HomeMy WebLinkAboutItem 8.3 Historic Park Addendum
CITY CLERK
File # D~~~-r /J[(l]
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 4, 2008
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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FINANCIAL STATEMENT:
Dublin Historic Park Master Plan Addendum -
Kolb Ranch Relocation
Report by Diane Lowart, Parks & Community Services Director
1) Dublin Historic Park - Overall Park Plan
2) Dublin Historic Park - Phasing Diagrams
3) Master Plan Addendum - Draft
4) Landscape Memory Walls
5) Past-time Pool
6) Interactive Fountain
7) Outdoor Stage
1) Receive presentation from Staff and the Consultant Team
2) Receive public comment
3) Determine which option, if any, incorporating structures from
the Kolb Ranch should be included in the Dublin Historic Park
Master Plan
4) Provide direction on how the funding shortfall should be
addressed by selecting one or a combination of the following
options:
a. Eliminate features of the existing Master Plan (savings
$141,275 - $1,371,880)
b. Utilize a portion of the 2006-2007 Year End Surplus
See discussion below
BACKGROUND: The Dublin Historic Park Master Plan was adopted by the City
Council in Fiscal Year 2006-2007. The Master Plan outlines the design concept for the proposed Dublin
Historic Park which is on the site of the former Dublin Square Shopping Center which was acquired by
the City in Fiscal Year 2006-2007. Additionally the Master Plan outlines the design concept for the
expansion of the Dublin Cemetery on property currently owned by the Dublin Historic Preservation
Association which is across the creek from the existing Dublin Heritage Center. The Overall Park Plan is
shown in Attachment 1.
COPY TO: RHAAlPCSC/HCAC/DFAF/Peter MacDonald/Casey Strom
Page 1 of6
ITEM NO. g.8
G:\COUNCIL\Agenda Statements\2008\3-4 Historic Park Addendum.doc
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The Dublin Historic Park Master Plan was approved with the understanding that it would be developed in
phases as funding becomes available. There are five phases proposed as described below. The Phasing
Diagrams are Attachment 2.
Phase 1 - Interim Park
This phase provides for the demolition of the existing Dublin Square Shopping Center (excluding the U.S.
Bank Building). In this phase the parking lot will be replaced with turf, minimal landscaping, irrigation, a
new parking lot and lighting. The estimated cost for Phase 1 is $2,238,600.
Phase 2 - Orchard Garden Improvements
This phase provides for the replacement of a portion of the temporary turf area to make way for the
Orchard Garden and Pavilion structure. The Orchard Garden includes landscape features such as walls,
paving systems, small fountain, picnic tables, trees, planting area, benches and playground equipment.
The estimated cost for Phase 2 is $4,016,800.
Phase 3 - Freshwater Corner Improvements and Lawns
This phase provides for the replacement of the remaining temporary turf areas and installation of the
comer entry plaza, interactive fountain, entry monument walls, pergola structure, stage, lawn, trees and
other plantings. The estimated cost for Phase 3 is $2,010,700.
Phase 4 -Cemetery Expansion
In this phase, the City would expand the existing Dublin Cemetery onto the Dublin Historic Preservation
Association site. A pre-fabricated steel/wood bridge would be constructed over the creek and freeway
sound wall and columbarium structures would be constructed. Paving, plantings and site furniture would
also be installed. The estimated cost for Phase 4 is $2,434,300.
Phase 5 - Pioneer Cemetery Improvements
This phase provides for improvements to the existing Dublin Heritage Center site including reconstruction
of the parking lot, installation of new walkways, construction of an "outdoor classroom" area and entrance
pergola structure, and installation of turf, lighting and site furnishings. The estimated cost for Phase 5 is
$1,061,300.
One additional phase which is outside the boundaries of the park provides for streetscape improvements
along Dublin Boulevard and Donlon Way. This project provides for the construction of a new sidewalk
and median on Dublin Boulevard, construction of a new sidewalk along Donlon Way, installation of
diagonal parking along Donlon Way, installation of unit paving and special crosswalk paving on Donlon
Way, and installation of trees, lighting and site furnishings. This project will be funded by a Housing
Incentives Program grant through the Metropolitan Transportation Commission and is part of a larger
streetscape project. Design of the project is underway.
The estimated costs shown above are the costs that were included in the 2006 Dublin Historic Park Master
Plan. Since adoption, it is estimated that costs have increased by approximately 17% as shown in the
table below.
PHASE 1 PHASE 2 PHASE 3 PHASE 4 PHASE 5 TOTAL
2006 Master Plan $2,238,600 $4,016,800 $2,010,700 $2,434,300 $1,061,300 $11,761,700
2008 Dollars $2,619,200 $4,699,700 $2,352,500 $2,848,000 $1,242,000 $13,761,400
Difference $ 380,600 $ 682,900 $ 341,800 $ 413,700 $ 180,700 $ 1,999,700
Page 2 0[6
DESCRIPTION: A Fiscal Year 2007-2008 High Priority Council Goal is to undertake
development of design and construction documents for Phase 1 of the Dublin Historic Park upon
acquisition of the Dublin Square Shopping Center. The Shopping Center was acquired in Fiscal Year
2006-2007 and funds for the Phase 1 improvements were included in the Fiscal Year 2007-2008 Budget.
At the August 21, 2007 meeting of the Dublin City Council, the Council approved an agreement with
Royston Hanamoto Alley & Abey (RHAA) to prepare the final design and construction documents for the
Phase 1 improvements. Included in the scope of work was the preparation of a Master Plan Addendum in
order to address another of the Fiscal Year 2007-2008 City Council Goals which was to assess the
condition of the Kolb Family properties (house, barn, and workshop) and develop a plan for relocation of
the properties if appropriate. RHAA included historic preservation architect Frederic Knapp as a
sub consultant on the team in order to study the historical implications of moving the structures, the
potential uses of the moved structures and the costs of rehabilitating the structures.
Attachment 3 is the draft Dublin Historic Park Master Plan Addendum addressing the Kolb Ranch
Relocation. The 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 recreate a historically
acceptable core ranch layout. Further the study finds that there is a significant interpretive benefit to
relocating at least three of the Kolb Ranch structures because they will create an "ensemble" that
reproduces the historic relationships among buildings that characterized the home ranch of rural
California. If only the Kolb House and no other buildings are relocated, the consultant recommends that
landscape features be used to approximate the relationships of the historic ensemble.
OPTIONS: Three options have been included in the report for moving various numbers
of Kolb Ranch structures. Below is a summary of each option as well as a conceptual cost estimate for
each option. The conceptual cost estimates assume that the relocation and refurbishment of the structures
would be part ofthe Phase 1 project. All estimates have been updated to current 2008 construction costs.
Option A
In this minimal relocation option, only the Main House is moved 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 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.
OPTION A
CONCEPTUAL COST ESTIMATE
Relocate Kolb House
Refurbish Kolb House
Prefabricated restroom structure
Landscape Improvements
Mobilization administration & cantin
PHASES 1-3
DESIGN CHANGES FROM MASTER PLAN
Phase I Phase 2 Phase 3
$ 62,000
$ 625,900
$ 190,600
$ 2,110,400
$ 1,668,200
PHASES 4 & 5
NO DESIGN
CHANGES
Original Master Plan Cost Estimate Total $ 2,619,200 $ 4,699,700
(escalated to 2008 dollars)
$ 2,352,500
DIFFERENCE (2008 Dollars) +$2,037,900 -$ 654,100
-$ 504,000
TOTAL COST
DIFFERENCE
DUE TO DESIGN
CHANGES
+$ 879,800
Page 3 of6
Option B
Three structures are moved in this option: the Old House, the Main House and the Sunday School Barn.
The ensemble frames the historic ranch layout. The Main House is refurbished as described in Option A.
Park restrooms are now provided in the 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. The Sunday School
Barn also provides a facility for receptions in conjunction with events at St. Raymond's Church, which
can spill onto the Front Field area. The Pavilion, which served as a restroom and multi-use classroom in
the Master Plan, is removed in this option.
OPTION B
CONCEPTUAL COST ESTIMATE
Relocate (3) Kolb Ranch Structures
Refurbish (3) Kolb Ranch Structures
Landscape Improvements
Mobilization administration & cantin enc
PHASES 1-3
DESIGN CHANGES FROM MASTER PLAN
Phase I Phase 2 Phase 3
$ 144,000
$ 1,367,600
$ 2,206,300
$ 1 599,600
PHASES 4 & 5
NO DESIGN
CHANGES
Original Master Plan Cost Estimate Total $ 2,619,200 $ 4,699,700 $ 2,352,500 TOTAL COST
(escalated to 2008 dollars) DIFFERENCE
DUE TO DESIGN
CHANGES
DIFFERENCE (2008 Dollars) +$2,698,300 -$ 894,800 -$ 504,000 +$1,299,500
Option C
Similar to Option B, with the addition of the Hay Barn, Pumphouse and potentially other small structures
as the budget allows. The Hay Barn is integrated into the Rancho Play Area and serves as a shelter for
play beneath. The Pavilion is replaced by the Sunday School Barn and Old House. The Pumphouse is
relocated adjacent to the Past Time Pool to augment the water theme there.
OPTION C
CONCEPTUAL COST ESTIMATE
PHASES 1-3
DESIGN CHANGES FROM MASTER PLAN
Phase I Phase 2 Phase 3
$ 209,000
$ 1,392,600
$ 2,208,300
$ 1 601 000
PHASES 4 & 5
NO DESIGN
CHANGES
Relocate (5) Kolb Ranch Structures
Refurbish (5) Kolb Ranch Structures
Landscape Improvements
Mobilization administration & cantin enc
Original Master Plan Cost Estimate Total $ 2,619,200 $ 4,699,700 $ 2,352,500 TOTAL COST
(escalated to 2008 dollars) DIFFERENCE
DUE TO DESIGN
CHANGES
DIFFERENCE (2008 Dollars) +$2,791,700 -$ 796,200 -$ 504,000 +$1,491,500
AVAILABLE FUNDING: The 2006-2011 Capital Improvement Program (CIP) includes
$2,238,600 for the Phase 1 Improvements as described on Page 1. This is the total amount that is
available at this time for a Phase 1 project at the Dublin Historic Park. In order to proceed with the
original Phase 1 project (which excludes relocation of the Kolb Ranch structures) or any of the Phase 1
projects identified in Options A-C above, additional funding is needed. The following table identifies the
funding shortfalls for each Option.
Page 4 of 6
2006 Master Plan Option A - Phase 1 Option B - Phase 1 Option C - Phase 1
Phase 1
Total Project Cost $2,619,200 $4,657,100 $5,317,500 $5,410,900
(2008 dollars)
Available Funding $2,238,600 $2,238,600 $2,238,600 $2,238,600
(2006-2011 CIP).
Shortfall $ 380,600 $2,418,500 $3,078,900 $3,172,300
One source of funding that the City Council could consider is the Fiscal Year 2006-2007 Year End
Surplus. At the June 28, 2007 Budget Hearing, the City Council tentatively set aside $2.5 million of the
estimated surplus for Phase 2 of the Dublin Historic Park pending the outcome of the 2006-2007 Year
End Audit (See Fiscal Year 200612007 Audit Report Agenda Item). The City Council could appropriate
these funds to Phase 1. This amount would be adequate to fund Option A however, additional funding
would be needed if the City Council supports Option B or Option C.
Another option for funding is to make reductions to the 2006 Dublin Historic Park Master Plan. Staffhas
identified four elements from the original park plan that could be eliminated (Attachments 4-7):
1) Elimination of Landscape Memory Walls
2) Elimination of Past-time Pool
3) Elimination of Interactive Fountain
4) Elimination of Outdoor Stage
TOTAL
$ 629,280
$ 141,275
$ 399,155
$ 202,170
$1,371,880
It should be noted that the City has received a formal offer from the Trustee of the William P. Kolb
Revocable Trust to donate to the City the Kolb Ranch structures and personal effects that the Kolb Trust
does not desire to keep in the family. As per the Donation Agreement that will be considered by the City
Council on a separate agenda item, the City would move, maintain and rehabilitate the structures at the
City's sole cost and expense. The Trust would contribute $10,000 toward the cost of moving the
structures.
JOINT MEETING OF PARKS AND COMMUNITY SERVICES COMMISSION AND
HERITAGE AND CULTURAL ARTS COMMISSION:
On February 14, 2008 a special joint meeting of the Parks and Community Services Commission and
Heritage and Cultural Arts Commission was held for the purpose of reviewing the Dublin Historic Park
Master Plan Addendum. Both Commissions's unanimously recommended Option C, relocation of five
Kolb Ranch Structures.
Regarding reductions to the 2006 Dublin Historic Park Master Plan, the Heritage and Cultural Arts
Commission supported elimination of the Past-time Pool and the Outdoor Stage (total savings $343,445).
The Commission felt that the Landscape Memory Walls and Interactive Fountain were integral features of
the original design. The Parks and Community Services Commission supported elimination of all four
elements (total savings $1,371,880). The Commission felt that moving the Kolb Ranch structures at this
time was the highest priority. Further they felt that future phases of the park could be built in such a way
that the elements could be added at a later time as funding became available.
RECOMMENDATION: Staff recommends that the City Council receive the presentation
from Staff and the Consultant Team, receive public comment and take the following action:
1) Determine which option, if any, incorporating structures from the Kolb Ranch should be included
in the Dublin Historic Park Master Plan
Page 5 of6
2) Provide direction on how the' funding shortfall should be addressed by selecting one or a
combination of the following options:
a. Eliminate features ofthe existing Master Plan (savings $141,275 - $1,371,880)
b. Utilize a portion of the 2006-2007 Year End Surplus
Page 60f6
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Phase SS
Streetscape improvements
CD
Demolish existing sidewalk along Dublin Boulevard and north
end of Donlon Way (to St. Raymond's Church), asphalt
in median on Dublin Boulevard, asphalt on Donlon Way
adjacent to Green Store. Relocate storm drains.
CD
Construct new sidewalk and median on Dublin Boulevard.
Construct new sidewalk along Donlon Way, to St. Raymond's
Church.
CD
Install asphalt for diagonal parking along Donlon Way.
8)
Install unit paving and special crosswalk paving on Donlon
Way.
CD
Install trees in sidewalk and median on Dublin Boulevard.
Install tree grate for trees in sidewalk.
CD
Install pedestrian lighting and site furnishings along Donlon
Way and Dublin Boulevard.
(I) Restripe street, add bike lanes.
Phase I
Interim Park
(])
kquire Dublin Square site (not included in cost estimate - for
acquisition costs, see Section 4.1).
CD
Demolish existing Dub~n Square shopping center, parking lots
and bank building. (Hazardous material removal and archeological
resource monitoring not included in cost estimate.) Recycle building
waste, asphalt and aggregate base.
@
Maintain existing drainage imastructure. Cap, extend and add risers
as necessary.
@
Obtain additional fill locally rom other parks projects, if available.
Re-grade site to drain to existing catch basins and drains. Test top 6'. of
subgrade for herbicide residue.
@
Construct west parking lot with temporary paving (to be paved over
in Phase 3).
@
Install turf and temporary rotor inigation system on rest of site.
Demolition
Drainage
Paving
Planting & irrigation
Street lighting
Mobilization, administration & contingency
$ 45,400
$ 3,000
$ 271 ,800
$ 36,600
$ 40,000
$ 287,700
Demolition
Earthwork
Drainage
Paving (parking lot)
Planting & irrigation
Lighting (parking lot)
Mobilization. administration & contingency
$ 709.300
$ 166,900
$ 33,000
$ 61,600
$ 315,000
$ 12,000
$ 940,800
Phase S5 total
$ 684,500
Phase I total
$1,238,600
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DUBLIN HISTORIC PARK
MASTER PLAN ADDENDUM - DAAFT
Kolb Ranch Relocation
Prepared for the City of Dublin, California
January 2008
ROYSTON HANAMOTO ALLEY & ABEY
Attachment 3
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DUBLIN HISTORIC PARK
MASTER PLAN ADDENDUM - DRAFT
KOLB RANCH RELOCATION
TABLE OF CONTENTS
Executive Summary
Kolb Ranch Relocation Plan
Master Plan Context. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
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
2
Kolb Ranch Cultural Landscape Inventory
I nventory of Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
Inventory of Vegetation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 I
Potential Uses of Existing Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32
Appendix A
Site Photos
B
Appendix B
Kelley & VerPlanck Technical Memorandum
Appendix C
Cost Estimate Detail
,~;,~ID)
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 I ,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 Architect were engaged to study
the feasibility of moving one or more of the ranch structures and incorporating them into the 2006 Historic 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 recreate 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 classroom space, reception facilities, black box theater,
a cafe, and play features (all identified in the Master Plan as potential or included programs) can be housed using
refurbished or minimally-refurbished Kolb Ranch buildings, with modifications to the park landscaping but no
significant structural changes to the Master Plan diagram.
There is a significant interpretive benefit to relocating at least three of the Kolb Ranch structures because they will
create an "ensemble" that reproduces the historic relationships among buildings that characterized 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 KoIb 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 structures 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 artifacts 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
ground plane materials such as granular surfacing and diagonally-laid brick.
6. Using structures from the Kolb Ranch to fulfill the programmatic needs (both met and unmet in the Master
Plan) that require buildings. Specifically, 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 structure can contribute
to a program that might otherwise require new construction elsewhere in the city, perhaps there is a
RIHJA\A
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cost savings and cultural benefit to using a relocated structure at the Historic Park instead. For
example, the City's Parks and Recreation Master Plan includes a Community Theater/Cultural
Arts Center, but does not identify a location. Although not meeting the specific 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 benefits 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 ofthe 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 well. The Sunday School Barn also provides a facility
for receptions in conjunction with events at St. Raymond's, which can spill onto the Front Field area.
The Pavilion, which served as a restroom and multi-use classroom 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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Kolb Ranch
Relocation Plan
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Kolb Ranch Relocation Plan
Master Plan Context
In 2006, Royston HanamotoAlley & Abey (RHM) was hired by the City
of Dublin to produce a master plan for a park that would commemorate
the city's history. This resulted in the Dublin Historic Park Master Plan.
In summer 2007 the Dublin City Council decided to explore the
possible relocation of the historic Kolb House to Dublin 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
. \he addition of the Kolb building(s) should strengthen, not obscure
or clutter, the interpretive mission of the park.
Mission of the Historic Park
According to the Dublin Historic Park Master Plan (pp. 10-1 I), the
purpose of Dublin Historic Park 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 "nucleus of historical artifacts" (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)
Program of Historic 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 classroom 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
R\HIAIA
. an outdoor concert stage
. an interactive water feature
However, several desired programs, such as a black box theater, were
not included 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 park. 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.
1.2
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 family 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 work in his older brother's
general merchandise store on Main Street. In the 1 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
ran the store until 1910 when he moved his family to the ranch. George
Kolb farmed until his death in 1933. His sons, and later grandchildren,
operated and lived on the ranch until 2006.
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 including eggs,
chickens, sheep, cattle, milk cows, and apricot orchards. In 1952
the ranch was cut off from Dublin Village with the construction of
Highway 50 (later to become Insterstate 580) and lost its outlying land
incrementally.
Now, the remaining core of the ranch is becoming a redevelopment
site. The Kolb family, original owners and occupants of the ranch, no
longer operate it agriculturally and have offered to donate buildings to
the City of Dublin for relocation to Dublin Historic Park.
RIHIAIA
10 1/oa
1940 USGS Livermore IS-Minute quadrangle.
Not to scale.
19S3 USGS Dublin 7.S-Minute quadrangle.
Not to scale.
KOLB RANCH RE LO CAT I dJ :J~ 0 J.-
historic connections remain. The freeway and municipal boundaries
are artificial 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
physically related to Dublin Village than to the more distant town of
Pleasanton. Its farm fields originally extended north, right to the edge
of Dublin village, directly connected by Dublin Canyon Road. As a
structural association, one of the Old Village's principal buildings (the
Sunday School barn, 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.
Existing KoIb Ranch location
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 KoIb 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. Not to scale.
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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 from 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 all its buildings and most of their contents. Though the ranch has
lost the outlying acreage where crops grew and livestock grazed, the
buildings and landscape elements comprising the nucleus have scarcely
been altered since the agricultural operations ended.
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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 including Mt. Diablo. Construction of Highway 50 resulted
in a large fill slope that blocked the views to Mt. Diablo and the north.
Domestic functions 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 fill over Dublin Creek carried a farm path over to another
field 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 fields 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.
R lM'\A\'A ..,
I--j
!5
14 ~ IOd...
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 structures 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 relocated 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 include
the factors 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 fa~ade for the facilities.
j'--t
R +HlA'\'A
REl~ocAt~i'-flJ,~~
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. Simple
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 KoIb 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. Incorporating as much ofthe 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:
I. 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 structures 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" by delineating the functional
geometries of the ranch using plant materials, site furnishings,
ground covers, etc.
3. To the extent feasible, use a similar grid layout for ranch buildings
moved to the historic park and keep the relative relationship of
...,cRI....I.A I'A '
i:::
I & 1 (001.
the relocated buildings intact.
Understanding that it is the details of texture 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 structures from the Kolb Ranch to fulfill the programmatic
needs (both met and unmet in the Master Plan) that require
buildings. This will save on costs of new construction (to some
extent) and contribute to an authentic historic feel. Specifically,
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. Phase building rehabilitations/remodels to coincide with available
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 structure 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 str:ucture 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.
RlK['A\'A
/1 ~ IO~
,
THIS PAGE INTENTIONAllY lEFT BLANK
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Option A
north
0)
~
20 40 80 160
In this minimal relocation option, only the Main House is moved 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
minimally refurbished staff kitchen and archival storage space upstairs. The Front Reid could be used as an outdoor event venue. Under this option,
the future pavilion building trom 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 elements such as pathways and
planting.
Pros:
Cons:
Expresses historical importance of ranch least effectively
Potential difficulty integrating Kolb House into site if fewer context
buildings are available
Prefabricated restroom building will need to be designed carefully so as
not to clash with historical builaings on site
Least expensive relocation/refurbishing option
Relocating archives from Murray Schoolhouse
frees classroom for additional uses.
A Relocate KoIb House (ind. contingency. mobilization & admin.)
B Refurbish KoIb House (ind. contingency. mobilization & admin.)
C Prefabricated bathroom structure
D Landscape improvements
E Mobilization. administration & contingency (C & D)
~ PHASES 1-3 REVISED fROt~ MASTER PLAN ~
PHASE I PHASE 2 PHASE 3
$62.000
$625.900
$190.600
$2.110.400
$1.668.200
PHASES 4 f:. 5
NO DESIGN
CHANGES
Conceptual Cost Estimate
)
$2.345.300
$1.700.300
$1.071.600
$776.900
~COSTISTIMA1'ETOTAI.
. (2003 dollars)
Orisinal master plan cost estimate total
(escalated to 2008 dollars)
DIFFERENCE (2008 dollars)
$2,619,200
$4,699,700
$2.352,500
TOTAL COST
DIFFERENCE
DUE TO DESIGN
CHANGES:
+ $879,800
+ $2,037,900
. $654.100
. $504,000
RIHIAIA
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LIO
Kolb Ranch Cultural
Landscape Inventory
~J 1/0d--
2
Cultural Landscape Inventoty.
2.1
Inventory of Structures
The Kolb Ranch property consists of two distinct sections, the "domestic
zone" and the "ranch operations zone".
The "domestic zone," includes:
. a small 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. 1912 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 (Structure No.7)
. carport (Structure No. 23)
The "ranch operations zone" (located downwind from the house)
consists of:
. the "Sunday School barn" (Structure 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. 15)
. shed (Structure No. 16)
. chicken house (Structure No. 17)
. hay and milking barn (Structure No. 20
the ranch also contains several notable landscape features including
driveways, yards, culverts, troughs, a pond, and several trees.
/" / \
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24
26
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
Main House
"Old" House
Shop
Garage
Wood shed
Pump house and well
Lean-to Shed
"Sunday School" barn
Stable
Portion of stable removed
Feed bin
Brooder
Truck garage
Chicken house
Water standpipe
Shed
Chicken house
Chicken Yard
Culvert and fill over creek
Hay barn and milk barn
Straw barn (no longer existing)
30
t5b).. ~ 100(>
20
rn
21
~--I
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----'
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. \ \ S \
~\
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22
23
24
25
26
27
28
29
30
31
32
33
Water trough
Carport
Entry drive
Entry gate and arch
Path
Entry gate and arbor
Fish pond
Vegetable and flower garden
View to Mt. Diablo (prior to 1952)
Vegetable crops (tomatoes)
Existing road alignment
Original road alignment (prior to 1952)
Fencing - wood posts wI wire mesh
Canopy trees
Locust trees - Robinia psudoacacia
(unless otherwise noted)
RjHIAIA
\ Scale: 1"=80' (app,rox.)
NORTH 0 20 40 60 80
Site Plan
KOlB RANCH
Dublin, California
01.3,,;%, /OJ--
The Domestic Zone
I. Main House
Main House-west elevation showing front
entry and L-plan porch.
,_ ROOM
1Mf<l ROOM
o
o
o
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Megnetlc Norltl 0
Main House plan
Scale: 1/16" = 1'-0"
Main House-Living Room looking south to fire
place and built-ins.
The approximately 2,440 square-foot. two-story bungalow-style house
displays a low slung look primarily by its varying rooflines. The structure
sits on piers with several ground level crawl space access points which
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, collectively allowing for
a portion of the upper story interior to be habitable. A signature detail of
the bungalow, each gable projects beyond the structure while the ridge
beam and outboard rafters are further expressed and extend beyond
the eaves. Each gable's bargeboard is scaled heavier than the typical
horizontal roofs edges thus accenting these features. The ridge beam
and outboard rafters are supported by an arched bracket detail. All of
the roofs surfaces are clad in asphalt shingles. A clinker brick chimney is
fully exposed on the south side, its upper section apparently missing. A
utility chimney rises through the building's center from the kitchen.
Main House-Living Room looking northeast
toward dining room.
RIHIAIA
The entire structure's exterior is clad in horizontal wood clapboard 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 enclosed 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
at the parlor in the middle of the south elevation was described by a
family member in the form of an arbor-like structure 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 stair, with a smaller wood trellis in this
location.
The semi-enclosed wrap-around main porch is supported by massive
columns on square-plan bases clad in painted wood clapboard whose
form then vertically morphs into a subtly angled millwork construction.
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 clad in clapboard and topped by a millwork railing. The
main entrance to the porch is via concrete steps which are flanked by
abutments in the same brick as the primary chimney.
The focal points of the interior are the living 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. Flanking each side of the hearth are built-in millwork
window seat and a display cabinet with small windows above. The
room's plaster ceiling has a double cross-pattern of dark millwork
beams at whose intersections are simple pendant light fixtures. Wide
pocket doors separate this room from the adjacent parlor and dining
room, allowing a flexible combination of spaces.
The dining room is roughly square and has a built-in serving millwork
with cabinets and drawer storage. Its finer details include 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
the living room through the biparting pocket door opening.
R\HIA\A
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Main House-Dining Room looking southeast
toward built-in serving/storage unit and door
to pantry.
Main House-Dining Room-looking west.
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Main House-Parlor looking south to bay
window with doors to access porch.
Main House-bedroom on southeast corner.
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The parlor 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 first floor has two bedrooms, one with a walk-in closet
the other with no closet a full bath. Additionally there is a kitchen 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
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.
Main House-utility porch looking northwest
2. Old house
Shed addition
26'-6~
Main House-looking west in hallway with
builtin storage
Old House plan
Scale: 1116" = 1'-0"
Old House-looking east to main entry
This small building, consisting of about 300 square feet, is a simple one-
story structure sitting on piers with a pediment-shaped porch framing
the front door, Its main entrance is centered on its long side facing west
and toward the main driveway. Windows occur on the west and north
sides. A back door allows entrance in to the lean-to structure on the east
side. The exterior is board-and-batten on the north side and horizontal
tongue-and-groove siding on all others. The interior is divided into 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
Shop (and old house to right)-looking
southwest
This wood lean-to structure sits on an on-grade concrete slab; it is
attached to the Old House. The exterior is clad in simple vertical wood
boards. Three interior steps lead up to a connecting door to the rear of
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 vehicle
access, flanked 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.
Shop exterior (left) and interior (right)
RIH.IA\A
4. Garage
The cast in place concrete structure's exterior is coated with sprayed
concrete texture and painted. The roof is corrugated galvanized sheet
steel over wood framing with its symmetrical ridge beam oriented
east-to-west. The building is enclosed by a large pair of swinging wood
doors, facing the main driveway, and are fabricated of diagonal beaded
wood sheathing planks supported by large iron hinges with extended
straps. There are several wood double hung sash penetrations in the
exterior.
5. Wood shed
This building is sited closest to the Main House's back door of any
other structure on the site. The exterior is sheathed in simple wide
wood planks mounted vertically on a basic wood structure. 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 plan,
is open.
6. Pump House and well
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.
7. Lean-to shed
This shed has clapboard 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.
Ranch Operations Zone
8. "Sunday School" barn
The main structure is a rectangular 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 vehicles 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
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Garage-looking northeast
Wood Shed-looking east
Pump House and Well-looking northeast
Lean-to shed-looking north
Sunday School/Barn-looking northwest
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Former Sunday
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Sunday School/Barn plan
Scale: 1/16" '" 1'-0"
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Sunday School/Barn-looking nOI1:heast
Sunday School/Barn interior-looking south
,
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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
finishes, including remnants of what appears to be wallpaper. The floor
is unfinished wood. This building is clad in wood clapboard whose paint
finish is mostly gone. The aggregate square area of the two enclosed
areas is about I ,350 square feet.
Stable (in foreground)-Iooking southeast
9. Stable
Stable-looking east with trolley mechanism
overhead
This is an open-sided structure which leans onto the north and east
facades of the barnlSunday school has a dirt floor. The roof of this
structure is corrugated galvanized sheet steel and may have once
wrapped onto the east side of the barnlSunday school as well. A beam
mounted trolley carrier mechanism spans the width of the shed from
east to west.
II. 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
galvanized sheet steel roof overhangs the feeding trough which runs the
length of the two-sided feeder.
Feed Bin-looking northeast
12. Brooder
Brooder exterior (with Truck Garage) (L);
Brooder interior looking north (R)
This wood structure was added onto the west side of the truck garage.
It is clad in vertical board sheathing, with some windows; the shed
roof of corrugated galvanized sheet steel slopes to the west. Its south
R[HIAIA
elevation has a simple wood gate enclosure. The interior's ceiling is clad
in wood sheathing boards.
13. Truck garage
This high-bay wood structure has a symmetrical, gently-sloped front
gable roof covered in corrugated galvanized sheet steel. The front, facing
south, may have once had doors, since there is another man door on
the east elevation. The structure's unusual heavy timber beam truss,
and high bay design, allow for heavy equipment to be lifted with a block
and tackle located in the roof's cross tie. This same beam protrudes
eastward outside the enclosed structure to act again as another block
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 vehicles from below. This structure is
notable for its unusual structural material and detailing; while these are
certainly not typical of agricultural properties, the unorthodox approach
to design and construction and departure from the previous practice on
this property 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 roof of corrugated
galvanized sheet steel pitched to the west.with vertical board exterior
sheathing. Its east elevation is open and the interior column free. There
is one window and a low height access door on the north.
16. Shed
This small, simple wood structure 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
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 with the construction of the freeway.
20. Hay barn and milk barn
The barn has exterior sheathing of simple wide wood planks mounted
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Truck Garage looking southwest with beam
extended as block-and-tackle support (L);
interior looking north showing truss (R)
Chicken House-looking west
Shed-looking east
Chicken House-looking southwest
Chicken House-interior looking southwest
Hay Barn and Milk Barn looking south
l.
Hay Barn and Milk Barn looking north east
2.2
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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 consists 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.
Small Scale Features
The grounds west of the Main House contained flower and vegetable
(kitchen) gardens as well pathways that meandered to the creek and
through the adjacent oak trees. Pathways near the house had pea gravel
surfaces and distinctive angled brick edging, some of which still exists. A
small decorative concrete fish pond is still evident. The frontage along
Dublin Canyon Road had a wood picket fence on a continuous stone
wall base. An arbor and gate provided a pedestrian entry to the pathway
and a larger gate and arch existed at the driveway.
A large variety of farm equipment, tractor attachments, and the tractor
still exist around the site. Fields and functional areas were fenced with
wood posts and wire fabric.
I nventory 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 including along the creek where they appear to have naturalized.
Locust trees around the ranch
RJHIA\A
301'/o.cX
2.3
Main House / Bungalow
Scale: 1/16" = 1'-0"
Potential Uses of Existing Structures
1. Main House
~
UP
DISCOVERY
ROOM
DISCOVERY
ROOM
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IF A~::VE IS ON SECOND I
FLOOR, A DUPLICATE J
STATlON Will BE REQUIRED
TO FACILITATE ADA ACCES5.-
WALL lEGEND:
==== EXISTING WALL
-NEWWALl
WAlL TO BE REMOVED
UP
The living room and dining room present a rare opportunity to
accurately create period rooms with minimal 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
clients, or a volunteer lounge. The utility porch could be adapted fodood
service needs without significant loss of historical integrity. The upstairs,
one large room, could serve as archives storage with research tables
located in the center. The one walk-in closet could hold special items to
be under lock and key. To meet access requirements (without adding an
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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
(including 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 constructed, 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 kitchen 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
Old House
Scale: 1/16" = 1'-0"
~
,
WAlL LEGEND:
=EXIST1NGWAU.
_NEWWALL
. .-~ WALL TO BE REMOVED
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.
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8./9. Sunday School Barn / Stable
'-------------------------\----------'
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II DRESSING II
STORAGE
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TO CARRY REQUIRED
LOADS & THEATRICAL
LIGHTING.
PERFOMANCE
AREA
EMOVE EXISTING POSTS
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11;
WALL LEGEND:
= EXISTING WAll.
-NEWWAll.
WAlL TO Be REMOVeD
RAMP UP
UP
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 include only building renovation with
no provisions for theater equipment or classroom furnishings.)
A multi-use classroom space would require a flexible, finished interior
space with sufficient overhead lighting, electrical outlets and seating
which could be set up as needed and stored when not in use. The
covered porch area of the barn 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 production is on the actors. Due
to the intimate nature of such a space, there is a natural focus on the
story, writing or performance 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"I'A
Barn/Sunday School/Stable
(Scheme B)
Scale: 1/16" = 1'-0"
. 20<1/0..(
l<OL8 RA~;CH RELD~:~)JfLA{~~
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 playa 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 authenticity 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
placed 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 finally to the wide oak front door.
Currently the discussion has centered around reuse ofthe Main House,
Old house and Sunday School Barn. But the more buildings moved
to the new site, the more the character of the original ranch can be
conveyed.
,0> .R lH+A'\'A .,,,
35
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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 offarm equipment
and tools and furniture inside the Main House further convey conditions
from the Period of Significance of the ranch.
'R"I'K"!'A'\'A
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Site Photos
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NORTH 0 20 40 60 80
Photograph Locations
KOLB RANCH
Dublin, California
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1M.
. am house, north facade
2. Main house, south fac
fish pond ade, garden area and
3. Main house, kitchen
and brick paving entry, east facade,
4. Diagonal brick paver edging typical
of foundation borders and pea gravel
pathway edging.
5. Wood picket fencing from Dublin Canyon
Road frontage. Fencing approximately
3.5' high sat on top of a low stone wall
6. Arbor and gate from pathway at
frontage fence
7. Half of gate from driveway at frontage
fence
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RIH"IAIA
RIHIAIA
(51.1 /~
8. "Old" house
9. Pump house and well
10. Wood shed
I t. "Old" House and shop
12. Shop addition on rear of "Old" House
13. Yard behind "Sunday School" Barn. Dublin
Creek is out of view to left
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14. "Sunday Schoo'" Barn
15. "Sunday School" Barn
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16. "Sunday School" Barn breezeway
extension
11. Stable addition to "Sunday School"
Barn
18. Stable addition to "Sunday School" Barn
19. Equipment yard adjacent to "Sunday
School" Barn
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Various equipment stored around the ranch
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20. Chicken Yard looking south.
21. Chicken Yard looking north
22. Chicken Yard shed
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RIH.IAIA
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23. Chicken house
24. Chicken house
25. Chicken house
45 ~ 1001,
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26. Truck garage and broodet- (at left)
27. Truck garage and brooder
28. Water standpipe and fence
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RIHIAIA
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29. Path over Dublin Creek to hay barn and
east fields
30. Culvert and fill over Dublin Creel<
31. Hay and milk barn
32. Hay and milk barn
33. Hay and milk barn
34. Water trough
48 ~lo~
RIHIAIA
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Kelley & VerPlanck
Technical Memo
I
I
_ ___----------l
TECHNICAL MEMORANOUM
DRAFT
KOLa RANCH
DUBLIN. OALlF'ORNIA
TABLE OF CONTENTS
I. INTRODUCTION
1
II. METHODOLOGY
1
III. DESCRIPTION
2
IV. HISTORIC CONTEXT
5
V. EVALUATION
9
VI. CONCLUSION
10
OCTOBER 29. 2007
KELLEY & VERPLANCK
-0-
!5D 1 Jo~
TECHNICAL MEMORANDUM
DRAFT
KOLB RANCH
DUBLIN, CALIFORNIA
I. INTRODUCTION
This Technical Report (report) has been prepared by Kelley & VerPlanck Historical Resources
Consulting (KVP) at the request of Frederick Knapp Architecture (FKA) to augment the research
and evaluation being undertaken to support the proposed relocation of one or more buildings from
the historic Kolb Ranch on Dublin Canyon Road in Pleasanton to the proposed Dublin Historic
Park in Dublin. The existing Kolb property ("-\PN 941-1700-001-39) located within the City of
Pleasanton in an area bounded by Dublin Canyon Road, Interstate Highway 580, and Laurel Creek
Drive. Presently confined to a small several acre plot, the existing property was once part of a much
larger 350-acre ranch that has been incrementally subdivided and developed over the past half
century. Today, the property is centered on the "home ranch," the location of the primary residence,
barn yard, and other outbuildings. It is clearly significant at the local level as a distinctive ranch
property, once widespread in the Tri-Valley area, a resource type that is increasingly rare as suburban
development replaces the rural vernacular Western landscape of Alameda County.
II. METHODOLOGY
The author of this memorandum, Christopher VerPlanck, has extensive experience evaluating
vernacular Western ranch properties throughout California and the West. Mr. VerPlanck comes from
a ranching background in California and specializes in part in the evaluation of vernacular building
traditions of rural California. In his previous post as the Senior Architectural Historian at Page &
Turnbull, Mr. VerPlanck completed a survey of the historic properties in nearby Dublin. As part of
this project, J\Ir. VerPlanck prepared a historic context statement for the pre-war crossroads
community of Dublin and prepared California Department of Parks and Recreation (DPR) 523 A
(primary) and 523 B (Building, Structure & Object) forms for all properties in the section of Dublin
focused on the intersection of Dublin Boulevard and Donlon \Vay.
This memorandum relies in large part on this study for general contextual information on the history
of Dublin. The appearance and concise historical development Kolb Ranch are discussed in a
document prepared by Royston Hanamoto Alley & Abey (RH"\A) entitled: Cultural Landst"ape RepOlt:
Kolb Ranch, Dublin, California (Draft: October 2007). Our report does not seek to repeat the
information included therein, but rather serve as an addendum to the RH"-L\ report, providing
addition historical data and an evaluation of the relative merits of the buildings and structures on the
property, as well as an evaluation of their proposed new site in Dublin.
OCTOBER 29, 2007
KELLEY & VERF'LANCK
-1-
5/~ lo.~,
TECHNICAL MEMORANDUM
DRAFT
KOLe RANCH
DueLIN. CALIFORNIA
III. DESCRIPTION
The Kolb Ranch property consists of two distinct sections: the "domestic zone," which includes a
small 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. 1912 bungalow (Structure No.1 - also known as the
main house), a garage (Structure No.4), wood shed (Structure No.5), pump house and well
(Structure No.6), lean-to shed (Structure No.7), and carport (Structure No. 23); and the "ranch
operations zone" (located downwind from the house) consisting of the "Sunday School barn"
(Structure No.8), stables (Structure No.9), feed bin (Structure No. 11), brooder (Structure No. 12),
truck garage (Structure 13), chicken house (Structure No. 14), standpipe (Structure No. 15), shed
(Structure No. 16), chicken house (Structure No. 17), and hay and milking barn (Structure No. 20).
The ranch also contains several notable landscape features including driveways, yards, culverts,
troughs, a pond, and several trees. The site plan in the RHAA report contains a diagram of the ranch
with the buildings and structures identified by number.
Researching agricultural buildings in California is a difficult task. Built of inexpensive materials and
insubstantial joinery techniques, ranch outbuildings typically did not warrant the attention of
newspapers, building journals, photographers or even family account books and records. Often
considered "temporary" structures, many were never recorded on surveyor fire insurance maps.
Furthermore, in California, very little scholarly research has taken place to document the state's fast-
disappearing rural landscape. Many of the vernacular structures that once dominated the state's rural
cultural landscape have collapsed or have been demolished to make way for suburban tracts,
especially in fast-growing suburban areas such as Alameda or Santa Clara Counties. With such little
documentation and few surviving examples, scholars of vernacular agricultural structures must be
very resourceful and be able to link seemingly disparate pieces of evidence in documenting
construction chronologies and patterns of use.
The Design of Califo171ia Ranch Outbuildings
The design, construction and spatial organization of ranches in the West depended on many factors,
including climate, soils, availability of water and building materials and the ethnicity and class of their
builders. These factors, as well as the ingenuity of the individual rancher or his employees, affected
the handling of materials and use of building technologies. Essentially, a ranch is the Western
counterpart of the Eastern farm: a tract of land with fields, orchards and animals, with a nucleus of
structures called the barnyard, farmstead or "home ranch." Dominated by the house and the barn,
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the barnyard was rounded out by subsidiary structures that responded to the needs of the particular
farming operation.!
"\nglo-J\merican ranch buildings in California differ from those built in the East and Midwest in that
California ranch buildings generally lack heavy timber-framing, weather-tight construction or
insulating materials. Many embody the characteristics of a simple Western building technology
referred to variously as "plank-frame," "box-frame," "box and strip" or "single-wall construction."
Popularized on the nearly treeless High Plains during the nineteenth century, this building method
was favored for its simplicity, economy of materials and cheapness.
Developed in response to the scarcity of milled lumber, the plank-frame building is much simpler
than the typical stud-frame building of the same era. Rather than making use of a full frame, the
plank-frame structure is simply composed of vertical 4 x 4 corner posts attached to horizontal sills
and plates. Vertical boards are nailed to sills and plates and narrow battens, or thin wood strips, are
attached over the joints between the boards to exclude the wind and elements. A plank-frame
structure mayor may not have a permanent foundation, with many sitting atop stone or concrete
footings or on wood "mud-sills." Many plank-frame structures have a limited amount of framing
around windows and doors and diagonal or horizontal bracing members to provide some measure of
lateral strength. Depending on the snow load, roofs are often very lightly framed, consisting of 2 x 3
or 2 x 4 common rafters supporting spaced sheathing clad in shingles. The exteriors of plank-frame
structures are usually very plain, consisting of board and batten cladding and straight-sawn 1 x 6 trim
boards.2 Several of the structures on the Kolb Ranch appear to be plank frame construction,
including the old house, the chicken house, and the shed.
In addition to lightweight and economical construction, ranch buildings built in California were often
characterized by their flexibility and adaptability to new uses. Although the case can be made that
farm buildings everywhere have always been designed with change in mind, in California, the benign
climate that allowed many different types of crops to be grown, combined with a boom and bust
mentality and an active entrepreneurial culture, encouraged continual response to ever-changing
1 National Trust for Historic Preservation, Built ill the USA (Washington, D.C: Preservation Press, 1985), pp. 72-73 & 134-
35.
o Christopher VerPlanck, Wi/I Roge,:>" State HiJtonc Park. Architettural SturlY: HiJlonc OutbuilditzgJ (Unpublished Historic
Structure Report: February 4, 2(03), various pages; National Trust for Historic Preservation, Built ill the USA (Washington,
D.C: Preservation Press, 1985), pp. 72-73 & 134-35.
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markets. Accordingly, ranch buildings needed to be easily adaptable to accommodate different crops,
machinery or entirely different uses.3
The most significant character-defining feature of rural agricultural buildings in California is their
utilitarian appearance, a function of the inexpensive materials and design for flexibility described
above. As functional buildings set back far from the main hous.e or the road, outbuildings such as
field barns, pump houses, chicken coops and bunkhouses were typically designed without the aid of
an architect. Most were instead built from pattern books, traditional know-how passed from
generation to generation, or a combination of both.
Ethnic and regional influences played a part as well. The typical two-story, gable and shed-roof
California barns of the late nineteenth and early twentieth century (such as the hay/milking barn) are
thought to have derived from the "crib-and-shed" type barns of Tennessee. Composed of a central
gable-roofed "nave" illuminated by monitor windows and flanked by shed-roofed side aisles, the
crib-and-shed barns disseminated westward through the Plains states, where they were modified to
employ dimensioned timber framing instead of log construction. In this guise, the "three portal crib
barn" eventually inf1ltrated the valleys of the Pacific West, including the Willamette Valley of Oregon
and the San Joaquin, Sacramento, Santa Clara and Salinas Valleys of California, where the original
prototype was gradually modified in response to local environmental conditions and crops..
In addition to barns, other rural building types evolved within California to respond to the diverse
climactic and social conditions. The tank house is one of the most emblematic features of the
disappearing rural landscape of California. Composed of a water tank built atop a two-story structural
pylon to take advantage of gravity flow, the tank house stored rainwater or well water for later use
during the arid season. The pylon was often enclosed behind siding to provide lateral bracing as well
as to provide additional habitable space. The Kolb Ranch does not have a tank house, possibly due
to its proximity to Dublin Creek. Other outbuildings often found in California include cookhouses,
outhouses, bunkhouses, corrals, chicken houses, blacksmith shops, mare barns, fruit packing sheds,
drying sheds, hay ricks and other storage buildings.
3 Morley lher, Remembering Barns (palo Alto: Stanford University Press, 2002), p. 5.
· Ibid., pp. 8-10.
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KOLS RANCH
DUBLIN, DALlF"ORNIA
IV. HISTORIC CONTEXT
L\lthough located within the city limits of Pleasanton since 2002, Kolb Ranch has much more in
common historically with the original settlement of Dublin, which existed for many years as a
compact community of ranchers and.small businesses at the cross roads qf the Oakland-Stockton
Road (now Dublin Boulevard) and the Martinez-San Jose Road (now San Ramon Boulevard). An
extensive treatment of the history and development of Dublin from prehistoric times to the present
day can be found in the following report: Dublin Histotic Resources Identification Prqject, prepared by Page
& Turnbull in January 2004.
Prior to the arrival of the Europeans, the San Ramon Valley was inhabited by the Pelnen and Seunen
tribelets of the Ohlone tribe as well as the Tatcan tribelet of the Bay lVIiwok tribe. Both tribes hunted
fish and waterfowl in Willow Marsh, the huge freshwater depression that once existed to the
southeast of Dublin. The Spanish first arrived in the San Ramon Valley on April 1 , 1772 when Lt.
Pedro Fages and Fray Juan Crespi trekked through the valley on their way back to Monterey,
stopping at Alamilla Springs for water. A remnant of Alamilla Springs still exists on the northwest
corner of Dublin Boulevard and San Ramon Road. After the founding of lViission San Jose in what is
now Fremont in 1797, Spanish monks began relocating the indigenous inhabitants to the mission and
much of the San Ramon Valley became part of the mission pasture lands.
In 1821, Mexico won its independence from Spain. New policies toward the missions led to their
gradual secularization and the granting of their rich landholdings to Mexican soldiers and settlers. In
August 1835, governor Jose Figueroa granted more than four leagues ofland in the San Ramon
Valley (16,517 acres) to retired soldier and mayordomo Jose Maria Amador. Rancho San Ramon, as
the rancho was called, extended from the crest of the Dublin Hills to the Diablo Range and included
much of the present-day cities of Dublin and San Ramon. Amador built an adobe hacienda near
Alamilla Springs, forming the nucleus of the later settlement of Dublin. Four years later, governor
Juan Bautista Alvarado granted the 8,885-acre Rancho Santa Rita to Jose Dolores Pacheco. Rancho
Santa Rita, which included much of what are now the cities of Dublin and Pleasanton, also included
all of what was historically the Kolb Ranch.
The first non-Hispanic settlers of the Amador Valley were two Irish immigrants named l'vIichael
Murray and Jeremiah Fallon. They arrived in 1852 - two years after California had become a state-
and purchased small tracts from Amador. L\ year later, James Witt Dougherty purchased 10,000 acres
of Rancho San Ramon from Amador. Dougherty later purchased much of Rancho Santa Rita,
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DUBLIN, CALIFORNIA
including what is now the Kolb Ranch, increasing his holdings to 17,000 acres and making him the
second biggest landowner in Alameda County.
In 1853, Alameda County was formed from parts of Contra Costa and Santa Clara Counties, and a
year later, Murray Township was formed, including virtually everything from the Dublin Hills east to
the San Joaquin Valley. Throughout the 1850s and 1860s, a small settlement gradually formed at the
intersection of the Oakland-Stockton and Martinez-San Jose roads. Most of the early residents were
Irish or Irish 1\merican families, including the Donlons, the Fallons, the Murrays, the Greens, and
the Doughertys. The heavily Irish nature of the settler population evidently led fa the application of
the nickname "Dublin" to the crossroads settlement originally known as Dougherty Station. Early
buildings in the area included St. Raymond's Catholic Church in 1859, Green's Store in 1860, several
no longer extant hotels and residences.
In 1869, the Central Pacific Railroad bypassed Dublin in favor of Pleasanton, essentially quashing the
growth of the community for the next fifty years. In 1878, when Thompson and West published
their Historiml At/aJ of Alameda County, Dublin had only about 250 residents. In 1879, James W.
Dougherty died, leaving his 17,000 acre estate to his wife Elizabeth Dougherty. In 1891, Elizabeth
died, leaving the estate to her son Charles Dougherty. Elizabeth had subdivided her husband's vast
holdings before her death. A map made of the estate shows most of the family lands south of the
Contra Costa County line subdivided into smaller ranches ranging from 41 acres (Plot "R") to 1,395
acres (Plot "V").
Charles began to sell off these tracts to new settlers, sparking new residential growth and the increase
in the number of family-owned ranches and farms in the vicinity of Dublin. Many of the new settlers
were Danish - including the Bonde, Neidt, Nielsen and Riemers families - who began farming,
horticulture and general business in the area after 1900. By the early 1900s, most of the Dougherty
estate had been sold off including the fina110-acre plot that included the Dougherty home built on
the site of Amador's adobe near Alamilla Springs.
According to the research completed by RHA.A, the founder of the Kolb Ranch, George Kolb, was
born in Germany in 1867 and immigrated to San Francisco. He moved to the Amador Valley in the
early 1890s to work in his brother's general merchandise store on Main Street in Pleasanton. Seeking
to go into business for himself, Kolb bought Green's Store in Dublin from the heirs of John Green.
According to the RHA..A. report, around 1904, Green purchased about 350 acres from Charles
Dougherty south of Dublin along Dublin Canyon Road. The exact number of this acreage is not
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KOLB RANCH
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immediately verifiable due to discrepancies with the 1891 map of the Estate of Elizabeth Dougherty
but Kolb's land appears to have consisted of all of Plot "0" (42.31 acres) and at least part of Plot
"P" (569.11 acres).
The 1891 map does not show any building footprints on either plot, suggesting that Kolb was the
first to settle the land and that the "old house" was probably built soon after Kolb purchased the
land around 1904. The small size of the old house and the fact that Kolb's family continued to live
above Green's Store until 1912 when Kolb sold the store and moved to the ranch suggest that the
old house never served as the primary family residence. Structurally, the old house appears to be a
plank frame structure, a common construction method used for ranch buildings or housing in mining
and lumber camps in the West during the late nineteenth and early twentieth century.
It appears that George Kolb built the main house sometime after he sold Green's Store to \'Villiam
Lawrence in 1912. After this date he apparently moved the family to the ranch and may have ordered
the existing main house from a company specializing in the design of so-called "mail order"
bungalows. Made famous by Sears-Roebuck, other companies that participated in this industry
included Aladdin, Ready-bilt, and others. The main house displays many of the features of a
substantial mail order bungalow, including its large size, multi-plane compound roof, wide
overhanging roof supported by struts, and large porch supported by tapered piers. The author
consulted the Sears catalogs from 1911 to 1920 and did not find this particular design but feels
confident that the main house was probably a product of one of Sears-Roebuck's competitors. Mail
order bungalows became popular all over the United States during the first quarter of the twentieth
century, especially in rural areas where the construction industry was not well-developed and when
ranchers could afford it, many replaced or supplanted the original house with a mail order bungalow.
According to the RHA..-\. study, George Kolb died in 1933, leaving the Kolb Ranch to his children.
The children and grandchildren Kolb family continued to occupy the property, using it for active
ranching and farming operations until recently. When it ceased operations the Kolb Ranch was one
of the last active ranches in the area, an island in a sea of suburban development that has
transformed the Tri-Valley area over the past forty years. The construction of Highway 50 (now 1-
580) in the early 1950s, impacted the layout and functioning of the Kolb Ranch in some ways but
most of the home ranch remained on the south side of Dublin Canyon Road on the edge of the
steeper hillsides where development was - until recently -not as economical- thereby allowing
ranching to continue unmolested.
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DUBLIN, CALlF'ORNIA
In the early years of the ranch, hay and grains were grown but by the middle of the twentieth century,
row-crops and vegetables for urban markets began to supplant dryland farming. In addition to
tomatoes, apricots and other fruits and vegetables, the Kolbs also raised cattle, milk cows, sheep, and
chickens.
The layout of the Kolb Ranch is indicative of local historic patterns of usage in addition to
illustrating many common features of domestic building traditions once common in rural California.
Perhaps scenic to the eyes of an urban dweller, the Kolb Ranch is laid out with an eye toward
function and usability. Situated on a relatively level "island" of land bounded by Dublin Canyon
Road to the north and west and Dublin Creek to the east and south, the ranch is clearly oriented to
take advantage of fresh water sources, morning sun, and afternoon breezes. Divided into two sectors:
the domestic zone and the ranch operations zone, all buildings and structures are oriented along a
northeasterly axis, with the hay/milking barn located downwind from the house to keep flies and
odors at bay. All other buildings are located alongside a T-shaped drive that provides access to and
from Dublin Canyon Road. The ranch operation zone has another means of egress located northeast
of the barn, allowing ranch operations to proceed without disturbing the occupants of the main
house.
Due to the lack of building permits and other forms of documentary evidence, it is difficult to
establish the precise construction sequence at Kolb Ranch without extensive additional research.
After the construction of the old house ca. 1904, a barn would have been necessary. Based on its
proximity to the old house (albeit downwind!), and its construction, it seems likely that the Sunday
School barn was the earliest barn to exist on (or in this case, be moved to) the property. The hay/milk
barn likely followed not far behind, although it is only possible to date it to the first quarter of the twentieth
century based what we know of the Kolb Ranch as informed by its materials and construction techniques.
The 1940 USGS Map only shows the main house and the T-shaped drive, although the 15-Nlinute
scale is too small to show very much detail. The 1953 USGS Dublin 7.5-Nlinute scale map shows the
main house, and what appear to be the old house/ shop, the Sunday School barn, and the
hay / milking barn. Based on their appearance, materials, and construction techniques, it seems likely
that virtually every extant building identified in the site plan prepared by RHA.'\ in their report
already existed by 1953, and probably before with the exception of the car port. Although several of
the buildings have been incrementally altered, the integrity of location, design, materials, setting, and
association is very high for the home ranch as a whole and several of the buildings in particular.
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KOLB RANCH
DUBLIN, CALIFORNIA
V. EVALUATION
Based on the analysis within this report, Kelley & VerPlanck agrees with the findings of the RHI\A
report that finds the Kolb Ranch a "time capsule of a landscape and lifestyle that is rapidly vanishing
from Dublin and the 1-lmador Valley." The historic ranch will most likely be developed, leading to
the loss of yet another increasingly rare piece of rural Western history in the San Ramon Valley.
It is our understanding that the City of Dublin is proposing to move one or more buildings from the
ranch to the site of the proposed Dublin Historic Park on Dublin Boulevard. The buildings to be
moved, tentatively identified as the main house, old house, and Sunday School barn, would join St.
Raymond's Church, the Murray School, Green's Store, and Dublin Cemetery in the historic portion
of Dublin known as Donlon Way. While conventional preservation practice generally does not
condone either moving buildings or creating "false history" by assembling "petting zoos" of random
unwanted buildings, Kelley & VerPlanck does see substantial value in this particular project. First off,
the buildings would help augment the small ,but very significant collection of historic buildings along
Donlon Way. Second, the site proposed was historically occupied by compatible uses.
In regard to prioritizing the buildings at Kolb Ranch in order of significance, we would begin with
the main house. An extremely intact example of what appears to be a 1910s-era mail order bungalow,
the main house served as the primary residence for the Kolb family for most of the history of the
ranch. We would rank the old house second in importance. Probably the first permanent building
constructed by the Kolbs on the property, the old house is representative of plank frame
construction and may have been used as a bunkhouse after the construction of the main house.
Ranked third is the Sunday School Barn. This building appears to be at least contemporary to the
main house and may in fact be older. A fully enclosed and finished structure, it is quite distinct from
partially open hay/milking barn, the latter a prototype still commonly seen in rural California. We
rank the hay/milking barn fourth. Its design is purely based on function and as mentioned above, it
is an archetypal presence in California's fast-dwindling rural landscape.
The other buildings round out the function and use of the Kolb Ranch. Removing any without
recording their location and function will detract from our understanding of this ranch. Nevertheless,
most of these buildings were either constructed later or are more ephemeral building types that were
frequently altered to accommodate new functions. Most would be difficult to move and given the
constricted space of their potential new home, they would be crowded in on each other.
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Regarding site, it is our recommendation to replicate the existing spatial relationships in their new
location as far as is practicable. We recommend retaining a generous setback from the street in order
to retain the rural character of the site. Many California ranches feature a consistent layout whereby
the main house is located closest to the street of any building, typically on one side of a driveway.
The barn yard or ranch operation zone is typically located behind, and often to one side or another
of the main house (usually down wind). We would recommend placing the old house at the end of
the driveway, much as it is now placed on the Kolb Ranch site, within the domestic zone but
subsidiary to the main house. Finally, we recommend placing the Sunday School barn some distance
to the east of the main house, preserving the existing spatial relationships of the Kolb Ranch while
maintaining the distinction between the domestic and the ranch operation zones. We would also
recommend keeping at least one or two of the smaller outbuildings, in particular the chicken house
or the shed, to round out the ranch operation zone.
The proposed location of the relocated Kolb Ranch buildings in the proposed Dublin Historic Park
makes a lot of sense. Dublin village, the historic crossroads settlement at the corner of Dublin
Boulevard and Donlon Way, once had several similar compact ranches. Most were demolished to
make way for road-widening, housing tracts, and commercial development. Placing several of the
most important Kolb Ranch buildings on the park site will not only remove the incompatible
shopping center that stands there now, but will also enhance the setting of historic Donlon Way. The
Kolb Ranch buildings, in particular if the site is planted appropriately with a small grove of fruit
trees, will help to make Dublin's agricultural past tangible to its current residents.
VI. CONCLUSION
Based on the information included in the RH"\A report, combined with the additional research that
with which we have been charged, we support the contention that the Kolb Ranch is a historic
resource and that its buildings and setting tell us much about the history of Dublin. In particular, if
the main house, old house, and Sunday School barn can be relocated to the proposed Dublin
Historic Park and sensitively arranged in a meaningful way consistent with their current siting, we
believe that they will help to tell a story of Dublin's agricultural past. We also contend that this
relocation would restore much of the historic setting to the existing Donlon Way area, illustrating the
historical interface of village and agriculture in what was once an isolated but important crossroads in
Eastern Alameda County.
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Cost Estimate Detail
OPTION A
SUMMARY: PHASE 1
DEMOLITION
Original MP Components
Kolb Ranch Components
EARTHWORK" UTILITIES
Original MP Components
Kolb Ranch Components
DRAINAGE
Original MP Components
Kolb Ranch Components
PAVING
Original MP Components
Kolb Ranch Components
PLANTING" IRRIGATION
Original MP Components
Kolb Ranch Components
SITE FURNISHING" STRUCTURES
Original MP Components
Kolb Ranch Components
TOTAL CONSTRUCTION COSTS
Original MP Components
Kolb Ranch Components
TOTAL MOBILIZATION, CONTINGENCIES" SOFT COSTS
Original MP Components
Kolb Ranch Components
TOTAL KOlB RANCH STRUCTURE RELOCATION" REFURBISHMENT COSTS
RA.NCH
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PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 1 of3
$960,770
$0
$960,770
$278,858
$35,310
$314,168
$42,738
$25,963
$68,702
$78,165
$250,799
$328,964
$277,578
$100,402
$377,980
$12,000
$238,373
$250,373
$1,650,108
$650,848
$2,300,956
$1,196,329
$471,865
$1,668.193
$687,828
TOTAL COST FOR PHASE 1, OPTION A $4,656,978
(in 2008 dollars)
"" R .I'H'+A'\'A .'.,
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ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unit Amount Item total Subtotal
DEMOLITION
Survey control and staking $3,510.00 day 2 $7,020
Remove (El asphalt paving at shopping center $3.50 SF 123900 $433,551
Remove (E) curbs at shopping center $4.22 LF 1210 $5,110
Stockpile (Elagg base for use under unit pavers and DG $7.02 CI 160 $1,123
Demolish 2 IE) wood frame RETAIL bldgs - conc. foundations & slabs $6.50 SF 23060 $149,890
(assume 12u depth) & wood frame
Demolish (E) conc. / glass RETAIL bldg - conc. foundations & slabs $19.00 SF 18000 $342,000
{assume 12" depth}, concrete panel frame, steel roof
Remove (E) light poles $662 EA 7 $4,633
Remove electrical utilities, pull wires, and cap $2,338 LS 1 $2,338
Remove chainlink fencing $3.51 LF 570 $2,001
Tree removal (<1' DBHl $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:
o. These costs do not include hazmat demo in b/dgs.
b. Cost of Archaeologist or Native American observer not included
c. Al structure demolition costs include sorting, recycling & disposal of debris
EARTHWORK & UTILITIES
Rough Grading (entire area incl Kolb Ranch) $0.77 SF 185000 $141,858
Additional fill- import locally (entire phase area, incl. Kolb Ranch) $20.00 CI 6850 $137,000
Subtotal- Earthwork & Utilities (ORIG MP) $278,858
DRAINAGE
Catch basins, 2' x 2' x 2' Deep light Duty $1,963 EA 4 $7,854
Drain pipe 10" diameter average $62.29 LF 560 $34,885
Subtotal- Drainage (ORIG MP) $42,738
PAVING
Asphalt parking lot, northwest corner (1" overlay over existing asphaltic $3.83 SF 13852 $53,109
cone.)
Curbs, northwest parking lot (6"x12" vertical formed) $31.32 LF 800 $25,056
Subtotal- Paving (ORIG MP) $78,165
PLANTING & IRRIGATION
lawn, seeded with soil prep. & fine grading $1.03 SF 124882 $128,129
120 days maintenance $5,850 LS 1 $5,850
Automatic irrigation to lawn areas $1.11 SF 124882 $138,919
Water meter connection $4,680 LS 1 $4,680
Subtotal - Planting & Irrigation (ORIG MP) $277,578
SITE FURNISHINGS & STRUCTURES
Parking lot lighting (30' poles, 400W) $4,000.00 EA 3 $12,000
Subtotal- Site Furnishings & Structures (ORIG MP) $12,000
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS) $1,650,108
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Contractor's administration/mobilization 10% $165,011
Construction contingency 15% $247,516
Design contingency 25% $412,527
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS) $2,475,163
Soft Costs 15% $371,274
Subtotal- Mobilization, contingencies & soft costs (Original Masterplan Components) $1,196,329
"'R+H"I'A.I'A
OPTION A
KOlB RANCH COMPONENTS
EARTHWORK & UTILITIES
8" Sanitary Sewer line, SDR-35, loci. Trench, 3' deep (this is measured
from the building to Donlon Way)
Fine grading (machine)
Connection to electrical
Subtotal. Earthwork & Utilities (KOLB RANCH)
DRAINAGE
Drain inlets, 12" x 12" x 12tl wI Galv. Heel-proof Grate
Drain pipe 1011 diameter average
Subtotal. Drainage (KOLB RANCH)
PAVING
611 concrete sidewa,'k wI reinforcing steel, aggregate base
Decomposed granite paving (co-polymer stabilized) 3" over 4" on
aggregate base
Pea gravel paths, 2' wide
Brick edging (recycled, set in concrete)
Brick paths (recycled, on sand/base rock bed)
Kolb Ranch "bearing" wayfinder element (etched stone)
Subtotal. Paving/Site Concrete (KOLB RANCH)
PLANTING & IRRIGATION
lrrigation--lawn areas
Lawn, seeded with soil prep. & fine grading
Trees (24' box with tree stakes)
Trees (15 gallon can with tree stakes)
Topsoil, 18" over new planting area
Planting beds including soil prep., groundcover, shrubs, bark mulch, &
irrigation
Hvdroseeded native grass and wildflower mix (nonairrigated)
Soil prep for native grass and wildflower planting area
Subtotal. Planting & Irrigation (KOLB RANCH)
SITE FURNISHINGS & STRUCTURES
Bathroom Structure (Option A onlyl
15' x 25' Prefabricated bathroom struct,ure wI 2 single toilets
Drinking fountain on outside wall
Site Furnishings
Farm implement installation
Fence posts (rough~hewn massive redwood, no wire fabric)
Gate installation, repair, ,hardware, posts
Installation of (E) picket fence sections with new posts
Subtotal- Site furnishings & structures (KOLB RANCH)
SUBTOTAL (KOLB RANCH COMPONENTS)
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SUBTOTAL (KOLB RANCH COMPONENTS)
6lf c:f jo;L
PHASE 1: INTERIM PARK KOlB RANCH RELOCATION
Page 3 of3
Unit Price Unit
$63.00
$0.23
$50.00
LF
SF
LF
$1,040 SF
$62.29 SF
$21.42 SF
$8.35 SF
$6.73 SF
$32.40 LF
$32.40 SF
$5,000 EA
$1.39 SF
$1.00 SF
$489.46 EA
$183.55 EA
$30.03 CI
$5.67 SF
$0.27 SF
$0.65 SF
$618.49 SF
$5,000.00 EA
$800 EA
$225 EA
$4,500 EA
$150 LF
10%
15%
25%
Soft Costs 15%
Subtotal. Mobilization, contingencies & soft costs (Kolb Ranch Components)
KOLB RANCH RELOCATION & REFURBISHMENT COSTS (INCLUDE MOBILIZATION, CONTINGENCI & ADMIN.)
Relocate Main House $62,000 EA
Refurbish Main House $625,828 EA
Subtotal. Kolb Ranch Relocation & Refurbishment costs
,.R lH'+A'\'A ,,,.
Amount
Item total
Subtotal
190
$11,970
$7,590
$15,750
32998
315
$35,310
4 $4,160
350 $21,803
$2S,963
7340 $157,196
6371 $53,188
400 $2,691
110 $3,564
900 $29,160
1 $5,000
$250,799
12600 $17,554
12600 $12,655
5 $2,447
8 $1,468
460 $13,816
8200 $46,494
6500 $1,755
6500 $4,212
$100,402
300 $185,548
1 $5,000
10 $8,000
37 $8,325
2 $9,000
150 $22,500
$238,373
$650,848
$65,085
$97,627
$162,712
$976,272
$146,441
$471,86S
1 $62,000
1 $625,828
$687,828
71
iVl _
b5~
/a.2
OPTION B
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 1 of 4
SUMMARY: PHASE 1
DEMOLITION
Original MP Components
Kolb Ranch Components
$960,770
$0
$960.770
EARTHWORK & UTILITIES
Original MP Components
Kolb Ranch Components
$278,858
$40,329
$319.187
DRAINAGE
Original MP Components
Kolb Ranch Components
$42,738
$37,388
$80,126
PAVING
Original MP Components
Kolb Ranch Components
$78,165
$353,662
$431,826
PLANTING & IRRIGATION
Original MP Components
Kolb Ranch Components
$253,991
$100,586
$354,577
SITE FURNISHING & STRUCTURES
Original MP Components
Kolb Ranch Components
$12,000
$47,825
$59,825
TOTAL CONSTRUCTION COSTS
Original MP Components
Kolb Ranch Components
$1,626,522
$579,789
$2,206.311
TOTAL MOBILIZATION. CONTINGENCIES & SOFT COSTS
Original MP Components
Kolb Ranch Components
$1,179,228
$420,347
$1.599,575
TOTAL KOLB RANCH STRUCTURE RELOCATION & REFURBISHMENT COSTS
$1,511.614
TOTAL COST FOR PHASE 1, ~PTION B $5,317,500
(m 200S dollars)
" "R +H+A I'A '"
OPTION B
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
DEMOlmON
Survey control and staking
Remove (E) asphalt paving at shopping center
Remove (E) curbs at shopping center
Stockpile (E)agg base for use under unit pavers and OG
Oemolish 2 IE) wood frame .RETAIL bldgs - conc. foundations & slabs
(assume 12" depth) & wood frame
Oemolish (E) conc. / glass RETAIL bldg - conc. foundations & slabs
(assume 12" depth), concrete panel frame, steel roof
Remove IE) light poles
Remove electrical utilities, pull wires, and cap
Remove chainlink fencing
rree removal (<1' DSH)
Tree protection, Temp. C l Fence, 6' high, Panels, 6 months.
Subtotal- Demolition (ORIG MP)
Notes:
a. These costs do not include hozmat demo in bldgs.
b. Cost of Archaeologist or Native American observer not included
c. AI structure demolition costs include sorting, recycling & disposal of debris
EARTHWORK & UTILITIES
Rough Grading (entire area incl Kolb Ranch)
Additional fill - import locally (entire phase area, incl. Kolb Ranch)
Subtotal- Earthwork & Utilities (ORIG MP)
DRAINAGE
Catch basins, 2' x 2' x 2' Deep Light Duty
Orain pipe 10" diameter average
Subtotal- Drainage (ORIG MP)
PAVING
Asphalt parking lot, northwest corner (1" overlay over existing asphaltic
cone.)
Curbs, northwest parking lot (6".12" vertical formed)
Subtotal- Paving (ORIG MP)
PLANTING & IRRIGATION
lawn, seeded with soil prep. & fine grading
120 days maintenance
Automatic irrigation to lawn areas
Water meter connection
Subtotal- Planting & Irrigation (ORIG MP)
SITE FURNISHINGS & STRUCTURES
Parking lot lighting (30' poles, 400W)
Subtotal. Site Furnishings & Structures (ORIG MP)
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
P' L..~ I
. l~ 1Od-
0G~
PHASE 1: INTERIM PARK KOlB RANCH RELOCATION
Page 20f4
Unit Price Unit Amount Item total Subtotal
$3,510.00 day 2 $7,020
$3.50 SF 123900 $433,551
$4.22 LF 1210 $5,110
$7.02 CY 160 $1,123
$6.50 SF 23060 $149,890
$19.00 SF 18000 $342,000
$662 EA 7 $4,633
$2,338 LS 1 $2,338
$3.51 LF 570 $2,001
$11,700 LS 1 $11,700
$2.34 LF 600 $1,404
$960,770
185000 $141,858
6850 $137,000
$278,858
4 $7,854
560 $34,885
$42,738
13852 $53,109
800 $25,056
$78,165
113852 $116,812
1 $5,850
113852 $126,649
1 $4,680
$253,991
$12,000
$12,000
$1,626,522
$162,652
$243,978
$406,630
$2,439,783
$365,967
$1,179,228
$0.77 SF
$20.00 CY
$1,963 EA
$62.29 LF
$3.83 SF
$31.32 LF
$1.03 SF
$5,850 LS
$1.11 SF
$4,680 LS
$4,000.00 EA
10%
15%
25%
Soft Costs 15%
Subtotal - Mobilization, contingencies & soft costs (Original Masterplan Components)
"'''R .I'''+A'\'A p .
73
rv'1 _
OPTION B
KOLB RANCH COMPONENTS
EARTHWORK 8& UTILITIES
8" Sanitary Sewer line, SDR-35, Incl. Trench, 3' deep (thIs is measured
from the building to Donlon Way)
Fine grading (machine)
Connection to electrical
Subtotal- Earthwork & Utilities (KOlB RANCH)
ORAINAGE
DraIn inlets, 12" x 12" x 12" w/ Galv. Heel~proof Grate
Drain pipe 10" diameter average
Subtotal - Drainage (KOLB RANCH)
PAVING
6" concrete sidewalk w/ reinforcing steel, aggregate base
Decomposed granite paving (co-polymer stabilized) 31l over 4" on
aggregate base
Pea gravel paths, 2' wide
Brick edging (recycled, set in concrete)
Brick paths (recycled, on sand/base rock bed)
Kolb Ranch "bearing" wayfinder element (etched stone)
Subtotal- Paving/Site Concrete (KOLB RANCH)
PLANTING 8& IRRIGATION
IrrigationnLawn areas
Lawn, seeded with soil prep. & fine grading
Trees (24' box with tree stakes)
Trees (15 gallon can with tree stakes)
Topsoil, 18" over new planting area
Planting beds including soil prep., groundcover, shrubs, bark mulch, &
irrigation
Hydroseeded native grass and wildflower mix (non.irrigated)
Soil prep for native grass and wildflower planting area
Subtotal- Planting & Irrigation (KOlB RANCH)
SITE FURNISHINGS 8& STRUCTURES
Farm implement installation
Fence posts (rough~hewn massive redwood, no wire fabric)
Gate installation, repair, hardware, posts
Installation of (E) picket fence sections with new posts
Subtotal- Site furnishings & structures (KOlB RANCH)
SUBTOTAL (KOlB RANCH COMPONENTS)
MOBILIZATION, CONTINGENCIES 8& SOFT COSTS
Contractor's administratIon/mobilization
Construction contingency
Design contingency
SUBTOTAL (KOlB RANCH COMPONENTS)
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 3 of4
Unit Price Unit
$63.00
LF
$0.23
$50.00
SF
LF
$1,040
$62.29
SF
SF
$21.42 SF
$8.35 SF
$6.73 SF
$32.40 LF
$32.40 SF
$5,000 EA
$1.39 SF
$1.00 SF
$489.46 EA
$183.55 EA
$30.03 CY
$5.67 SF
$0.27 SF
$0.65 SF
$800 EA
$225 EA
$4,500 EA
$150 LF
10%
15%
25%
Soft Costs 15%
Subtotal- Mobilization, contingencies & soft costs (Kolb Ranch Components)
'R+H+Aj.A
Amount
45038
360
7340
11590
400
110
2730
1
12600
12600
5
9
460
8200
6500
6500
Item total
Subtotal
190
$11,970
$10,359
$18,000
6
500
$40,329
$6,241
$31,147
$37,388
$157,196
$96,758
$2,691
$3,564
$88,452
$5,000
$3S3,662
$17,554
$12,655
$2,447
$1,652
$13,816
$46,494
$1,755
$4,212
$loo,S86
$8,000
$8,325
$9,000
$22,500
$47,82S
$579,789
$57,979
$86,968
$144,947
$869,684
$130A53
$420,347
(continued...)
10
37
2
150
&'1j /002
R/",f'J CH
~a , lod--
OPTION B
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 4 of 4
KOLB RANCH COMPONENTS (cont'd...)
Unit Price Unit
Amount Item total Subtotal
1 $62,000
1 $57,000
1 $25,000
1 $625,828
1 $508,884
1 $232,902
$1,511,614
KOLB RANCH RELOCATION & REFUBISHMENT COSTS (INCLUDE MOBILIZATION, CONTINGENCY & ADMIN.)
Relocate Main House $62,000 EA
Relocate Sunday School Barn $57,000 EA
Relocate Old House $25,000 EA
Refurbish Main House $625,828 EA
Refurbish Sunday School Barn $508,884 EA
Refurbish Old House $232,902 EA
Subtotal- Kolb Ranch Relocation & Refurbishment costs
.O"'R'I'K'\'A'I'A".'
/j
OPTION C
SUMMARY: PHASE 1
DEMOLITION
Original MP Components
Kolb Ranch Components
EARTHWORK & UTILITIES
Original MP Components
Kolb Ranch Components
DRAINAGE
Original MP Components
Kolb Ranch Components
PAVING
Original MP Components
Kolb Ranch Components
PLANTING & IRRIGATION
Original MP Components
Kolb Ranch Components
SITE FURNISHING & STRUCTURES
Original MP Components
Kolb Ranch Components
TOTAL CONSTRUCTION COSTS
Original MP Components
Kolb Ranch Components
TOTAL MOBILlZArlON, CONTINGENCIES & SOFT COSTS
Original MP Components
Kolb Ranch Components
TOTAL KOLB RANCH STRUCTURE RELOCATION & REFURBISHMENT COSTS
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 10f4
$960,770
$0
$960,770
$278,858
$42,329
$321,187
$42,738
$37,388
$80,126
$78,165
$353,662
$431,826
$253,991
$100,586
$354,577
$12,000
$47,825
$59,825
$1,626,522
$581,789
$2,208,311
$1,179,228
$421,797
$1,601,025
$1,601,614
TOTAL COST FOR PHASE 1, OPTION C $5,410,950
(in 2008 dollars)
'R lH"I'A.I'A
C 1 j lei:<
OPTION C
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
DEMOLITION
Survey control and staking
Remove (E) asphalt paving at shopping center
Remove (E) curbs at shopping center
Stockpile (E)agg base for use under unit pavers and DG
Demolish 2 (E) wood frame RETAIL bldgs. conc. foundations & slabs
(assume 12" depth) & wood frame
Demolish (E) conc./ glass RETAIL bldg. conc. foundations & slabs
(assume 12" depth), concrete panel frame, steel roof
Remove (E) light poles
Remove electrical utilities, pull wires, and cap
Remove chain link fencing
Tree removal (<1' DBH)
Tree protection, Temp. C l Fence, 61 high, Panels, 6 months.
Subtotal- Demolition (ORIG MP)
Notes:
a. These costs do not include hozmat demo in bldgs.
b. Cost of Archaeologist or Native American observer not incfuded
c. A/structure demolition costs include sorting, recycling & disposal of debris
EARTHWORK & UTILITIES
Rough Grading (entire area incl Kolb Ranch)
Additional fill. import locally (entire phase area, incl. Kolb Ranch)
Subtotal- Earthwork & Utilities (ORIG MP)
DRAINAGE
Catch basins, 2' x 2' x 2' Deep Light Duty
Drain pipe 10" diameter average
Subtotal- Drainage (ORIG MP)
PAVING
Asphalt parking lot, northwest corner (1" overlay over existing a~phaltic
conc.)
Curbs, northwest parking lot (6"x12" vertical formed)
Subtotal- Paving (ORIG MP)
PLANTING & IRRIGATION
lawn, seeded with soil prep. & fine grading
120 days maintenance
Automatic irrigation to lawn areas
Water meter connection
Subtotal- Planting & Irrigation (ORIG MP)
SITE FURNISHINGS & STRUCruRES
Parking lot lighting (30' poles, 400W)
Subtotal- Site Furnishings & Structures (ORIG MP)
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
Soft Costs
KOLB
?o
r:f/~
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 2 of4
Unit Price Unit Amount Item total Subtotal
$3,510.00 day 2 $7,020
$3.50 SF 123900 $433,551
$4.22 LF 1210 $5,110
$7.02 tV 160 $1,123
$6.50 SF 23060 $149,890
$19.00 SF 18000 $342,000
$662 EA 7 $4,633
$2,338 LS 1 $2,338
$3.51 LF 570 $2,001
$11,700 lS 1 $11,700
$2.34 LF 600 $1,404
$960,770
$0.77 SF
$20.00 Cy
$1,963 EA
$62.29 LF
$3.83 SF
$31.32 IF
$1.03 SF
$5,850 LS
$1.11 SF
$4,680 LS
185000 $141,858
6850 $137,000
$278,858
4 $7,854
560 $34,885
$42.738
13852 $53,109
800 $25,056
$78,165
113852 $116,812
1 $5,850
113852 $126,649
1 $4,680
$253,991
3 $12,000
$12,000
$1,626,522
$162,652
$243,978
$406,630
$2,439,783
$365,967
$1.179,228
$4,000.00
EA
10%
15%
25%
Subtotal- Mobilization, contingencies & soft costs (Original Masterplan Components)
15%
."'''R +H+A'I'A PH
f'l -
OPTION C
KOLB RANCH COMPONENTS
EARTHWORK & UTILITIES
8" Sanitary Sewer line, SDR-35, incl. Trench, 3' deep (this is measured
from the building to Donlon Way)
Fine grading (machine)
Connection to electrical
Subtotal - Earthwork & Utilities (KOLB RANCH)
DRAINAGE
Drain inlets, 12l! x 12" X 12" wi Galv. Heel.proof Grate
Drain pipe 10" diameter average
Subtotal- Drainage (KOLB RANCH)
PAVING
6" concrete sidewalk wi reinforcing steel, aggregate base
Decomposed granite paving (co-polymer stabilized) 311 over 4" on
aggregate base
Pea gravel paths, 21 wide
Brick edging (recycled, set in concrete)
Brick paths (recycled, on sand/baserock bed)
Kolb Ranch "bearing" wayfinder element (etched stone)
Subtotal - Paving/Site Concrete (KOLB RANCH)
PLANTING & IRRIGATION
Irrigationulawn areas
lawn, seeded with soil prep. & fine grading
Trees (24' box with tree stakes)
Trees (15 gallon can with tree stakes)
Topsoil, 18" over new planting area
Planting beds including soil prep., groundcover, shrubs, bark mulch, &
irrigation
Hydroseeded native grass and wildflower mix (non.irrigated)
Soil prep for native grass and wildflower planting area
Subtotal- Planting & Irrigation (KOLB RANCH)
SITE FURNISHINGS & STRUCTURES
Farm implement installation
Fence posts (rough.hewn massive redwood, no wire fabric)
Gate installation, repair, hardware, posts
Installation of (E) picket fence sections with new posts
Subtotal- Site furnishings & structures (KOLB RANCH)
SUBTOTAL (KOLB RANCH COMPONENTS)
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SUBTOTAL (KOLB RANCH COMPONENTS)
Soft Costs
Subtotal - Mobilization, contingencies & soft costs
1/ 1 l()oZ-
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 3 of4
Unit Price Unit Amount Item total Subtotal
$63.00 LF 190 $11,970
$0.23 SF 45038 $10,359
$50.00 LF 400 $20,000
$42,329
$1,040 SF 6 $6,241
$62.29 SF 500 $31,147
$37,388
$21.42 SF 7340 $157,196
$8.35 SF 11590 $96,758
$6.73 SF 400 $2,691
$32.40 LF 110 $3,564
$32.40 SF 2730 $88,452
$5,000 EA 1 $5,000
$353,662
$1.39 SF 12600 $17,554
$1.00 SF 12600 $12,655
$489.46 EA 5 $2,447
$183.55 EA 9 $1,652
$30.03 CY 460 $13,816
$5.67 SF 8200 $46,494
$0.27 SF 6500 $1,755
$0.65 SF 6500 $4,212
$100,S86
$800 EA 10 $8,000
$225 EA 37 $8,325
$4,500 EA 2 $9,000
$150 LF 150 $22,500
$47,82S
$581,789
10% $58,179
15% $87,268
25% $145,447
$872,684
15% $130,903
$421,797
(continued...)
o '.R+K.I.A!'A'
PI Af',1
"1>21 jo/-
OPTION C
PHASE 1: INTERIM PARK KOLB RANCH RELOCATION
Page 4 of4
KOLB RANCH COMPONENTS (cont'd...)
Unit Price Unit
KOlB RANCH RELOCATION" REFURBISHMENT COSTS (INCLUDE MOBILIZATION, CONTINGENCY" ADMIN.)
Relocate Main House $62,000 EA
Relocate Sunday School Barn $57,000 EA
Relocate Old House $25,000 EA
Relocate Hay Barn $55,000 EA
Relocate Pump House $10,000 EA
Refurbish Main House $625,828 EA
Refurbish Sunday School Barn $508,884 EA
Refurbish Old House $232,902 EA
Refurbish Hay Barn - moved to Phase 2 $106,000 EA
Refurbish Pump House $25,000 EA
Subtotal - Kolb Ranch relocation & refurbishing costs (Kolb Ranch Components)
" ".R +"+A'I'A .."
Amount Item total Subtotal
1 $62,000
1 $57,000
1 $25,000
1 $55,000
1 $10,000
1 $625,828
1 $508,884
1 $232,902
0 $0
1 $25,000
$1,601,614
73 ~ IOe<
OPTION A
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
Page 1 of 2
SUMMARY: PHASE 2
DEMOLITION
$52,228
EARTHWORK
$14,919
DRAINAGE
$122,646
PAVING
$830,599
PLANTING & IRRIGATION
$110,232
SITE FURNISHING & STRUCTURES
$1,214,631
rOT AL CONSTRUCTION COSTS
$2,345,253
TOTAL MOBILIZATION, CONTINGENCY & SOFT COSTS
$1,700,309
TOTAL COST FOR PHASE 2, OPTION A
(In 2008 dollars)
$4,045,562
ORIGINAL MASTERPLAN BUILDOUTCOMPONENTS
Unit Price Unit Amount Item total Subtotal
DEMOLITION
Survey control and staking (?--this was in Je's eE) $3,510 day 2 $7,020
Skin off existing turf $0.66 SF 65780 $43,336
Tree protection, Temp. C l Fence, 6' high, Panels, 6 months. $2.34 IF 800 $1,872
Subtotal - Demolition $52,228
EARTHWORK & UTILITIES
Fine grading (machine) $0.23 SF 65780 $14,919
Subtotal. Earthwork & Utilities $14,919
DRAINAGE
Drain inlets $1,040 EA 32 $33,280
Drain pipe 10" diameter average $62.29 IF 630 $39,243
Perf. Drain pipe for DG areas $49.14 IF 1020 $50,123
Subtotal. Drainage $122,646
PAVING
6" cone. Sidewalk wI reinforced steel, aggregate base $21.42 SF 19980 $427,972
Unit paving, sand set on aggregate base, at parking lot plaza $19.02 SF 3880 $73,793
Unit paving bands on 6" concrete base $24.47 SF 2050 $50,169
Metal header at unit paving edge (parking lot plaza) $14.04 IF 150 $2,106
Decomposed granite paving (co-polymer stabilized), 3" over 4" on $8.35 SF 26690 $222,862
aggregate base
Curb retaining wall at cemetery edge $35.10 IF 160 $5,616
Cone. Seat/retaining wall at allee (1.5' x 1.5' above footing) $301 IF 160 $48,082
Subtotal - Paving $830,599
(continued...)
.'RlH+A I'A
OPTION A
PLANTING & IRRIGATION
Topsoil. 18" over new planting area
Planting beds incl, soil prep., groundcover. shrubs, bark mulch & irrigation
Trees (24' box with tree stakes)
Trees (15 gallon can with tree stakes)
Tree grate (raw iron)
Planting beds
Trees. bubbler wI gravel filled sleeve
Subtotal- Planting & Irrigation
SITE FURNISHINGS & STRUCTURES
Site furnlshlnls & Improvements
lighting - pedestrian lighting (12' poles, 17SW)
Picnic tables (steel & wood)
Barbeques, precast cone. Table-height
6' benches (wood & steel, with back)
Trash receptacles
Bike racks, ribbon type
Play area
Tot structure
Youth play equipment
Ranch theme play structure
Fibar at play area
Curb at play area
Drainage - perf. Drain pipe in fiba, area
Connect to existing drainage
Past-Time Pool
Fountain wall, stones, foundation, etc.
Water and electrical service, pump & filter, piping
History art/display walls w/lntegrated bench seat - 28'Iencth
Wall footings (2.5' x 3.5')
8')( 6' wall w/ integral bench both sides
Art development
Art tiles screen printing, material & installation (6.5')(Z8')(Zsides:
History seat cubes
Solid stone seat 2')(2' x 16" w/ conc. footing & rebar, head~size Sonoma
field stone
Mold by artist for bronze history element casting
Branze history element casting
History paving insets
Granite, 3/4"thick, lasercut design
Subtotal- Site Furnishings & Structures
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
MOBILIZATION, CONTINGENOES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
Soft Costs
Subtotal - Mobilization, contingencies & soft costs
$30.03 cv
$S.67 SF
$489.46 EA
$183.55 EA
$1,602 EA
$0 SF
$222.30 EA
$2,92S EA
$2,753 EA
$3,240 EA
$2,574 EA
$1,638 EA
$1,620 EA
$3S,100 EA
$58,SOO fA
$351,000 LS
$4.89 SF
$47.52 LF
$49.14 LF
$2,340 EA
$351 SF
$11,700 LS
$951 cv
$3,482 cv
$17,5S0 LS
$117 FF
$234 SF
$585 EA
$819 EA
$117 SF
10%
15%
25%
15%
RI'K'I'A I'A
14 '1 /Ocl
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
Page 2 of 2
356 $10,691
6400 $36,288
60 $29,367
23 $4,222
7 $11,213
6620 $0
83 $18,451
$110,232
33 $96,525
6 $16,S18
2 $6,480
30 $77,220
6 $9,828
1 $1,620
1 $3S,100
1 $58,500
1 $351,000
5800 $28,376
240 $11,40S
200 $9,828
1 $2,340
200 $70,200
1 $11,700
36 $34,240
40 $139,277
1 $17,550
148S $173,745
72 $16,848
18 $10,530
18 $14,742
180 $21,060
$1,214,631
$2,345,253
$234,525
$351,7B8
$586,313
$3,517,880
$527,682
$1,700,309
/, .
t) 1
'Y S-'1/0c2
OPTION B
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
SUMMARY: PHASE Z
DEMOLITION
$42,952
EARTHWORK
$11,726
DRAINAGE
$113,502
PAVING
$725,385
PLANTING & IRRIGATION
$104,538
SITE FURNISHING & STRUCTURES
$1,207,611
TOTAL CONSTRUCTION COSTS
$2,205,713
TOTAL MOBILIZATION. CONTINGENCY & SOFT COSTS
$1,599,142
TOTAL COST FOR PHASE 2, OPTION B
(in 2008 dollars)
$3,804,854
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unit Amount Itemtotol Subtotal
DEMOLITION
Survey control and staking (?--this was in JC's eEl $3,510 d,v 2 $7,020
Skin off existing turf $0.66 SF 51700 $34,060
Tree protection, Temp. C l Fence, 6' high, Panels, 6 months. $2.34 LF 800 $1,872
Subtotal - Demolition $42,952
EARTHWORK & UTILITIES
Fine grading (machine) $0.23 SF 51700 $11,726
Subtotal - Earthwork & Utilities $11,726
DRAINAGE
Drain inlets $1,040 EA 28 $29,120
Drain pipe 10" diameter average $62.29 IF 550 $34,260
Perf. Drain pipe for DG areas $49.14 IF 1020 $50,123
5ubtotai - Drainage $113,502
PAVING
6" cone. Sidewalk wi reinforced steet, aggregate base $21.42 SF 18890 $404,624
Unit paving, sand set on aggregate base, at parking lot plaza $19.02 SF 3880 $73,793
Unit paving bands on 6" concrete base $24.47 SF 1390 $34,017
Metal header at unit paving edge (parking tot plaza) $14.04 LF 150 $2,106
Decomposed granite paving (co.polymer stabilized), 3" over 4" on $8.35 SF 18820 $157,147
aggregate base
Curb retaining wall at cemetery edge $35.10 IF 160 $5,616
Cone. Seat/retaining wall at allee (1.5' )( 1.5' above footing) $301 IF 160 $48,082
Subtotal- Paving $725,385
(continued...)
RlH+A l'A
OPTION B
PLANTING & IRRIGATION
Topsoil, 18" over new planting area
Planting beds incl. soil prep., groundcover, shrubs, bark mulch & irrigation
Trees (24' box with tree stakes)
Trees (15 gallon can with tree stakes)
Tree grate (raw iron)
Planting beds
Trees - bubbler wI gravel filled sleeve
5ubtotal- Planting & Irrigation
SITE FURNISHINGS & STRUCTURES
Site furnishings & improvements
Ughting - pedestrian lighting (12' poles, 175W)
Picnic tables (steel & wood)
Barbeques, precast cone. Table-height
6' benches (wood & steel, with back)
Trash receptacles
Bike racks, ribbon type
Play area
Tot structure
Youth play equipment
Ranch theme play structure
Fibar at play area
Curb at play area
Drainage - perf. Drain pipe in fibar area
Connect to existing drainage
PastaTlme Pool
Fountain wall, stones, foundation, etc.
Water and electrical service, pump & filter, piping
History art/display walls wI integrated bench seat - 2S'Iength
Wall footings (2.5' x 3.5')
8' x 6' wall w/ integral bench both sides
Art development
Art tiles screen printing, material & installation (6.5'x28'x2sides:
History seat cubes
Solid stone seat 2'x2' )( 16" w/ cone. footing & rebar, head-size Sonoma
field stone
Mold by artist for bronze history element casting
Bronze history element casting
History paving Insets
Granite, 3/4" thick, lasercut design
Subtotal - Site Furnishings & Structures
SU8TOTAL (ORIGINAL MASTERPlAN COMPONENTS)
MOBILIZATION, CONTINGENOES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SU8TOTAL (ORIGINAL MASTERPlAN COMPONENTS)
Soft Costs
Subtotal - Mobilization, contingencies & soft costs
$30.03 CY
$5.67 SF
$489.46 EA
$183.5S EA
$1,602 EA
$0 SF
$222.30 EA
$2,925 EA
$2,753 EA
$3,240 EA
$2,574 EA
$1,638 EA
$1,620 EA
$35,100 EA
$58,500 EA
$351,000 LS
$4.89 SF
$47.52 LF
$49.14 LF
$2,340 EA
$351 SF
$11,700 LS
$951 cv
$3,482 CY
$17,550 LS
$117 FF
$234 SF
$585 EA
$819 EA
$117 SF
10%
15%
25%
15%
7t 1 /()~
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
356 $10,691
6400 $36,288
52 $25,452
23 $4,222
7 $11,213
6620 $0
75 $16,673
$104,538
33 $96,525
6 $16,518
2 $6,48D
30 $77,220
6 $9,828
1 $1,620
1 $35,100
1 $58,500
1 $351,000
5800 $28,376
240 $11,405
200 $9,828
1 $2,340
200 $70,200
1 $11,700
36 $34,240
40 $139,277
1 $17,550
1485 $173,745
60 $14,040
15 $8,775
15 $12,285
180 $21,060
$1,207,611
$2,205,711
$220,571
$330,857
$551,428
$3,308,569
$496,285
$1,599,142
w"R lK.I'A'\'A ""
OPTION C
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
Pagelof2
SUMMARY: PHASE Z
DEMOLITION
$4Z,95Z
EARTHWORK
$l1,7Z6
DRAINAGE
$113,502
PAVING
$7Z5,385
PLANTING & IRRIGATION
$100,267
sITe FURNISHING & STRUCTURES
$1,Z07,611
TOTAL CONSTRUCTION COSTS
$2,201,442
TOTAL MOBILIZATION, CONTINGENCY & SOFT COSTS
$1,S96,045
TOTAL KOLB RANCH STRUCTURE REFURBISHING COSTS
$106,000
TOTAL COST FOR PHASE 2, OPTION C
(in 2008 dollars)
$3,903,488
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS OPTION C
Unit Price Unit Amount Item total Subtotal
DEMOLITION
Survey control and staking (?-this was in JC's CE) $3,510 d,V 2 $7,020
Skin off existing turf $0.66 SF S1700 $34,060
Tree protection, Temp, C l Fence, 6' high, Panels. 6 months. $2.34 IF 800 $1,872
Subtotal. Demolition $42,952
EARTHWORK & UTILtTlES
Fine grading (machine) $0.23 SF 51700 $11,726
Subtotal. Earthwork & Utilities $11,726
DRAINAGE
Drain inlets $1,040 EA 28 $29,120
Drain pipe 10" diameter average $62.29 IF 550 $34,260
Perf. Drain pipe for DG areas $49.14 IF 1020 $50,123
Subtotal. Drainage $113,502
PAVING
6" cone. Sidewalk wi reinforced steel, aggregate base $21.42 SF 18890 $404,624
Unit paving, sand set on aggregate base, at parking lot plaza $19.b2 SF 3880 $73,793
Unit paving bands on 6" concrete base $24.47 5F 1390 $34.017
Metal header at unit paving edge (parking lot plaza) $14.04 IF 150 $2,106
Decomposed granite paving (co-polymer stabilized), 3" over 4" on $8.3S SF 18820 $157,147
aggregate base
Curb retaining wall at cemetery edge $35.10 LF 160 $5,616
Cone. Seat/retaining wall at allee (1.5' x 1.5' above footing) $301 IF 160 $48,082
Subtotal. Paving $725,385
(continued...)
, "R +HoIA'\'A
" .
77 -1IOd-..
OPTION C
PLANTING & IRRIGATION
Topsoil, 18" over new planting area
Planting beds incl. soil prep., groundcover, shrubs, bark mulch & irrigation
Trees (24' box with tree stakes)
Trees (15 gallon can with tree stakes)
Tree grate (raw iron)
Planting beds
Trees - bubbler wI gravel filled sleeve
Subtotal - Planting & Irrigation
SITE FURNISHINGS & STRUCTURES
Site furnishings & Improvements
lighting - pedestrian lighting (12' poles, 175W)
Picnic tables (steel & wood)
Barbeques, precast cone. Table-height
6' benches (wood & steel, with back)
Trash receptacles
Bike racks, ribbon type
Play area
Tot structure
Youth play equipment
Ranch theme play structure
Fibar at play area
Curb at play area
Drainage ~ perf. Drain pipe in fibar area
Connect to existing drainage
Past.Time Pool
Fountain waU, stones, foundation, etc.
Water and electrical service, pump & filter, piping
History art/display walls w/lntegrated bench seat - 2S'length
Wall footings (2.5' x 3.5')
8' x 6' wall wI integral bench both sides
Art development
Art tiles screen printing, material & installation (6.S'x28'x2sides:
History seat cubes
Solid stone seat 2'x2' x 16" w/ cone. footing & rebar, head-size Sonoma
fjeld stone
Mold by artist for bronze history element castin@
Bronze history element casting
History paving insets
Granite, 3/4" thick, lasercut design
Subtotal - Site Furnishings & Structures
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
MOBILIZATION, CONTINGENCIES & SOFT COSTS
Contractor's administration/mobilization
Construction contingency
Design contingency
SUBTOTAL (ORIGINAL MASTERPLAN COMPONENTS)
Soft Costs
Subtotal - Mobilization, contingencies & soft costs
KOLB RANCH COMPONENTS
$30.03 CY
$5.67 SF
$489.46 EA
$183.55 EA
$1,602 EA
$0 SF
$222.30 EA
$2,925 EA
$2,753 EA
$3,240 EA
$2,574 EA
$1,638 EA
$1,620 EA
$35,100 EA
$58,500 EA
$351,000 LS
$4.89 SF
$47.52 Lf
$49.14 Lf
$2,340 EA
$351 SF
$11,700 LS
$951 CY
$3,482 CY
$17,550 LS
$117 fF
$234 Sf
$585 EA
$819 EA
$117 SF
10%
15%
25%
15%
KOLB RANCH STRUCTURE REFURBISHING COSTS (INCLUDES MOBILIZATION, CONTINGENCY & ADMIN.)
KolbRanch Hay Barn structure erection & refurbishments $106,000 EA
Subtotal- Koib Ranch Structure Refurbishing Costs
"R'I'H'I'AI'A
7g ~ (O~
PHASE 2: ORCHARD GARDEN IMPROVEMENTS
Page 2 of2
356 $10,691
6400 $36,288
46 $22,515
23 $4,222
7 $11,213
6620 $0
69 $15,339
$100,267
33 $96,525
6 $16,518
2 $6,480
30 $77,220
6 $9,828
1 $1,620
1 $35,100
1 $58,500
1 $351,000
5800 $28,376
240 $11,405
200 $9,828
1 $2,340
200 $70,200
1 $11,700
36 $34,240
40 $139,277
1 $17,550
1485 $173,745
60 $14,040
15 $8,775
15 $12,285
180 $21,060
$1,207,611
$2,201,442
$220,144
$330,216
$550,361
$3,302,163
$495,324
$1,S96,045
$106,000
$106,000
ALL OPTIONS (A, B, C)
SUMMARY: PHASE 3
DEMOLITION
EARTHWORK & UTIlITIES
DRAINAGE
PAVING
PLANTING & IRRIGATION
SITE FURNISHING & STRUCTURES
TOTAL CONSTRUCTION COSTS
TOTAL MOBILIZATION, CONTINGENCY & SOFT COSTS
79 .-1'00(
PHASE 3: FRESHWATER CORNER IMPROVEMENTS + NORTH LAWN
Page 1 of 2
TOTAL COST FOR PHASE 3, ALL OPTIONS
(in Z008 dollars)
RlK+AlA ~,
$77,371
$4,496
$4,160
$2S3,27S
$180,134
$SS2,13S
$1,071,S70
$776,888
$1,848,459
.9v ~ IOd-
All OPTIONS (Ai Bi C)
PHASE 3: FRESHWATER CORNER IMPROVEMENTS + NORTH LAWN
Page 20f2
ORIGINAL MASTERPLAN BUILDOUT COMPONENTS
Unit Price Unit Amount Item total Subtotal
DEMOLITION
Survey control and staking $3,510 day 1 $3,510
Demolish (E) conc. BANK building - conc. foundations & slabs (assume 12" $19 SF 3200 $60,800
depth), concrete panel frame, steel roof
Skin off existing turf, 3" deep $0.66 SF 19825 $13,061
Subtotal - Demolition $77,371
EARTHWORK & UTILITIES
Fine grading (machine) $0,23 SF 19825 $4,496
Subtotal- Earthwork & Utilities $4,496
DRAINAGE
Drain inlets $1,040 EA' 4 $4,160
Subtotal - Drainage $4,160
PAViNG
6" cone. Sidewalk wI reinforced steel, aggregate base $21.42 SF 8480 $181,642
Decomposed granite paving (co-polymer stabilized). 3" over 4" on $8,35 SF 721 $6,020
aggregate base
Concrete steps at entry plaza $97.61 SF 490 $47,829
Concrete walls at Donlon Way entry (w/lettering and stone finish) $468 LF 38 $17,784
Subtotal - Paving $253,275
PlANTING & IRRIGATIDN
Topsoil, 18" over new planting area $30.03 CY 245 $7,357
Lawn, seeded wi soil prep. & fine grading $1.03 SF 49435 $50,918
120 days maintenance $5,850 LS 1 $5,850
Planting beds including soil prep., groundcover, shrubs, bark mulch, & $5.67 SF 6616 $37,513
Trees (24' box with tree stakes) - Difference put into Phase 1 Kolb Ranch $489.46 EA 36 $17,621
components
Irrigation to trees. bubbler w/ gravel.filled sleeve $222.30 EA 27 $6,002
Automatic irrigation to lawn areas $1.11 SF 49435 $54,873
Subtotal - Planting & Irrigation $180,134
SITE FURNISHINGS & STRUCTURES
Lighting - pedestrian iighting (12' poles, 175W) $2,925 EA 9 $26,325
Wood shade structure @ Dublin & Donlon $108 SF 1070 $115,560
Drinking fountains (copper pipe from bidg.1 $5,000 EA 1 $5,000
6' benches (wood & steel, with back) $2,574 EA 12 $30,888
Specialty seating at Donlon Way and Dublin Blvd, (swivel chairs) $1,989 EA 8 $15,912
Trash receptacles $1,638 EA 5 $8,190
Bike racks, ribbon type $1,620 EA 1 $1,620
Interactive Plaza Fountain (Resilient rubberized, surface, jets, recircultating $222 SF 1020 $226,746
system with vaults & equip.)
Water and electrical service $4,680 EA 1 $4,680
Stage, concrete platform, 30" height $1,429 CY 82 $117,214
Subtotal - Site Furnishings & Structures $S52,135
SUBTOTAL $1,071,570
MOBILIZATION, CONTINGENCiES & SOFT COSTS
Contractor's administration/mobilization 10% $107,157
Construction contingency 15% $160,736
Design contingency 25% $267,893
SUBTOTAL $1,607,355
Soft Costs 15% $241,103
Subtotal- Mobilization, contingencies & soft costs $776,888
."".R lH+AlA ",.
",-,
(j/
g / :1 fOOt
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
DON TODD ASSOCIATES, INC.
Project and Construction Management Services
1000 Broadway, Suite 610
Oakland, CA 94607
Telephone: (510) 251-1007 Fax: (510) 251-1008
www.dta.com
KOLB RANCH REUSE & RENOVATION
MAIN 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 Summary .........................................................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 SchooVBam, Division 1-16 ..............................Page 8 thru 10 of lO
g~ ~ /Oq
KOLB RANCH REUSE AND RENOVATION
MAIN HOUSE/OLD HOUSE/SUNDAY SCHOOL-BARN
Dublin, CA
&3 at /Od.
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 School/Bam 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/Bam - existing gross area of 965 SF plus new raised floor stage of 395 SF
and new interior service of 41 0 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 construction materials
. Plan checks and inspection
. Permits
. Off-site utilities
. Legal and fmancing costs
. Consultant fees and expenses
Kolb Ranch Ruse & Renovation
11/28/07
Page 1 Df4
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
8:4 ~ iOe(
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 4th 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.
Structural! Architectural:
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
11/28/07
Page 2 of 4
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.
9C 11Chi-
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: In 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 Service/transformer 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 Bouse, Old Bouse and Sunday School/Barn 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
11/28/07
Page 3 of 4
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
11/28/07
Page 4 of4
810 f:r j(b(
DON TODD ASSOCIATES, INC.
Project & Construction Management Services
1000 Broadway, Suite 360, Oakland, CA 94607
Telephone: (510) 251-1007 - Fax: (510) 251-
g 7 O;fiOd-
LOCATION:
KOLB RANCH BUILDINGS
REUSE & RENOVATION
Dublin, CA
PROJECT:
DESCRIPTION OF WORK:
Reuse & Renovation
Type of Estimate:
Conceptual
Date: 28-Nov-07
Revision:
Estimator: EEV
SUMMARY OF PROBABLE CONSTRUCTION COST
DIVISION DESCRIPTION SUNDAY
MAIN HOUSE * OLD HOUSE SCHOOU TOTAL !I,f".
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.....................................,$29810, $ 62,e80 $ 19,370 $ 45,173 $ 126,623 15.3%
7 THERMAL & MOISTURE PROTECTION............................ $ 36,230 $ 6,750 $ 8,538 $ 51,518 6.2%
8 DOORS & WINDOWS. .,........, ,..,.. ,..",.,.... ... ,..,.... ,."". ..., $ 16,250 $ 4,000 $ 1,500 $ 21,750 2.6%
9 FINiSHES............ .....,...,.. ...... ...... ............,..,.. ...,.......... $ 35,788 $ 11,513 $ 11,203 $ 58,503 7.1%
10 SPECIAL TIES...............................,.,.............,............... $ 500 $ 6,680 $ $ 7,180 0,9%
11 EQUiPMENT...... ......,........... ...... ...... ..,... ...... ...... ....$0, $ :l6,4ee $ $ $ 36,400 4,4% .
12 FURNiSHINGS......... .......,......,.., ........ ,...,...........,......... $ $ $ $ 0.0%
13 SPECIAL CONSTRUCTIONS........................ ...... ,..... ...... $ $ $ $ 0,0%
14 CONVEYING SySTEMS................................................. $ $ $ 22,000 $ 22,000 2.7%
15 MECHANICAL...,..,..... .........,......,.".....,....... .$,56925,. $ 7-4, 725 $ 39,800 $ 40,710 $ 155,235 18.8%
16 ELECTRICAL..........."....",..."........;.........,. ..$59.066, $ 69,466 $ 16,065 $ 85,402 $ 170,933 20.7%
SUBTOTAL $ 438,526 $ 124,178 $ 271,324 $ 826,028 100.0%
Phasing 0,0% $ $ $ $
GC's General Conditions .0% $ $ 18,627 $ 40,699 $ 123,904
SUBTOTAL $ $ 142,804 $ 312,023 $ 949,932
Overhead & Profit 8,0 $ $ 11,424 $ 24,962 $ 75,995
SUBTOTAL $ $ 154,229 $ 336,984 $ 1,025,926
Bond $ 3,085 $ 6,740 $ 20,519
SUBTOTAL $ 157,313 $ 343,724 $ 1,046,445
Design Contingency $ 31 ,463 $ 68,745 $ 209,289
SUBTOTAL $ 188,776 $ 412,469 $ 1,255,734
Historic Preservation Factor $ 9,439 $ 20,623 $ 62,787
SUBTOTAL $ 198,215 $ 433,092 $ 1,318,521
Escalation up to November 2008 @ 7.5% per ayear $ 14,866 $ 32,482 $ 98,889
Bid/Market Contingency $ 19,821 $ 43,309 $ 131,852
PROBABLE BID DAY CONSTRUCTION COST, 11/30/2007 $ 232,902 $ 508,884 $ 1,549,262
SUBTOTAL (SUM OF LINES 1-16) $333.676
Phasing 0.0% (
GC's General Conditions 15.0% $50,051
SUBTOTAL $383.727
Overhead & Profit 8.0% $30.698
SUBTOTAL $414,426
Bond 2.0% $8,289
SUBTOTAL $422,714
Design Contingency 20.0% $84,543
SUBTOTAL $507,257
Historic Preservation Factor 5.0% $25,363
SUBTOTAL $532,620
Escalation up to Nov 2008 @ 7.5% per year 7.5% $39,946
Bid/Market Contingency 10.0% $53,262
PROBABLE BID DAY CONSTRUCTION COST (Revised 01109/08) $625,828
MAIN HOUSE WITHOUT CAFE
Amounts shown in red box are cost .
estimate revisions based on removal of
the cafe & commercial kitchen upgrades
from the Main House renovation,
Page 1 of I
, ~,1(oo(
Estimate of Probable Construction Cost
KOLBRANCH 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: Structural/Seismic Evaluation of one & two storey plus partial basement wood building.
GENERAL REQUIREMENTS
Temporary Protection 1 LS $ 500.00 500
TOTAL. GENERAL REQUIREMENTS $500
2 SITEWORK & DEMOLITION
Foundation excavation & backfill 2440 SF $ 5.00 12,200
Demo existing asphalt shingle roof & plywood sheathing 2440 SF $ 2.00 4,880
Remove (E) bathtub 1 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 utility 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 $0
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
10-088 Kolb Ranch Div 1-16/Main House
Printed: 11/28/2007
Page 1 of 10
gq 0;[./ O~
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 BLOG AREA: 2,440 SF Estimator: EEV
DIV Description Qty Unit Cost Extension Total
Description: Structural/Seismic Evaluation of one & two storey plus partial basement wood building.
New extension of main porch deck, 5' x 9' 45 SF $ 30.00 1,350
ADA cDmpliant 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 LS $ 5,000,00 5,000
Nev~ pla!.tic lamihate couhters at kitchen 1S LF $ GO,ee gee $0
New ease eaeiRcts 57 LF $ 300.00 17, 1 90 $0
New wall ealliRets 57 LF $ 259.90 14,250 $0
TOTAL. WOODS & PLASTICS $62,080
$29830
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 & 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 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 Div 1-16/Main House
Printed: 11 /28/2007 Page 2 of 10
Estimate of Probable Construction Cost
q () 1/0-<.
KOLB RANCH
REUSE & RENOVATION
MAIN HOUSE
Dublin, CA
Estimate:
DTA Job Number:
Date:
Revised:
Conceptual
10-088
11/28/2007
Don Todd Associates
DIV Description
BUILDING FOOTPRINT:
TOTAL BLDG AREA:
2,440
2,440
Qty
SF
SF
Unit
Cost
Estimator:
Extension
EEV
Total
Description: Structural/Seismic 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
patching/fill and clear finish (floors similar)
TOTAL - FINISHES $35,788
10 SPECIALTIES
New Toilet Accessories 1 LS 500,00 500
TOTAL. SPECIALTIES $500
11 EQUIPMENT
Commercial dishwasher [A $ 5,000.00 5,000 $0
COllllllelcial icelllakel vvith draill EA $ 3,SOO,OO 3,SOO $0
Commercial'.var:miR9 even 2 E!\ $ 7,500.00 15,000 $0
Commercial miero..ave oven 2 [A $ 1,200,00 2,400 $0
Largo oommor-eial comBO r-cfrigcr-atioRIfr-cczcr 1 EA $ 7,500.00 7,500 -$0
CookiRg range 1 EA $ 3,000.00 3,000 $0
TOTAL. EQUIPMENT $36,400
$0
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 MECHANICAL
Gas supply for range and hot water heater, 75 LF $ 65.00 4,875
New plumbing for existing first floor bath:
New water closet incl. Rough-in EA $ 1,750,00 1,750
New sink incl. Rough-in EA $ 1,500.00 1,500
Kitchen:
New l:ltilit)' siRk iRel. Reugl1 iR EA $ 2,000.00 2,000 $0
10-088 Kolb Ranch Div 1-16/Main HOLlse
Printed: 11/28/2007 Page 3 of 10
1/ ~.IO~
Estimate of Probable Construction Cost
KOlB RANCH
REUSE & RENOVATION
MAIN HOUSE
Dublin, CA
Estimate:
DTA Job Number:
Date:
Revised:
Conceptual
10-088
11/28/2007
Don Todd Associates
DIV Description
BUILDING FOOTPRINT:
TOTAL BLDG AREA:
2,440
2,440
Qty
SF
SF
Unit
Cost
Estimator:
Extension
EEV
Total
Description: Structural/Seismic Evaluation of one & two storey plus partial basement wood building.
New haRdwashiRg siRk iRe I ROUgR iR 1 Eft. $ 1 ,BOO 00 1,BOO $0
New SUlllllyl'NasteNeRt PilliRg 4 Eft. $ J,50Q.OO 14,000 $0
New hot air heating system reusing existing resisters 2440 SF $ 20.00 48,800
throughout. Assume three zones,
TOTAL. MECHANICAL $74,725
$56925
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 EA $ 680,00 680
Provide enhanced electrical for commercial kitchen use. 1 LS $ 1e,400.00 18,488 $0
Allow for phone and computer connection at kitchen 1 LS $ 1,040.00 1,040
TOTAL. ELECTRICAL $69,466
$59066
TOTAL DIV 1-16 $430,526
$333,676
10-088 Kolb Ranch Div 1-16/Main House
Printed: 11/28/2007
Page 4 of 10
, ~ ";f. /00(
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: Structural/Seismic Evaluation of two & thee story wood framed building.
GENERAL REQUIREMENTS
Temporary Protection 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 Countet9p 12 LF $ 300.00 3,600
Building 3
Repair missing and damaged exterior wood siding LS $ 2,000.00 2,000
Include substantial allowance for finish carpentry. LS $ 2,500.00 2,500
TOTAL. WOODS & PLASTICS $19,370
7 THERMAL & MOISTURE PROTECTION
10-088 Kolb Ranch Div 1-16/Bldg 2 & 3 Page 5 of 10
Printed: 11/28/2007
_._._._---~
Estimate of Probable Construction Cost
C131 /o~,
KOLB RANCH
REUSE & RENOV A liON
OLD HOUSE. BUILDINGS 2 & 3
Dublin, CA
Estimate:
DT A Job Number:
Date:
Revised:
Conceptual
10-088
11/28/2007
Don Todd Associates
DIV
BUILDING FOOTPRINT:
TOTAL BLDG AREA:
900
900
Qty
SF
SF
Unit
Cost
Estimator:
Extension
EEV
Total
Description
Description: Structural/Seismic 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
tD 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 cords/weights.
Building 3
Allow for work on all exterior windows and doors 1 LS $ 2,000.00 2,000
such as new sash cords/weights.
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 Partition
Std Toilet Partition
Grab bars
Toilet Accessories
TOTAL. SPECIALTIES
2 EA 1,500.00 3,000
1 EA 1,200.00 1,200
4 EA 120.00 480
2 LS 1,000.00 2,000
$6,680
11 EQUIPMENT
Not Used
TOTAL. EQUIPMENT
$0
12 FURNISHINGS
Not Used
TOTAL. FURNISHINGS
10-088 Kolb Ranch Div 1-16/Bldg 2 & 3
Printed: 11/28/2007
$0
Page 6 ofl 0
Estimate of Probable Construction Cost
q'i ,~ /00(
KOLB RANCH
REUSE & RENOVATION
OLD HOUSE. BUILDINGS 2 & 3
Dublin, CA
Don Todd Associates
DIV Description
- BUILDING FOOTPRINT: 900
TOTAL BLDG AREA: 900
Qty
Estimate:
DTA Job Number:
Date:
Revised:
SF
SF
Unit
Cost
Estimator:
Extension
Conceptual
1 0-088
11/28/2007
EEV
Total
Description: Structural/Seismic Evaluation of two & thee story wood framed building.
13 SPECIAL CONSTRUCTIONS
Not Used
TOTAL. SPECIAL CONSTRUCTIONS
14 CONVEYING SYSTEM
Not Used
TOTAL. CONVEYING SYSTEM
15 MECHANICAL
Building 2
New fire sprinkler system.
New plumbing and fixtures per plan with - Building 2
New water closet, std
New water closet, hcp
New lavatory
New SupplylWasteNent Piping
Exhaust fans in both toilet rooms.
Building 3
New fire sprinkler system.
TOTAL. MECHANICAL
16 ELECTRICAL
Building 2
New electrical and light fixtures,
New smoke and security detection system,
Building 3
New electrical and light fixtures.
New smoke and security detection system.
TOTAL. ELECTRICAL
TOTAL DIV 1.16
10-088 Kolb Ranch Div 1-16/Bldg 2 & 3
Printed: 11/28/2007
$0
$0
300 SF 8,00 2,400
1 EA 1,600.00 1,600
2 EA 1,750.00 3,500
4 EA 1,500,00 6.000
7 EA $ 3,500.00 24,500
2 EA 900,00 1,800
0 SF 8.00 0
$39,800
300 SF
300 SF
10.79
7,06
3,237
2,118
600 SF
600 SF
10.79
7.06
6,474
4,236
$16,065
$124,178
Page 7 of 10
05 tiflO~
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
SUNDAY SCHOOU BARN DTA Job Number: 10-088
REUSE & 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: Structural/Seismic Evaluation of two story wood framed building.
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 excavatiDn & 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 fDundation - 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 & PLASTICS $45,173
10-088 Kolb Ranch Div 1-16/Sunday School Page 8 of 10
Printed: I 1/28/2007
16 .r;f / 00(
Estimate of Probable Construction Cost
KOLB RANCH Estimate: Conceptual
SUNDAY SCHOOU BARN DTA Job Number: 10-088
REUSE & 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: Structural/Seismic Evaluation of two story wood framed building.
7 THERMAL & MOISTURE PROTECTION
Seal up exterior of building filling or replacing gaps 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 & WINDOWS
Allow for work all exterior windows and doors such 1 LS 1,500.00 1,500
new sash cords/ weights and rehanging of doors.
TOTAL. DOORS & 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 RanchDiv 1-16/Sunday School Page 9 of 10
Printed: 11/28/2007
C17 ~ /00.-
Estimate of Probable Construction Cost
KOlB RANCH Estimate: Conceptual
SUNDAY SCHOOU BARN DTA Job Number: 10-088
REUSE & RENOVATION Date: 11/26/2007
Dublin, CA Revised:
BUILDING FOOTPRINT: 1,770 SF
Don Todd Associates TOTAL BLOG AREA: 1,770 SF Estimator: EEV
D1V Description Qty Unit Cost Extension Total
Description: Structural/Seismic Evaluation of two story wood framed building.
15 MECHANICAL
New fire sprinkler system throughout.
New, low noise, heating system with capability
to heat quickly
TOTAL DIV 1.16
1770 SF 8.00 14,160
1770 SF 15.00 26,550
$40,710
1770 SF 28.74 50,870
1 LS 20,000.00 20,000
1770 SF 8.21 14,532
$85,402
$271,324
TOTAL. MECHANICAL
16 ELECTRICAL
New electrical system for use with theatrical lighting
system at stage,
New Theatrical/Stage Lighting Allowance
New smoke and security detection system throughout.
TOTAL. ELECTRICAL
10-088 Kolb Ranch Div l-16/Sunday School
Printed: 1l/28/2007
Page 10 of 10
~ .. '. ~
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11.
.
DUBLI~J HiSTORIC PARK
n 1/0,2
3.2.3
Landscape Memory walls
Wrthin the Orchard Garden will be several walls approximately 30 feet
long with scenes on both sides depicting the area landscape at various
points in history. These scenes roughly correspond to the landscape
typologies mentioned in Section 1.4, The walls serve to transport'
visitors in time and place.
They should be designed, at a minimum, to include a bench or seatwall
on at least one side. If the concrete is left exposed, it should be cast
or finished in a way to provide interesting aesthetic texture (e.g.,
sandblasted, board-formed, etc.),
l_t-
FIGURE 3-12 I Landscape Memory walls
~W~~fjl.,
so
.....R.I.K+A,\.A ....
ATTACHMENT 4
I~c;{ I()~,
3,2.1
Past -time Pool
The Past-time Pool is designed to draw children into the past and give
them a glimpse of the previous residents of Dublin. The de,sign consists
of a reflecting pool lined with a base of large gl-anite slabs. Portraits of
past residents are etched into the slabs. Interspersed along the edge
(where children can easily look into them) are small, oval mirrors that
capture the reflection of Dublin's current (and future?) I'esidents.
FIGURE 3-8
Past-time Pool
""'R+H'I'A'I'A "".
ATTACHMENT 5
I 0 1 ~ I oJ-
3.1,1
The interactive fountain
The central feature of the Freshwater Corner is an elliptical fountain,
recalling the oval shape of Alamilla Spnng, in which approximately two
dozen in-grade nozzles shoot water into the air to a height of two to ten
feet. There is no curb or separate basin-only a couple inches of water
collect in a low spot on the ground, which is paved with a resilient,
gripping surface. Children can walk right onto one of the bubbling jets
on a hot summer day, or surprise themselves by being caught in one as
they try to make it across without getting wet.
Fountain jets can be programmed to flow constantly or activate in
random sequence, In the summer, this fountain is the place to be for
kids! Parents can watch from two lawn berms to either side of the
fountain or benches on the sidewalk,
Similar water features have been successfully built and maintained in
such communities as Stockton, San Jose and Los Angeles.
FIGURE 3-5
Freshwater Corner interactive fountain
ATTACHMENT 6
3.2.10
FIGURE 3-14
lo~ 'ftoJ.;.
North Lawn and stage
The North Lawn provides the Historic Park with a large, flexible passive
use space. It is pastoral in appearance and highly visible from Dublin
Boulevard. It is open in the center, allowing for picnicking or informal
games It can be programmed for large-scale gatherings, such as concerts
or fairs. Trees will be clustered near the edges of the main lawn space
to provide areas of shade, but the main area will be clear and planted
only in lawn,
At the northwest corner of the North Lawn is an outdoor stage, The
stage is a simple, ADA-accessible concrete platform that can also be
accessed from a loading area at the northwest driveway. The concrete
platform may be outfitted with inset sleeves to accommodate pillars for
a removable shade structure,
North Lawn and stage, viewed from the west
,.R +H'+A'\'A ...'
ATTACHMENT 7