 508,884 $ 1,549,262
SUBTOTAL (SUM OF LINES 146) E333,676
Pnasing 00% M/4IN HOUSE WITH(7U3` CAf[i
GCs General Conditlons 15.0^r $50.051 . Amounts shown in red box are cost
SUBTOTAL $383,727 2SSIIlldT2 fEViSIOIIS fJd52d Oll rf'fT10VdI Of
the cafe & commercial kitchen upgrades
~ Overhead 8 ProBt 8.0% $30,698
irom the Main House renovation.
SUBTOTAL $414.426
Bona 2.0 % $8.289
. SUBTOTAL $422.714
DesignConlingency 20.0% $84,543
SUBTOTAL $507.257
Hisroric Preservation Factor 5 0% 825.363
SUBTOTAL $532,620
Escalation up ro Nov 2008 @ 7.5 % per year ZS % $39,946 page I nf 1
! Bid/MarkelConlingency 10.0% $53,262
I PROBABLEBIDDAYCONSTRUCTIONCOST(Revised01109108) $625,826
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Job Number: 10-088
MAIN HOUSE Date: 11/28/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 2,440 SF
Don Todd Associates TOTAL BLDG AREA : 2,440 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of one & two storey plus partial basement wood building.
1 GENERALREQUIREMENTS
Temporary Protection 1 LS $ 500.00 500
TOTAL • GENERAL REQUIREMENTS $500
2 SITEWORK 8 DEMOLITION
Foundation excavation & backfill 2440 SF $ 5.00 12,200
Demo existing asphalt shingle roof 8 plywood sheathing 2440 SF $ 2.00 4,880
Remove (E) bathtub t LS $ 520.00 520
TOTAL - SITEWORK $17,600
3 CONCRETE
New concrete foundation 2440 SF $ 10.00 24,400
New concrete rat slab 2440 SF $ 5.00 12,200
New concrete foundation for new deck 145 SF 7.50 1,088
Light seismic upgrade structure together 2440 SF $ 15.00 36,600
to foundation.
TOTAL - CONCRETE $74,288
4 MASONRY
New reinforced extension on existing exterior 5 LF $ 300.00 1,500
chimney , adding 5' to original height using
brick to match existing.
Scaffolding 1 LS $ 5,000.00 5,000
Existing brick utiliry chimney at center of
building to show from roofline and upward,
with cap, but not to exist below the roofline. 1 LS $ 200.00 200
Chimneys & fireplace not to be operable.
TOTAL - MASONRY $6,700
5 METALS
Not Used 0
TOTAL•METALS $O
6 WOODS & PLASTICS
Re-build cripple wall to match existing appearance. 720 SF $ 10.00 7,200
Build new deck, 8' x 12' 96 SF $ 30.00 2,880
Guard rails 40 LF $ 25.00 1,000
New stair, 4' wide x five steps guard and handrail. 96 SF $ 50.00 4,800
Build trellis covering entire deck. 1 LS $ 1,500.00 1,500
Painting
I0-088 Kolb Ranch Div I-16/Main House
Printed: 1 I/28/2007 Page 1 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Jo6 Number: 10-088
MAIN HOUSE Date: 11/28/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 2,440 SF
Don Todd Associates TOTAL BLDG AREA : 2,440 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of one & two storey plus partial basement wood building.
New extension of main porch tleck, 5' x 9' 45 SF $ 30.00 1,350
ADA compliant ramp with guard and hand rail , 28' x 4 112 SF $ 50.00 5,600
New stair, 4' wide x five steps withguard and handrail. 1 LS $ 500.00 500
All construction to be rot resistant wood such as cedar
with painted painted finish...
Restore porch to original condition 1 LS $ 5,000.00 5,000
New p{astic laminate counters at kitchen 15 LF $ 50:60 -900 - S()
New base csbinets 57 LF $ 300.00 17190 SO
New well cabinets 57 LF w 260.00 --44,250 SO
TOTAL - WOODS & PLASTICS 'b62lm-
S29830
7 THERMAL & MOISTURE PROTECTION
Provide new asphalt shingle roof. 2440 SF $ 4.00 9,760
New plywood sheathing at roof. 2440 SF $ 2.50 6,100
New insulation in attic roof 2440 SF $ 1.50 3,660
New insulation under building in crawlspace 2440 SF $ 1.75 4,270
New insulation blow-in type inexterior walls. 3170 SF $ 2.00 6,340
Roof Accessories, Allow 2440 SF $ 2.50 6,100
TOTAL - THERMAL 8 MOISTURE PROTECTION $36,230
8 DOORS & WINDOWS
New door hardware to retrofit existing doors 5 EA $ 1,250.00 6,250
to comply with ADA.
Other doors to retain existing hardware with 10 EA $ 300.00 3,000
with minor repairs.
New exterior door with all securtiy hardware 1 EA $ 2,000.00 2,000
from kitchen to extended main porch deck
using existing window opening near pantry.
Allow for work on all exterior windows and 1 LS $ 5,000.00 5,000
doors such as new sash cords/weights or
reglazing loose glass panes.
TOTAL - DOORS & WINDOWS $16,250
9 FINISHES
Toilet
New linoleum floor with integral coved base 60 SF $ 7.50 450
New linoleum wall, 4' 124 SF $ 7.50 930
Painting over (E) gypboard in balance of room 185 SF $ 2.00 370
Kitchen
New slip resistant seamless sheet vinyl floor 400 SF $ 6.00 2,400
with intergral coved base.
Paint all exterior with meduim scope of work preparation 3500 SF $ 2.50 8,750
10-088 Kolb Ranch UiNL 16/Main House
Prinled: I I/'_S/2007 Page 2 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Job Number: 10-088
MAIN HOUSE Date: 11/28/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 2,440 SF
Don Todd Associates TOTAL BLDG AREA : 2,440 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of one & two storey plus partial basement wood building.
and paint.
Paint all existing painted interior finishes 9650 SF $ 1.75 16,888
Lightly refinish all woodwork with a light sanding, minor 80 MH $ 75.00 6,000
patchinglfill and clear finish (floors similar)
TOTAL - FINISHES $35,788
10 SPECIALTIES
New Toilet Accessories 1 LS 500.00 500
TOTAL - SPECIALTIES $500
11 EQUIPMENT
6omrrjereial dishwasher -1--Ep~ $ g.gpp,gg - - 5,-W. $0
Commercialicemakerarithtlrairt-- t-EA $ 3,500:ee 3,588- $0
-Commersial-warmingsven - 2 €F,-$- 7-,590:90 15,009 $0
Commercial mierowave oven 2 E,4-$ 9,200-00 2;400-- $0
Large eommercial eombo re4rigera#ionl#reezer---- 1 EA $ 7,500.00 7,500 $0
-Ceoking range - 1 EA $ 3,000:00 3,004 $0
TOTAL - EQUIPMENT $36,409-
50
12 FURNISHINGS
Not Used
TOTAL - FURNISHINGS $0
13 SPECIAL CONSTRUCTIONS
Not Used
TOTAL - SPECIAL CONSTRUCTIONS $0
14 CONVEYING SYSTEM
Provide cost for ADA compliant lift as alternate to ramp cost.
TOTAL • CONVEYING SYSTEM $0
15 MECHANICAI
Gas supply for range and hot water heater. 75 LF $ 65.00 4,875
New plumbing for existing frst floor bath:
New water closet incl. Rough-in 1 EA $ 1,750.00 1,750
New sink incl. Rough-in 1 EA $ 1,500.00 1,500
Kitchen:
New utility sinkinct.-Reugh-in 1 EA $ 2;000:00 - 2,006 S O
10-089 Kolb Ranch Div I-10/Main Hnuse
Printed: I I/38I2007 Page 3 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Job Number: 10-088
MAIN HOUSE Date: 1112812007
Dublin, CA Revised:
BUILDING FOOTPRINT: 2,440 SF
Don Todd Associates TOTAL BLDG AREA : 2,440 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of one & two storey plus partial basement wood building.
New handwashing sink incl. F.ough•in 1€A $ 1,800.09 - 1,800 - SO
New SupplylWasteNent Piping 4 EA $ 3,500.00 14,000 50
New hot air heating system reusing existing resisters 2440 SF $ 20.00 48,800
throughout. Assume three zones.
TOTAL • MECHANICAL y74,721"
16 ELECTRICAL
New lighting at kitchen 367 SF $ 9.60 3,523
New electrical system throughout:
Electrical in attic (proposed as archive) 400 SF $ 18.00 7,200
First floor bedrooms as 2 office use 420 SF $ 40.80 17,136
Rewire existing built-in light fixtures
Living room ceiling 4 EA $ 460.00 1,840
Dining room ceiling 1 EA $ 820.00 820
New communications, telephone & internet, wiring
Attic as archive 400 SF $ 5.80 2,320
Two bedrooms as office use 420 SF $ 8.62 3,620
New security and smoke detection 2440 SF $ 8.56 20,886
One new light fixture @ bathroom 1 EA $ 680.00 680
Pravide enharn;ed etectrical for commercial kitchen use. 1 LS $ 10,400:fl0 1-0-,400- -50
Allow for phone and computer connection at kitchen 1 LS $ 1,040.00 1,040
TOTAL - ELECTRICAL ~69'46f'
559066
TOTAL DIV 1-16 $430,536
S333,676
10-088 Kolb Ranch Dic I-16/Main House p~ge 4 of 10
Printed: I 128/2007
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Job Number: 10-088
OLD HOUSE - BUILDINGS 2 & 3 Date: 11/28/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 900 SF
Don Todd Associates TOTAL BLDG AREA : 900 SF Estimator: ' EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of two 8 thee story wood framed building.
1 GENERAL REQUIREMENTS
Temporary Pmtection 1 LS $ 500.00 500
TOTAL • GENERAL REQUIREMENTS $500
2 SITEWORK & DEMOLITION
Building 2
Foundation excavation & backfill 300 SF $ 5.00 1,500
Building 3
Foundation excavation & backfill 600 SF $ 5.00 3,000
TOTAL • SITEWORK $4,500
3 CONCRETE
Building 2
New concrete foundation 300 SF $ 10.00 3,000
New rat slab 300 SF $ 5.00 1,500
Building 3
New concrete foundation 600 SF $ 10.00 6,000
New SOG 600 SF $ 7.50 4,500
TOTAL•CONCRETE $15,000
4 MASONRY
Not Used 0
TOTAL - MASONRY $0
5 METALS
Not Used 0
TOTAL - METALS $0
6 WOODS & PLASTICS
Building 2
Re-build cripple wall to match existing appearance 227 SF $ 10.00 2,270
Light seismic upgrade tying structure together and to 300 SF $ 20.00 6,000
new foundation
Repair missing and damaged exterior wood siding 1 LS $ 2,000.00 2,000
Include substantial allowance for finish carpentry. 1 LS $ 1,000.00 1,000
Vanity with Countetop 12 LF $ 300.00 3,600
Building 3
Repair missing and damaged exterior wood siding 1 LS $ 2,000.00 2,000
Include substantial allowance for finish carpentry. 1 LS $ 2,500.00 2,500
TOTAL • WOODS & PLASTICS $19,370
7 THERMAL 8 MOISTURE PROTECTION
10-088 Kolb Ranch Div I-16/Bldg 3& 3
Primed: I vz8%2o07 Page 5 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Job Number: 10-088
OLD HOUSE - BUILDINGS 2& 3 Date: 11/28/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 900 SF
Don Todd Associates TOTAL BLDG AREA : 900 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of two & thee story wood framed building.
Building 2
New corrugated galvanized sheet steel roof to 300 SF $ 7.50 2,250
to match existing.
Building 3
New corrugated galvanized sheet steel roof to 600 SF $ 7.50 4,500
to match existing.
TOTAL - THERMAL & MOISTURE PROTECTION $6,750
8 DOORS & WINDOWS
Building 2
Allow for work on all exterior windows and doors 1 LS $ 2,000.00 2,000
such as new sash cordslweights.
Building 3
Allow for work on all exterior windows and doors 1 LS $ 2,000.00 2,000
such as new sash cordslweights.
TOTAL - DOORS & WINDOWS $4,000
9 FINISHES '
Building 2
Linoleum floor with integral coved base 300 SF $ 7.50 2,250
Linoleum on wet wall to 4' high 302 SF $ 7.50 2,265
Paint Balance of Room 453 SF $ 1.75 793
Paint all exterior with high-end scope of work preparation 982 SF $ 2.50 2,455
and paint
Building 3
Paint all exterior with high-end scope of work preparation 1500 SF $ 2.50 3,750
and paint
TOTAL - FINISHES $11,513
10 SPECIALTIES
Building 2
HCP Toiiet ParUtion 2 EA 1,500.00 3,000
Std Toilet Partition 1 EA 1,200.00 1,200
Grab bars 4 EA 120.00 480
ToiletAccessories 2 LS 1,000.00 2,000
TOTAL - SPECIALTIES $6,680
11 EQUIPMENT
Not Used
TOTAL - EQUIPMENT $0
12 FURNISHINGS
Not Used
TOTAL - FURNISHINGS $0
10-088 Kolb Ranch Div I-16/Bldg 2& 3
Printcd: I I/28/2007 Page 6 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
REUSE & RENOVATION DTA Job Number: 10-088
OLD HOUSE - BUILDINGS 2& 3 Date: 11128/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 900 SF
Don Todd Associates TOTAL BLDG AREA : 900 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of two 8 thee story wood fremed building.
13 SPECIAL CONSTRUCTIONS
Not Used
TOTAL - SPECIAL CONSTRUCTIONS $0
14 CONVEYING SYSTEM
Not Used
TOTAL - CONVEYING SYSTEM $0
15 MECHANICAL
Building 2
New fire sprinkler system. 300 SF 8.00 2,400
New plumbing and fixtures per plan with - Building 2
New water closet, std 1 EA 1,600.00 1,600
New water closet, hcp 2 EA 1,750.00 3,500
New lavatory 4 EA 1,500.00 6,000
New Supply/WasteNent Piping 7 EA $ 3,500.00 24,500
Exhaust fans in both toilet rooms. 2 EA 900.00 1,800
Building 3
New fire sprinkler system. 0 SF 8.00 0
TOTAL - MECHANICAL $39,800
16 ELECTRICAL
Building 2
New electrical and light fixtures. 300 Sf 10.79 3,237
New smoke and security detection system. 300 SF 7.06 2,118
Building 3
New electrical and light fxtures. 600 SF 10.79 6,474
New smoke and security detection system. 600 SF 7.06 4,236
TOTAL - ELECTRICAL $16,065
TOTAL DIV 1-16 $124,178
10-088 Kolb Ranch Div I-16/Bldg 2& 3
Pdnied: 11/28/2007 Page 7 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
SUNDAY SCHOOU BARN DTA Job Number: 10-088
REUSE & RENOVATION Date: 1 1I26/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 1,770 SF
Don Todd Associates TOTAL BLDG AREA : 1,770 SF Estimator: EEV
DIV Descriptlon Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of two story wood framed building.
1 GENERAL REQUIREMENTS
Temporary Protection 1 LS $ 500.00 500
TOTAL - GENERAL REQUIREMENTS $500
2 SITEWORK & DEMOLITION
Demolish wall between these two areas to create a 200 SF 4.00 800
stage opening.
Foundation excavation & backfill 965 SF $ 5.00 4,825
Foundation excavation & backfill for new stage 395 SF $ 5.00 1,975
Foundation excavation & backfill for new service space 410 SF $ 5.00 2,050
TOTAL - SITEWORK $9,650
3 CONCRETE
New concrete foundation - Main Building 965 SF 10.00 9,650
New concrete foundation - Stage Area 395 SF 10.00 3,950
New concrete foundation - Service Space 410 SF 10.00 4,100
TOTAL - CONCRETE $17,700
4 MASONRY
Not Used 0
TOTAL•MASONRY $0
5 METALS
New steel framing inside to seismically reinforce building, 965 SF 30.00 28,950
compensate for removal of three center comlumns, and
and support pipe grid (to hang lighting and other
theatrical elements ) with one catwalk the lengthof the building.
TOTAL • METALS $28,950
6 WOODS & PLASTICS
New Raised Floor Stage
Construct new raised floor stage in existing open bay 395 SF 30.00 11,850
with dirt floor; new raised floor to be 2-5" above
existing raised floor in main room.
Raised floor height to match stage, with exterior wood ramp 84 SF 30.00 2,520
under open shed to connect to existing main interior space.
New Service Space
Service space to have ordinary wood construction, 410 SF 40.00 16,400
plywood or other utilitarian surface on interior walls, 915 SF 3.50 3,203
S8" horizontal wood siding exterior incl. Framing 915 SF 10.00 9,150
Plywood or OSB flooring. 410 SF 5.00 2,050
TOTAL - WOODS 8 PLASTICS $45,173
10-088 Kolb Ranch Div I-I6/Sunday School Page 8 of 10
Printed: 1 I /28/2007
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
SUNDAY SCHOOLI BARN DTA Job Number' 10-088
REUSE 8 RENOVATION Date: 11/26/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 1,770 SF
Don Todd Associates TOTAL BLDG AREA : 1,770 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of two story wood framed building.
7 THERMAL 8 MOISTURE PROTECTION
Seal up exterior of building filling or replacing gaps 1 LS 2,500.00 2,500
with in kind material.
New corrugated galvanized sheet steel roof to match (E) 805 SF 7.50 6,038
TOTAL - THERMAL & MOISTURE PROTECTION $8,538
8 DOORS 8 WINDOWS
Allow for work all exterior windows and doors such 1 LS 1,500.00 1,500
new sash cordsl weights and rehanging of doors.
TOTAL - DOORS 8 WINDOWS $1,500
9 FINISHES
Patch floor with in-kind wood and create level surface. 965 SF 2.50 2,413
Paint all exterior with medium scope of 4395 SF 2.00 8,790
work preparation and paint.
TOTAL • FINISHES $11,203
10 SPECIALTIES
Not Used
TOTAL - SPECIALTIES $0
11 EQUIPMENT
Not Used
TOTAL - EQUIPMENT $0
12 FURNISHINGS
Not Used
TOTAL - FURNISHINGS $0
13 SPECIAL CONSTRUCTIONS
Not Used
TOTAL • SPECIAL CONSTRUCTIONS $0
14 CONVEYING SYSTEM
New Handicap Lift Incl. Electrical Connection 1 LS 22,000.00 22,000
TOTAL • CONVEYING SYSTEM $22,000
10-088 Kolb Ranch Div I-16/Sunday School
Printcd: I I/28/2007 Page 9 of 10
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
SUNDAY SCHOOLI BARN DTA Job Number: 10-088
REUSE 8 RENOVATION Date: 11/26/2007
Dublln, CA Revised:
BUILDING FOOTPRINT: 1,770 SF
Don Todd Associates TOTAL BLDG AREA : 1,770 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: StructurallSeismic Evaluation of two story wood framed building.
15 MECHANICAL
New fire sprinkler system throughout. 1770 SF 8.00 14,160
New, low noise, heating system with capability 1770 SF 15.00 26,550
to heat quickly
TOTAL - MECHANiCAL $40,710
16 ELECTRICAL
New electrical system for use with theatrical lighting 1770 SF 28.74 50,870
system at stage.
New TheatricallStage Lighting Allowance 1 LS 20,000.00 20,000
New smoke and security detection system throughout. 1770 SF 8.21 14,532
TOTAL • ELECTRICAL $85,402
TOTAL DIV 1-16 $271,324
10-088 Kolb Ranch Div I-16/Sunday School
Prin[od: I 1/?R/2007 Page 10 of 10
Prepared by Royston Hanamoto Alley & Abey CITY OF DUBLIN t
Landscape Architeds and Planners
323 Geary Street #602 100 CIVIC PLAZA
San Francisco,California 94102 DUBLIN, CALIFORNIA 94568
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