CONCEPTUAL DESIGN Architecture Planning Casa Peralta Improvements Project Conservation
City of San Leandro | October 2016 CLIENT: STRUCTURAL: City of San Leandro Tuan and Robinson, Structural Engineers, Inc. 835 E. 14th Street 444 Spear Street, Suite 101 San Leandro, California 94577 San Francisco, CA 94105 Kyle K. Lei, P.E. Project Manager, Associate Engineer MECHANICAL, ELECTRICAL & PLUMBING: Guttman & Blaevoet Consulting Engineers ARCHITECT: 2351 Powell Street San Francisco, CA 94133 Architectural Resources Group, Inc. Pier 9, The Embarcadero, Suite 107 San Francisco, CA 94111 LANDSCAPE: Naomi O. Miroglio RHAA Landscape Architects FAIA, Design Principal 225 Miller Ave San Francisco, CA 94941 Lisa Yergovich AIA, LEED AP, Principal, Project Manager COST ESTIMATING: ARG Project No. 15179 TBD Consultants 111 Pine Street, Suite 1315 San Francisco, CA 94111 Table of Contents
1. Executive Summary...... 1
2. Methodology...... 2
3. Building History and Period of Significance...... 3
4. Current Use...... 4
5. Goals/Opportunities...... 5
6. Code Analysis...... 7 6.1 Applicable Codes and Regulations 6.2 Code Considerations
7. Recommendations...... 10 7.1 Guidelines 7.2 Proposed Use 7.3 Summary of Recommendations
8. Priority, Phasing, and Cost...... 15 8.1 Phasing 8.2 Conceptual Costs
Appendices...... A. Existing Plans B. Proposed Plans C. Existing Condition Photos D. Structural Report E. MEP Report F. Landscape Report G. Cost Estimate
Section One Executive Summary
Architectural Resources Group (ARG) was retained by the City of San Leandro to develop a conceptual plan for Casa Peralta located at 384 W. Estudillo Avenue. The purpose of this phase was to assist the City in identifying improvements for renovation of the historic building and site. The plan can be used to guide the implementation of maintenance and upgrades and to help prioritize and phase work as funding becomes available.
Casa Peralta is historically significant for its association with the Peralta family and is an outstanding example of architectural craftsmanship and artistry. The building was first constructed in 1901, renovated in 1927, and today represents two distinct periods of American architectural history – Colonial Revival and Spanish Revival. Casa Peralta retains much of its original historic fabric and is in good overall condition.
The City operates the property as a historic house museum with the goal of educating visitors about its history and architecture. While the use of Casa
Peralta is not intended to change, there is a need and desire to increase the Front entry stairs, circa 1929. Source: frequency of use by expanding programming. Located downtown and close San Leandro Historical Photograph and to BART, Casa Peralta has the potential to become an important gathering Document Collection. space for the community. Enhancements to the building and site can increase visitorship, boost rental income, and reactivate the immediate area.
A number of high priority improvements have been identified for the property which tend to focus on safety, accessibility, and preservation of unique character-defining features. Recommendations include new roofing, wood repair, accessibility upgrades, development of an interpretive plan, and tile restoration. The tilework is one of the most significant features of the site and is in critical danger of being lost. While tile restoration is costly, it can be phased over time and may be a good fundraising or philanthropic opportunity. In the short term, an immediate stabilization phase is recommended to document, collect, and catalogue loose tile to prevent further loss.
Other improvements such as exterior lighting and landscape upgrades, Tiled fountain and benches, circa fountain restoration, and finish upgrades may make the property more 1929. Source: San Leandro Historical attractive for rental. Rental can provide a regular source of revenue that can Photograph and Document Collection. perpetually fund capital and maintenance needs. Through these building and program improvements, the historic significance of Casa Peralta can be protected while ensuring it relevancy for generations to come.
Architectural Resources Group | Casa Peralta Improvements Project 1 Section Two Methodology
This document is a summary of Architectural Resources Group’s recommendations for future improvements. The assessment is primarily based on site investigations carried out by ARG and its consultants. ARG assembled a multi-disciplinary team of architects and engineers which was critical in developing a thorough and comprehensive report. On March 2, 2016 the team gathered on-site to identify the range of materials present and to assess their general condition. The team included architects, a structural engineer, a mechanical engineer, an electrical engineer, and a landscape Casa Peralta community meeting, architect. The ground survey was non-destructive and limited to visible and May 3, 2016. tactile inspection. The survey included examination of exterior walls, roofs, windows and doors, building systems, interior finishes, and site features.
In conjunction with physical investigation, limited background research was conducted to better understand the construction and development of the site. Research assists the architect in identifying original or historically significant features and materials which play a critical role in developing recommendations. The team reviewed a number of background documents provided by the City of San Leandro including drawings for renovations performed by the City since taking possession in 1971. In 2012 a Historic Structure Report (HSR) was commissioned which provides a thorough history of the property, summarizes its historical significance, and identifies character- defining features. This report is intended to complement the HSR, which can be referenced for a more detailed description of existing conditions. As the project moves forward, it is possible additional research, investigation, or testing may be necessary to address specific questions.
Architectural Resources Group met with City representatives several times during the course of the project to discuss building and program needs. In addition, an open community meeting was held on May 3, 2016 to provide information about the project and to solicit feedback from the public. Attendees were encouraged to share ideas about building improvements and priority. Public feedback was in close alignment with City feedback, with an expressed interest in accessibility upgrades, site improvements, fountain restoration, and a desire for accurate historical interpretation.
2 Architectural Resources Group | Casa Peralta Improvements Project Section Three Building History and Period of Significance
Casa Peralta was originally constructed in 1901 in the Colonial Revival style. The wood-framed, two story house had a turret at the southwest corner and was clad in horizontal board siding. In 1927, the house was renovated into a Spanish Revival style residence. A portion of the turret was removed, the exterior was re-clad in stucco, and Spanish tile was added to portions of the roof. A three story guesthouse tower and a one story garage were constructed to the east of the house, all connected by an arched loggia. These structures, along with a number of outbuildings, were enclosed by a perimeter boundary wall. Colorful decorative tile was installed throughout the building and site Casa Peralta, circa 1909. Source: San including the front stairs, benches, and the front courtyard fountain. Leandro Historical Society.
The property was used as a single family residence until 1938 when the property was sold for use as a rest home and later (1959) a sanitarium for alcoholism. Aside from infilling the porch at the loggia, few modifications were made to property during this time. In 1971 the property was donated to the City of San Leandro with the stipulation that it be maintained and operated as a “community cultural, recreational, and historic center available for use by resident groups.” Since that time, the building has been used a historic house museum and a number of modifications have taken place: the exterior railings and site wall were altered; restrooms were added; tile roofs were replaced with wood shakes; exterior paving and landscape was modified; and voluntary structural upgrades were performed. Some of these modifications, along with a number of features added to the property, are not fully compatible with the historic character of the site.
Today, the property is listed on the National Register of Historic Places, Casa Peralta, circa 1929. Note the arched the California Register, and is a San Leandro City Landmark. Casa Peralta is loggia in the background. Source: historically significant for its association with the Peralta land grant family Personal Records of Carmen Simon and for its architecture. The property maintains two periods of significance – Avelar. 1901, the date of initial construction, and 1927, the date of the Spanish Revival remodel. Casa Peralta currently retains character-defining features from each of these eras. Spanish Revival details are prevalent on the exterior, while the interior features more Colonial Revival details. This dichotomy is part of the property’s history and it is recommended that character-defining features from each period be retained in place. There is more flexibility, however, to alter building components that were modified after 1927.
Architectural Resources Group | Casa Peralta Improvements Project 3 Section Four Current Use
Casa Peralta is currently operated as a historic house museum by the City of San Leandro. School groups comprise the main user group with tours conducted several times per week during the school year. The students tour the house and gardens and participate in interactive activities around the site. The museum is also open to the general public for docent-led tours on limited weekend hours. Annual events such as the Festival of Fine Arts and the Cherry Festival are also held on site along with occasional fund raisers such as the San Leandro Education Foundation Gala.
Casa Peralta is bordered on the east by the San Leandro History Museum and on the north by the Little Brown Church. In addition, the upper floors of the tower/guesthouse are currently leased to the San Leandro Improvement Association. Access to all these properties occurs through the pedestrian gates along W. Estudillo Avenue. The site and gardens are open to the public during business hours, but gates are locked at night.
Although attendance from school groups is high, visitorship from the general public is limited. While the use of Casa Peralta is not intended to change, there San Leandro Education Foundation is a need and desire to increase the frequency of use by expanding program Gala, 2015. Source: www.sledfund.org opportunities.
4 Architectural Resources Group | Casa Peralta Improvements Project Section Five Goals/Opportunities
In developing recommendations for the site, City representatives and members of the community explored ways to revitalize the site while maintaining an environment for historic interpretation and public education. A number of goals and opportunities have been identified for Casa Peralta:
Ensure Safety and Security Provide a safe, secure, and accessible property for all occupants. Ensure alterations are carefully designed so they do not diminish the historic character and integrity of the property. ▪▪ Structural Upgrades ▪▪ Accessibility Upgrades ▪▪ Mechanical, Electrical, and Plumbing Upgrades ▪▪ Security Improvements
Increase Building and Site Rental Provide spaces and amenities to make the property attractive for rental. Rental should provide a regular source of revenue to help address future capital and maintenance needs, to ensure the perpetual preservation of the site. To ensure successful implementation, a staff position should be created to develop and manage site programs. ▪▪ Weddings ▪▪ Community and Group Meetings ▪▪ Special Events
Increase Visitorship Program the building and site to encourage visitors to return to Casa Peralta for multiple events throughout the year. Familiar events such as the Christmas open house should continue, but new events and activities should be designed to increase visitorship, particularly around holiday or social activities. ▪▪ Holiday Events ▪▪ Tea Parties ▪▪ Food Truck Gatherings
Architectural Resources Group | Casa Peralta Improvements Project 5 Goals/Opportunities
Enhance Interpretation Ensure the property has a clear and consistent theme. The collection should be well-stewarded and employed in imaginative ways to tell the story of the Peralta family. Items used for interpretation should be regularly rotated, new exhibits should be created, and new themes should be regularly introduced to bring in new audiences. Collection items which are unrelated to the history of the property should be considered for other uses. ▪▪ Ensure furnishing are period-appropriate ▪▪ Provide interpretive signage and exhibits ▪▪ Highlight character-defining features, such as fountain and tile
Form Associations and Partnerships Coordinate with other organizations on marketing and events. Operations should engage both traditional audiences (school children and museum enthusiasts) as well as new audiences. ▪▪ Partner with other Peralta sites ▪▪ Partner with local schools (city and regional) ▪▪ Expand children’s programs ▪▪ Partner with historical organizations such as the San Leandro Historical Society
Connect to the Neighborhood Look for opportunities to connect to neighbors and local development. A revitalized Casa Peralta should bring culture, commerce, and California history to life in a way that increases – not diminishes – the site’s value to the local community. ▪▪ Become a public gathering space ▪▪ Link to new downtown developments ▪▪ Maximize visibility on high traffic pedestrian corridor (downtown to BART)
6 Architectural Resources Group | Casa Peralta Improvements Project Section Six Code Analysis
APPLICABLE CODES AND REGULATIONS
Casa Peralta is governed by the California Building Code (CBC) and, as a qualified historic building, is permitted to use the California Historic Building Code (CHBC). The CHBC allows for mitigated code upgrades to provide an equal level of life-safety or accessibility while retaining historic building fabric. Per the CHBC, if it is not feasible to provide access to a historic property in a manner that will not threaten or destroy the historic significance of the building, minimum, alternate, or equivalent methods of compliance can be pursued. Examples of alternate methods include providing an accessible unisex toilet in lieu of separate gender toilets or providing power-assist doors in lieu of a level landing. Note that alternate methods of compliance should be discussed with local building officials, as they are often required to be reviewed and accepted by the local jurisdiction. Accessible platform lift is no longer Under the CBC, building owners are not obligated to perform structural, extant, leaving the first floor of Casa architectural, or accessibility upgrades unless the building changes use or Peralta inaccessible. repairs, upgrades, or additions are made to the building. Voluntary code upgrades can always be considered, however, to remove barriers and improve building accessibility.
Accessibility is also governed on the federal level by the Americans with Disabilities Act (ADA). Unlike the CBC however, which only requires accessibility upgrades when alterations are made, the ADA places an ongoing obligation on building owners to remove accessibility barriers as financial resources become available. Interior stair guardrails have been Both the CBC and ADA include provisions to relieve building owners of modified to meet height requirements. financial burdens when the cost of accessibility upgrades creates an unreasonable financial hardship. Per the CBC, when the construction cost of a project does not exceed $150,244 (2016 threshold), the cost of accessible upgrades shall be limited to 20% of those costs. When construction costs exceed that limit and the enforcing agency finds compliance creates a financial hardship, access shall be provided to the greatest extent possible, but in no case less than 20% of construction costs. That means at least 20% of the Casa Peralta funding must be set aside for accessibility upgrades.
Architectural Resources Group | Casa Peralta Improvements Project 7 Code Analysis
When altering an existing building with the purpose of removing barriers, building code dictates how accessibility upgrades should be prioritized. The California Building Code (CBC 11B-202.4) states that priority should be given to elements that will provide the greatest access in the following order: 1. An accessible entrance; 2. An accessible route to the altered area; 3. At least one accessible restroom for each sex or a single accessible unisex restroom; Existing restrooms are non-compliant. 4. Accessible telephones; 5. Accessible drinking fountains; and 6. When possible, additional elements such as parking, signs, storage, and alarms. Some types of projects are exempt or do not trigger path of travel accessibility upgrades. Projects which consist only of barrier removal are limited to the actual work of the project. In addition, maintenance work such as reroofing or window repair, cosmetic work such as painting, and HVAC and electrical work upgrades that do not affect the usability of the building do not trigger upgrades. Additionally, both the CBC and ADA indicate that the obligation to provide an accessible path of travel cannot be evaded by performing a series of small alterations if those alterations could have been performed as a single undertaking. If related alterations are undertaken within a three year period, the total cost of the work is used in determining disproportionate cost. This is important should the City of San Leandro decide to execute smaller improvements at Casa Peralta over a longer period of time. Exterior stairs have non-compliant handrails and lack stair striping.
CODE CONSIDERATIONS
Without a change of use, the Casa Peralta house remains an A-3, assembly occupancy for use as a museum or for small gatherings. The first floor has two existing means of egress as required by code but requires accessibility upgrades. Installing an accessible lift to the front porch is readily achievable and is recommended. Once an accessible path of travel is established to the first floor, it can be used for public events, receptions, and small group gatherings.
Currently, the second floor is only accessible by the central stair which does not qualify as an accessible route. Adding a lift or elevator to provide accessible access to the second floor would be challenging due to constraints caused by the physical size and historic nature of the building. As a qualified historic building, the California Historic Building Code can be used to allow the use of alternate
8 Architectural Resources Group | Casa Peralta Improvements Project Code Analysis
provisions when alterations would threaten the historic significance or character- defining features of the building. Access to exhibits on the second floor may be satisfied when the experience and resources can be provided through other means such as plans, video, or virtual reality at an accessible level. At Casa Peralta, setting up a viewing station on the first floor where visitors can experience the spaces and exhibits on the second floor is a viable alternative that should be pursued.
Example of a viewing station.
Architectural Resources Group | Casa Peralta Improvements Project 9 Section Seven Recommendations
After survey of existing conditions, ARG and its consultants developed a list of recommended upgrades. Many are short term-upgrades intended to address maintenance issues while others are longer-term improvements intended to enhance historic interpretation. General recommendations are summarized below, followed by detailed spreadsheets in Section Eight with descriptions of each improvement and an estimated cost. Select deficiencies are illustrated in existing condition photos in Appendix C; existing and proposed drawings are included as Appendix A and B; and consultant reports which provide a more detailed assessment of the landscape, structure, and MEP systems are Front of the house. attached as Appendix D, E, and F.
GUIDELINES
All improvements should be carried out in accordance to The Secretary of the Interior’s Standards for the Treatment of Historic Properties (The Standards) and the Code of Ethics of the American Institute for the Conservation of Historic and Artistic Works (AIC). Goals include preservation of materials and elements original to Casa Peralta’s two phases of construction. Original or Colorful ceramic tile decorates the site. historic building materials, also known as historic fabric, contribute to the significance of a building because they inform the degree of architectural integrity a building retains. Retaining historic fabric increases the authenticity of the character-defining elements and serves broader preservation goals of advancing knowledge about the history of building design and technology. Repairs need to be both visually appropriate to retain character-defining features, and physically compatible to minimize loss of and damage to historic building materials.
PROPOSED USE
Access to Casa Peralta, the San Leandro History Museum, and the Little Brown Church will continue through pedestrian gates off W. Estudillo Avenue which are kept open during business hours to welcome in passersby. The grounds can be thought of as an outdoor community space, open to the public for exploration and relaxation.
10 Architectural Resources Group | Casa Peralta Improvements Project Recommendations
The Casa Peralta house would continue as the principal focal point for public interpretation of the history of the site. All visitors will be directed to enter the house from the front porch via the front stair or by a new accessible platform lift. The first and second floors will be open to the public for self-guided or docent- led tours. The lower floor can be used for occasional after-hours events and light special event use, limited to small groups. Because of the physical challenge of providing disabled access to the second floor, community use of the second floor and sundeck will not be permitted. Restrooms on the first floor will receive accessibility upgrades and will support indoor events.
The building grounds will be used for larger outdoor events such as weddings, educational programs, performing arts, cultural, civic, and corporate events. The grounds will be provided with new exterior lighting to support evening events and power will be added for AV needs and temporary equipment. Restrooms facilities on the first floor of the tower will be expanded for use by event guests, but can also be used during the day by school groups. The catering kitchen will be The fountain and tilework require renovated and the garage will be used for event or educational program storage. restoration.
SUMMARY OF RECOMMENDATIONS
Site and Landscape Key surviving features from the period of significance include the fountain, tile work, perimeter wall, paving in front of the house, and some of the large trees. Much of the remainder of the landscape has been altered over the years but is in generally good condition with adequate maintenance.
The most striking feature of the site is the extensive collection of colorful Typical tile damage. ceramic tiles which are used in a variety of ways on the exterior of the house, paved surfaces, decorative benches, perimeter wall, and the central fountain. Unfortunately a number of tiles are in poor condition, have detached, or are damaged beyond repair. Restoration of the tiles will be one of the most costly projects, but is critical to preserving the unique character of the site. While restoration can be phased over time as funds become available, we recommend prioritizing an emergency stabilization phase as soon as possible to slow further loss. The benches around the fountain should be made level and the fountain can be restored to a fully operable condition. Tiles will be removed to replace the waterproof membrane, reinstalled, and a filtered recirculation pump will be installed to ensure water conservation.
The existing site wall which encloses the property on the south and west is original but was modified during a 1996 seismic upgrade. Historically the wall was
Architectural Resources Group | Casa Peralta Improvements Project 11 Recommendations
designed with solid panels at the top which were later replaced with the open metal pickets, changing the overall character of the wall. The seismic upgrade also added supplemental piers on the interior face of the wall and replaced decorative elements with new lightweight components, which are highly susceptible to damage. In addition to selective repair of damaged components, a long-term improvement that may be considered is removal of the metal pickets to restore the wall to its original condition.
To provide more space for outdoor events, landscape upgrades are recommended for the west and southwest gardens. The spaces can be flexibly designed to Historic condition of the site wall with infill panels at the top. accommodate a range of uses including ceremonies, receptions, or school group activities. The size and shape of the west garden in particular, is well suited for ceremonies and can seat over 100 guests on either side of an central aisle. Other site recommendations include new period-appropriate planting and removal of site features such as benches, memorials, or exhibits which are not consistent with the historic nature of the site. See the proposed plans (Appendix B) and the landscape report (Appendix F) for more information.
Circulation The site is accessed from three pedestrian gates off W. Estudillo Street and a vehicular gate off Clarke Street. The main pedestrian gate is the large formal gate Current condition of the site wall with with a classical portal on axis with the front door. This gate provides direct access metal pickets at the top. to the house and should remain the primary gate for daily use by Casa Peralta visitors and school groups. The middle gate is aligned with the connector path to the rear patio and could be designated as the primary gate for events and for access to the Little Brown Church. The middle gate can also be used for daily access to the grounds. The east gate provides access to the east patio garden and is proposed for use only during events at the History Museum and Gallery. If kept closed at all other times, this would make the east patio garden more useable as a quiet retreat space when events are not scheduled. A circulation plan is included in Appendix B.
Accessibility As discussed in the Code Analysis, a number of upgrades are needed to improve accessibility. Because the exterior grade is relatively flat, access to and around the building is relatively easy. The house, however, is raised a half story above grade. In the past, disabled access was provided to the first floor by a platform lift on the west side of the front porch. The lift is no longer extant, however, and replacement of the lift is a high priority.
In general, the doors and hallways are at adequate widths to provide wheelchair passage. The interior restrooms, however, do not meet current standards and
12 Architectural Resources Group | Casa Peralta Improvements Project Recommendations
reconfiguration is recommended to achieve proper clearances and maximize plumbing fixture counts. These changes along with select upgrades to door thresholds, hardware, and handrails will ensure safe access to Casa Peralta for a greater segment of the population.
Architecture The building envelope is in good to fair overall condition, but a number of items require routine maintenance. The roofs are nearing the end of their service life and should be replaced in the next five years. A number of wood components including railings, decks, and windows show signs of deterioration and should be repaired. There is minor cracking at the interior plaster surfaces due to normal building movement and the floors require refinishing or replacement.
A number of long-term improvements could also be considered to enhance the overall character of the site and improve interpretation. Historically, Exhibit Room 104 had french doors on the south side opening to an arched loggia. In Historic condition of arched loggia outside Exhibit Room 104, circa 1929. the 1960s, the loggia was infilled with stucco walls and windows. Similarly, Room Note the french doors. Source: Personal 204 was originally used as a bathroom before walls, fixtures, and finishes were Records of Carmen Simon Avelar. removed. Consideration could be given to restoring these spaces to their original configurations.
Building Systems In 1995, the Main House received a limited, voluntary seismic upgrade which included new plywood sheathing at the roof and at select locations at the crawlspace. The tower and garage received similar work at the roof, but no strengthening at the foundations. While the buildings are safe for occupancy, a number of structural upgrades are recommended to ensure adequate performance during seismic events.
The mechanical system is in good overall condition. The furnaces were recently replaced and the water heaters appear to be in good working order. The water pipes, however, are a combination of old galvanized steel and copper piping. Current condition outside Exhibit Room While their condition is unknown, prior leaks in the building suggest piping may 104. Loggia has been infilled. be corroding. It is recommended that the pipes be scoped. Based on conditions found, piping may be lined with an epoxy coating or the building may need to be re-piped. The electrical system was partially upgraded in 1988 and appears generally adequate for the building.
Interpretation Prior to significant changes to exhibits or program, it is recommended that a Interpretive Plan be developed for Casa Peralta. An Interpretive Plan is a holistic planning document that defines the intended visitor experience. It can be used
Architectural Resources Group | Casa Peralta Improvements Project 13 Recommendations
to develop consensus on a long-range vision for the building and site, identify consistent themes and messages for interpretation, and help determine how the City can meet experience goals in a cost efficient and sustainable way.
Development of the interpretive plan should include participation by a variety of stakeholders such as City representatives, historians, and existing docents. Consideration should be given to hiring an interpretive specialist to most efficiently guide the process. Once an interpretive plan is defined, existing exhibits or furnishings which are not consistent with the determined themes should be removed or relocated elsewhere.
14 Architectural Resources Group | Casa Peralta Improvements Project Section Eight Priority, Phasing, and Cost
The following pages list recommendations broken down by category, phase, and cost. There are ten overall categories: site, structural, roofs, exterior walls and balconies, windows and doors, accessibility, interior, mechanical, plumbing/fire protection, and electrical. Each recommendation was further categorized using seven factors: ▪▪ Safety/Security ▪▪ Waterproofing ▪▪ Accessibility ▪▪ Energy/Cost Efficiency ▪▪ Increase Rental Value ▪▪ User Comfort/Experience ▪▪ Improve Interpretation Along with costs, these factors can help identify indirect or long-term benefits that may not be readily apparent.
PHASING
Each of the recommendations has also been categorized as a short, medium, or long term improvement. Priorities were assigned based on a number of factors. Improvements were initially categorized based on the following hierarchy: 1. Safety and Structure - Ensure protection of both occupants and the resource itself (i.e. prevent collapse). 2. Stabilize/Waterproof Envelope - Prevent environmental conditions from damaging irreplaceable historic materials and finishes. Loss of original fabric results in loss of historic integrity. 3. Code/Accessibility Upgrades - Ensure universal access for all individuals. 4. Program and Quality Upgrades - Improve the visitor’s overall experience and historical understanding of Casa Peralta. Priority was then adjusted based on additional factors such as risk, cost, feasibility, and value. As a result, a structural improvement may not necessarily be considered high priority if risk or hazard is low. On the other hand, a program upgrade could be considered high priority if it significantly increases rental income, which in turn funds future improvements.
Architectural Resources Group | Casa Peralta Improvements Project 15 Priority, Phaisng, and Cost
Priorities were developed in collaboration with City representatives, but are not absolute. They are best used as a tool to help guide further discussions about funding and phasing options. In addition to City financing, other funding opportunities should be considered, including grants, fundraising, rental, and volunteer support.
CONCEPTUAL COSTS
Budgetary costs are intended for planning purposes only and will be updated in future design phases as scope is further defined. The cost for each line item includes design contingency, labor, materials, and overhead, but excludes soft costs such as design fees and owner’s fees. Escalation is also included in the costs, assuming work will begin August 2017. An average annual escalation rate of 5% can be expected beyond that date.
The costs presented assume work will be carried out by a General Contractor in renovation projects of significant size. Depending on the number of improvements selected and the procurement process, pricing could vary considerably. If few improvements are selected, costs could increase with reduced economy of scale. However, if projects are bid directly to subcontractors, certain costs may be lower due to less overhead and mark-up.
16 Architectural Resources Group | Casa Peralta Improvements Project VALUE VALUE VALUE EFFICIENCY EFFICIENCY EFFICIENCY RENTAL RENTAL RENTAL INTERPRETATION INTERPRETATION INTERPRETATION COMFORT/EXPERIENCE COMFORT/EXPERIENCE COMFORT/EXPERIENCE SHORT TERM IMPROVEMENTS COST COST COST SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE INCREASE INCREASE USER IMPROVE USER IMPROVE MEDIUM TERM IMPROVEMENTS USER IMPROVE LONG TERM IMPROVEMENTS SITE X Install security system at perimeter of site $64,700 X X X Restore fountain to operational condition. Document and salvage $246,900 X X X Provide Sancho Panzo statue at center of fountain to match historic $46,600 all ceramic tile, repair/replace fountain basin substructure, install waterproof membrane, reinstall salvaged ceramic tile, and provide replacement tiles where missing. Provide new recirculating fountain system with treatment/filtration capacity
X Install motion‐sensored, vandal‐resistant lights behind Little Brown $13,000 X X X Restore paving and benches adajcent to fountain. Document and $159,900 X Consider removing metal pickets from upper site wall and replacing $100,900 Church salvage existing tile, repair/replace structural substructure, reinstall with infill panels to match historic condition salvaged tile, and provide replacement tiles where missing.
X X Provide/upgrade site lighting and power to support outdoor events $153,500 X X X Comprehensive repair of ceramic tile at benches and walls at main $690,200 X Consider reconstructing a funtional wall fountain on wall adjacent $69,000 building and site wall. At areas of loss, reinstall salvaged tile in garage (at historic location); compatible in style with the buildings storage or provide replacement tiles X Collect existing decorative tiles and collect loose/ salvaged ceramic N/A X X X Replant area around fountain with plants appropriate to Spanish $50,000 tiles in one location. Store protected. If additional tile pieces come Revival gardens loose, catalogue tile to document original location
X X X Documentation and emergency stabilization of ceramic tile to slow $206,400 X X X Upgrade landscaping at south and west side of house to support $117,500 further loss or deterioration event rental (see plan) X Remove bicentennial monument and flagpole; relocate to more $8,600 X Investigate and repair through‐wall cracks at site wall to ensure $17,200 appropriate off‐site location proper connection between infill wall sections and vertical piers
X Remove exterior features including furniture, exhibits, signs, and $17,200 X Repair EIFS wall caps at the site wall vertical piers; consider $77,600 equipment that are visually incompatible with the historic character replacing with a more durable material like cement plaster of the site X Repair uneven or loose paving to eliminate trip hazards $5,200 X Prep and paint site wall including gates and pickets $46,600 STRUCTURAL X Evaluate strengthening existing shear walls and floor diaphrams to $179,600 resist lateral forces at all buildings X Provide positive connection from the top of unreinforced brick $69,800 foundation walls to the first floor diaphragm at main building
X Add positive connections between wood beams and posts in the $16,000 main building crawlspace X Add positive connections between the wood posts and isolated $17,500 concrete footing in the main building basement X Provide contiuous ties at the roof diaphragm chords of all buildings $63,400
X Add new holdowns and shear transfer clips at the perimeter shear $43,100 walls through the floor at Tower/Guesthouse X Add new sill bolts connections from the existing perimeter shear $12,100 walls to the existing concrete foundations at Tower/Guesthouse
X Investigate floor subsidence at northeast corner of Dining 102 $12,100
ROOFS X Temporarily patch hole in roof where vent pipe was removed $8,600 X X Replace sundeck roof with square quarry tile to match historic $89,200
Architectural Resources Group | Casa Peralta Improvements Project 17
18 Architectural Resources Group | Casa Peralta Improvements Project VALUE VALUE VALUE EFFICIENCY EFFICIENCY EFFICIENCY RENTAL RENTAL RENTAL INTERPRETATION INTERPRETATION INTERPRETATION COMFORT/EXPERIENCE COMFORT/EXPERIENCE COMFORT/EXPERIENCE SHORT TERM IMPROVEMENTS COST COST COST SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE USER IMPROVE USER IMPROVE MEDIUM TERM IMPROVEMENTS USER IMPROVE LONG TERM IMPROVEMENTS X X Replace wood shingle roofing within five years. Provide wood $255,000 shingles at main house and spanish clay tile at tower and garage; replace all sheet metal flashing where occurs X Replace built‐up roofing within the next five years. Replace all sheet $24,400 metal flashing where occurs. Coordinate with roof balustrade repair work X Perform routine maintenance of gutters and downspouts, remove $36,200 debris from gutters. Repair/replace damaged gutter and downspouts as required X Ensure roof deck is accessible only to qualified maintenance N/A personnel. Roof deck has non‐compliant railings EXTERIOR WALLS AND BALCONIES XX Replace/repair deteriorated wood members at porches, stairs, $59,300 X Remove concrete gutter on north side of garage adjacent to wood $22,800 balconies, and roof deck; prep and paint. Coordinate with roof work framing
X Replace/repair detriorated wood trim at eaves and overhangs; prep $45,300 and paint WINDOWS AND DOORS X X X Restore hinged wood doors to garage. Utilize garage as storage. $29,300 X Restore wood windows to operable condition. Windows on south $224,100 X Replace flush‐style doors with more historically‐appropriate panel $34,500 side of Sunroom 206 are in poor condition and may require select doors member replacement. X Remove existing coating at leaded glass windows; install UV panels $6,600 X Replace door hardware with mismatched finishes so hardware sets $25,900 or film if needed to protect archival objects match X Relocate/replace doors closers so operator is located on interior $10,300 (not hallway) side of Rooms 104, 106, and 107 ACCESSIBILITY X Provide disabled accessible signage at accessible entrances to site; $3,400 X Replace non‐compliant door knob hardware with compliant lever‐ $34,500 X X X X Reconfigure Restrooms 106 and 107 to provide accessible stall or $167,200 provide signage at non‐compliant site entrances and paths providing style hardware single occupancy toilet (see plan). New finishes, fixtures, and direction to compliant paths accessories X Add accessible platform lift on west side of front porch $123,300 X Ensure doors with closers meet pressure requirements. Adjust door $2,100 closers as necessary X Alter threshold at front door to meet compliant height and slope $8,600 X Provide video or viewing station (equivalent facilitation) on first $9,500 floor depicting second floor displays for visitors unable to access the second floor (allowance) X Install compliant handrails and stair edge striping at front entrance $9,500 X Install compliant stair handrails: interior stair at Hallway 109, $35,700 stairs exterior stair off Hallway 109, exterior stair to Office 209, and interior stair to Office 210 X Convert Restrooms 106 and 107 to single occupancy toilets (one $58,400 X Install stair edge warning stripes on all exterior and interior stairs $9,300 accessible) by removing excess fixtures and providing compliant accessories. Existing wall configuration and finishes to remain
X Install compliant directional and informational signage. Signs should $3,400 meet size, color, contrast, braille, and mounting height requirements X Ensure exhibits provide compliant passage width, clearances, and N/A maneuvering spaces where visitors circulate INTERIOR X X Repair cracked plaster $115,400 X Replace stained flooring in Janitor 105 $5,200 X Remove plywood from east casework at Foyer 100 and restore to $8,600 original condition
Architectural Resources Group | Casa Peralta Improvements Project 19 20 Architectural Resources Group | Casa Peralta Improvements Project VALUE VALUE VALUE EFFICIENCY EFFICIENCY EFFICIENCY RENTAL RENTAL RENTAL INTERPRETATION INTERPRETATION INTERPRETATION COMFORT/EXPERIENCE COMFORT/EXPERIENCE COMFORT/EXPERIENCE SHORT TERM IMPROVEMENTS COST COST COST SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE SAFETY/SECURITY WATERPROOFING ACCESSIBILITY ENERGY/COST INCREASE USER IMPROVE USER IMPROVE MEDIUM TERM IMPROVEMENTS USER IMPROVE LONG TERM IMPROVEMENTS X X Repair water damaged plaster at ceiling/walls of Janitor 105, Exhibit $19,000 X Replace resilient flooring at kitchen and rear entrance $12,400 X Re‐coat stained sink in Bathroom 201 $1,700 108, and Sunroom 206 X Conduct a paint analysis to determine the original/historic color $13,800 X Insulate attic at main house $15,800 X Replace stainless steel 3‐compartment sink in Kitchen 103 with $25,300 scheme for Casa Peralta period appropriate casework and residential style sink X X Prep and paint interior walls, ceilings, and trim $280,900 X X X Reconfigure Toilet 111 and Storage 112. Increase number of toilets $251,200 X Infill kitchen pass‐through between Dining 102 and Kitchen 103. $44,800 to better support outdoor events and large visitor groups (see plan). Install wood paneling and trim to match adjacent Relocate storage to Garage 115 X X Refinish wood floors $92,000 X X Renovate catering kitchen (Room 110); provide stainless steel $50,100 X Install period‐appropriate window coverings where needed $6,900 counters, refrigerator, and new finishes X X X Replace carpet with a period‐appropriate style or consider leaving $11,600 X Repair small concrete spall at basement stairs $5,200 X Ensure building signage is computer‐generated, commercial‐grade N/A wood floors exposed where in good or repairable condition. In the quality intermediate, temporarily secure loose or torn carpet to prevent tripping hazard X X X Provide period‐apropriate furnishings (allowance) $17,200 X Restore ceramic tile at fireplaces in Exhibit 108 and Office 209. Fill $13,800 X Consider restoring Exhibit 204 to it original function as a bathroom $129,000 loses and cracks and in‐paint to match adjacent (see plan); provide period‐appropriate finishes and fixtures
X Remove surplus storage items from basement, garage, and Storage N/A X Remove institutional exhaust hood over Kitchen 103 stove. Stove is $13,800 X Consider restoring south side of Exhibit 104 to its original $262,900 113. Ensure remaining storage items do not block circulation for display only. Remove exhaust duct to roof and patch walls configuration as an arched loggia with french doors (see plan) pathways or access/clearance to MEP systems X Prepare Interpretive Plan, a planning document used to guide the $25,900 X Relocate paper archives in Exhibit 205 to offsite location with $8,600 development of interpretation and the visitor experience. temperature and humidity control. Provide cabinet doors on open shelving to match historic casework X Remove display items not consistent with interpretation plans N/A
X Consider using Rooms 102 and 104 as small meeting rooms N/A MECHANICAL X Conduct test and balance of the furnaces and ducts. Rebalance and $27,000 seal leaky ducts as necessary X Extend ductwork from tower furnace to Garage 115 through existing $25,900 arch to control dampness (to match prior condition) X Reconnect supply duct to Exhibit Room 204 $8,600 PLUMBING/FIRE PROTECTION X Insulate domestic hot water lines $18,000 X Replace sprinkler heads in basement $7,900 X Perform endoscopic examination of pipes to verify internal $19,400 condition. Foam clean existing piping and line with epoxy X Perform endoscopic examination of pipes to verify internal $142,200 condition. Re‐pipe building with copper or PEX piping ELECTRICAL X Clean and label panelboards to determine spare circuit breakers and $26,400 produce schedules X Evaluate if knob‐and tube wiring is active. Remove or replace $38,300 XXXXInstall period appropriate light fixtures. Where supplemental light is $30,200 needed, install LED downlights or track lights
SHORT TERM IMPROVEMENTS MEDIUM TERM IMPROVEMENTS LONG TERM IMPROVEMENTS SUBTOTAL $1,705,700 SUBTOTAL $2,887,500 SUBTOTAL $1,022,800 DESIGN FEES (15%) $255,855 DESIGN FEES (15%) $433,125 DESIGN FEES (15%) $153,420 TOTAL $1,961,555 TOTAL $3,320,625 TOTAL $1,176,220
Architectural Resources Group | Casa Peralta Improvements Project 21 22 Architectural Resources Group | Casa Peralta Improvements Project Appendix A Existing Plans Appendix A. Existing Plans
24 Architectural Resources Group | Casa Peralta Improvements Project Oak tree
Little Brown Church Gravel parking lot
Wall fountain - not operating
Shrine with mozaic Wall fountain - not operating
Concrete paving with brick bands Turf Storage C L A R K E S T R E T
Concrete paving with brick bands Orange tree
3 Cherry trees Dahlia Garden
Mulch
Casa Peralta Tower/ Guest house Tiled paving and benches
4 Canary Island Date Palms Orange tree Landscape Features from (Phoenix canariensis) Historic Period (1901-1929)
Turf Concrete paving with brick bands
English Yew (Taxus baccata) False Cypress (Chamaecyparis lawsoniana) Rose garden Mulch Mulch Redwood (Sequoia sempervirens) 3 Cherry trees Turf El Camino Real Mission Bell Memorial rocks (3) and benches (4)
Mulch Mulch Smoke Tree (Cotinus coggygria) Mulch Turf Perimeter wall
Tiled entry paving Landscape Features - Middle gate Existing Conditions and Don Quixote tiled fountain and benches - East gate not operating, poor condition Historic Assessment Bicentennial ag pole and monument 3 False Cypress (Chamaecyparis lawsoniana) 0 12.5 25 50 feet Main gate W. E S T U D I L L O S T R E E T
Perimeter wall Middle gate
Perimeter Wall - South Elevation Appendix A. Existing Plans
26 Architectural Resources Group | Casa Peralta Improvements Project EXISTING FIRST FLOOR PLAN CASA PERALTA SCALE: 3/16" = 1'-0" IMPROVEMENTS PROJECT 384 W ESTUDILLO AVENUE SAN LEANDRO, CALIFORNIA 94577 JULY 2016 Appendix A. Existing Plans
28 Architectural Resources Group | Casa Peralta Improvements Project EXISTING SECOND FLOOR PLAN CASA PERALTA SCALE: 3/16" = 1'-0" IMPROVEMENTS PROJECT 384 W ESTUDILLO AVENUE SAN LEANDRO, CALIFORNIA 94577 JULY 2016 Appendix A. Existing Plan
30 Architectural Resources Group | Casa Peralta Improvements Project Appendix B Proposed Plans Appendix B. Proposed Plans
32 Architectural Resources Group | Casa Peralta Improvements Project Gravel Parking Area Plants for butter y/hummingbird garden: Plants associated with Spanish Revival gardens Potential uses: and California missions: - Accessible parking (will need accessible surface Shrubs: Flowers: - Event catering Abutilon Hollyhocks - Tent space for events/weddings Buddleja Delphinium Trees: Vines and Flowers: Olive trees - Accessible restroom for events Fuchsia Marigold Grapes - Temporary ooring/matting for events Canary Island date palms Lilac Columbine Matilija poppy* Fig trees Jasmine Buckwheat Sweet pea Preserve historic oak tree Gravel parking area Little Brown Sage Walnut trees Lemon verbena Church Penstemon Pecan trees Hollyhocks Patio Garden Ribes California pepper trees Carnation For larger events and wedding parties California bay* Delphinium - Improve lighting for evening use California fan palm* Geranium Create operating wall fountain in location of historic Monterey cypress* Larkspur wall fountain Preserve historic shrine with mosaic Iris Shrubs: Narcissus Toyon* Poppy West Garden Hollyleaf cherry* Marigold Redesigned space to host events ,wedding Elderberry* Bougainvillea ceremonies, and performing arts. Storage Prickly pear cactus Dahlia - Trellis and ceremony circle Roses Calla lily - Remove orange tree Lilac Nasturtium Jasmine - Central path Sage *California Native Plants - turf or decomposed granite for Cordyline ceremony seating (up to 112 seats) Lavender Dahlia Oleander - perennial border gardens Garden - screen hedge C L A R K E S T R E T
Casa Peralta Tower/ Preserve Dahlia Garden Guest house
Preserve historic Canary Island date palms Bird Bath Garden Preserve historic bird bath and replant area as butter y/hummingbird garden
Southwest Garden Redesigned space to host small events. East Patio Garden Patio garden for small events, History Museum & Gallery events, and daily - Enlarge turf area use as a cafe-style seating area with small Paris-style tables and chairs - Rose garden border - Preserve the two remaining trees of the “Three Graces” - Low boxwood hedge - Close gate except during some events - Rehabilitate planting areas - Preserve turf panels - Improved lighting
Conservation and preservation of historic Landscape Features - Historic Fountain Garden tiled entry paving Restore as the centerpiece of the historic property. Recommendations - Restore Don Quixote tiled fountain and benches - Remove Bicentennial ag pole and monument - Replant garden around fountain with low boxwood hedge border, and plants appropriate for Spanish Revival gardens W. E S T U D I L L O S T R E E T - Replant four large trees that have outgrown design intent 0 12.5 25 50 feet
Repair damaged wall ziggurat ornaments
Perimeter Wall - South Elevation SEPTEMBER 2016 Appendix B. Proposed Plans
34 Architectural Resources Group | Casa Peralta Improvements Project Accessibility in gravel parking area could be improved for events with temporary matting or event ooring Little Brown Church Accessible parking: Consider portion of gravel parking area for Gravel parking area accessible parking space(s) - would require accessible surface. (2 existing accessible spaces are located in front of the History Museum and Art Gallery)
Storage C L A R K E S T R E T
Dahlia Garden
Casa Peralta Tower/ Guest house
Accessible paths of travel. Maintain paved surfaces. Repair cracks and keep free of Restore wheelchair lift for access to rst debris. oor of house
Museum and Gallery
Main Gate - primary access gate for entry to house museum and for daily access to grounds Site Circulation and Accessibility
Middle Gate - primary access gate for events and for daily access to grounds East Gate - use during events at Museum and Gallery, closed at other times
0 12.5 25 50 feet W. E S T U D I L L O S T R E E T
Main Gate Middle Gate East Gate SEPTEMBER 2016 Appendix B. Proposed Plans
36 Architectural Resources Group | Casa Peralta Improvements Project
38 Architectural Resources Group | Casa Peralta Improvements Project
Appendix B. Proposed Plans
40 Architectural Resources Group | Casa Peralta Improvements Project
Appendix B. Proposed Plans
42 Architectural Resources Group | Casa Peralta Improvements Project Appendix C Existing Condition Photos Appendix C. Existing Condition Photos
44 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Exterior
View of the south-west corner of the property from the corner of Clarke Street and W. Estudillo Avenue. Note the metal pickets on the upper portion of the site wall are not historic.
Architectural Resources Group | Casa Peralta Improvements Project 45 Appendix C. Existing Condition Photos
Perimeter wall along W. Estudillo Avenue. Note damage to the top of the pier.
46 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Main Gate at the south elevation perimeter wall, views from outside and inside.
Architectural Resources Group | Casa Peralta Improvements Project 47 Appendix C. Existing Condition Photos
South elevation, view of the front porch.
48 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
View of the porch from south-east corner. View of the porch from south-west corner.
Architectural Resources Group | Casa Peralta Improvements Project 49 Appendix C. Existing Condition Photos
View of the landscape features in front of the house.
50 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
View of the landscape features in front of the house.
Architectural Resources Group | Casa Peralta Improvements Project 51 Appendix C. Existing Condition Photos
Don Quixote tiled fountain and benches in front of the house.
52 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Tiled benches at inside of the south elevation perimeter wall.
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Tile damage at inside of the perimeter wall.
54 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
South elevation, view of the tower/guesthouse.
Architectural Resources Group | Casa Peralta Improvements Project 55 Appendix C. Existing Condition Photos
East elevation of the tower/guest house.
56 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
West elevation of the garage.
Architectural Resources Group | Casa Peralta Improvements Project 57 Appendix C. Existing Condition Photos
Fence along north elevation.
58 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
View of the tower from north-west corner.
Architectural Resources Group | Casa Peralta Improvements Project 59 Appendix C. Existing Condition Photos
North elevation of the house. Note the fan and exhaust flue outside the kitchen.
60 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
West side of the porch with missing accessible lift. Wood damage at second floor deck railings.
Architectural Resources Group | Casa Peralta Improvements Project 61 Appendix C. Existing Condition Photos
Example of a non-functional site feature which is not compatible with the historic nature of the site.
62 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Tiled benches.
Architectural Resources Group | Casa Peralta Improvements Project 63 Appendix C. Existing Condition Photos
Tile damage.
64 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
View of the tower from west side.
Architectural Resources Group | Casa Peralta Improvements Project 65 Appendix C. Existing Condition Photos
East elevation of the second floor sunroom.
66 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Railings at the second floor sundeck.
Architectural Resources Group | Casa Peralta Improvements Project 67 Appendix C. Existing Condition Photos
Wood deterioration and paint failure at the second floor deck.
68 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Interior
Front porch.
Architectural Resources Group | Casa Peralta Improvements Project 69 Appendix C. Existing Condition Photos
Foyer (#100).
70 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Dining Room (#102).
Architectural Resources Group | Casa Peralta Improvements Project 71 Appendix C. Existing Condition Photos
Dining Room (#102), looking at kitchen (#103). Note the pass-through which is not historic.
72 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Kitchen (#103). Note the institutional sink and exhaust hood.
Architectural Resources Group | Casa Peralta Improvements Project 73 Appendix C. Existing Condition Photos
Janitor’s closet (#105)
74 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Staircase to the second floor.
Architectural Resources Group | Casa Peralta Improvements Project 75 Appendix C. Existing Condition Photos
Exhibit Room (#202).
76 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Exhibit Room (#205).
Architectural Resources Group | Casa Peralta Improvements Project 77 Appendix C. Existing Condition Photos
Tile damage at fireplace in Exhibit Room (#203).
78 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Bathroom (#201)
Architectural Resources Group | Casa Peralta Improvements Project 79 Appendix C. Existing Condition Photos
Wood window condition at a second floor window.
80 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Attic.
Architectural Resources Group | Casa Peralta Improvements Project 81 Appendix C. Existing Condition Photos
Storage at the basement.
82 Architectural Resources Group | Casa Peralta Improvements Project Appendix C. Existing Condition Photos
Interior of the garage.
Architectural Resources Group | Casa Peralta Improvements Project 83 Appendix C. Existing Condition Photos
84 Architectural Resources Group | Casa Peralta Improvements Project Appendix D Structural Report Appendix D. Structural Report
86 Architectural Resources Group | Casa Peralta Improvements Project
STRUCTURAL ASSESSMENT
of
Casa Peralta Main House, Tower/Guest House, Garage/Storage Shed, and Site Wall 384 West Estudillo Avenue San Leandro, California
May 2016
TRSE Reference Number: 2015.139.00
BY IN COLLABORATION WITH: TUAN AND ROBINSON, ARCHITECTURAL RESOURCES GROUP STRUCTURAL ENGINEERS, INC. Pier 9, The Embarcadero 444 Spear Street, Suite 101 San Francisco, CA 94111 San Francisco, California 94105 (415) 421-1680 (415) 957-2480
TABLE OF CONTENTS
1.0 INTRODUCTION...... 1
2.0 BUILDING DESCRIPTION ...... 3
3.0 STRUCTURAL EVALUATION...... 6
4.0 STRUCTURAL DEFICIENCIES...... 7
5.0 CONCLUSIONS AND RECOMMENDATIONS ...... 9
APPENDIX A - ASCE 41-13 CHECKLISTS
APPENDIX B - PHOTOGRAPHS
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 1
1.0 INTRODUCTION
We performed a site visit on March 2, 2016 to the Casa Peralta Complex in order to prepare our structural assessment of the Casa Peralta Main House, Tower/Guest House, Garage/Storage Shed, and Site Wall at 384 West Estudillo Avenue in San Leandro, CA. The buildings were assessed using the Tier 1 evaluation procedures of the Seismic Evaluation and Retrofit of Existing Buildings (ASCE 41-13)1. A Tier 1 evaluation consists of a checklist of structural evaluation statements for a particular building type. Statements that are deemed compliant identify structural issues that are acceptable to the criteria contained in ASCE 41-13. Non- compliant statements identify potential structural deficiencies that require further investigation using the Tier 2 evaluation procedures. A Tier 3 detailed evaluation is required for non- compliant statements identified by the Tier 2 evaluation procedures. Note that we only used the ASCE 41-13 Tier 2 analysis procedures where required for non-compliant statements in the Tier 1 evaluation and where we had adequate building information to complete the Tier 2 evaluation procedures. The subject buildings were evaluated to the Life Safety Performance Level of ASCE 41-13 that is defined as:
Building performance that includes damage to both structural and nonstructural components during a design earthquake, such that: (a) at least some margin against either partial or total structural collapse remains, and (b) injuries may occur, but the overall risk of life-threatening injury as a result of structural damage is expected to be low. A building which meets the goals of the Life Safety Performance Level may not be usable after a major seismic event, but the inhabitants should be able to exit the building safely. Conversely, if a higher performance level is desired ASCE 41-13 defines an Immediate Occupancy Performance Level as follows:
Building performance that includes damage to both structural and nonstructural components during a design earthquake, such that: (a) after a design earthquake, the basic vertical and lateral force resisting systems retain nearly all of their pre-earthquake strength, and (b) very limited damage to both structural and nonstructural components is anticipated during the design earthquake that will require some minor repairs, but the critical parts of the building remain habitable. Our structural assessment was based on conditions observed during our site visit, engineering judgment, and a non-detailed review of the following drawings and documents.
Remodeling and Rehabilitation of The Casa Peralta, Architectural and Structural Drawings by Humberto E. Bermudez & Associates dated May 1975 Casa Peralta Roof Drawings by the City of San Leandro Public Works Department dated August 1981 Casa Peralta Rear Wall Removal and Rear Fence Replacement Drawings by the City of San Leandro Public Works Department dated May 1987 Casa Peralta Perimeter Wall Structural Drawings by EQE International dated December 1995
1 Seismic Evaluation and Retrofit of Existing Buildings – ASCE Standard 41-13, American Society of Civil Engineers, 2013
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 2
Casa Peralta Seismic Upgrade and Repair Structural Drawings by EQE International dated January 1996
Note that no finishes were removed and no materials testing was done.
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 3
2.0 BUILDING DESCRIPTION
According to available drawings and documents, the Casa Peralta Main House was constructed as a Colonial Revival style home in 1901 and later expanded and renovated in 1927 to become a Spanish Revival casa. The 1927 expansion and renovation included adding a Tower/Guest House building with a connecting Sun Deck adjacent to the east end of the Main House, and a Garage/Storage Shed building to the north of the Tower/Guest House building. A free-standing garden site wall surrounds the property. The north and east sides of the garden site wall were removed in 1987 and 1995.
The Main House is a two-story wood framed building with a partial basement and remaining crawl space area on a level site. The Main House building is generally rectangular in plan with approximate plan dimensions of 63 feet (east-west) by 40 feet (north-south). See photos #1 and #2 of the south elevation of the building, photo #3 of the second floor wall at the east elevation of the building, photo #4 of the north elevation of the building, photo #4 of the north elevation of the building, and photo #5 of the west elevation of the building in the photograph Appendix B at the end of this report. The one-story wood framed connecting Sun Deck building is approximately 26 feet (east-west) by 21 feet (north-south) adjacent to the east side of the Main House (see photos #6 and #7 in Appendix B). The two-story wood framed Guest House building is approximately 31 feet (east-west) by 18 feet (north-south) adjacent to the east side of the connecting Sun Deck building (see photos #8 and #9 in Appendix B). The three-story wood framed Tower building is approximately 17 feet square and adjacent to the north side of the Guest House (see photo #10 and #11 in Appendix B). The one-story wood framed Garage/Storage Shed building is approximately 23 feet (east-west) by 13 feet (north-south) and is approximately 6 feet north of the Tower building (see photos #12 and #13 in Appendix B).
The Main House original roof framing consists of 1x straight skip roof sheathing over full dimension 2” x 6” roof rafters spaced at 32 inches on center that span to the 1x ridge beam, 2” x 5 ½” hip beams and the perimeter wood framed attic cripple walls. The attic cripple walls are supported by full dimension 2” x 5 ½” ceiling joists spaced at 16 inches on center that bear on the perimeter wood framed walls. The City of San Leandro completed roof repair and strengthening work in 1981 that included adding plywood roof sheathing over the original skip roof sheathing, partial length 2x6 scabs to each rafter, and 1x6 rafter collar ties on each side of the rafters at the 1x ridge beam (see photos #14 and #15 in Appendix B). Additional 1981 Roof repair work included the addition of new blocking between the roof fraters with framing clips to the top plate of the perimeter wood framed attic cripple walls and plywood sheathing to the cripple walls at the four corners and two longitudinal sides of the attic space (see photos #16 and #17 in Appendix B). The second floor framing and sheathing was not observable, but is assumed to be the same as the first floor framing and sheathing that consists of 1x straight floor sheathing over full dimension 2” x 9 ½” joists spaced at 16 inches on center that span interior 6x6 wood beams and perimeter wood framed and unreinforced brick walls in the crawl space (see photos #18 and #19 and #20 in Appendix B). Historical drawings and documents indicate that the original perimeter wood framed walls consist of 1x horizontal siding over wood studs. The interior wood posts are supported by isolated concrete footings and the perimeter wood framed walls in the crawl space were strengthened with plywood sheathing on the inside face of the walls in 1996. Additionally in 1996, a second floor window at the north side of the east elevation was infilled and strengthened with plywood wall sheathing.
The Sun Deck roof framing was not observed, but the 1975 remodel and rehabilitation drawings indicate that 5/8” plywood was added or replaced the existing roof sheathing over 2x12 roof
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 4
joists spaced at 16 inches on center that spanned to the perimeter longitudinal wood framed walls. The first floor framing was observed in the basement/crawl space area and consists of 1x straight floor sheathing over 2” x 9 ½” joists spaced at 16 inches on center that span to an interior 2” x 9 ½” beam and the perimeter wood famed walls (see photos #21 and #22 in Appendix B). The interior beam is supported by wood posts and isolated concrete footings, and the perimeter wood framed walls in the crawl space were strengthened with plywood sheathing on the inside face of the wood framed walls in 1996 (see photo #23 in Appendix B).
The Guest House roof consists of plywood sheathing over 1x straight roof sheathing over 2” x 5½” roof rafters and 2” x 5½” ceiling joists spaced at 16 inches on center that span to the perimeter wood framed walls (see photos #24 and #25 in Appendix B). The plywood roof sheathing was added as part of the seismic upgrade and repair work designed by EQE International in 1996. The Guest House floor framing and foundation were not observable and it does not appear that any structural work was completed other than removing the existing clay tile roof and adding plywood sheathing over the existing 1x straight roof sheathing. Note that a report written by EQE International in 1995 recommended adding plywood sheathing to the inside face of several walls on the first and second floor, but it does not appear that the wood framed walls were sheathed because this structural work was noted in the report as a damage priority and not a collapse priority. The 1996 seismic upgrade and repair work appeared to only address the collapse priority work noted in the 1995 EQE International report.
The Tower roof framing was not observed, but the 1996 seismic upgrade and repair work designed by EQE International noted the addition of ½” plywood over the existing 1x skip sheathing and stapled to the existing roof framing below. The inside face of the ceiling and wall finish in the first floor of the Tower building consists of 1” x 5” straight boards over the existing ceiling and wall framing (see photo #26 in Appendix B). Additionally, there was no access to the upper floors of the Tower. It is assumed that the second and third floor framing consists of 1x straight floor sheathing over wood joists that span to the perimeter wood famed walls.
The Garage/Storage Shed roof framing was not observed, but the 1996 seismic upgrade and repair work designed by EQE International noted the addition of ½” plywood over the existing 1x roof sheathing and stapled to the existing roof framing below. The inside face of the ceiling and wall finish in the Garage/Storage Shed consists of 1” x 5” straight boards over the existing roof, ceiling and wall framing (see photo #27 in Appendix B). There is a horizontal crack observed in the exterior west wall elevation adjacent to the window and it appears there has been settlement that has occurred causing separation above the window and door at this wall elevation (see photos #28 and #29 in Appendix B). The wood framed walls are supported on a concrete foundation wall (see photo #30 in Appendix B) and the 1996 seismic upgrade and repair drawings by EQE International note the addition of 5/8” diameter anchor bolts spaced at 6 feet on center if not already present. The anchor bolts were not observed during our site visit and should be verified in the field.
The lateral force (seismic and wind) resisting system of the Main House, Sun Deck, Guest House, Tower, and Garage/Storage Shed buildings consist of the roof sheathing and floor sheathing serving as horizontal diaphragms that transfer design lateral forces to the perimeter wood framed walls in the longitudinal and transverse directions. The design lateral forces are transferred through the perimeter wood framed walls into the building foundation.
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 5
The Site Wall is a free-standing concrete and brick wall on the west and south sides of the property. The site wall on the east and north sides of the property were removed in 1987 and 1995. The site wall was strengthened in 1995 with the addition of cantilevered concrete piers embedded approximately 10 feet in the ground that transition to square concrete piers approximately 1’-6” minimum above adjacent grade and doweled to the inside face of the site wall (see photo #31 in Appendix B). Additionally, concrete pilasters above the cantilevered concrete piers and concrete beams are doweled to the inside face of the main entry gate site wall (see photo #32 in Appendix B).
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 6
3.0 STRUCTURAL EVALUATION
The structural evaluation described herein reflects conditions observed during our site visit, engineering judgment, a review of available documents and a Tier 1 evaluation of the buildings. A Tier 1 evaluation consists of a checklist of structural evaluation statements for a particular building type. Statements that are deemed compliant identify structural issues that are acceptable to the criteria contained in ASCE 41-13. Non-compliant statements identify potential structural deficiencies that require further investigation using the Tier 2 evaluation procedures. A Tier 3 detailed evaluation is required for non-compliant statements identified by the Tier 2 evaluation procedures. Note that we only used the ASCE 41-13 Tier 2 analysis procedures where required for non-compliant statements in the Tier 1 evaluation and where we had adequate building information to complete the Tier 2 evaluation procedures.
The Tier 1 evaluation and Tier 2 analysis procedures of the buildings were completed using the Life-Safety Structural Checklist for Building Type W1: Wood Light Frames in a region of high seismicity.
The construction quality and materials used are good compared to other properties of similar age and construction type in the vicinity.
The liquefaction potential was not determined for this site. Liquefaction potential represents the likelihood that the site may suffer ground failure due to liquefaction. Liquefaction occurs when saturated, cohesionless soil below the groundwater table experiences a temporary loss of shear strength due to strong ground motion. Ground failure due to liquefaction may cause foundation failure, differential settlement and substantial structural damage. If the liquefaction potential is high, settlement of the foundation could occur during a seismic event. Our evaluation did not include completing the Geologic Site Hazards and Foundations, and Nonstructural Components checklists.
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 7
4.0 STRUCTURAL DEFICIENCIES
The existing buildings appear to have been constructed in accordance with the state and/or local governing regulations for building construction in place at the time of construction. The building may not meet current building code requirements, as there have been significant changes in code requirements for both design force levels and detailing since the wood framed buildings were constructed. Due to these changes in detailing and force levels, the existing lateral force resisting system and associated detailing may not have sufficient capacity to resist and transfer current code level lateral forces. However, it should be noted that buildings that are deemed in compliance with the criteria set forth in ASCE 41-13 might not necessarily be in conformance with current building code requirements.
The Tier 1 evaluation and Tier 2 analysis procedures identified the following statements that were non-compliant and might be potential structural deficiencies for a Life Safety Performance Level:
MAIN HOUSE
1. The existing wood shear walls in the longitudinal and transverse directions at the first and second floors are not adequate to resist ASCE 41-13 design earthquake lateral forces. 2. The first and second floor diaphragms may not be adequate to resist ASCE 41-123 design earthquake forces. 3. The top of the unreinforced brick foundation walls does not have a positive connection to the floor diaphragm to resist ASCE 41-13 design out-of-plane earthquake lateral forces. 4. There is not a positive connection between the wood beams and wood posts in the crawl space. 5. There is not a positive connection between the wood posts and isolated concrete footings in the crawl space. 6. The roof diaphragm top plate chord is not continuous.
SUN DECK BUILDING
7. The existing wood shear walls in the longitudinal and transverse directions at the first floor is not adequate to resist ASCE 41-13 design earthquake lateral forces. 8. The first floor diaphragm may not be adequate to resist ASCE 41-123 design earthquake forces. 9. There is not a positive connection between the wood beams and wood posts in the basement. 10. There is not a positive connection between the wood posts and isolated concrete footings in the basement. 11. The roof diaphragm top plate chord is not continuous.
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 8
GUEST HOUSE BUILDING
12. The existing wood shear walls in the longitudinal and transverse directions at the first and second floors are not adequate to resist ASCE 41-13 design earthquake lateral forces. 13. The perimeter shear walls at the first floor are not bolted to the existing concrete foundation. 14. The perimeter shear walls do not have an interconnection between stories to transfer ASCE 41-13 design earthquake overturning and shear forces through the floors. 15. The first and second floor diaphragms may not be adequate to resist ASCE 41-123 design earthquake forces. 16. The roof diaphragm top plate chord is not continuous.
TOWER BUILDING
17. The existing wood shear walls in the longitudinal and transverse directions at the first, second, and third floors are not adequate to resist ASCE 41-13 design earthquake lateral forces. 18. The perimeter shear walls at the first floor are not bolted to the existing concrete foundation. 19. The perimeter shear walls do not have an interconnection between stories to transfer ASCE 41-13 design earthquake overturning and shear forces through the floors. 20. The second and third floor diaphragms may not be adequate to resist ASCE 41-123 design earthquake forces. 21. The roof diaphragm top plate chord is not continuous.
GARAGE/STORAGE SHED
22. The existing wood shear walls in the longitudinal and transverse directions at the first floor is not adequate to resist ASCE 41-13 design earthquake lateral forces. 23. The roof diaphragm top plate chord is not continuous.
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 9
5.0 CONCLUSIONS AND RECOMMENDATIONS
Our ASCE 41-13 evaluation indicates that during the design earthquake, structural damage to the existing one-story wood framed shear wall buildings may occur due to the structural deficiencies noted above. To mitigate the structural deficiencies of the lateral force resisting system of the existing one-story buildings noted above, we recommend the following for a Life Safety Performance Level assuming the existing building continues in its current use.
MAIN HOUSE
1. Strengthen the existing wood shear walls in the longitudinal and transverse direction at the first and second floors to resist ASCE 41-13 design earthquake lateral forces. 2. Strengthen the first and second floor diaphragms to resist ASCE 41-13 design earthquake lateral forces. 3. Provide a positive connection from the top of the unreinforced brick foundation walls to the first floor diaphragm to resist ASCE 41-13 design out-of-plane earthquake forces. 4. Add positive connections between the wood beams and wood posts in the crawl space. 5. Add positive connections between the wood posts and isolated concrete footings in the crawl space. 6. Provide continuous ties at the roof diaphragm chords of the building.
SUN DECK BUILDING
7. Strengthen the existing wood shear walls in the longitudinal and transverse direction at the first floor to resist ASCE 41-13 design earthquake lateral forces. 8. Strengthen the first floor diaphragm to resist ASCE 41-13 design earthquake lateral forces. 9. Add positive connections between the wood beams and wood posts in the basement. 10. Add positive connections between the wood posts and isolated concrete footings in the basement. 11. Provide continuous ties at the roof diaphragm chords of the building.
GUEST HOUSE
12. Strengthen the existing wood shear walls in the longitudinal and transverse direction at the first and second floors to resist ASCE 41-13 design earthquake lateral forces. 13. Add new holdowns and shear transfer clips at the perimeter shear walls through the floors to resist ASCE 41-13 design earthquake overturning and shear forces. 14. Add new sill bolt connections from the existing perimeter shear walls to the existing concrete foundations to resist ASCE 41-13 design earthquake lateral forces. 15. Strengthen the first and second floor diaphragms to resist ASCE 41-13 design earthquake lateral forces. 16. Provide continuous ties at the roof diaphragm chords of the building.
Casa Peralta Tuan and Robinson, Structural Engineers, Inc. Structural Assessment Page 10
TOWER BUILDING
17. Strengthen the existing wood shear walls in the longitudinal and transverse direction at the first, second, and third floors to resist ASCE 41-13 design earthquake lateral forces. 18. Add new holdowns and shear transfer clips at the perimeter shear walls through the floors to resist ASCE 41-13 design earthquake overturning and shear forces. 19. Add new sill bolt connections from the existing perimeter shear walls to the existing concrete foundations to resist ASCE 41-13 design earthquake lateral forces. 20. Strengthen the second and third floor diaphragms to resist ASCE 41-13 design earthquake lateral forces. 21. Provide continuous ties at the roof diaphragm chords of the building.
GARARGE/STORAGE SHED
22. Strengthen the existing wood shear walls in the longitudinal and transverse direction at the first floor to resist ASCE 41-13 design earthquake lateral forces. 23. Provide continuous ties at the roof diaphragm chords of the building.
The recommended strengthening measures are intended to meet the ASCE 41-13 Life Safety Performance Level. Our structural assessment was based on conditions observed during our site visit, engineering judgment, and a non-detailed review of available drawings and documents. Note that no finishes were removed and no materials testing was done. Please note that further building investigation should be completed to determine specific details of construction and material strengths to verify the extent of the structural deficiencies noted above and determine if additional deficiencies exist.
No geological information was available for our review. High liquefaction potential could cause additional damage during a seismic event. Site-specific investigation of liquefaction and slope failure potential by a Certified Engineering Geologist (CEG) or Registered Civil Engineer may show this hazard to be significant. If the ground failure hazard is significant, suitable mitigation measures may be proposed and implemented to reduce the hazard.
Appendix A ASCE 41-13 Checklists
Appendix B Photographs
Photo #1 – West End of the South Elevation of the Main House.
Photo #2 – East End of the South Elevation of the Main House.
Photo #3 – Second Floor Wall at the East Elevation of the Main House.
Photo #4 – North Elevation of the Main House.
Photo #5 – West Elevation of the Main House.
Photo #6 – South Elevation of the Connecting Sun Deck Building.
Photo #7 – North Elevation of the Connecting Sun Deck Building.
Photo #8 – South Elevation of the Guest House Building.
Photo #9 – East Elevation of the Guest House Building.
Photo #10 – East Elevation of the Tower Building.
Photo #11 – West Elevation of the Tower Building.
Photo #12 – Southeast Corner of the Garage/Storage Shed Building.
Photo #13 – West Elevation of the Garage/Storage Shed Building.
Photo #14 – Plywood Roof Sheathing and 1x Skip Roof Sheathing over 2”x6” Roof Rafters with 2x6 Scabs to 1x Ridge Beam and 1x6 Rafter Collar Ties at Main House Attic.
Photo #15 – Plywood Roof Sheathing and 1x Skip Roof Sheathing over 2”x6” Roof Rafters with 2x6 Scabs to 2”x5 ½” Hip Beam at Main House Attic.
Photo #16 – Plywood Sheathing in the corner of the Attic Cripple Walls at the Main House.
Photo #17 – Blocking and Framing Clips Between Roof Rafters at the Main House.
Photo #18 – First Floor Joists Supported by Interior Wood Beams and Wood Posts.
Photo #19 – First Floor Joists Supported by Perimeter Wood Framed Walls.
Photo #20 – First Floor Joists Supported by Unreinforced Brick Walls and Secondary Support Beams and Posts.
Photo #21 – First Floor Joists Supported by Interior Wood Beam and Wood Post in Crawl Space of Sun Deck Building.
Photo #22 – First Floor Joists Supported by Interior Wood Beam and Perimeter Wood Framed Wall in Crawl Space of Sun Deck Building.
Photo #23 – Blocking and Framing Clips Between First Floor Joists at the Sun Deck Building.
Photo #24 – Roof Rafters, Ceiling Joists and Gable End Wall at Guest House Building.
Photo #25 – Plywood Sheathing over 1x Straight Roof Sheathing and Roof Rafters at Guest House Building.
Photo #26 – 1” x 5” Straight Boards over Ceiling and Wall Framing at The Tower Building.
Photo #27 – 1” x 5” Straight Boards over Roof, Ceiling and Wall Framing at the Garage/Storage Shed Building.
Photo #28 – Wall Crack at West Wall Elevation Adjacent Garage/Storage Shed Building.
Photo #29 – Wall Separation Above Door and Window at West Elevation of Garage/Storage Shed Building.
Photo #30 – Wood Framed Walls and Concrete Foundation Wall at Garage/Storage Shed Building.
Photo #31 – Concrete Piers on Inside Face of Site Wall
Photo #32 – Concrete Pilasters and Beams Around the Inside Face of the Main Gate Entry.
Appendix E MEP Report Appendix E. MEP Report
88 Architectural Resources Group | Casa Peralta Improvements Project
MECHANICAL AND ELECTRICAL SYSTEMS EVALUATION FOR CASA PERLATA, SAN LEANDRO, CA
Prepared for Architectural Resources Group
By Guttmann & Blaevoet
April 2, 2016
2351 Powell Street, San Francisco, CA 94133 p 415.655.4000 f 415.655.4001 SAN FRANCISCO SACRAMENTO SANTA ROSA CHINA www.gb-eng.com Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 2 of 17
Table of Contents
Introduction 3
Building Description 3
HVAC Systems Description and Evaluation 4
Plumbing and Fire Protection Systems Description and Evaluation 7
Electrical Systems Description and Evaluation 11
HVAC Systems Recommendations 16
Plumbing and Fire Protection Systems Recommendations 17
Electrical Systems Recommendations 17
APPENDIX A 18
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 3 of 17
1. Introduction
This report is an evaluation of the mechanical and electrical (HVAC, Plumbing and Fire-Protection and Electrical) systems at Casa Peralta in San Leandro, CA.
As-built drawings were not available for this evaluation. Information in this report was obtained from a site visit on March 2nd, 2016 and discussions with ARG.
The purpose of this report is to evaluate the mechanical and electrical systems in the building with a view to identifying MEP upgrades required to support the continued use for the facility.
2. Building Description
Casa Peralta was constructed as a single family home in 1901. The building was used as a rest home from 1938 until 1957 when it became Gilmore Hospital, a sanitarium and treatment facility for alcohol addiction. The building was last occupied in 1969. Systems have continued to be serviced and maintained as a museum since that time.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 4 of 17
3. HVAC Systems Description and Evaluation
The main building has a single gas furnace located in the basement with duct distribution in the basement and crawl space to the first floor, and in the attic (via a shaft) for the second level. The furnace appears to have been recently replaced and is in good condition.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 5 of 17
The Tower House has a furnace in the lower utility room and duct distribution to the occupied spaces. The original ductwork across the arch to the garage has been removed, and could be replaced if heating to the garage is desired. The furnace appears to have been recently replaced and is in good condition.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 6 of 17
It is our understanding that the main building range and hood are no longer in use and that the external fan and ductwork could be removed for aesthetic concerns.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 7 of 17
4. Plumbing and Fire Protection Systems Description and Evaluation
Domestic Water:
All of the visible water piping in the building is a combination of old galvanized steel and copper piping. The copper piping installed before 1988 uses 50/50 lead solder on its joints. It has been noted that there are many places where the steel and copper are connected with little or no dielectric isolation. It appears that the underground water line (galvanized steel pipe) from the old tower’s water tank location was used for the distribution of the EBMUD-metered water system back to the tower and main house. We were not informed of any water piping problems currently in the property. However, it has been noted that there is no insulation installed on any of the hot water piping.
The following are options that can be taken to remedy the problems with the currently installed piping:
1. Re-pipe the portions of the building that will be used in the future with new copper piping using non-lead solder. 2. Re-pipe the building with Pex piping. 3. Clean the entire building piping system by forcing cleaning foam through the piping. This will remove internal corrosion, after which the inside of the piping can be lined with an epoxy coating.
Because we found no pressure reducing regulators, the EBMUD water meter in the sidewalk to the west should be at a pressure less than 80 psi.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 8 of 17
Water Heaters:
The two gas water heaters (one in the main building and one in the water tower) appear to be in good working order.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 9 of 17
Fixtures:
All plumbing fixtures, faucets and flush valves appear to be in working order for use of the museum exhibits (these could be replaced with more period-style units). We suggest installing a new toilet facility in the utility parking lot for the public use of the building. With the exception of the 2nd floor toilet in the main house, all current toilets have been verified to have a flow rate of 1.6 gpf. Most of the current restrooms do not comply with current ADA requirements.
Fire Systems:
The fire sprinkler system is limited to some sprinkler heads in the basement utility areas and mechanical room. The water supply to the fire system appears to be an NFPA 13 D designed system fed from the domestic water to the main house, only serving the accessible areas of the basement. There was no connection found at the time of this evaluation, and no inspections tags were noted in the building. It was also noted that no fire service at the street had been found.
Storm Drainage:
No problems with the storm drainage system were noted. It is a gutter and sheet metal downspout system.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 10 of 17
Natural Gas:
The natural gas system appears to be working properly, and is adequately sized for the existing building. The meter is located in an external structure in the back yard of the house. It has a seismic gas valve installed before the meter.
Sanitary Sewer:
On the building’s sanitary drainage system, there is a combination of cast iron, galvanized steel, copper DWV and black plastic piping. The older cast iron piping is most likely at the end of its life cycle (100 years), and should be replaced. It was noted that the tower tub and main kitchen 3-compartment sink have waste connections with no vent connections. To test for a leaking drainage system, a peppermint oil test or smoke test method can be performed on a sealed and trapped system to identify leaking or broken pipes.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 11 of 17
5. Electrical Systems Description and Evaluation
Power:
There is one electrical service to the facility. The service equipment is located outdoors at the North-West corner of the site in front of the Little Brown Church, near Clarke Street. The service equipment consists of an exterior enclosure approximately 2 feet by 3 feet by 4 feet high with an exterior utility meter on the North 2 foot side and a series of 10 duplex receptacles and one large, approximately 50Amp, receptacle on the South 2 foot side. The enclosure is believed to contain a 200Amp panelboard with 200Amp, 2 pole, main circuit breaker serving the panelboards inside the main house, in the basement.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 12 of 17
There are five (5) panelboards on the property in addition to the panelboard at the service entrance. There are three panelboards in the basement of the main house near the center on the North side, Panel B, Panel B1, and Panel B2. There is one panel on the second floor of the main house, Panel A. There is a 4 circuit fuse box outside the toilet room in the Tower House. There is a kitchen panel on the exterior of the Tower House inside the Arch. There is a panel in the Tower House Apartment just inside the attic space. There are drawings from a 1979 and a 1988 remodel available, that have some electrical information on them.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 13 of 17
The panelboards appear to be in serviceable condition although several code deficiencies were discovered as to access to the panelboards, locations of the panelboards, and mounting heights above finished floor. These conditions have been in place for many years but steps should be taken to correct these deficiencies.
The utility equipment consists of an off-site transformer and a revenue meter as mentioned above. The service voltage is 240/120V single phase at 200 Amps. The service to the site is below grade.
The service equipment appears to be in good condition, and would be serviceable for the planned use of the building. The exterior service equipment is fitted with several receptacles as noted above and it appears to be set up for events to take place in the gravel area in front of the Little Brown Church.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 14 of 17
The panelboards throughout the buildings distribute power via a variety of wiring methods. Some rigid metal conduit, electrical metallic tubing, flexible metal conduit, MC cable and Knob and Tube wiring methods are used. All wiring should be considered ‘live’ unless proven otherwise. The wiring methods are appropriate for the facility and no deficiencies were identified during our walk- through.
The panelboards are in serviceable condition and can be modified, if necessary to serve the intended function of the building.
Lighting:
Lighting in the building is appropriate for the existing uses. Control switches appear to operate properly. There is one light switch on the exterior of the Tower House at the roof deck that should have a weatherproof cover installed. Grounds area and flood lighting are in good condition. Coverage of grounds lighting was not checked for uniformity or for outside events that might be scheduled. Lighting in the Tower House, ground floor mechanical equipment room was non-existent and should be added for this space.
Grounding:
The grounding system for the building was not easily evident at the site. More investigation will be needed to determine the exact grounding system being used for the building. Due to the wiring methods mentioned above not all receptacles are of the grounding type. This is not a problem with system operation but one probable upgrade would be to provide all branch circuits with a ground conductor and to ground that conductor according to the electrical code.
Lightning Protection:
There is no lightning protection at the facility. Seismic Bracing for Electrical Equipment: It appears that the existing service equipment and panelboards are securely fastened to the concrete pad or the building structures.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 15 of 17
Fire Alarm:
There is a small fire alarm panel in the building, near the electrical panels in the basement, which appears to be connected to the fire sprinkler system and to at least one fire alarm pull station. There are no automatic smoke detectors in the building and only one manual pull station at an exit. There are heat detectors located throughout the main house but we could find no drawings for the system.
Telephone:
There is a telephone backboard near the fire alarm panel along with what appears to be a small phone system or modem adjacent to it.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 16 of 17
Security:
There is a security system controller near the telephone system backboard, which appears to be tied into the telephone system.
6. HVAC Systems Recommendations
We recommend the following action items:
1. Conduct a test and balance of the furnaces and duct distribution to determine duct leakage and proper air distribution. Rebalance and seal leaky ducts as necessary. 2. Replace filters on a regular basis. 3. Conduct routine maintenance on the furnaces. 4. Extend the Tower House ductwork to provide heating in the Garage to prevent possible structural damage due to dampness. 5. Remove range exterior fan and duct to roof on side of main building.
Mechanical and Electrical Systems Evaluation Casa Peralta, San Leandro, CA Guttmann & Blaevoet Consulting Engineers April 2, 2016 Page 17 of 17
7. Plumbing and Fire Protection Systems Recommendations
We recommend the following action items:
6. Domestic water system- provide insulation for all domestic hot water lines. 7. Fire sprinkler system- the Fire Marshal may require the replacement of all sprinkler heads. 8. Sanitary sewer- revise as required for any fixture layouts. 9. Sanitary sewer- visually inspect the sewer line listed above to identify and locate the underground piping locations. 10. The restrooms in the building should be reviewed for ADA compliance and updated as necessary.
8. Electrical Systems Recommendations
The electrical system seems to be adequate for the intended purpose of the facility. The following actions are recommended to be performed on the systems:
1. Clean each of the interiors of the panelboards. 2. Clean up all panelboard labeling/directories to determine spare circuit breakers and produce schedules for each panel so that the design can utilize each panelboard to it maximum potential. 3. Clear out all stored materials in front of all electrical, Fire Alarm, Telephone and Security panels to provide ready access. 4. The light switch on the roof patio between the main house and the Tower should be changed out to a weatherproof type. 5. Update and consolidate the single line diagram for the electrical distribution system so that it is easily understood and can be used to support any future additions or modifications of the facility. 6. Produce current panel schedules for each panel so that if a fault occurs in the system it can be easily identified and corrected. 7. We are not sure of the usage of the knob and tube wiring in the facility. If it is still in use, we recommend that it be replace with a new wiring system. Metal conduit should be used wherever rodents might enter the facility.
+ + + END OF REPORT + + +
Appendix F Landscape Report Appendix F. Landscape Report
90 Architectural Resources Group | Casa Peralta Improvements Project Casa Peralta Improvement Project Page 1 Architectural Resources Group and RHAA Landscape Architects September 2016
Casa Peralta - Landscape Features
Period of Significance: 1901-1929 The period of significance for Casa Peralta extends from 1901 when Ludovina Peralta Ivey builds the original home on the site; and extends to 1929 with the death of Herminia Peralta Dargie. In 1928 Herminia Peralta Dargie completed a major rehabilitation of the property that was strongly influenced by a trip to Spain. This rehabilitation resulted in much of the tile work, fountain, and perimeter wall that provide the character defining features that we see today. After 1930 the property was used as a convalescent home until 1972 when the property was acquired by the City of San Leandro.
Existing Conditions The key surviving features from the period of significance include the fountain, tile work, perimeter wall, paving in front of the house, and some of the large trees. These features are concentrated in the southwest quadrant of the property. Three large trees, known as the “Three Graces”, were planted to honor the three Peralta women that resided at Casa Peralta. Around 2004, one of the “Graces” was lost to storm damage. A tiled shrine in the rear yard also survives from the period of significance. Much of the remainder of the landscape of the property has been altered in the years under City ownership. Overall, the landscape is in generally good condition and has adequate maintenance.
Don Quixote Fountain and Tile Work. The most striking feature of the site is the extensive collection of tile around the site and the central Don Quixote fountain. The pictorial tiles tell the story of Don Quixote, hero of Miguel de Cervantes Saavedra’s novel “The Ingenious Gentleman Don Quixote of La Mancha.” In addition to the pictorial tiles, there are decorative pattern tiles representing dahlias and other Spanish-related themes. The tiles are used in a variety of ways on the exterior walls of the house, in decorative benches, on the inside of the perimeter wall, and in the central fountain. The 2012 historic structure report by Urbana Preservation & Planning includes an inventory of the tile work and the fountain. Unfortunately, some of the tiles are experiencing spalling and are losing their ceramic surfaces. The fountain is in very poor condition as the underlying brick work has deteriorated resulting in loss or breakage of the ceramic tiles. A long-missing statue of Sancho Panza riding his donkey originally sat on top of the fountain. At some point this was replaced with a lamb statue. One of the fountain quadrant benches has settled unevenly and is listing.
A large tiled wall fountain once existed along the rear garden wall, on axis with the middle gate and the archway between the main house and the tower/guesthouse. At some point the fountain was removed and the entire wall was lowered. A small wall fountain and planter now occupy the location.
Paved Surfaces. There are a variety of paved surfaces present on the site. The main entrance and some of the paving around the fountain and entry stairs to the house is likely original paving from the historic period. This paving consists of clay tile (some inset with small ceramic tiles) and some concrete infill areas. Most of this historic paving is in fair condition with some minor cracking and vertical Casa Peralta Improvement Project Page 2 Architectural Resources Group and RHAA Landscape Architects September 2016 displacement. The balance of the paving around the site is primarily concrete paving with red brick accent banding. Most of the banded concrete paving is in good condition with only minor cracking in spots. The paved areas are generally compliant with accessibility guidelines.
Perimeter Wall. The concrete and stucco perimeter wall encloses the site from W. Estudillo and Clarke streets. The wall had some structural problems which were addressed with the addition of pile foundations in the 1990s. The height of wall panels was also reduced and metal grates were added to allow better views into the site. The ziggurat adornments on top of the columns were recreated in plastic foam and some have been damaged.
Casa Peralta Improvement Project Page 3 Architectural Resources Group and RHAA Landscape Architects September 2016
Recommendations Most of the grounds of Casa Peralta have been altered after the historic period and are not considered historic. Other than what we see in historic photographs, there is not a good record of the landscape during the historic period, so restoration to historic conditions is not feasible. Existing historic features such as the fountain and ceramic tiles should be conserved and restored. Non-historic areas of the grounds can be adapted to meet functional needs, but should be designed to be compatible with the Spanish Revival context, the mission of Casa Peralta, and contribute to the overall historic character of the property.
Historic Don Quixote Fountain Garden. The fountain, benches, and planting areas around the fountain are the primary landscape features that remain from the period of significance. These features are in poor condition and should be restored to preserve the historic character of the property and to make it more attractive for rentals and events. Tile work should be conserved and restored. The bench that has settled unevenly should be repaired. The simple fountain should be restored to working condition and the Sancho Panza statue should be restored (with a replica if the original cannot be found). Planting areas around the fountain should be planted with a low boxwood hedge and other plants appropriate for Spanish Revival gardens. The four large trees have outgrown the design intent and should be removed and replaced with similar species. The Bicentennial flag pole and monument is not from the historic period, does not relate to the history of Casa Peralta, and should be removed and relocated to another property.
Other Areas of the Front Yard. There is little documentation in historic photographs or plans of the historic design of the other front yard areas beyond the fountain area, so it is not possible to propose restoring these areas to historic conditions.
The Southwest Garden of the front yard includes the historic Canary Island palm trees, which should be preserved. To better function for small events, this garden area could be redesigned with a larger turf area and rose garden borders to replace the existing roses planted in this area (see landscape plan). A low boxwood hedge should be planted on the east side along the entry path to match the proposed boxwood hedge on the other side of the path.
The East Patio Garden in the southeast portion of the front yard is identified as a “sunken garden” on some plans, although it is not known if this was a feature from the period of significance. The existing arrangement of paving is functional and could be retained as compatible. Two of the remaining “Three Graces” historic trees are extant and should be preserved. Existing bollard lights in the front patio area, if functional, are compatible and can be retained, although improved lighting is desired for evening events. This area is suitable for small events, for events associated with the History Museum and Gallery, and for daily use as a café-style seating area with small Paris-style tables and chairs.
Casa Peralta Improvement Project Page 4 Architectural Resources Group and RHAA Landscape Architects September 2016
The small planting area with the bird bath (possibly from the historic period) could be replanted to function as a butterfly/hummingbird garden with flowering plants that can attract butterflies, hummingbirds, and other bird species.
Perimeter Wall. Replace the damaged ziggurat adornments.
Dahlia Garden. The dahlia garden is not associated with the period of significance, but it is a well-loved feature and could be considered compatible and retained. The association of dahlias relates directly to the dahlia motif in the historic tiles.
Rear Patio Garden. The patio areas behind the house are not historic but are functional and useful for hosting events at Casa Peralta. These areas are generally in good condition and can be retained. The addition of lighting, or the provision of power for event lighting, can make these spaces more useful for evening events. Consider recreating a functioning wall fountain in the location of the now-removed historic tiled wall fountain. Preserve the historic shrine with mosaic tile.
West Garden. The garden area between the house/rear patio and Clarke Street is not historic and could be redesigned to host events, wedding ceremonies, and performing arts. The proposed design (see landscape plan) includes a central path flanked with areas for seating (either turf or decomposed granite surface), and could have a capacity of approximately 112 chairs in rows. At the head of the garden is a trellis and ceremony circle. Perennial border gardens would line the sides of the space and a screen hedge could be planted along the perimeter wall to enclose the garden. The existing orange tree in the space would be removed.
Gravel Parking Area. The existing gravel parking area could be better utilized to support both daily uses and events. On a daily basis, the gravel area could provide accessible parking. This would require an accessible surface and path of travel to the patio. For events the gravel area could provide space for catering operations, restrooms for events (either portable or permanent), or a space for an event tent. If gravel surface is retained, temporary flooring or matting can be used for events. The large oak tree is likely from the period of significance and should be retained.
Circulation The site is relatively flat and circulation and accessibility are generally good. Surfaces should be kept in good condition to meet accessibility guidelines. A wheelchair lift is needed to provide accessibility to the first floor of the house. There are no designated accessible parking spaces for Casa Peralta, but there are two designated accessible spaces in front of the History Museum and Gallery. If needed, accessible parking space(s) could be provided in the gravel parking lot. Accessible spaces would need an accessible surface and path of travel to the patio.
Casa Peralta Improvement Project Page 5 Architectural Resources Group and RHAA Landscape Architects September 2016
There are three gates in the front of the property. The Main Gate is the large formal gate with a classical portal. This gate provides direct access to the house and should remain the primary gate for daily use for visitors and school groups coming to Casa Peralta. The Middle Gate is aligned with the connector path to the rear patio and could be designated as the primary gate for events and for access to the Little Brown Church. The Middle Gate can also be used for daily access to the grounds. The East Gate provides access to the east patio garden. It is proposed to use this gate only during events at the History Museum and Gallery, and keep closed during other times. This would make the east patio garden more useable as a quiet retreat space when events are not occurring.
Some concern was raised about the potential tripping hazard of the raised brick borders. Some of this is historic paving from the period of significance, so it is not recommended to alter the edges. If however, a risk management decision is made that the raised edges are a hazard, consider resetting the edge bricks flush with the paving surface and adjust the adjacent landscape areas to meet the paving.
Plants associated with Spanish Revival gardens and California Missions Spanish Revival garden in California have origins in the California mission gardens. The mission gardens were typically more functional than ornamental and characterized by the huerta of orchard and vegetable gardens. At the time of the California missions however, there was a widening availability of exotic plants that provide a foundation for the Spanish Revival gardens that tended to be more ornamental. Casa Peralta Spanish Revival makeover in 1927 extended to the landscape, particularly the symmetrical Don Quixote fountain. At the time of its construction, there was a great variety of ornamental garden plants available, but below is a partial list of plants typically associated with Spanish Revival gardens and California mission gardens:
Trees: Olive trees Canary Island date palms Fig trees Walnut trees Pecan trees California pepper trees California bay* California fan palm* Monterey cypress* Shrubs: Toyon* Hollyleaf cherry* Elderberry* Prickly pear cactus Roses Lilac Jasmine Casa Peralta Improvement Project Page 6 Architectural Resources Group and RHAA Landscape Architects September 2016
Sage Cordyline Lavender Oleander
Vines and Flowers: Grapes Matilija poppy* Sweet pea Lemon verbena Hollyhocks Carnation Delphinium Geranium Larkspur Iris Narcissus Poppy Marigold Bougainvillea Dahlia Calla lily Nasturtium
*California Native Plants
Casa Peralta Improvement Project Page 7 Architectural Resources Group and RHAA Landscape Architects September 2016
1909 photograph of the home prior to the Spanish Revival improvements in the 1920s. Note the newly planted Canary Island date palms that are still extant today. San Leandro Public Library.
1911 photograph of Salina Peralta. The landscape of the front yard can be been in this pre-Spanish Revival makeover view, including the young Canary Island date palm trees. San Leandro Public Library. Casa Peralta Improvement Project Page 8 Architectural Resources Group and RHAA Landscape Architects September 2016
View of the Don Quixote fountain in operation shortly after completion in 1928. The sound created by the fountain was a key part of the design. Note the Sancho Panza statue now missing. San Leandro Public Library.
Another view of the fountain after construction. San Leandro Public Library. Casa Peralta Improvement Project Page 9 Architectural Resources Group and RHAA Landscape Architects September 2016
Historic view (date unknown) showing the fountain in operation and the landscape planting around the fountain. The four trees in the fountain garden have outgrown the design intent shown in this photograph. The low boxwood hedge should be part of the garden rehabilitation. San Leandro Public Library. Casa Peralta Improvement Project Page 10 Architectural Resources Group and RHAA Landscape Architects September 2016
Current condition of the fountain. The importance of the fountain as a historic feature of the landscape makes it worthy of restoration.
Tile damage on the pool edge and seat walls. Casa Peralta Improvement Project Page 11 Architectural Resources Group and RHAA Landscape Architects September 2016
Close up view of the central fountain element and the location of the missing Sancho Panza sculpture.
Overview of the fountain garden and the unplanted garden plots. The four trees have outgrown their design intent and should be replanted with similar species. Also seen is the Bicentennial flag pole and monument that does not relate to the history of Casa Peralta and should be removed and relocated to another property. Casa Peralta Improvement Project Page 12 Architectural Resources Group and RHAA Landscape Architects September 2016
Spalling tiles in need of conservation and restoration. Casa Peralta Improvement Project Page 13 Architectural Resources Group and RHAA Landscape Architects September 2016
The now-removed tiled wall fountain in the rear courtyard area that terminated the axis from the middle gate is seen in this photograph ca. 1928. Note the dahlia motif tiles in the archway. San Leandro Public Library.
1972 photograph of the tiled wall fountain showing how it terminated the view from the middle gate. San Leandro Public Library. Casa Peralta Improvement Project Page 14 Architectural Resources Group and RHAA Landscape Architects September 2016
The existing fountain/planter is in the location of the former wall fountain. Consider some recreation of the historic fountain or activation of the existing fountain.
Casa Peralta Improvement Project Page 15 Architectural Resources Group and RHAA Landscape Architects September 2016
Ziggurat ornamentation on top of the perimeter wall posts is in need of repairs.
The west garden along Clarke Street is proposed to be redesigned to function as a space for events, wedding ceremonies, and performances. A central path would be flanked by areas of turf or decomposed granite for seating with perennial borders on either side, and a hedge screen along the perimeter wall.
Appendix G Cost Estimate Appendix G. Cost Estimate
92 Architectural Resources Group | Casa Peralta Improvements Project CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA
Conceptual Budget Draft
October 20, 2016
Prepared For:
ARCHITECTURAL RESOURCES GROUP
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Project Management | Construction Cost Management CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 CONTENTS
Contents Page 2
Basis of Estimate Page 3-4
Key Criteria Page 5
Budget Summary Page 7-12
Budget Detail Page 14-21
CONTENTS CASA PERALTA IMPROVEMENTS 21 CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 BASIS OF ESTIMATE
PROJECT DESCRIPTION
The project consists of renovation work for Casa Peralta house and site work at City of San Leandro, CA
REFERENCE DOCUMENTATION
This Budget Estimate was produced from documents received from Architectural Resources Group, dated July 2016 and subsequent discussions with the architects. Design and engineering changes occurring subsequent to the issue of these documents have not been incorporated in this estimate.
BASIS FOR PRICING
This estimate reflects the fair construction value for this project and should not be construed as a prediction of low bid. Prices are based on local prevailing wage construction costs at the time the estimate was prepared. Pricing assumes a procurement process with competitive bidding for all sub- trades of the construction work, which is to mean a minimum of 3 bids for all subcontractors and materials/equipment suppliers. If fewer bids are solicited or received, prices can be expected to be higher.
We have assumed that all items/options will be bid and all work performed by a General Contractor, accordingly we have included the appropriate markups, detailed on the Summary page within each item/option shown on the Summary page. If only certain items are selected and bid and the overall scope of work changes considerably, then pricing for each item could increase due to lack of economies of scale. However, conversely, if certain items/options are bid out seperately directly to a particular subcontractor, without the oversight of a General Contractor, certain items/options may be priced lower than estimated due to absence of General Contractors supervision, management, overheads and fee. Therefore it should be noted that the procurement process and overall scope of work will have a direct affect on the final cost of any particular item/option.
Subcontractor's markups have been included in each line item unit price. Markups cover the cost of field overhead, home office overhead and subcontractor’s profit. Subcontractor's markups typically range from 15% to 25% of the unit price depending on market conditions.
General Contractor’s/Construction Manager's Site Requirement costs are calculated on a percentage basis. General Contractor’s/Construction Manager's Jobsite Management costs are also calculated on a percentage basis.
General Contractor’s/Construction Manager's overhead and fees are based on a percentage of the total direct costs plus general conditions, and covers the contractor’s bond, insurance, site office overheads and profit.
Unless identified otherwise, the cost of such items as overtime, shift premiums and construction phasing are not included in the line item unit price.
This cost estimate is based on standard industry practice, professional experience and knowledge of the local construction market costs. TBD Consultants have no control over the material and labor costs, contractors methods of establishing prices or the market and bidding conditions at the time of bid. Therefore TBD Consultants do not guarantee that the bids received will not vary from this cost estimate.
CONTINGENCY
Design/Pricing Contingency 20%
BASIS OF ESTIMATE Page 3 CASA PERALTA IMPROVEMENTS 21 CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 BASIS OF ESTIMATE
PROJECT DESCRIPTION The Design Contingency is carried to cover scope that lacks definition and scope that is anticipated to be added to the Design. As the Design becomes more complete the Design Contingency will reduce.
Construction Contingency 0% Carried elsewhere in owners budget
The Construction Contingency is carried to cover the unforeseen during construction execution and risks that do not currently have mitigation plans. As risks are mitigated, Construction Contingency can be reduce, but should not be eliminated.
An owners project contingency has not been included in this construction cost estimate, but it is advised that the owner carry additional contingency to cover scope change, bidding conditions, claims and delays.
ESCALATION
Escalation has been added to the estimate to reflect the anticipated increases in labor and materials up until the mid point of construction.
EXCLUSIONS
- Land acquisition, feasibility studies, financing costs and all other owner costs - All professional fees and insurance - Site surveys, existing condition reports and soils investigation costs - Items identified in the design as Not In Contract [NIC] - Hazardous materials investigations and abatement - Utility company back charges, including work required off-site and utilities rates - Work to City streets and sidewalks, [except as noted in this estimate] - Items defined as Vendor / Owner supplied and Vendor / Owner installed - Permits - Owners contingency - Construction or occupancy phasing or off hours’ work. - All loose furniture - Tel/data, security and AV networks, equipment or software (unless identified otherwise) - Rock excavation; special foundations (unless indicated by design engineers)
ITEMS THAT MAY AFFECT THIS ESTIMATE
Such items include, but are not limited to the following: - Modifications to the scope of work subsequent to the preparation of this estimate - Unforeseen subsurface conditions - Special requirements for site access, off-hour work or phasing activities - Restrictive technical specifications, excessive contract or non-competitive bid conditions - Sole source specifications for materials or products - Bid approvals delayed beyond the anticipated project schedule
BASIS OF ESTIMATE Page 4 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA KEY CRITERIA Date: 20-Oct-16
AREA TABULATION
Floor ENCLOSED COVERED PERIMETER HEIGHT COMMENTS
MAIN HOUSE Basement 658 First Floor 2,505 Second Floor 1,828 Roof Deck 690 not included in GFA
Subtotal 4,991
TOWER/ APARTMENT First Floor 796 Second Floor 879
Subtotal 1,675 0
GARAGE/ STORAGE First Floor 277
Subtotal 277 0
TOTAL 6,943 GSF 0 SF
GSF excluding Covered Area 6,943 SF
CONSTRUCTION SCHEDULE
Construction Start Date Aug-17 Construction End Date Mar-18 Mid-date of Construction Nov-17 Construction Duration 7 months Escalation Period 13 months assume 5% annual escalation
KEY CRITERIA Page 5
BUDGET SUMMARY
20-Oct-16 CASA PERALTA IMPROVEMENTS Conceptual Budget Draft CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16
BUDGET SUMMARY
Construction Cost Comments Improvement Name with mark-ups
SITE WORK $2,090,795 total site work 1 21Install security system at perimeter 64,658 3 42Install motion sensored lights behind church 12,932 5 Provide site lighting & power to support outdoor 63 events 153,454 7 84Restore fountain to operational condition 246,905 9
10 5 Provide Sancho Panzo statue at center of fountain 46,553 11
12 6 Restore paving and benches adjacent to fountain 159,920 13 14 7 Replant area around fountain with plants 50,002 15 Upgrade landscaping at south & west side of 16 8 house 117,534 17 Repair ceramic tiles at benches & walls at main 18 9 building and site wall 896,584 19 20 10 Investigate and repair wall cracks at site wall 17,242 21 Replace EIFS wall caps at piers with cement 22 11 plaster 77,589 23 Prep and paint site wall including gates and 24 12 pickets 46,553 25 Remove metal pickets from upper site wall and 26 13 replace with infill panels to match existing 100,866 27 Reconstruct a functional wall fountain, compatible 28 14 with style of building 68,968 29 30 15 Remove bicentenial monument and flagpole 8,621 31 Repair uneven or loose paving to eliminate trip 5,173 32 16 hazards 33 Allow for repairs caused by removal of exterior 17,242 34 16A features
BUDGET SUMMARY Page 1 CASA PERALTA IMPROVEMENTS Conceptual Budget Draft CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16
BUDGET SUMMARY
35 STRUCTURAL $413,411 total structural 36 37 17 Strengthen shear walls & floor diaphrams 179,567 38 Provide positive connection from top of brick 39 18 at main building only foundation walls to the first floor diaphram 69,830 40 Positive connections between wood beams and 41 19 posts in main building crawl space 15,949 42 Positive connections between wood posts & 43 20 isolated footing in main building basement 17,458 44 45 21 Provide continous ties at roof diaphram chords 63,364 all buildings 46 Add new holdowns & shear transfer clips at 47 22 at guest house & tower perimeter shear walls through the floor 43,105 48 New sill bolt connections from existing perimeter 49 23 at guest house & tower shear wall to existing concrete foundation 12,069 50 51 24 Investigate floor subsidence at dining 102 12,069 52 53 54 ROOFS $413,543 total roof 55 Temporarily patch hole in roof where vent pipe 56 25 was removed 8,621 57 58 26 Replace roofing 255,046 59 60 27 Replace built-up roofing 24,441 portion of main house 61 62 28 Replace sundeck roof with quarry tiles 89,227 63 64 29 Perform maintenance of gutters & downspouts 36,208 65 Ensure roof deck is only accessible to qualified 66 30 assume no cost maintenance staff N/A 67 68 69 EXTERIOR WALLS & BALCONIES $127,418 total exterior walls 70
71 31 Remove concrete gutter on north side of garage 22,846 72 Replace/ repair deteriorated wood members at 73 32 porches, stairs, balconies and roof deck 59,312 74 Replace/ repair deteriorated wood trim at eaves 75 33 and overhangs 45,260 76 77
BUDGET SUMMARY Page 2 CASA PERALTA IMPROVEMENTS Conceptual Budget Draft CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16
BUDGET SUMMARY
78 WINDOWS AND DOORS $330,697 total windows & doors 79 80 34 Restore wood windows to operable condition 224,073 all windows 81 82 35 Restore hinged wood doors to garage 29,311 83 Replace flush-style doors with historically 84 36 appropriate panel doors 34,484 85 Replace door hardware with mismatched finishes 86 37 so hardware sets match 25,863 number per architect 87 Relocate/replace door closers so operator is 88 38 located on interior (not hallway) side of rooms 10,345 number per architect 89 Remove existing coating at leaded glass windows, 90 39 install UV film 6,621 91 92 93 ACCESSIBILITY $464,999 total accessibility 94 Provide disabled accessible signage at accessible 95 40 entrances to site 3,448 96 Add accessible platform lift on west side of front 97 41 porch 123,280 98 Alter threshold at front door to meet compliant 99 42 height and slope 8,621 100 Replace non-compliant door knob hardware with 101 43 compliant lever-style hardware 34,484 all exterior and interior doors 102 Ensure doors with closer meet pressure 103 44 requirements 2,069 104 Provide equivalent facilitation to visitors unable to 105 45 assess second floor 9,483 106 107 46 Install compliant handrails at stairs 45,174 handrail one side only 108 Minimal upgrade to provide one accessible 109 47 restroom 58,433 110 Reconfigure restrooms 106 and 107 to provide 111 48 three stalls (one accessible) 167,247 112 Install stair warning stripes on exterior and interior 113 49 stairs 9,311 top and bottom of each stair 114 Install compliant directional and information 115 50 signage 3,448 116 Ensure exhibits provide compliant passage width, 117 51 clearances, spaces where visitors circulate N/A assume no cost 118 119
BUDGET SUMMARY Page 3 CASA PERALTA IMPROVEMENTS Conceptual Budget Draft CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16
BUDGET SUMMARY
120 INTERIOR $1,431,200 total interior 121 122 52 Repair cracked plaster 115,423 123 Repair water damaged plaster at ceiling/ walls of 124 53 Janitor 105, Exhibit 108, and sunroom 206 18,966 125 Conduct a paint analysis to determine the original/ 126 54 historic color scheme for Casa Peralta 13,794 127 128 55 Prep and paint interior walls, ceilings, and trim 280,929 129 130 56 Insulate attic 15,759 blown-in insulation 131 132 57 Refinish wood floors 91,969 133 134 58 Replace stained flooring in Janitor 105 5,173 135 Replace resilient flooring at kitchen and rear 136 59 entrance 12,414 137 Replace carpet with period appropriate material. 138 60 Secure loose or torn carpet. Consider wood floor exposed where in good or repairable condition 11,638 139 Reconfigure Toilet 111 and Storage 112. Increase 140 61 number of toilets to support outdoor events. Relocate storage to Garage 115. 251,173 141 Remove surplus storage items from basement, 142 62 assume no cost garage and Storage 113. N/A 143 144 63 Prepare Interpretive Plan 25,863 145 146 64 Repair spilled concrete at basement stairs 5,173 147 Renovate catering kitchen; install stainless steel 148 65 Room 110 counters 50,088 149 Remove plywood from east casework at Foyer 150 66 100 and restore to original condition. 8,621 151 152 67 Re-coat stained sink in Bathroom 201 1,724 153 Restore ceramic tile at fireplaces in Exhibit 108 154 68 and Office 209. Fill looses and cracks and in-paint to match existing. 13,794 155 Replace stainless steel 3-compartment sink in 156 69 Kitchen 103 with period appropriate casework and residential style sink. 25,346 157 Remove exaust hood from kitchen 103 stove. 158 70 Stove is non-operable. Remove exaust duct to roof and patch walls. 13,794 159 Relocate paper archives in Exhibit 205 to offsite 160 71 location with temperature and humidity control. 8,621 161 Infill kitchen pass-through between dining 102 and 162 72 Kitchen 103. Install wood paneling and trim to match adjacent. 44,829
BUDGET SUMMARY Page 4 CASA PERALTA IMPROVEMENTS Conceptual Budget Draft CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16
BUDGET SUMMARY
163 Remove display items not associated with the 164 73 no cost per architect Peralta family or interpretation plans N/A 165 Install period appropriate window coverings where 166 74 needed 6,897 167 168 75 Provide period appropriate furnishings 17,242 169 Consider restoring Exhibit 204 back to a bathroom 170 76 to match its historic layout; provide period appropriate finishes and fixtures 129,031 171 Consider restoring porch, arches, and french door 172 77 on south side of Exhibit 104 to match historic condition 262,941 173 Consider using Rooms 102 and 104 as small 174 78 no cost per architect meeting rooms. N/A 175 176 MECHANICAL $61,554 total mechanical 177 Conduct test and balance of the furnaces and 178 79 ducts. Rebalance and seal leaky ducts. 27,070 179 Extend ductwork from tower furnace to Garage 180 80 115 through arch to control dampness (to match prior condition) 25,863 181 182 81 Reconnect supply duct at Exhibit 204 8,621 183 Remove exterior fan and duct to roof on south 184 82 side of building, patch wall N/A same as item 70, no cost 185 186 187 PLUMBING/ FIRE PROTECTION $187,542 total plumbing 188 189 83 Insulate domestic hot water lines 17,957 190 191 84 Replace Sprinkler heads in basement 7,942 192 Replace fixtures with water-efficient, low-flow 193 85 no cost per architect fixtures and controls N/A 194 Perform endoscopic examination of pipes to verify internal condition. Re-pipe building with copper or 195 PEX pping or foam clean existing piping and line with epoxy 196 86 Foam clean existing option 19,397 197 87 Repiping 198 Copper piping option 142,247 199 PEX piping option 129,315 200 201
BUDGET SUMMARY Page 5 CASA PERALTA IMPROVEMENTS Conceptual Budget Draft CITY OF SAN LEANDRO 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16
BUDGET SUMMARY
202 ELECTRICAL $94,857 total electrical 203 Clean and label panelboards to determine spare 204 88 circuit breakers and produces schedules 26,356 205 Evaluate if knob and tube wiring is active. Remove 206 89 or replace 38,327 207 Evaluate period appropriate light fixtures, where 208 90 supplemental light is needed, install LED downlights or track lights 30,174 209 210 211 ESTIMATE TOTAL $5,616,017 212 213 214 Mark-ups - included within above costs 215 216 SITE REQUIREMENTS 6.00% 217 JOBSITE MANAGEMENT 14.00% 218 INSURANCE + BONDING 2.25% 219 GC FEE 10.00% 220 DESIGN/PRICING CONTINGENCY 20.00% 221 ESCALATION 5.42% 5% annual basis 222 223 224
BUDGET SUMMARY Page 6
BUDGET DETAIL
20-Oct-16 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 1
2 SITE WORK
3 4 1 Install security system at perimeter 5 Install motion detectors 25 EA 1,500.00 37,500 assume one at 15' O. C. 6 7 2 Install motion sensored lights behind church 8 New motion sensored lights 3 EA 2,500.00 7,500 assume 3 lights 9 3 Provide site lighting & power to support outdoor 10 events 11 Site lighting & Power at outdoor area 4,450 SF 20.00 89,000 allowance 12 13 4 Restore fountain to operational condition subtotal $143,200 14 Salvage and restore tiles 1 LS 110,000.00 110,000 15 Remove and salvage all ceramic tiles tiles over fountain basin 16 Reinstall salvaged ceramic tiles tiles over fountain basin 17 Restore Don Quixote tiles Basin perimeter tiles 18 Repair/ replace fountain basin substructure 82 SF 100.00 8,200 incl waterproofing Provide new recirculating fountain system with 19 treatment/ filtration capacity 1 LS 20,000.00 20,000 allowance 20 Misc repairs 1 LS 5,000.00 5,000 allowance 21 5 Provide Sancho Panzo statue at center of 22 fountain 23 Sancho Panzo statue to match historic 1 LS 27,000.00 27,000 allowance 24 6 Restore paving and benches adjacent to 25 subtotal $92,750 fountain 26 Salvage and restore plaza tiles 1 LS 65,000.00 65,000 Remove and salvage existing Plaza ceramic 27 tiles Floor between basin and benches 28 Reinstall salvaged ceramic tiles 29 Provide replacement tiles where missing Conservation and preservation of historic 30 tiled paving allowance Repair benches around fountain- 31 Repair/ replace structural substructure 70 LF 175.00 12,250 replace tiles as rquired 32 Provide underpinning/foundation to benches 70 LF 150.00 10,500 33 Misc repairs 1 LS 5,000.00 5,000 34 35 7 Replant area around fountain with plants 36 New plantation/ plants around fountain 1,450 SF 12.00 17,400 allowance 37 Irrigation 1,450 SF 8.00 11,600 38 39 8 Upgrade landscaping at south & west of house 40 Demo existing landscape, prep for new 4,405 SF 3.00 13,215 41 Central path 535 SF 12.00 6,420 42 Trellis 1 LS 4,000.00 4,000 assume 12' x 4' 43 Decomposed granite/ turf 675 SF 10.00 6,750 44 Landscaping upgrade allowance 3,195 SF 7.00 22,365 45 Irrigation upgrade, modification 4,405 SF 3.50 15,418 46 Repair ceramic tiles at benches & walls at main 47 9 subtotal $520,000 building and site wall 9A - Documentation and emergency 48 allowance stabiliation of ceramic tiles 1 LS 120,000.00 120,000 9B - Repair ceramic tiles at benches & walls at 49 main building and site wall 1 LS 400,000.00 400,000 allowance 50 51 10 Investigate and repair wall cracks at site wall 52 Repair existing wall cracks at site wall 5 EA 2,000.00 10,000 53 11 Replace EIFS wall caps at piers with cement 54 plaster 55 Replace EIFS piers with cement plaster 30 EA 1,500.00 45,000 allowance
BUDGET DETAIL Page 1 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 56 12 Prep and paint site wall including gates and 57 subtotal $27,000 pickets 58 Paint existing site wall, assume 4' high 375 LF 40.00 15,000 allowance 59 Paint existing metal picket 375 LF 20.00 7,500 60 Paint existing metal gates 3 EA 1,500.00 4,500 61 13 Remove metal pickets from upper site wall and 62 subtotal $58,500 replace with infill panels to match existing 63 Remove metal pickets 375 LF 6.00 2,250 64 New infill panels in lieu of metal pickets 375 LF 150.00 56,250 assume 3' tall 65 14 Reconstruct a functional wall fountain, 66 subtotal $40,000 compatible with style of building Create operating fountain in a wall next to Little 67 Brown Church 1 LS 30,000.00 30,000 allowance 68 Allow for plumbing required for fountain 1 LS 10,000.00 10,000 allowance 69 70 15 Remove bicentenial monument and flagpole subtotal $5,000 71 Remove bicentenial monument 1 EA 1,500.00 1,500 72 Remove flagpole 1 EA 1,500.00 1,500 73 Repair 1 LS 2,000.00 2,000 allowance 74 75 16 Remove exterior features incl furniture Repair uneven or loose paving to eliminate trip 76 hazards 1 LS 3,000.00 3,000 allowance 16A Allow for repairs caused by removal of exterior 77 features 1 LS 10,000.00 10,000 allowance 78 79
80 SITE WORK 1,212,618 $174.65 / SF
81 82 STRUCTURAL 83 84 17 Strengthen shear walls & floor diaphrams subtotal $104,145 85 Strengthen existing shear walls, as required 6,943 SF 10.00 69,430 allowance 86 Strenthen existing Floor diaphrams 6,943 SF 5.00 34,715 allowance 87 18 Provide positive connection from top of brick 88 at main building only foundation walls to the first floor diaphram 89 Connection to floor diaphram, allowance 27 EA 1,500.00 40,500 assume at 10' O.C. 90 19 Positive connections between wood beams and 91 posts in main building crawl space 92 Connection between wood beam & post 185 LF 50.00 9,250 allowance 93 20 Positive connections between wood posts & 94 isolated footing in main building basement 95 Connection between wood beam & footing 135 LF 75.00 10,125 allowance 96 97 21 Provide continous ties at roof diaphram chords all buildings 98 Continuous ties at roof diaphram chords 490 LF 75.00 36,750 99 22 Add new holdowns & shear transfer clips at 100 at guest house & tower perimeter shear walls through the floor 101 New holdowns 50 EA 350.00 17,500 allowance 102 New shear tranfer clips 50 EA 150.00 7,500 allowance 103 23 New sill bolt connections from existing perimeter 104 at guest house & tower shear wall to existing concrete foundation 105 New sill bolts connections 140 LF 50.00 7,000 allowance 106 107 24 Investigate floor subsidence at dining 102 108 Repair sunk floor 350 SF 20.00 7,000 109 110 111 STRUCTURAL 239,770 $34.53 / SF
BUDGET DETAIL Page 2 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 112 113 ROOFS 114 25 Temporarily patch hole in roof where vent pipe 115 was removed 116 Patch hole in roof caused by vent pipe removal 1 EA 5,000.00 5,000 117 118 26 Replace wood shingle roofing with clay tile subtotal $147,921 119 Remove wood shingles roofing incl flashing 4,027 SF 3.00 12,081 120 New wood shingle roofing, main house 2,756 SF 20.00 55,110 121 New clay tile roofing, tower & garage 1,272 SF 50.00 63,580 122 New metal flashing 490 LF 35.00 17,150 123 124 27 Replace built-up roofing, portion of main house subtotal $14,175 125 Remove built-up roofing 350 SF 3.00 1,050 126 New built-up roofing 350 SF 30.00 10,500 127 New metal flashing 75 LF 35.00 2,625 128 129 28 Replace sundeck roof with quarry tiles subtotal $51,750 130 Remove sundeck roof 690 SF 5.00 3,450 131 New square quarry tiles to match historic 690 SF 70.00 48,300 allowance 132 133 29 Perform maintenance of gutters & downspouts subtotal $21,000 134 Remove debris from gutters 1 LS 3,000.00 3,000 allowance 135 Replace damaged gutters 100 LF 75.00 7,500 allowance 136 Replace damaged downspouts 300 LF 35.00 10,500 allowance 137 30 Ensure roof deck is only accessible to qualified 138 assume no cost maintenance staff N/A 139 140 141 ROOFS 239,846 $34.55 / SF 142 143 EXTERIOR WALLS & BALCONIES 144 31 145 Remove concrete gutter on north side of garage subtotal $13,250 146 Demo exist concrete gutter 65 SF 50.00 3,250 concrete slab Repair exist wood framing caused by concrete 147 gutter removal 1 LS 5,000.00 5,000 assume 2' height 148 New stucco over damaged wood framing 1 LS 5,000.00 5,000 149 32 Replace/ repair deteriorated wood members at 150 subtotal $34,400 porches, stairs, balconies and roof deck 151 Replace/ repair wood members at balconies 1 LS 5,000.00 5,000 2 balconies 152 Replace/ repair wood members at porch 1 LS 7,500.00 7,500 allowance 153 Replace/ repair wood members at stairs 1 LS 10,000.00 10,000 allowance 154 Replace/ repair wood members at roof deck 690 SF 10.00 6,900 allowance 155 Misc patch & paint 1 LS 5,000.00 5,000 allowance 156 33 Replace/ repair deteriorated wood trim at eaves 157 and overhangs Replace/ repair wood trim at eaves & 158 overhangs, as needed 350 LF 75.00 26,250 allowance 159 160 161 EXTERIOR WALLS & BALCONIES 73,900 162 163 WINDOWS AND DOORS 164 34 Restore wood windows to operable condition, all 165 subtotal $129,958 windows 166 Repair rot 53 EA 750.00 39,750 assume window 3'x6' average 167 Replace missing/ mismatched hardware 53 EA 500.00 26,500 allowance 168 Replace cracked glass 239 SF 35.00 8,348 assume 25% of existing windows 169 Replace damaged sash cords 53 EA 300.00 15,900 allowance 170 Sun room 206 windows 108 SF 120.00 12,960 assume new 171 Allow for patch & paint 53 EA 500.00 26,500 allowance
BUDGET DETAIL Page 3 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 172 173 35 Restore hinged wood doors to garage subtotal $17,000 174 (N) wood structural member 2 EA 3,500.00 7,000 allowance 175 New door hinges 2 EA 1,500.00 3,000 allowance 176 Repair, reinstall exist wood doors 2 EA 2,000.00 4,000 allowance 177 Patch & paint 1 LS 3,000.00 3,000 allowance 178 36 Replace flush-style doors with historically 179 subtotal $20,000 appropriate panel doors 180 Remove flush doors, single 4 EA 500.00 2,000 number per architect 181 New panel doors, historically appropriate 4 EA 4,000.00 16,000 allowance 182 Patch & paint 4 EA 500.00 2,000 183 37 Replace door hardware with mismatched finishes 184 so hardware sets match number per architect 185 Replace exist hardware with matching finishes 10 EA 1,500.00 15,000 allowance 186 38 Relocate/replace door closers so operator is 187 located on interior (not hallway) side of rooms number per architect
188 Replace exist door closers, rooms 104, 106, 107 3 EA 2,000.00 6,000 allowance 189 39 Remove existing coating at leaded glass 190 subtotal $3,840 windows, install UV film 191 Remove exist leaded coating 48 SF 40.00 1,920 2 windows 192 (N) UV film on window glass 48 SF 40.00 1,920 193 194 195 WINDOWS AND DOORS 191,798 $27.62 / SF 196 197 ACCESSIBILITY 198 40 Provide disabled accessible signage at accessible 199 entrances to site 200 Disabled signage, hung on walls 4 EA 500.00 2,000 201 41 Add accessible platform lift on west side of front 202 subtotal $71,500 porch 203 Accessible platform lift 1 EA 35,000.00 35,000 allowance 204 Structural modification at FF for new door 1 LS 20,000.00 20,000 205 Modify existing window & wall 1 LS 15,000.00 15,000 206 Patch & paint 1 LS 1,500.00 1,500 207 42 Alter threshold at front door to meet compliant 208 height and slope 209 Adjust existing door threshold 1 EA 5,000.00 5,000 1 location 210 43 Replace non-compliant door knob hardware with 211 compliant lever-style hardware all exterior and interior doors 212 (N) Lever-style door knob 50 EA 400.00 20,000 213 44 Ensure doors with closer meet pressure 214 requirements 1 EA 1,200.00 1,200 allowance 215 45 Provide equivalent facilitation to visitors unable to 216 assess second floor 1 EA 6,000.00 5,500 assume no cost 217 46 Install compliant handrails at stairs, handrail one 218 subtotal $26,200 side only 219 Install handrail, front stairs 10 LF 550.00 5,500 220 Install handrail, interior stair at hallway 109 11 LF 450.00 4,950 221 Install handrail, exterior stair off hallway 109 11 LF 450.00 4,950 222 Install handrail, exterior stair to office 209 14 LF 450.00 6,300 223 Install handrail, interior stair to office 210 10 LF 450.00 4,500 224
BUDGET DETAIL Page 4 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS Minimal upgrade to provide one accessible 225 47 restroom Demo exist floor finishes, fixtures, accessories 226 as required 170 SF 15.00 2,550 exist walls to remain 227 New partitions 26 LF 300.00 7,800 not required 228 Floor finishes 160 SF 15.00 2,400 partial floor & repair only 229 Wall finishes 918 SF 5.00 4,590 one side wall repairs as needed 230 Ceiling finishes- paint existing ceiling deck 160 SF 5.00 800 new ceiling excluded 231 Door hardware w/ privacy lock 1 LS 1,500.00 1,500 exist doors to remain 232 New toilet fixture: Lavatory 1 EA 7,000.00 7,000 other existing fixtures to remain 233 Toilet accessories 160 SF 35.00 5,600 234 Vanity counter 3 LF 550.00 1,650 235 Reconfigure restrooms 106 and 107 to provide 236 48 subtotal $97,000 three stalls (one accessible) Demo exist partitions, floor finishes, fixtures, 237 accessories, MEP etc 170 SF 25.00 4,250 238 New partitions 14 LF 300.00 4,200 assume 12' high 239 Floor finishes 165 SF 35.00 5,775 ceramic tiles 240 Wall finishes 810 SF 35.00 28,350 assume tiles, 9' high 241 Ceiling finishes- paint existing ceiling deck 165 SF 5.00 825 new ceiling excluded 242 Doors, single 3 EA 4,000.00 12,000 243 New toilet fixtures 5 EA 7,000.00 35,000 includes 1 mop sink for Janitor 244 Toilet accessories 165 SF 40.00 6,600 245 Install stair warning stripes on exterior and interior 246 49 stairs top and bottom of each stair 247 Warning stripes 72 LF 75.00 5,400 248 Install compliant directional and information 249 50 signage 250 Directional and information signage 4 LOC 500.00 2,000 251 Ensure exhibits provide compliant passage width, 252 51 clearances, spaces where visitors circulate N/A assume no cost 253 254 255 ACCESSIBILITY 269,690 $38.84 / SF 256 257 INTERIOR 258 259 52 Repair cracked plaster subtotal $66,943 260 Repair cracked plaster, interior of house 800 LF 75.00 60,000 261 Misc plaster repairs, allowance 6,943 GSF 1.00 6,943 262 53 Repair water damaged plaster at ceiling/ walls of 263 subtotal $11,000 Janitor 105, Exhibit 108, and sunroom 206 264 Repair plaster at walls/ ceiling 1 LS 10,000.00 10,000 3 locations, 2'x2' each approx 265 Paint walls/ ceiling affected by repairs 1 LS 1,000.00 1,000 266 54 Conduct a paint analysis to determine the original/ 267 historic color scheme for Casa Peralta 268 Paint analysis 1 LS 8,000.00 8,000 allowance by architect 269 270 55 Prep and paint interior walls, ceilings, and trim subtotal $162,933 271 Prep and paint interior walls 23,100 SF 4.00 92,400 allowance 272 Prep and paint ceiling 6,943 SF 4.00 27,772 273 Prep and paint trim 1,925 LF 15.00 28,875 274 Miscellaneous paint 6,943 GSF 2.00 13,886 allowance 275 276 56 Insulate attic blown-in insulation 277 Insulate attic, main house only 1,828 SF 5.00 9,140 278 279 57 Refinish wood floors refinish wood floors, all house except restrooms, main house- first and second floor 280 kitchen (allowance) 3,556 SF 15.00 53,340 only 281 282 58 Replace stained flooring in Janitor 105 subtotal $3,000 283 Remove existing stained flooring 50 SF 10.00 500 284 Replace stained flooring w/ new tiles 50 SF 50.00 2,500 285 BUDGET DETAIL Page 5 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 59 Replace resilient flooring at kitchen and rear 286 subtotal $7,200 entrance 287 Remove existing resilient flooring 400 SF 3.00 1,200 288 New resilient flooring 400 SF 15.00 6,000 289 60 Replace carpet with period appropriate material. 290 Secure loose or torn carpet. Consider wood floor subtotal $6,750 exposed where in good or repairable condition 291 Remove carpet 500 SF 2.00 1,000 292 New carpet 250 SF 15.00 3,750 293 Repair existing wood floor, allowance 100 SF 20.00 2,000 assume 20% of torn carpet 294 61 Reconfigure Toilet 111 and Storage 112. Increase 295 number of toilets to support outdoor events. subtotal $145,675 Relocate storage to Garage 115. Demo partitions, floor finishes, fixtures, 296 accessories etc 215 SF 25.00 5,375 297 New partitions 71 LF 300.00 21,300 assume 12' high 297 Floor finishes, assume tiles 205 SF 35.00 7,175 298 Wall finishes, assume tiles 9' 1,080 SF 35.00 37,800 299 Ceiling finishes- paint existing ceiling deck 245 SF 5.00 1,225 new ceiling excluded 300 Doors, single 4 EA 4,000.00 16,000 301 New toilet fixtures 6 EA 7,000.00 42,000 302 Toilet accessories 205 SF 40.00 8,200 303 Vanity counter 12 LF 550.00 6,600 304 62 Remove surplus storage items from basement, 305 assume no cost garage and Storage 113. N/A 306 307 63 Prepare Interpretive Plan 1 LS 15,000.00 15,000 308 309 64 Repair spalled concrete at basement stairs Basement stairs- repair concrete steps as 310 required, one step damaged more 1 LS 3,000.00 3,000 allowance 311 65 Renovate catering kitchen; install stainless steel 312 subtotal $29,050 counters, room 110 313 Stainless steel kitchen counter 31 LF 550.00 17,050 allowance 314 Kitchen sink 1 EA 7,000.00 7,000 315 Refrigerator 1 EA 5,000.00 5,000 316 66 Remove plywood from east casework at Foyer 317 subtotal $5,000 100 and restore to original condition. 318 Restore existing casework/ plywood 1 LS 5,000.00 5,000 allowance 319 320 67 Re-coat stained sink in Bathroom 201 1 LS 1,000.00 1,000 321 68 Restore ceramic tile at fireplaces in Exhibit 108 322 and Office 209. Fill looses and cracks and in-paint assume no cost per architect to match existing. 1 LS 8,000.00 8,000 323 69 Replace stainless steel 3-compartment sink in 324 Kitchen 103 with period appropriate casework and subtotal $14,700 residential style sink. 325 New sink 1 EA 7,000.00 7,000 326 New casework 14 LF 550.00 7,700
BUDGET DETAIL Page 6 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 327 70 Remove exaust hood from kitchen 103 stove. 328 Stove is non-operable. Remove exaust duct to subtotal $8,000 roof and patch walls. 329 Remove exaust ducts, keep stove in place 1 LS 1,000.00 1,000 330 Patch roof, allowance 1 LS 5,000.00 5,000 331 Patch walls as required 1 LS 2,000.00 2,000 332 71 Relocate paper archives in Exhibit 205 to offsite 333 location with temperature and humidity control. 334 Relocation of paper archives N/A assume not required Provide new cabinet doors for open shelving to 335 match existing casework 2 EA 2,500.00 5,000 assume 2 doors 336 72 Infill kitchen pass-through between dining 102 and 337 Kitchen 103. Install wood paneling and trim to subtotal $26,000 match adjacent. 338 Infill pass-through 48 SF 150.00 7,200 allowance 339 Wood paneling 96 SF 100.00 9,600 8' high 340 Wall repair allowance 1 LS 5,000.00 5,000 341 Wood trim 12 LF 350.00 4,200 342 73 Remove display items not associated with the 343 no cost per architect Peralta family or interpretation plans N/A 344 74 Install period appropriate window coverings where 345 needed 1 LS 4,000.00 4,000 346 347 75 Provide period appropriate furnishings 1 LS 11,000.00 10,000 allowance 348 76 Consider restoring Exhibit 204 back to a bathroom 349 to match its historic layout; provide period subtotal $74,835 appropriate finishes and fixtures 350 Demo existing finishes, fixtures, accessories etc 155 SF 10.00 1,550 351 New partitions 15 LF 300.00 4,500 assume 12' high 352 Floor finishes 155 SF 50.00 7,750 353 Wall finishes 720 SF 35.00 25,200 period finishes 354 Ceiling finishes- paint existing ceiling deck 155 SF 7.00 1,085 355 Doors- paint/patch as required 4 EA 750.00 3,000 existing doors to remain 356 New toilet fixtures 2 EA 7,000.00 14,000 period fixtures 357 Toilet accessories 155 SF 50.00 7,750 allowance 358 Period bath tub 1 EA 10,000.00 10,000 allowance 359 77 Consider restoring porch, arches, and french door 360 on south side of Exhibit 104 to match historic subtotal $152,500 condition 361 Demo existing finishes, fixtures, accessories etc 100 SF 30.00 3,000 362 New partitions 20 LF 300.00 6,000 assume 12' high 363 Floor finishes 100 SF 50.00 5,000 allowance 364 Wall finishes 1 LS 15,000.00 15,000 period finishes 365 Ceiling finishes 155 SF 100.00 15,500 historic to match existing 366 New double door, meeting room 2 EA 10,000.00 20,000 to match existing 367 Wood paneling 320 SF 100.00 32,000 8' high 368 Existing finishes repair, allowance 1 LS 10,000.00 10,000 369 Wood trim 40 LF 350.00 14,000 both sides to match existing 370 New windows, allowance 128 SF 250.00 32,000 to match existing 371 78 Consider using Rooms 102 and 104 as small 372 no cost per architect meeting rooms. N/A 373 374 375 INTERIOR 830,066 $119.55 / SF 376
BUDGET DETAIL Page 7 CASA PERALTA IMPROVEMENTS CITY OF SAN LEANDRO Conceptual Budget Draft 384 W Estudillo Avenue, San Leandro, CA Date: 20-Oct-16 Estimator: DB/GB BUDGET DETAIL GSF : 6,943 REF SN DESCRIPTION QUANTITY UoM UNIT RATE TOTAL COMMENTS 377 MECHANICAL 378 79 Conduct test and balance of the furnaces and 379 subtotal $15,700 ducts. Rebalance and seal leaky ducts. 380 Test and balance existing furnaces 24 HRS 175.00 4,200 381 Test duct leakage 1 LS 4,000.00 4,000 382 Seal duct leakage and rebalance 1 LS 7,500.00 7,500 allowance 383 80 Extend ductwork from tower furnace to Garage 384 115 through arch to control dampness to match prior condition 385 New duct and vents 1 LS 15,000.00 15,000 allowance 386 387 81 Reconnect supply duct at Exhibit 204 388 New duct and vents 1 LS 5,000.00 5,000 allowance 389 Remove exterior fan and duct to roof on south 390 82 side of building, patch wall N/A same as item 70, no cost 391 392 MECHANICAL 35,700 $5.14 / SF 393 394 PLUMBING/ FIRE PROTECTION 395 396 83 Insulate domestic hot water lines Insulate existing domestic hot water lines- first 397 allowance floor, second floor and basement 6,943 SF 1.50 10,415 398 399 84 Replace Sprinkler heads in basement 400 New sprinkler heads- basement only 658 SF 7.00 4,606 allowance 401 Replace fixtures with water-efficient, low-flow 402 85 no cost per architect fixtures and controls N/A 403
Re-pipe building with copper or PEX pping or Perform endoscopic examination of 404 foam clean existing piping and line with epoxy pipes to verify internal condition 405 86 Foam clean existing option subtotal $11,250 406 Foam cleaning allowance 15 FX 750.00 11,250 not required unless foam causes a 407 Cut & patch N/A bunch of leaky pipes. 408 87 Repiping Option 409 Copper piping option subtotal $82,500 410 Repipe existing piping 15 FX 3,000.00 45,000 allowance 411 Cut & patch 15 FX 2,500.00 37,500 allowance 412 PEX piping option subtotal $75,000 413 Repipe existing piping 15 FX 2,500.00 37,500 allowance 414 Cut & patch 15 FX 2,500.00 37,500 allowance 415 416 PLUMBING/ FIRE PROTECTION 108,771 incl copper piping 417 418 ELECTRICAL 419 88 Clean and label panelboards to determine spare 420 subtotal $15,286 circuit breakers and produces schedules Clean and label panelboards and produce 421 schedules 6,943 SF 2.00 13,886 allowance 422 Inspection 8 HRS 175.00 1,400 423 89 Evaluate if knob and tube wiring is active. 424 subtotal $22,229 Remove or replace 425 Replace knob and tube wiring, as required 6,943 SF 3.00 20,829 allowance 426 Inspection 8 HRS 175.00 1,400 427 90 Evaluate period appropriate light fixtures, where 428 supplemental light is needed, install LED subtotal $17,500 downlights or track lights 429 Assume 4 new surface mounted fixtures 4 EA 2,500.00 10,000 higher end, historic-like fixtures 430 Track lights in rooms 3 EA 2,500.00 7,500 Rooms 104, 109, 200 431 432 ELECTRICAL 55,015 $7.92 / SF
BUDGET DETAIL Page 8 SAN FRANCISCO PASADENA PORTLAND Pier 9, The Embarcadero, Suite 107 8 Mills Place, 3rd Floor, Suite 300 7 20 SW Washington Street, Suite 300 San Francisco, California 94111 Pasadena, CA 91105 Portland, OR 97205 T: 415.421.1680 T: 626.583.1401 T: 971.256.5324 F: 415.421.0127 F: 626.583.1414 argsf.com arg-la.com arg-pnw.com