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					                                    Rehabilitation Plan for the Pigeon Point Lighthouse

                                    Pescadero, California




prepared for
California State Parks Foundation
California State Parks


prepared by
Architectural Resources Group
San Francisco, California




December 2008
Pigeon Point Lighthouse Rehabilitation Plan               Pescadero, California
Architectural Resources Group                                  December 2008

                                      TABLE OF CONTENTS
                                                                Page

EXECUTIVE SUMMARY                                                 1

INTRODUCTION                                                      2

METHODOLOGY                                                       2

PHYSICAL DESCRIPTION                                              3

HISTORICAL BACKGROUND                                             6

EXISTING CONDITIONS                                               8

        Material Conditions: Lighthouse                           10

        Material Conditions: Oil House                            13

REHABILITATION PLAN                                               17

        Immediate Repairs                                         21

        Project Element #1: Upper Lighthouse Tower                24

        Project Element #2: Lower Lighthouse Tower                27

        Project Element #3: Oil House                             28

COST PROJECTIONS                                                  30

PROJECT TEAM                                                      31

APPENDICES

        Appendix A: Architectural Drawings
        Appendix B: Existing Condition Photographs
        Appendix C: Structural Report
        Appendix D: Hazardous Materials Report
        Appendix E: International Chimney Report
        Appendix F: Assessment of Fresnel Lens
        Appendix G: 2002 Condition Assessment
        Appendix H: Conceptual Cost Estimate


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Pigeon Point Lighthouse Rehabilitation Plan                                         Pescadero, California
Architectural Resources Group                                                            December 2008


EXECUTIVE SUMMARY

Built in 1871, the Pigeon Point Lighthouse is the tallest lighthouse on the West Coast. It is listed on
the National Register of Historic Places, and it is an important landmark on the coast. Now a
California State Historic Park, the Pigeon Point Lighthouse and its accompanying site were
transferred from United States Coast Guard ownership to California State Parks in 2005. The
Lighthouse was well-designed and well-maintained through much of its life, but decreased
maintenance along with the severe coastal environment has caused an accelerating deterioration of the
cast iron elements of its upper structure. Currently cast iron feature failure and the resulting water
intrusion into the building are causing it to be structurally unsound. Recent installations of tension
cables around the cast iron brackets and belt courses are not adequate to stabilize conditions.

Due to the complex composite iron and masonry construction system at the top of the Lighthouse,
there are no simple interim measures available to stabilize the structure. A comprehensive
rehabilitation of the building is recommended. This rehabilitation will include the dismantling,
inspection and restoration or replacement of most of the cast iron elements of the upper tower. The
rehabilitation process will also repair and conserve the masonry and curtain wall elements of the
tower and provide additional seismic reinforcing to the upper tower, the lower tower and the Oil
House.

Although the lower tower and the Oil House are in much better condition, the project would be
accomplished most efficiently and cost-effectively if all of the project elements occur at the same
time. All work will be detailed to meet the Secretary of the Interior’s Standards for Rehabilitation.
The resulting structure will be in maintainable condition, and with a well-conceived program of
cyclical maintenance should last another 100 years.

Conceptual cost estimates for the rehabilitation of the Lighthouse and Oil House have been
developed. Including construction costs, architect and engineering fees and other soft costs, and
California State Parks overhead and management costs, the conceptual budget for the project is
7.6 million in current dollars.




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Pigeon Point Lighthouse Rehabilitation Plan                                       Pescadero, California
Architectural Resources Group                                                          December 2008


INTRODUCTION

Architectural Resources Group has been tasked by the California State Parks Foundation to develop a
Rehabilitation Plan for the Pigeon Point Lighthouse and Oil House. The building has been closed to
the public since the end of 2001, when two sections of the cast iron belt course near the top of the
tower failed. In 2005, California State Parks took control of the Light Station from the United States
Coast Guard (USCG) and continues to manage the site as one of California’s State Historic Parks.
The Lighthouse and Oil House remain closed to the public however, due to structural concerns for the
building. This Rehabilitation Plan will serve to provide an understanding of the scope of the work
and budget that is necessary for the building to be restored to a structurally sound and maintainable
condition.


METHODOLOGY

Archival Research
Prior to fieldwork, research was conducted to locate historic documents, drawings, and photographs
of the Light Station. Materials were obtained from the following repositories and organizations: the
Historic American Building Survey (HABS); the National Archives and Records Administration
(NARA), Pacific Region; and California State Parks. In addition, International Chimney Corporation
(ICC) provided their Condition Assessment report from 2002 and historic drawings of the Lighthouse
that had been collected at that time. Compiling these resources aids in understanding the significance
of the Light Station and its associated structures. The archival materials also help to establish the
configuration and appearance of the buildings over time, providing a context for preservation
planning efforts.

Conditions Survey
A visual survey of the Lighthouse and Oil House was carried out to identify building materials and
various conditions affecting the structures, for the purpose of prioritizing emergency repairs and
future rehabilitation work. Historic drawings from HABS and ICC were printed, and locations of
deterioration such as cracks, efflorescence and rust staining were marked on the drawings. The
exterior survey was mainly conducted from the ground aided by binoculars, but a scaffold and safety
lines rigged by ICC allowed for close-up inspection of the belt course and brackets as well as the
Gallery Deck. All of the rooms of the Oil House and Lighthouse interior were accessible for survey;
the Oil House attic space received a brief visual inspection from a ladder placed in the hall. An
independent inspection by engineers from Kellco-Macs was conducted to locate and document
hazardous materials in or around the building (see Appendix D for Hazardous Materials report).




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Pigeon Point Lighthouse Rehabilitation Plan                                          Pescadero, California
Architectural Resources Group                                                             December 2008


PHYSICAL DESCRIPTION

Site
The Pigeon Point Light Station is located 20 miles south of Half Moon Bay along State Route 1. It
occupies a rocky point of land approximately 50 feet above sea level. This report is limited to the
Lighthouse and Oil House, but several other buildings are also part of the Light Station site. The
Lighthouse sits in the southern part of the site with the Fog Signal Building and Carpenter’s Shop to
the west. An oil bunker, now used for interpretative purposes, is located to the east. The four
buildings that are the former keepers’ residence occupy the area to the north and northeast of the
Lighthouse and are now used as a hostel. A small gravel parking lot for the site is located between
the hostel buildings and the road.

Lighthouse
At 115 feet, the Pigeon Point Lighthouse is the tallest lighthouse on the West Coast and one of the
tallest in the country. Battered brick walls rise in a cylinder from an octagonal brick base that
features two cast iron belt courses (see Figure 1 for identification of building elements). The main
body of the tower is simply ornamented with three windows openings that feature carved granite
surrounds. Approximately 80 feet from the ground, another cast iron belt course marks the beginning
of a composite structural system that combines masonry walls and an iron frame formed with cast
iron elements at the Service Room and Watch Room levels. At the Service Room level, decorative
cast iron brackets support the Gallery Deck above. At the Lantern Room level, the first-order Fresnel
lens is enclosed by a glass curtain wall system and surmounted by a copper roof. A narrow deck
circumscribes the tower at Lantern Room level as well.

The interior of the main section of the Lighthouse is simple, with painted exposed brick walls, an iron
spiral stair that wraps to semi-circular landings and periodic window openings. The Watch Room is
dominated by the base of the Fresnel lens above. It is also differentiated from the tower below by
painted metal-clad wall surfaces at the exterior and a portion of the interior. An iron door at this level
leads out to the Gallery Deck, and a short interior stair leads to the Lantern Room and Deck located at
the top of the tower. One of the windows in the curtain wall of the Lantern Room provides access to
the automated beacon and the expanded deck area installed to support it.

Oil House
The Oil House is a modest one-story brick building with a gable roof. The main façade of the
building features a granite entry stair with a gabled pediment above. The eaves of the gable roof are
supported with decorative wood brackets. The building contains two rooms on either side of a central
hallway that provides the entrance to the Lighthouse tower (see Figure 2 for the ground floor building
plan). Windows in the Oil House are located on the north and south elevations, with two windows
lighting each room, and one on either side of the hallway leading to the tower. The southern room
was a Work Room for the lighthouse keeper, and it currently contains modest interpretive exhibits
about the Lighthouse. The northern room was the Oil Room, but most of the original architectural
features in the room have been removed in order to accommodate navigational equipment belonging
to the USCG. Both rooms retain their brick fireplaces with marble mantels.



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Pigeon Point Lighthouse Rehabilitation Plan                                           Pescadero, California
Architectural Resources Group                                                              December 2008

HISTORICAL BACKGROUND

The Pigeon Point Lighthouse was constructed in 1871-72 using a design that was similar to the Cape
Hatteras Lighthouse and several others that were built around the same time. Pigeon Point is named
after the clipper ship, the Carrier Pigeon, which wrecked there in 1853. The Lighthouse has been in
operation since November 15, 1872. The Lantern Room contains a first-order Fresnel lens that was
installed when the Lighthouse was built. It was originally lit by lard oil and later by other fuels, but it
was finally converted to an electric light source in 1926. The Fresnel lens and associated lamp are
still operational, but they are only used for ceremonial purposes once a year. Under USCG control,
the Light Station was continually upgraded, and several rehabilitation campaigns have occurred at the
Lighthouse more recently. A. summary of the building chronology is included for reference below.

1870             Purchase of 19.5 acres by the U.S. Government, including 1.5 acres at Pigeon Point
                 for the Pigeon Light Station.

1871-1872        Construction of the Pigeon Point Light Station, including the Lighthouse and Oil
                 House and original Keepers’ Residence.

1926             Electrification of the lens in the Lighthouse.

1939             Control of Light Station transferred from United States Lighthouse Board to USCG.

1962             Demolition of the original Keepers’ Residence.
                 Construction of new Keepers’ Residences (now used as a Hostel).

1965-1968        Installation of drive shaft at main light.

1967             Installation of new Fog Signal and 375mm Lantern (both later removed) and
                 associated modifications for equipment and ventilation.

1971-1973        Installation of steel reinforcing cables at the Gallery Deck bracket level.
                 Installation of cantilever platform at Lantern level and automated 24-inch aero
                 beacon and 300mm emergency lantern.
                 Removal of original railings and installation of replacement railings at Gallery and
                 Lantern levels.
                 Installation of wire mesh screens at the Oil House.

1974             Documentation of the Lighthouse by the Historic American Building Survey.

1977             Lighthouse listed on the National Register of Historic Places.

1981             Rehabilitation campaign including installation of new asphalt roof, new shutters, new
                 screens and a new door at the entrance to the Oil House.
                 Replacement of the cornice at Lantern roof with steel, repair of cracked and spalled
                 brick masonry at Service Room level.

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Pigeon Point Lighthouse Rehabilitation Plan                                           Pescadero, California
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1988             Installation of halon fire suppression system in Oil Room.

1991             Abatement of asbestos.

1992-1994        Rehabilitation campaign including installation of structural steel bracing at Gallery
                 level, including a circumferential steel tube ring under the Gallery Deck
                 Installation of stainless steel decking at Galley Deck.
                 Replacement of light fixtures at Oil House.
                 Installation of resilient flooring and new casework in Work Room.

2001             Failure of two sections of cast iron belt course at the base of the brackets supporting
                 the Gallery Deck. The building is closed to the public.

2002             Inspection by ICC and installation of temporary cables above and below the upper
                 belt course with additional vertical cables adjacent to the sections that fell from the
                 building.

2005             Control of Light Station transferred from the U.S. Coast Guard to California State
                 Parks.

2008             Many of the windows replaced in kind by California State Parks.

2008             Inspection by ARG, Degenkolb Engineers, Kellco-Macs, ICC and Fresnel lens
                 specialist James Dunlap.
                 Installation of additional cables at the upper belt course by ICC.




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Pigeon Point Lighthouse Rehabilitation Plan                                          Pescadero, California
Architectural Resources Group                                                             December 2008

EXISTING CONDITIONS

This section summarizes the description and existing conditions of the materials and features of the
Lighthouse and Oil House. In addition to this architectural evaluation, a structural assessment and a
hazardous materials survey were included as part of this project. The structural report by Degenkolb
Engineers is included in Appendix C, and the Hazardous Materials report by Kellco-Macs Services
comprises Appendix D. In addition, the recommendations of the lighthouse preservation specialist
International Chimney Corporation (ICC) can be found in Appendix E and the assessment of the
Fresnel lens by James Dunlap is included in Appendix F. In 2002, ICC performed a conditions
assessment after the failure of the upper belt course. ICC’s 2002 report is included for reference
purposes in Appendix G. The findings and recommendations of these reports are integrated into the
rehabilitation plan which follows this section.

A description of the Pigeon Point Lighthouse can be broken down into three main areas: the
foundation, the body of the tower, and the rooms associated with the lantern at the top of the tower.
The building sits on an octagonal foundation of brick and concrete that in turn rests on bedrock. This
massive solid masonry foundation transitions to a cylindrical tower through the use of a cast iron belt
course at the first floor level of the building. The tapered brick walls of the body of the tower are also
massive, but they are constructed with a cavity space that provides insulative properties and
additional protection against water infiltration. The upper floors of the Lighthouse above the fifth
landing level are constructed with a composite iron frame with masonry infill (see Figure 3 on the
following page for original construction detail).

The solid foundation and masonry walls are in overall good condition, but the cast iron elements have
suffered greatly from the extreme marine environment, as indicated by the extensive corrosion of the
metal elements and the spalling of brick in the vicinity of the corroded cast iron belt courses. The
majority of the tower is in relatively good condition, but the upper levels (at the upper belt course and
above) are in critical condition. The rehabilitation needs in this area are urgent.

The Oil House is a simple one-story, gable-roofed brick building located adjacent to the tower. With
the exception of the extreme marine environment and seismic considerations for the structure, the
rehabilitation needs of the Oil House are relatively simple. The foundation of the building is brick,
and the floor and roof framing is wood. These materials are in good condition where the protective
coatings have been maintained. Where water has gotten into the walls or roofing materials,
efflorescence, rotted wood or corrosion of metal elements has been the result. The interior finish
materials have deteriorated through heavy use over time, and some have been replaced with more
recent materials.




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Pigeon Point Lighthouse Rehabilitation Plan   Pescadero, California
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Pigeon Point Lighthouse Rehabilitation Plan                                           Pescadero, California
Architectural Resources Group                                                              December 2008


MATERIAL CONDITIONS: LIGHTHOUSE

The following section evaluates the conditions of each material in the Lighthouse. For additional
information, annotated photographs of the existing conditions are located in Appendix B.

Masonry

Brick
The walls of the Lighthouse are constructed of fired red bricks laid in Portland cement mortar. The
tower walls are thickest at the base and taper towards the top of the structure. The brickwork
incorporates a cavity to provide insulation and to slow water penetration. Generally, the brick is in
good condition; deterioration is associated with structural metal failures in the iron belt course,
brackets, and base, the most visible sign being rust staining at these areas. Horizontal and vertical
cracks in the brickwork at the top of the tower may be attributed to stresses related to the ongoing
corrosion and expansion of iron elements and resulting failure of the sections of the belt course. The
resulting water penetration is causing widespread paint failure and salt crystallization on the interior.

At the octagonal tower base, differential loading of the masonry is manifesting as diagonal cracks at
the corners adjacent to the rusting iron. The brickwork has a thick coating of multiple finishes
applied over the lifetime of the structure. These coatings probably include whitewash and lead-
containing paints, the accumulation of which has impeded the evaporation of intruding moisture.

Granite
Window sills and ornamental window surrounds are executed in carved granite. Generally these
features are in good condition, with the exception of the southwest window header that was struck by
the falling piece of iron belt course in 2001. As a result, one corner of this header has broken off; it is
currently stored inside the Oil House.

Concrete
Concrete was used at the foundation to level areas of bedrock and build up the grade at the octagonal
base. Concrete visible at the base is weathered and eroded, with a few areas of cracking. Concrete
poured over the original clay tile floor surface of the tower appears to be in good condition, though
the paint covering it shows some wear.

Metals

Iron
Cast and wrought iron elements of the Lighthouse include the belt courses, the Gallery Deck brackets
and framing, the Lantern Deck and Gallery Deck railings, the roofing and framing elements of the
Lantern, sheet iron walls of the Gallery, window frames in the Service Room, the door to the Gallery
Deck, spiral stairway carriers, stringers, rails and newels, and the two belt courses of the octagonal
base. All the exterior iron is corroding to differing degrees, despite frequent applications of paint.




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Pigeon Point Lighthouse Rehabilitation Plan                                         Pescadero, California
Architectural Resources Group                                                            December 2008


The detachment and loss of two fragments of the belt course at the southwest quadrant occurred at the
end of a wide, longitudinal crack on the apron spanning between brackets 10 and 12 (see plan
below). Sections of the belt course to either side of this loss are detached and in danger of falling.
The brackets and the belt course are in generally poor condition, with corrosion causing failures due
to rust-jacking (the process of extreme volume expansion of iron as it corrodes). Brackets at the north
quadrant are also cracked and deformed at the top portion. A fragment of the original Gallery Deck at
the south quadrant has detached and should be removed as a safeguard. Painted surfaces adjacent to
the belt course and brackets exhibit extensive rust staining. The paint covering the iron is
compromised by pinhole corrosion and biological growth.




                                    Figure 4: Fifth Landing Floor Plan

Iron wall and roof framing in the Lantern Room, including posts, struts, rafters, cornice, and the
crown piece, are painted. Most elements are in fair condition with moderate corrosion, but fasteners
are corroded where they are in contact with bronze sashes. Rusting and expansion of an iron post in
the northeast quadrant is the probable cause of glass breakage there.

Interior iron beams, deck plates and stair carriers are generally in good condition, but some rusting is
occurring at fastening bolts. The stairway treads and landings are in good condition, with only minor
corrosion where paint is worn away from foot traffic. Exterior structural elements and railings of the
Gallery and Lantern Decks are moderately to severely corroded.

The iron door jamb leading from the Watch Room to the Gallery Deck is corroding. The plate iron
door leading to the Gallery Deck is corroding at the base and where a vertical strap is detached on the
interior. The lower hinge pin is broken.

Iron windows above the Fifth Landing are corroding from water intrusion, and the sill on the north
quadrant has a diagonal crack where a corner is detaching.

At the octagonal base, the iron belt courses is cracked, jacking, and detaching. The upper of the two
belt courses is cracked and broken where it was struck by falling belt course fragments. Paint is
weathered and peeling.



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Pigeon Point Lighthouse Rehabilitation Plan                                           Pescadero, California
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Steel
Exterior steel radial and ring support beams added under the Gallery Deck in 1992 exhibit moderate
to severe corrosion. The replacement steel decking at the Gallery and Lantern Decks is also
moderately corroded.

Bronze
Bronze window sashes and floor grates at the Lantern Room show moderate corrosion where paint
layers have weathered or worn away. Bronze door hardware is in good condition. The Gallery Deck
door handle is lightly corroded but operable.

Brass
Brass hardware on replacement windows is in good condition. The brass fittings of the Fresnel lens
also appear to be in good condition.

Copper
The roof of the Lantern Room is covered in sheet copper. The ventilation ball is also copper, attached
to which is a bronze pinnacle with a platinum point. The exterior of the copper roof was not visually
accessible, but paint is peeling from the underside. No corrosion staining was visible on adjacent
materials, indicating that the roof is sound. However, the copper roofing and ventilator should be
closely inspected when access permits.

Wood
Painted wood elements include original as well as replacement window sashes, window frames and
sills, in addition to two doors at the Gallery. Storage features in the Gallery include a stained built-in
desk, a painted floor cupboard, and a small painted shelf, all in good condition.

Three recently replaced casement window sashes and transoms on the East and West Elevations are in
good condition. Paint on these jambs and sills is in fair condition, with the sill between the Third and
Fourth Landing exhibiting “alligatoring” deterioration as a result of paint build-up. A repair on the
East Elevation sill, carried out in painter’s putty, is unpainted.

At the Fifth Landing, four original wood sashes are situated in the window openings between
Brackets 1 and 16 (north), 4 and 5 (east), 8 and 9 (south), and 12 and 13 (west). A sheet of Plexiglas
covers the south window at the interior.

Glass
With the exception of the broken pane at the northeast quadrant, the windows of the Lantern Room
are intact and in good condition. The circular ports in the Lantern Room floor originally held
prismatic glass lights, but these have been filled with steel elements. The glass lenses in the Fresnel
lens appear to be in good condition, with limited chips at the edge of some of the lenses. The putty
holding the lenses in place should be investigated however, since its age put the material near the end
of its useful life (see Appendix F for lens assessment).



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Pigeon Point Lighthouse Rehabilitation Plan                                          Pescadero, California
Architectural Resources Group                                                             December 2008


MATERIAL CONDITIONS: OIL HOUSE

The following section assesses the conditions of each material in the Oil House. For additional
information, annotated photographs of the existing conditions can be found in Appendix B.

Masonry

Brick
The walls of the Oil House are constructed of fired red brick laid in Portland cement mortar. The
brickwork is constructed in two withes with an inner cavity. Two brick chimneys are at the north and
south ends of the building in the Oil Room and Work Room, respectively.

Generally, the brick masonry is in good condition, with moderate moisture damage in the form of
paint failure and efflorescence (salt crystallization) at window openings. Many of these issues may
have been resolved with the recent replacement of windows. Efflorescence is more severe on the
north interior wall of the Oil Room and indicates possible roof leaks. Similar waterproofing problems
are evident in the hall between the Oil House and the Lighthouse, where step cracking and
efflorescence are visible on the walls near the top and bottom of the stairs. Horizontal cracking in the
interior brickwork of the east walls indicates building movement or settling but may also be resulting
from the corrosion and expansion of iron anchors connecting the masonry walls to the roof joists.

Granite
Carved granite features include exterior window and door surrounds, chimney caps, a keystone above
the door carved with the construction date, a rectangular pillar site marker (possibly moved from its
original location), and the treads and cheek walls of the front steps. Painted window, door, and
chimney elements are in good condition, though the paint on the chimney caps is worn. Moderate
soiling and biological growth are evident on the unpainted features.

Concrete
The stairs leading to the Lighthouse are concrete. Paint on the treads and risers is worn from foot
traffic, but the steps are in good condition. Concrete at the grade level is weathered and eroded, with
no major cracking visible. A sidewalk leading from the granite steps is in good condition.

Clay Tile
Clay tile pavers cover the floor in the hall leading to the Lighthouse. Paint covering the tiles is worn
from foot traffic, but the pavers are generally in good condition with only isolated areas of previous
repairs executed in concrete.

Marble
Fireplace mantel shelves in the Oil Room and Work Room are white marble. The marble appears to
have been treated with a wax or oil that has darkened the stone, but otherwise it is in fair condition
with moderate scuffing.




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Metals

Iron
Iron is used for door jambs and hardware as well as a conduit on the north side of the building.
Hidden iron elements identified in the original drawings include three-foot long spear anchors tying
the brick walls to the roof joists at four foot intervals, in addition to door threshold saddles.

Hinges on the door between the Oil House and the Lighthouse are severely corroded. The cast iron
frame of the front door is heavily corroded, as are the hinges. On the exterior, iron fasteners behind
replacement shutters and on carved wood brackets and trim are corroding. The painted conduit is
corroding at the pipe joints.

Steel
Fasteners for the most recent roof covering are probably galvanized steel nails. These fasteners are
corroding where they protrude from wood eaves and where they are exposed by failing asphalt
shingles.

Bronze
Two bronze plaques commemorating the Light Station’s status as a California Historical and Civil
Engineering Landmark are hung on the exterior to either side of the entrance. These plaques are
corroded and lightly soiled. The plaque on the north side has a large gap between it and the wall.

Brass
Brass window and door hardware on the interior is tarnished, but in good condition. Fasteners
connecting the replacement shutters to the walls are probably brass and appear to be in good
condition beneath the paint layer.

Copper
Copper flashing is installed at the eaves and gables, chimney penetrations, and at the connection to
the Lighthouse. Originally, lead flashing was used at these locations. At the south chimney, flashing
on the east side is detached and lifting. Ferrous fasteners on both chimney flashings are corroding.

Wood
Painted wood elements in the Oil House include original as well as replacement window sashes,
window frames and sills, in addition to both interior and exterior doors, interior and exterior trim, and
ceiling boards in all three rooms. The three windows on the south side of the Oil House were
replaced in kind in 2008 and are in good condition. The three windows on the north side of the
building were not replaced this year as they are in good condition, indicating that they may have been
replaced in the past.
Exterior woodwork, including eave brackets, trim and exposed sheathing, is in fair condition. A small
amount of the trim is missing, although the missing bracket was located within the Oil House. The
wood shutters appear to have been replaced with slightly larger shutters than were originally installed.
One of what appears to be an original shutter is also stored in the Oil House. Some of the wood trim
around the entrance door is also missing, and the door itself is in fair condition.


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Interior woodwork, including doors, ceiling boards, and wall trim, is typically in good condition.
The unpainted wood framing at the floor and roof appears to be in fairly good condition, although
some dry rot is to be expected.

Glass
Glass panes in windows, doors, and transoms are in good condition with the exception of one transom
panel that was removed completely to allow pipes to pass through the window frame.

Roof and Floor Coverings

Asphalt
The Oil House roof is covered with plywood sheathing, tar paper, and asphalt shingles. Shingles have
blown off all sections of the roof, and torn tar paper exposes plywood sheathing on the north side of
the building adjacent to the Lighthouse.

Vinyl Tile
The wood floorboards in the Work Room are covered in square vinyl tile units laid over fiberboard.
The tiles are in fair condition overall, but several are cracked or missing near the southwest corner of
the room. Both the tile and mastic were confirmed to contain asbestos (see Appendix E for
Hazardous Materials report).

Rubber
Wood floorboards in the Oil Room are covered with rubber sheet flooring textured to resemble
diamond plate. The flooring is obscured by equipment and furnishings, but appears to be in good
condition.




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Pigeon Point Lighthouse Rehabilitation Plan                                          Pescadero, California
Architectural Resources Group                                                             December 2008


REHABILITATION PLAN

As described in the previous section and in the supporting documents, the top levels of the Lighthouse
are in poor condition due to the extensive corrosion of the cast iron structural elements. Without
intervention, this corrosion will continue to accelerate cracking in the masonry, increased water
intrusion into the building, and ultimately structural instability of the Lighthouse. The steel tube
structural elements installed below the Watch Room and Main Gallery circa 1992 are themselves
corroding and have also caused significant failures at the cast iron brackets. In any event, the steel
tube intervention is not a comprehensive solution to the long-term preservation of the Lighthouse.
Cables installed in 2002 and 2008 serve the purpose of holding corroded members on the building,
but they do not add any structural capacity.

Early discussions for this project suggested that there would be need to be a long-term restoration
plan and an interim stabilization campaign developed. The idea of this approach would be to
stabilize and preserve the building while funds are being raised for the more extensive restoration of
the building and site. The challenge of doing a stabilization plan is how to limit the work only to that
which is needed and to detail it in conjunction with the overall plan in order to avoid repeat work.

However, based on our findings of conditions on site, on the complex composite nature of the cast
iron elements embedded in the masonry, on the challenging work environment, and on the
significance of the building, we do not believe that a short-term repair campaign would be a useful
approach. Our recommendation is to approach the rehabilitation project comprehensively from the
outset, developing a single repair/rehabilitation strategy with a maximum life and limited (although
regular) maintenance requirements. This “do it once” approach will be by far the most cost effective
and will focus the urgency of the problem into one cycle of fund-raising. The elements of this
approach are outlined below and in the supporting structural and lighthouse engineering consultant
reports (see Appendices C and E).

We recognize that the comprehensive rehabilitation project may not happen immediately however,
due to financial considerations. In the interim, we recommend making limited critical repairs to
reduce further deterioration of the building before the full project begins. These immediate repair
measures are covered in more detail later in this chapter.

The comprehensive rehabilitation of most of the Lighthouse and Oil House are fairly straightforward
and are outlined later in this report. The repair and structural strengthening of the upper levels of the
Lighthouse are more complex and involve an interaction of structural strengthening detailing
requirements, considerations for the treatment of historic materials, construction methodology, and
long term maintenance considerations. The following is a brief discussion of these issues.

Structural Design
The extensive corrosion of the cast iron structural elements including the belt course tension ring at
the fifth landing level, the sixteen cast iron brackets supporting the Main Gallery, and the connections
between the lantern structure and the top of the masonry walls at the Watch Room level have resulted
in a significant loss of structural capacity at the top of the tower. The steel tube beams and ring beam

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installed in 1992 below the Watch Room level provided support for the failing cast iron brackets but
did not enhance the overall structural system and appear to be causing reverse deflection in the
original beams.

In order to replace the tensile capacity lost by the corrosion of the cast iron ring beams, to improve
the seismic performance of the tower, and to reestablish the connections throughout the upper levels
of the structure, three new ring beams with associated connections are proposed for the structure:

            At the 5th landing level, the cast iron belt course would be removed and replaced with a
             reinforced concrete bond beam inserted in the existing masonry. The exterior of the bond
             beam would be clad with new cast iron finish elements that match the appearance of the
             original elements but which have been detailed and constructed with space to
             accommodate small amounts of corrosion without causing a catastrophic failure and
             would no longer serve an essential structural function.

            At the Main Gallery level (at the top of the existing brackets), a continuous tension ring
             would be installed. This new structural element will augment the original cast iron
             members connecting the top of the sixteen cantilevered cast iron brackets. This ring
             beam would be constructed of stainless steel, and the exact detailing will require further
             study. It will serve both as a tension ring and as a support for new outriggers supporting
             the Main Gallery deck. The original cast iron brackets will be removed and replaced with
             composite brackets to match the original. The replacement brackets could either be
             designed to support the main gallery deck or be detailed as non-structural elements. As
             part of the work at this level, new support for the interior steel beams below the Watch
             Room level will be provided. These new supports can be either exposed on the inside
             surface of the wall or concealed within the wall.

            At the Lantern level, at the top of the masonry wall another tension ring is recommended,
             to provide further wall stability and to enhance the connections to the upper lantern
             structure. This structural element would be either a reinforced concrete bond beam
             pocketed into the masonry or a stainless steel structural ring beam applied to the exterior.
             This detail will also require further study.

These interventions have been developed with the philosophy of enhancing the original structural
concepts and features of the original building. They would be designed and installed in concert with
a program of replacing the corroded existing materials in kind.

In addition to these primary structural interventions, improved connection of the lens assembly to the
existing steel structure may be necessary. A more comprehensive evaluation of the existing
connections can only be made when the lens and pedestal covers are removed or if detailed drawings
of the connections are found which describe the connection.




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Treatment of Historic Materials
The overall guideline for the treatment of historic materials will be the Secretary of the Interior’s
Standards for the Treatment of Historic Properties. These standards require that historic materials be
repaired in place rather than replaced. If replacement is necessary, the replacement elements should
match the original in all respects. While this standard is completely applicable to the overall project,
at the top of the Lighthouse, due to the severe environment, difficult working access, and future
maintenance challenges, it may be necessary to consider more replacement of cast iron elements than
on a more straightforward project. Inspection of the cast iron brackets, for example, suggests that
approximately 25% of them are not yet so corroded that replacement is the only option. However, if
a percentage are conserved in place, a different, more frequent, maintenance cycle will be required
which considering the access challenges will be very difficult. Thus, in this case, a more
comprehensive replacement of the brackets may be justified.

This consideration applies to all of the cast iron elements at the top of the Lighthouse. We
recommend a more comprehensive replacement in kind for the belt course, railings, decks and
brackets using new cast iron elements or stainless steel coated to match the appearance of the original
iron.

Construction Methodology
The structural work proposed for the top of the Lighthouse will be challenging in terms of
construction logistics. Removal of the belt course and the outrigger brackets will require removal and
reconstruction of the masonry walls, and installation of the new ring beams will entail a similar
reworking of the entire masonry perimeter wall. This work can be done in one of two methods:

        a) Removal of the Lantern: This method would shore and protect the upper lantern
           structure, then remove it in one piece to a safe storage location on the ground, this would
           then allow for complete access to the upper walls for disassembly, installation of the new
           structural and architectural elements, and restoration of the upper walls and galleries.
           The lantern would be restored on the ground then craned back into place. This may be
           the most efficient method. It has the added advantage of being able to restore the roof
           and glazing of the lantern in more convenient working conditions.

        b) Work with the Lantern in place: This method would involve removal and replacement of
           the brackets and installation of the ring beams in an incremental manner, while providing
           temporary moveable shoring to support the lantern above while the bracket is removed.
           This process will be slower to execute and will probably be more expensive. It will be
           more complex in terms of shoring and working conditions and could endanger the
           stability of the Fresnel lens.

In both approaches, the Fresnel lens will need to be protected. Our recommendation is that it be
removed and stored securely off-site during the construction process. Though the Fresnel lens
appears to be in relatively good condition, its location in the structurally vulnerable Lighthouse
jeopardizes its integrity. Further deterioration of the iron belt course and brackets could destabilize
structural beams that support the base and lens, potentially resulting in severe damage or destruction

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of these components. Furthermore, structural analysis indicates the need to improve the connection
of the lens base to the structure. To protect the lens, it is recommended that it be disassembled and
temporarily removed from the Lighthouse until the iron and masonry supporting the Gallery and
Lantern are repaired.

Removal of the Fresnel lens should be undertaken with the stated goal of conserving it and returning
it to the lantern room. Removal presents an opportunity to conduct a detailed assessment of the lens,
and would facilitate maintenance and conservation treatments. The conservation of the lens could be
a stand-alone project that resonates with the local community, potentially attracting private donors.

The scope of the conservation work should include the reinstatement of the lens in the Lighthouse.
The light at Pigeon Point is one of a shrinking number of First Order Fresnel lenses that remains in its
original position, as opposed to being installed in a museum as an exhibit. If the lens were to be
permanently removed, the historical and engineering significance of the Pigeon Point Light Station
would be greatly diminished. Community support of the Light Station, enhanced by a yearly lighting
ceremony attended by thousands, would also be weakened.

Maintenance Considerations
The Lighthouse will have significant on-going maintenance needs regardless of the exact approach to
its preservation. The preservation plan needs to consider materials and methods that will minimize
the extent of maintenance required. In addition, in the course of detailing the rehabilitation work
providing improved access, establishing processes for future exterior repairs and inspections, and
creating a cyclical maintenance plan should all be part of the work. California State Parks should
consider establishing an endowment or some form of maintenance funding which is not subject to
fluctuations in State Parks funding and which can assure that the on-going maintenance needs of the
building are addressed consistently. On-going maintenance is the cheapest and best type of
preservation.

Recommended maintenance includes the following regularly scheduled items:
       Visual inspection of building materials for evidence of deterioration (annually)
       Comprehensive inspection of building materials (every 3-5 years)
       Repainting of exterior iron elements (every 2-3 years)
       Repainting of masonry exterior (every 5 years)
       Repainting of wood windows (every 2-3 years)
       Repainting of interior surfaces (every 10 years)
       Masonry repairs and repointing (as necessary based on inspection reports)




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Rehabilitation Scope of Work
The following pages outline the scope of work for rehabilitation of the Lighthouse, comprised of
three project elements: the rehabilitation of the Upper Lighthouse Tower, the rehabilitation of the
Lower Lighthouse Tower, and the rehabilitation of the Oil House. The three project elements would
be most efficiently and cost-effectively accomplished concurrently, but it could be possible to split
the project into three discrete phases based on the project elements. If the full rehabilitation plan will
not occur in the very near future, we recommend that the following immediate repairs be
implemented as soon as possible.


PROJECT ELEMENT #1:               Removal of Fresnel Lens and Interim Stabilization

       Stabilize, remove and securely store Fresnel lens.
       Repair work at Lantern:
            o Disassemble bay of Lantern curtain wall where window cracked.
            o At cracked window, remove and reset: glazing bars, receiver bars and glass to bare
                stile; restore stile, isolate and reassemble with new glass.
            o Cut out existing exterior sealant (without disassembly of curtain wall) from
                remainder of exterior of Lantern curtain wall and install new sealant.
       Repair work at Gallery brackets and belt course:
            o After testing pressure levels, pressure wash Gallery brackets using minimum
                pressure. Spot wire brush. Apply rust converter to all exposed and rusting metal and
                cable at that elevation.
            o Install sealants/backer rod/spray foam insulation at open cracks/gaps around
                gallery bracket members.
            o Install blockade at Gallery door to prevent opening into missing deck plates.
            o Install cement wash over exposed masonry at missing belt course segments.
            o Lightly wire brush, clean and apply sealant to all remaining cracks in the upper belt
                course.
            o Install debris netting around belt course for full circumference.
       Repair work at lower belt courses:
            o Using minimum pressure, pressure wash and lightly wire brush lower belt courses.
            o Apply rust converter to lower belt courses.
            o Apply sealant at all gaps at lower belt courses.
            o Install bond breaker (poly plastic) into bottom of broken area (hole) at upper belt
                course segment. Apply mortar wash over the level of the broken cast iron.




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PROJECT ELEMENT #2:               Rehabilitation of the Upper Lighthouse Tower
                                  (upper levels, 5th landing and above)

Selective demolition scope and sequence:
     Evaluate the condition of the Fresnel lens for disassembly and remove lens assembly, if this
        has not already occurred
     Investigative demolition at Gallery level:
            o Match mark all fabric to be removed
            o Remove all loose portions of belt course
            o Temporarily stabilize existing wall plates and brackets with additional
                 cabling/bracing
            o Remove steel ring tube and cut off ends of radial tube beams at wall for use as
                 temporary support during investigation
            o Remove one of the windows and surrounding brick at Service Room level in order to
                 investigate the condition of imbedded ironwork associated with brackets (base bid
                 assumes that extensive failure at window cheek wall and tie-rods is found, see
                 alternate for less extensive failure)
            o Remove brickwork on opposite side of same bracket to investigate tie-rod connection
     Remove auxiliary beacon from Lantern level and turn over to USCG
            o Coordinate beacon substitute or temporary outage with USCG for duration of
                 construction
     Remove and dispose of deck extension and support for auxiliary beacon at Lantern level
     Field measure, document and match mark all Lantern components prior to removal
     Remove and salvage vent ball from top of roof
     Remove and salvage roof system from top of Lantern by crane
     Match mark and disassemble Lantern curtain wall and salvage all elements for reinstallation
     Remove exterior Lantern Deck and replacement railings:
            o Field measure, document and match mark all deck components prior to removal
            o Separate exterior Lantern Deck from interior deck at curtain wall
            o Remove exterior Lantern Deck and salvage for use in replicating new decking to
                 match
            o Remove and salvage interior deck for reinstallation
            o Dispose of railings & non-historic rain hood at cornice
     Remove stairs at Lantern and Gallery levels and salvage for reinstallation
     Remove exterior cast iron wall plates at Gallery level, salvage interior wall plates for
        reinstallation
     Selective demolition at Gallery level:
            o Remove non-historic diamond plate decking and replacement railings
            o Salvage original decking for use in replicating new decking to match
            o Remove and dispose of steel tube assembly
            o Match mark and disassemble wall lintel plates for potential salvage or pattern.
            o Field measure, match-mark brackets and remove for repair/replacement


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             o   Remove and dispose of belt course (salvage one sections for use in replicating new
                 pieces to match)
             o   Match mark, dismantle and salvage Service Room windows & components.
             o   Dismantle brick and iron wall down to belt course, salvage brick as possible for
                 reinstallation
             o   Remove back-up brick as needed to install reinforced concrete beam

Reinstallation scope and sequence:
     Belt course:
             o Install new concrete ring beam at level of belt course (incorporate support for bracket
                 foot into pour)
             o Install new cast iron belt course with expansion detail to allow for some corrosion
                 without failure of the ring. (Alternate: form & pour shape with a castable concrete
                 or set precast concrete shapes with profile to match existing)
     Brackets:
             o Repair/replace brackets:
                      Fabricate new interior flange made of stainless steel for all brackets
                      Bolt original exterior portion of bracket to new interior flange
             o Cast new brackets to match for those too deteriorated to retain (assume 2 brackets to
                 be recast, to be verified in field)
             o Reinstall repaired/replaced brackets with new stainless steel tie-rods and fasteners to
                 match existing (existing 6’ and 8’ vertical bolts to remain in wall if possible)
             o Rebuild all cylinder hardware in kind including acorn nuts and connecting rods.
     Cast and install new deck (including cornice to mach original molding) and railings at
        Gallery level to match original
     Reinstall rebuilt Service Room windows.
     Rebuild masonry infill wall at Gallery and Service Room levels
             o Install composite stainless steel ring beam at top of Service Room wall
             o Install reinforced concrete ring beam at the top of the Watch Room wall per
                 structural report
     Replace the exterior wall plates at Gallery level with stainless steel plates and paint to match
        original in appearance
     Reinstall repaired interior wall plates at Gallery level
     Reinstall cast iron stairs from Gallery level up to Lantern
             o Sandblast, prime and repaint stair system before reinstallation
             o Install new Lantern Deck to match existing. (Alternate: cast new exterior decking to
                 match original, reinstall original interior decking with splice plate connection to
                 exterior deck)
             o Install new railings at Lantern level to match original
     Reinstall curtain wall:
             o Chemically strip paint from all bronze elements
             o Replace ferrous mullion fasteners with heavy duty stainless steel fasteners and Teflon
                 washers or tape for isolation where iron stiles come in contact with bronze mullions

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             o   Install all new nominal 1/4” laminated safety glazing with neoprene setting blocks
                 and layers of structural grade sealant
            o Replace ferrous lintel at top of curtain wall with stainless steel to match, isolate iron
                 roof structure from top of curtain wall with Teflon
       Prep and repaint metal roof system, including repaired vent ball
            o Reinstall roof system by crane
            o Replace/repair iron ladder rods and brackets at exterior of Lantern cornice in kind
       Install new railings at Lantern level to match original
            o Coordinate installation of new smaller beacon at railing with USCG
       Reinstall lens pedestal, chariot wheel drive and Fresnel lens
       Repair and tension Spiral Staircase system and prepare for painting.
       Prepare and paint all ironwork with a three-coat moisture-cured urethane paint system
       Apply appropriate quality sealant between all metal-metal and metal –masonry mating pieces

Other Elements:
    Doors and Windows:
           o Cast and install new window frames for all 4 window openings
           o Repair/replace and repaint service room window sash (3 repair, 1 replace)
           o Repair metal door at Gallery level, replace existing hardware with more historically
               compatible hardware
           o Paint ironwork with moisture-cured urethane paint system
    Interior Doors:
           o Scrape loose paint from wood doors (2 total), prep and repaint
           o Replace missing hardware with historically compatible replicas
           o Replace cracked metal frame at door in Watch Room




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PROJECT ELEMENT #3:               Rehabilitation of the Lower Lighthouse Tower
                                  (lower levels, up to 5th landing)
Lighthouse – exterior

Masonry Walls:
    Test Hydrochem process to determine that coatings can be removed without damaging
      masonry and set limits on pressures/develop procedures
    Remove existing paint using Hydrochem process (assume hazardous material disposal
      required)
    Repair and repoint masonry (assume +/-20% repointing of lower levels of tower)
    Repaint masonry surfaces with Keim mineral paint (three-coat process)

Tower Base:
    Remove cast iron belt courses
    Repair cracked or damaged masonry behind
    Install new cast iron belt courses to match original
    Paint ironwork with moisture-cured urethane paint system

Doors and Windows:
    Clean and repoint joints of granite window surrounds of tower windows (3)
    Repair broken granite window lintel at west elevation with stainless steel pin/epoxy repair
    Prep and repaint tower windows and surrounds

Lighthouse – interior

Masonry Walls:
    Remove existing paint using Hydrochem process (assume hazardous material disposal
      required)
    Repair and repoint masonry (assume +/-15% repointing of lower levels of tower)
    Repaint masonry surfaces with Keim mineral paint when moisture content of the wall is at a
      level that will support the application of new paint (this may take several years)

Cast Iron Stairs and Landings:
    Sandblast, prime and repaint cast iron stair system including railings, landings and support
        beams
    Repair and tension Spiral Staircase system and prepare for painting.
    Prepare and paint all ironwork with a three-coat moisture-cured urethane paint system
    Apply appropriate quality sealant between all metal-metal and metal –masonry mating pieces.

Floor at Tower Base:
    Scrape loose paint from concrete floor surface, prep and repaint




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PROJECT ELEMENT #4:               Rehabilitation of the Oil House

Oil House – exterior

Masonry Walls:
    Remove existing paint using Hydrochem process (assume hazardous material disposal
      required)
    Repoint limited areas of masonry (assume +/- 20% of surface area)
    Repaint masonry surfaces with Keim mineral paint

Masonry Steps:
    Clean granite steps and cheek walls

Wood Trim:
    Repair and reinstall broken bracket (currently stored in Oil House)
    Replace missing barge board on East elevation
    Scrape loose paint from all wood surfaces, spot prime and repaint
    Replace fasteners with stainless steel fasteners

Roof:
       Remove existing roofing to existing sheathing
       Replace rafters compromised by dryrot
       Install concealed stainless steel wall anchors and blocking between rafters and above all
        masonry walls
       Install new plywood sheathing and ventilation mat (Cedar breather or similar)
       Install new wood shingles with fire-retardant treatment
       Install new copper flashing and edge strips
       Chimneys:
            o Remove paint
            o Repoint masonry
            o Install reinforced concrete seismic strengthening in existing chimney flues with
                 anchors into roof sheathing and at ceiling level
            o Replace copper flashing in kind

Doors and Windows:
    Prep and repaint recently replaced windows (3 of 6)
    Repair and repaint older windows (3 of 6)
    Repair and reinstall missing shutter (currently stored in Oil House)
    Entry Door:
          o Replace corroded door frame at entry with new to match
          o Repair top rail of wood entry door, prep and repaint
          o Replace missing wood trim at entry door (right jamb)


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             o   Replace transom to match original design (6-lite instead of 3-lite)
             o   Remove expanded mesh screen from transom

Other Elements:
    Rebuild crawl space vents in kind (4 total)
    Repair light fixture at entrance


Oil House – interior

Walls:
    Remove existing paint using Hydrochem process (assume hazardous material disposal
       required)
    Repoint limited areas of masonry (assume +/- 20% of surface area)
    Replace fasteners with stainless steel fasteners
    Repaint masonry surfaces with Keim mineral paint
    Install horizontal steel tubes on the room-side of the corridor walls, connect to wall and
       framing above
    Install stainless steel floor-to-wall seismic anchors below floor level.
    Investigate historic paint colors and repaint

Ceilings:
     Scrape loose paint from tongue-and-groove bead board surfaces, prep and repaint

Floors:
    Hallway: Scrape loose paint from clay tile floors, prep and repaint
    Oil and Work Rooms: Remove VAT floor tiles, repair tongue-and-groove flooring below for
        finish surface

Interior Doors:
     Scrape loose paint from wood doors (3 total), prep and repaint

Other Elements:
    Electrical and communication equipment in Oil Room:
           o Coordinate protection and if necessary, continued use by USCG during construction




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COST PROJECTIONS

A detailed estimate of the project costs necessary to execute the rehabilitation plan outlined in the
preceding section is provided in Appendix H. Because of the complexity of the project and the
potential for additional discovery as conditions are uncovered, the estimate has been developed as a
potential range of costs. In addition to the hard construction cost, the estimate includes a budget for
soft costs, such as investigation, architect and engineer fees, project management, and administrative
and compliance costs for California State Parks.

The proposed summary budget for the project to be completed in one phase is:

                 Construction Cost:               $3,681,000 – 4,976,000
                 Owner Soft Costs:                $2,940,000 – 3,700,000

                 Total Project Range:              $6,621,000 – 8,676,000

        Minimum Recommended Budget (average):                  $7,650,000

Due to fundraising considerations, cost estimates were also developed for each project element
independently. The separation of the construction activities into discrete phases of work has a
significant impact on the overall cost of the project, as indicated by the phased costs below. More
detailed summaries of the phased estimates are included in Appendix H.

        Project Element #1:    Lens Removal                   $ 343,659 – 416,238
        Project Element #2:    Upper Tower Rehabilitation     $4,901,356 – 6,361,974
        Project Element #3:    Lower Tower Rehabilitation     $1,907,115 – 2,261,373
        Project Element #4:    Oil House Rehabilitation       $1,051,940 – 1,244,950

                 Total Project Range:                         $8,204,070 – 10,284,535

Minimum Recommended Budget for a phased project (average):                  $9,244,302

These estimates assume that the project is delivered in the conventional design-bid-build method of
California State Parks. While it is possible to deliver the project in this manner, a more integrated
process such as a negotiated bid or design-build process would have great advantages due to the
difficulties of access for investigation and the risks and challenges associated with the construction
means and methods of this very specialized type of project. These alternative project delivery
methods would integrate the design and construction team and would facilitate the coordination of
investigation and construction methodologies into the design process. In this particular project, these
methods of project delivery may produce a better project at a lower cost. We recommend that
California State Parks give further consideration to alternative methods of project delivery for this
project.



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PROJECT TEAM

Client
California State Parks Foundation
50 Francisco, Suite 110
San Francisco, California 94133
        Sara Feldman, Vice President, Programs
        Cecille Caterson, Project Manager

California State Parks
95 Kelly Avenue
Half Moon Bay, California 94019-1697
        Paul Keel, Acting Sector Superintendent, San Mateo Coast Sector
        Cynthia Spencer, Park Maintenance Chief, San Mateo Coast Sector
        Don Bybee, Senior Architect, California State Parks

Consultants
Architect
Architectural Resources Group
Pier 9, The Embarcadero
San Francisco, California 94111
         Stephen J. Farneth, FAIA, Project Principal
         David Wessel, Principal in Charge of Conservation
         Kitty Vieth, Project Manager and Project Architect
         Mary Slater, Conservator

Consulting Engineer
International Chimney Corporation
P. O. Box 260
Buffalo, New York 14231
         Joseph J. Jakubik, Project Manager
         James Dunlap, Lens Specialist (subconsultant)

Structural Engineer
Degenkolb Engineers
235 Montgomery Street, Suite 500
San Francisco, California 94104
       Loring Wyllie, Project Principal
       Arne Halterman, Project Engineer

Hazardous Materials Consultant
Kellco-Macs Services, Inc.
3137 Diablo Avenue
Hayward, California 94545
       Tim C. Cannard, Senior Project Manager

Cost Estimating
P. H. Waszink
P. O. Box 1538
Mill Valley, California 94942
        Paul Waszink, Principal
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                                              Appendix A:

                                       Architectural Drawings
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Pigeon Point Lighthouse Rehabilitation Plan   Pescadero, California
Architectural Resources Group                       December 2008
Pigeon Point Lighthouse Rehabilitation Plan   Pescadero, California
Architectural Resources Group                       December 2008
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Architectural Resources Group                       December 2008
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                                              Appendix B:

                                  Existing Condition Photographs
Pigeon Point Lighthouse Rehabilitation Plan                                          Pescadero, California
Architectural Resources Group                                                              December 2008




                  Pigeon Point Lighthouse east elevation, with Oil House in front.
Pigeon Point Lighthouse Rehabilitation Plan                           Pescadero, California
Architectural Resources Group                                               December 2008




                            Pigeon Point Lighthouse west elevation.
Pigeon Point Lighthouse Rehabilitation Plan                                          Pescadero, California
Architectural Resources Group                                                              December 2008




          Brick masonry at the octagonal base is damaged and stained by adjacent corroding
          metal. Differential loading is causing diagonal cracks at the corners.




            Below the belt course, deterioration of the iron is transferring stresses to the brick
            walls and depositing corrosion stains on the surface.
Pigeon Point Lighthouse Rehabilitation Plan                                        Pescadero, California
Architectural Resources Group                                                            December 2008




 Water intrusion resulting from damaged
 and missing exterior cast iron features
 leads to salt crystallization in the masonry
 pores. The expansion of salt crystals
 disintegrates mortar and causes surface
 finishes to spall off the walls.




                     Moisture damage continues down the Lighthouse tower interior,
                     resulting in blistering and peeling paint as well as powdering mortar.
Pigeon Point Lighthouse Rehabilitation Plan                                        Pescadero, California
Architectural Resources Group                                                            December 2008




                Granite features are generally in good condition; however, part of this
                window surround was struck by a falling section of the belt course.




 The concrete pavement at the base of the
 lighthouse is eroded and has minor cracking.
Pigeon Point Lighthouse Rehabilitation Plan                                       Pescadero, California
Architectural Resources Group                                                           December 2008




        View from the ground of broken belt course and previous temporary cable supports.




                 The belt course below bracket #10 is separating from the wall.
Pigeon Point Lighthouse Rehabilitation Plan                                       Pescadero, California
Architectural Resources Group                                                           December 2008




          A wide crack in the belt course extends from bracket #12 (pictured) leftward to
          bracket #14.




           Belt course point of detachment at bracket #12 (mislabeled here as “B11”).
Pigeon Point Lighthouse Rehabilitation Plan                                         Pescadero, California
Architectural Resources Group                                                             December 2008




          Cracking at the belt course joints below bracket #1 likely reflects the deterioration
          mechanisms that led to the detachment of the sections below brackets #10 –#12.
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




         Cast iron elements including brackets and the Gallery Deck supports exhibit
         corrosion and biological growth. This bracket is cracked where it was fastened
         to the Gallery Deck.




         Detail of bracket, showing through-cracking, deformation, and breakage of the
         metal and shearing of the bolt.
Pigeon Point Lighthouse Rehabilitation Plan                                       Pescadero, California
Architectural Resources Group                                                           December 2008




                            Expansion (jacking) of cast iron features.




                 A fragment of the original Gallery Deck, detached and hanging.
Pigeon Point Lighthouse Rehabilitation Plan                                      Pescadero, California
Architectural Resources Group                                                          December 2008




           Painted iron framing of the Lantern walls and roof are generally in good
           condition.




                    Exterior elements show moderate to severe corrosion.
Pigeon Point Lighthouse Rehabilitation Plan                                       Pescadero, California
Architectural Resources Group                                                           December 2008




            Iron deck supports and stair carriers show isolated corrosion near fasteners.




          Exterior iron elements at the Gallery and Lantern Decks are moderately to
          severely corroded.
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




  The plate iron door leading to the
  Gallery Deck is moderately corroded.




                              This iron window sill is cracked and detaching.
Pigeon Point Lighthouse Rehabilitation Plan                                      Pescadero, California
Architectural Resources Group                                                          December 2008




             The plinth of the octagonal base is cracked and deformed below the peeling
             paint.




               The octagonal base cornice is broken where it was struck by a belt course
               fragment. The detached belt course sections lie on the ground.
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




           Steel stair landings are moderately corroded where the paint has been worn
           away by foot traffic.




           Replacement steel decks and railings show moderate to severe corrosion.
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




           Worn finishes in the Lantern Room show lightly corroded bronze sashes.




           Bronze floor vents in the Lantern Room are moderately corroded.
Pigeon Point Lighthouse Rehabilitation Plan                                       Pescadero, California
Architectural Resources Group                                                           December 2008




           Copper roofing on the Lighthouse was not accessible, but should be closely
           inspected when it is feasible.




           Peeling paint on the underside of the Lighthouse roof could indicate
           deterioration of the copper roof covering.
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




                Paint on windowsills shows patterned cracking known as “alligatoring.”




 Wood windows between the brackets
 are moderately weathered. This
 window is missing a muntin.
Pigeon Point Lighthouse Rehabilitation Plan                                      Pescadero, California
Architectural Resources Group                                                          December 2008




                  With the exception of this broken pane in the Lantern Room, the glass
                  in the Lighthouse is in good condition.
Pigeon Point Lighthouse Rehabilitation Plan                               Pescadero, California
Architectural Resources Group                                                   December 2008




                                       East elevation of the Oil House.
Pigeon Point Lighthouse Rehabilitation Plan                                        Pescadero, California
Architectural Resources Group                                                            December 2008




            Efflorescence in the mortar joints above this Equipment Room window could
            indicate roof leaks.




            Efflorescence at the stairway to the Lighthouse indicates water intrusion of
            the masonry.
Pigeon Point Lighthouse Rehabilitation Plan                                      Pescadero, California
Architectural Resources Group                                                          December 2008




          The granite chimney caps have biological growth on weathered painted
          surfaces, but are in good condition.




          The granite date marker above the entrance has deposits of red and green
          biological growth.
Pigeon Point Lighthouse Rehabilitation Plan                          Pescadero, California
Architectural Resources Group                                              December 2008




                                                The ceramic tile floor paving has worn paint
                                                and a few incompatible repairs executed in
                                                concrete, but is in good condition.




     The marble fireplace mantels of the Work
     Room and Equipment Room are in good
     condition, with moderate staining and
     scuffing.
Pigeon Point Lighthouse Rehabilitation Plan                                 Pescadero, California
Architectural Resources Group                                                     December 2008




                                                  The hinges on the door between the Oil House
                                                  and Lighthouse are severely corroded.




 The iron door jamb at the entrance is severely
 corroded.
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




  Rusting fasteners stain woodwork and
  masonry.




                   Bronze plaques on the front wall are moderately corroded. The gap at
                   the top of this plaque allows water to flow between it and the wall.
Pigeon Point Lighthouse Rehabilitation Plan                                Pescadero, California
Architectural Resources Group                                                    December 2008




                     Paint on eaves and carved wood brackets is peeling.




  Roof framing is separating from the wall,
  possibly indicating movement of structural
  elements.
Pigeon Point Lighthouse Rehabilitation Plan                                      Pescadero, California
Architectural Resources Group                                                          December 2008




        The fascia board has become detached from rafter tails on the east elevation.




        The eave on the northeast corner has heavy biological growth and peeling paint.
Pigeon Point Lighthouse Rehabilitation Plan                                    Pescadero, California
Architectural Resources Group                                                        December 2008




     Oil House roof: asphalt shingles have blown off, revealing underlayment and plywood roof
     sheathing (lower left).
Pigeon Point Lighthouse Rehabilitation Plan                                     Pescadero, California
Architectural Resources Group                                                         December 2008




                           Detail of roof and torn asphalt covering.




                           Deteriorated vinyl tile flooring in the Work Room.
Pigeon Point Lighthouse Rehabilitation Plan                       Pescadero, California
Architectural Resources Group                                           December 2008




                                                Appendix C:

                                              Structural Report
Pigeon Point Lighthouse Rehabilitation Plan                      Pescadero, California
Architectural Resources Group                                          December 2008




                                              Appendix D:

                                    Hazardous Materials Report
A Creative Joint Venture For Better Environmental Solutions

                                       Pigeon Point Lighthouse
                                        210 Pigeon Point Road
                                         Pescadero, CA 94060




                                     KELLCO-MACS Job #0808-08

                                            Pre-Restoration
                                  Asbestos and Lead Inspection Report


                                                     for


                                     Architectural Resources Group
                                        Pier 9 The Embarcadero
                                               Suite #107
                                       San Francisco, CA 94111



                                                                                          October 9, 2008
                                                                                              REVISED



             3137 Diablo Avenue  Hayward, CA 94545-2701 (510) 786-9751  fax (510) 786-9625
                      http://www.kellcomacs.com email: mailbox3137@kellcomacs.com
A Creative Joint Venture For Better Environmental Solutions

                                         Pre-Restoration
                            Asbestos and Lead Paint Inspection Report


Date:                          October 9, 2008

KELLCO-MACS Job #:             0808-08

Client:                        Architectural Resources Group
                               Pier 9 The Embarcadero
                               Suite #107
                               San Francisco, CA 94111

Location:                      Pigeon Point Lighthouse
                               210 Pigeon Point Road
                               Pescadero, CA 94060

Date of Inspection:            August 12, 2008

Inspectors:                    Tim Cannard CAC #94-1395, DHS Lead #796
                               Derrik Quach SST #02-3214, DHS Lead #2280

Description Of The             The inspection was conducted on the interior and exterior of
Inspected Area:                the Lighthouse and roofing debris located on the ground. The
                               interior of the Lighthouse is comprised of wood walls and
                               ceilings. The workroom has brick on the walls with a wood
                               ceiling structure and two layers of 12x12 vinyl floor tile. The
                               attic has visual debris of transite on the wooden floor with
                               possible asbestos wire. The tower of this structure is
                               comprised of brick walls with metal flooring and ceiling. The
                               Lighthouse is sitting on a concrete foundation.


Background

This is a pre-restoration asbestos and lead inspection at the above referenced location.




               3137 Diablo Avenue  Hayward, CA 94545-2701 (510) 786-9751  fax (510) 786-9625
                        http://www.kellcomacs.com email: mailbox3137@kellcomacs.com
Synopsis
Asbestos was found in the following materials;
    Blue 12x12 Vinyl Floor Tile and Mastic – First Floor Workroom
    Grey Ceramic Transite Material – Exterior Debris Located on the Ground & Attic Space

Lead paint was found in the following tested materials;
    Green Paint on Metal – Inside the Lamp
    Red / Gray Paint on Metal – Window Frame, Top Floor of Tower
    Orange / White Paint on Metal – Window Frame, Door Frame on Top Floor
    Red Paint on Metal – Stairwell and Landing
    Red / Grey / White Paint on Wood – Window Sill
    Red Paint on Concrete – First Floor, The Base of the Tower
    Black / Green Paint on Wood – Exterior Wall
    White / Grey Window Putty – South Side of Tower
    White Paint on Wood – Under Eve North Side of Tower
    Soil on the Exterior of the Tower – North, South, East & West Side of the Tower

Fluorescent lights and thermostats may contain PCB’s and mercury.

About the Inspection
The inspection performed was both visual and tactile. Samples were taken of suspect materials located
at the interior and exterior of the survey area.

The inspection was a reasonable attempt to find suspect materials that were hidden within walls, behind
structures, in vertical shafts or in areas not normally accessible. If any non-sampled materials are
uncovered, these should be submitted for asbestos and/or lead paint analysis.

The following numbering convention was used for this inspection:

   LETTER                  STANDS FOR                     EXAMPLE         MEANING
     PPL          Building DESIGNATION                     PPL           Pigeon Point Lighthouse
                  based on information provided
                  on drawings provided to us
                  prior to inspection
Y & Optional      EITHER building SYSTEM                      PPL-W      Pigeon Point Lighthouse –
     W            (W: wall; F: Flooring; C:                              Wall Sample
                  Ceiling; T: TSI; M: Misc) OR
                  Further designation of sample
                  location as Unit # within
                  building
      01          Sample type                                 PPL-W-01   Pigeon Point Lighthouse –
                                                                         Wall Sample – First
                                                                         Sample

Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 2
                                                                                      KELLCO-MACS
     Asbestos Findings
Asbestos samples were analyzed in the KELLCO-MACS laboratory, by Polarized Light Microscopy,
the EPA's recommended method. Copies of the full laboratory reports are attached. These valuable
reports can be utilized as future reference to determine if a particular material was tested.

Photographs of sampled materials are included. Sample locations are noted on the attached not-to-scale
drawing.

The determination of a material to be Asbestos Containing Material (ACM) was made either by direct
sampling or by homogeneity with at least one positive sample of the same material.

Materials that tested positive for asbestos are:

Lab Sample #         Field Sample #          Field Description                        Asbestos %
L180537-20           PPL-F-16                First floor work room - blue 12x12 VFT   4% Chrysotile
                                             & mastic
L180537-21           PPL-F-16a               Mastic                                   8% Chrysotile
L180537-40           PPL-D-30                North east yard debris - grey ceramic    18% Chrysotile
                                             material - transite
L180537-51           PPL-D-39                Attic space debris - grey ceramic        18% Chrysotile
                                             material - transite

Samples that have less than 10% asbestos can be submitted for further analysis by the Point
Count method as described elsewhere in this document. If the Point Count method determines
that the material contains less than 1% asbestos, these materials can be disposed of as non-
hazardous asbestos containing construction waste.

Tested materials that were none detected for asbestos are:

Lab Sample #       Field Sample #           Field Description
L180537-1          PPL-W-01                 At the top of the tower - white paint & compound - window
                                            frame
L180537-2          PPL-W-02                 At the top of the tower - white paint & compound - window
                                            frame
L180537-3          PPL-W-03                 Mechanical-room - white paint & compound
L180537-4          PPL-W-04                 Stairwell - white / brown paint & mortar
L180537-5          PPL-W-04a                Mortar
L180537-6          PPL-W-05                 Interior wall - red / white brick / mortar
L180537-7          PPL-W-06                 Interior wall - red / white brick / mortar
L180537-8          PPL-W-07                 Interior wall - white paint & compound
L180537-9          PPL-W-07a                Plaster aggregate
L180537-10         PPL-W-08                 Window sill - white / red paint
L180537-11         PPL-F-09                 First floor - red paint

Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 3
                                                                                        KELLCO-MACS
Lab Sample #       Field Sample #           Field Description
L180537-12         PPL-D-10                 First floor - debris - red / white brick / leveling compound
L180537-13         PPL-D-10a                Leveling compound
L180537-14         PPL-F-11                 1st floor - hallway - grey / red mortar / paint
L180537-15         PPL-F-11a                mortar
L180537-16         PPL-W-12                 1st floor - hallway - white compound
L180537-17         PPL-F-13                 1st floor - hallway - red / grey paint / compound
L180537-18         PPL-F-14                 1st floor - hallway - grey grout
L180537-19         PPL-F-15                 1st floor work room - cream 12x12 VFT
L180537-22         PPL-W-17                 1st floor work room - cream mortar - fireplace
L180537-23         PPL-W-18                 1st floor work room - grey / red mortar / brick
L180537-24         PPL-W-19                 1st floor - oil room - cream mortar
L180537-25         PPL-F-20                 1st floor - oil room - 12x12 VFT - possible 2nd layer (blue
                                            12x12)
L180537-26         PPL-F-20a                Mastic
L180537-27         PPL-W-21                 Exterior wall - grey / black paint - south side
L180537-28         PPL-D-22                 South side - debris - white putty
L180537-29         PPL-B-23                 Base of tower - red / black / cream paint / compound
L180537-30         PPL-B-23a                Compound
L180537-31         PPL-D-24                 South west side - debris red / cream brick / mortar
L180537-32         PPL-B-25                 Base of tower - red / black paint / compound
L180537-33         PPL-B-25a                Compound
L180537-34         PPL-W-26                 Base of tower - cream paint / compound
L180537-35         PPL-W-26a                Compound
L180537-36         PPL-W-27                 West side of tower - white / red compound / brick
L180537-37         PPL-W-27a                Compound
L180537-38         PPL-W-28                 North West of the base - brown compound
L180537-39         PPL-W-29                 North East of the base - brown compound
L180537-41         PPL-D-31                 NE yard - debris - black shingle / felt paper
L180537-42         PPL-D-31a                2nd roofing layer
L180537-43         PPL-R-32                 NE roof - black felt paper
L180537-44         PPL-P-33                 NE eve - white paint
L180537-45         PPL-B-34                 NE of the base - black / red / white paint / compound
L180537-46         PPL-B-34a                Compound
L180537-47         PPL-W-35                 NE tower wall-white pound
L180537-48         PPL-D-36                 NE window - white putty
L180537-49         PPL-D-37                 Attic space - debris - white paper
L180537-50         PPL-D-38                 Attic space - wire - white wire - @to




Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 4
                                                                                           KELLCO-MACS
     Paint Findings
Lead samples were analyzed by Atomic Absorption in the KELLCO-MACS laboratory. OSHA
requires protection of workers from exposure to any lead. Paint should be considered as containing
lead if it is the same color as any positive tested material, unless it has specifically been tested and
shown to be none detected for lead.

The following materials tested positive for lead:

Lab Sample #           Field Sample #         Field Description                 PPM            Wt %
P180545-1              PPL-Pb-01              Inside the lamp - grey / green    50,700         5.07
                                              paint on metal
P180545-2              PPL-Pb-02              Window frame - red / grey         88,400         8.84
                                              paint on metal
P180545-3              PPL-Pb-03              Top floor of the tower - yell /   97,300         9.73
                                              grey / red paint on metal
P180545-4              PPL-Pb-04              Window frame - white paint        123,000        12.3
                                              on metal
P180545-5              PPL-Pb-05              Door frame on top floor - org     299,000        29.9
                                              / white paint on metal
P180545-6              PPL-Pb-06              Stairwell & landing - grey /      28,700         2.87
                                              red paint on metal
P180545-7              PPL-Pb-07              Window sill - red / grey /        36,200         3.62
                                              white paint on wood
P180545-8              PPL-Pb-08              First floor - red paint on        3,510          0.351
                                              concrete
P180545-9              PPL-Pb-09              Exterior wall - black & green     135,000        13.5
                                              paint on wood
P180545-10             PPL-Pb-10              Window putty - white / grey       18,700         1.87
                                              putty - south side
P180545-11             PPL-Pb-11              The base of the tower - red pt    256            0.0256
                                              on concrete
P180545-12             PPL-Pb-12              Under the eve - white pt on       1,070          0.107
                                              wood - north side
P180559-1              PPL-Pb-13              East side of the tower - soil     298            0.0298
P180559-2              PPL-Pb-14              South side of the tower - soil    1,160          0.116
P180559-3              PPL-Pb-15              North side of the tower - soil    5,160          0.516
P180559-4              PPL-Pb-16              West side of the tower - soil     1,570          0.157

Paint of the same color as the above samples should be considered positive unless proven
otherwise by direct sampling with results of “None Detected.”

The following are materials for which the lead was none detected: NONE


Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 5
                                                                                          KELLCO-MACS
       Other Hazardous Materials

The building contains light fixtures with fluorescent bulbs and ballasts that may contain PCB’s. These
should be handled in accordance with regulations.

It is also anticipated that the fluorescent light tubes may contain mercury. If they are to be removed, they
should be recycled properly

Thermostats were observed throughout the building to be of the mercury type.

Transite and Asbestos wire were noted at the subject location by the inspector.

Regulatory Requirements
The Environmental Protection Agency (EPA) defines Asbestos Containing Material as any material
that contains greater than 1% asbestos. Materials containing greater than 1% asbestos must be removed
prior to demolition or renovation.

Friable asbestos containing material is any material that can be crushed or pulverized by hand pressure
when dry, or materials that can be rendered to a crumbled, pulverized, or powdered state when dry by
crushing, sanding, sawing, shot blasting, or through demolition or renovation activities.

As stated by NESHAP regulations, any material that contains less than 10% asbestos using the visual
estimation method can be point counted with gravimetric reduction. The Point Counting method is a
much more accurate analytical method for determining the percent of asbestos in a particular material.
If the Point Count method determines that the material contains less than 1% asbestos, the material
being analyzed can be disposed of as a non-hazardous asbestos containing construction waste.

Removal or disturbance of material with any detectable amount of asbestos must be handled in
accordance with OSHA regulations. Cal-OSHA registration is required if the material contains more
than .1% asbestos (1/10th of a percent). If there is more than 100 feet (linear or square) of an asbestos
containing material that will be abated or disturbed, a California State registered and licensed asbestos
abatement contractor must perform the work. If there is less than 100 feet, the work does not require a
licensed asbestos abatement contractor, but must still conform to Cal-OSHA regulations.

Removal or disturbance of any amount of lead paint requires adherence to the Cal-OSHA and DHS
regulations, including proper training and certification for workers and supervisors

The OSHA lead (1532) regulations require that a Negative Initial Determination for lead exposure be
made with paint that contains greater than 0.06% (600 ppm) of lead. Paint with less than 0.06% lead
should still be treated within the OSHA guidelines, but with reasonable work practices should not
generate OSHA action levels of lead exposure.




Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 6
                                                                                            KELLCO-MACS
Building components with intact lead paint and no other hazardous materials can be disposed of as non-
hazardous construction waste. Paint chips and debris must be disposed of as lead containing hazardous
waste.

Comment Regarding All Asbestos Containing Materials:
        Asbestos containing materials in good condition do not necessarily need to be
        removed; they should however be respected.

        Employees, contract workers and others should be advised not to drill, saw, scrape or
        otherwise disturb this material without taking precautionary measures appropriate to
        asbestos containing material.

        Asbestos containing materials must be removed prior to the renovation or demolition.

Comment Regarding All Lead Containing Materials:
        Lead is a known health hazard. Lead containing materials in good condition do not
        necessarily need to be removed if they are not disturbed; they should however be
        respected.

        Painted surfaces that contain lead should be made known to contractors who may
        disturb them during their work. OSHA guidelines for workers in contact with lead
        paint apply if ANY detectable lead is found.

        Anyone coming in contact with leaded paint should be advised not to disturb it
        without taking precautionary measures appropriate to avoid lead contamination or
        lead exposure.


Areas Needing Immediate Corrective Action
Asbestos (in any condition) and chipping and peeling lead paint should be removed prior to renovation
or demolition of the survey site.

Analytical Procedures

       POLARIZED LIGHT MICROSCOPY (PLM)
        Bulk samples were analyzed in accordance with U.S. EPA "Test Method for Determination of
        Asbestos in Bulk Building Materials, 1993," with inclusion of area percent estimates of the
        sample components. The use of the McCrone Color Dispersion Staining Technique
        supplements the analysis when considered useful by the analyst. The samples are prepared with
        refractive immersion oil and are examined under Polarized Light Microscopy (PLM). The
        accuracy of the visual estimate method is 1%.




Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 7
                                                                                        KELLCO-MACS
        As per the standard "...The accuracy in the determination of the presence or absence of asbestos
        of greater than 1 area percent asbestos is greater than 99%." ASTM Committee D22.05,
        1/18/88, Standard Method of Testing for Asbestos Containing Materials by Polarized Light
        Microscopy. If the sample matrix is reduced to minimize non-asbestos components, the
        detection limit can be mathematically enhanced, based on the amount of material remaining
        after matrix reduction. This method is called gravimetric reduction. This method involves
        ashing and chemical dissolution of the sample.

       POINT COUNTING
        The Point Counting method is a much more accurate analytical method for determining the
        percent of asbestos in a particular material. KELLCO-MACS uses a muffle furnace to ash the
        sample and remove organic compounds. Hydrochloric acid is used to dissolve some of the non-
        asbestos minerals. Under this method a minimum of 125 points are counted from each of 8
        different slide preparations of the same sample (total of 1000 points min.) If the Point Count
        Method determines that the material contains less than 1% asbestos, the material being
        analyzed can be treated as non-hazardous asbestos containing construction waste. Note: ONLY
        the Point Count Method can be used for this determination.

       ATOMIC ABSORPTION FOR LEAD
        Paint samples were collected for atomic absorption (AA) analysis. The detection limit for each
        sample depends upon many factors including the sensitivity of the instrument and the sample
        size. In the KELLCO-MACS laboratory utilizing flame AA, the detection limit is normally
        .01% or 100 parts per million (ppm).

KELLCO-MACS Qualifications
KELLCO-MACS is a creative joint venture offering hazardous materials and AIHA laboratory
analyses. Our credentials include:

       The KELLCO-MACS asbestos inspector is licensed with the State of California Department of
        Occupational Safety and Health (CAL-OSHA).

       The KELLCO-MACS lead inspector is licensed by the Department of Health Services (DHS).

       The laboratory accreditations include:

            o NVLAP PLM for Asbestos: NIST National Voluntary Laboratory Accreditation
              Program certificate of accreditation for bulk asbestos analysis by polarized light
              microscopy (Accreditation #101948-1).
            o AIHA Accreditation for Industrial Hygiene Analytical Laboratory for PCM, and AA
              for lead (Accreditation #101786).
            o AIHA Analyst Proficiency (NIOSH PAT) (Accreditation # 11172)
            o AIHA ELLAP Accreditation for Lead: Accreditation for the Environmental Lead
              Laboratory recognized by the EPA as meeting the requirements of the National Lead
              Laboratory Accreditation Program established under Title X (Lab ID #11109).


Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 8
                                                                                       KELLCO-MACS
             o ELAP PLM for Asbestos: California Department of Health Services, Environmental
               Laboratory Accreditation Program, certificate for bulk asbestos analysis (Certificate
               #2027)
             o USDA Soil permit #39484

The following supporting documents are attached to this report:

       Laboratory analytical reports
       Photographs of sample locations
       Floor plan or sketch showing sample locations

Please call KELLCO if there are any questions and/or clarifications regarding this report. We look
forward to working with you in the future.

Sincerely,

KELLCO-MACS




Tim C. Cannard CAC #94-1395, DHS Lead #764
Senior Project Manager




Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 9
                                                                                       KELLCO-MACS
                              Asbestos Definitions and Classifications
ACM                (Asbestos Containing Material) - Material containing more than 1% asbestos. ACM must be
                   disposed as hazardous waste. Note: Federal OSHA and Cal-OSHA control materials
                   containing any amount of asbestos.
ACBM               (Asbestos Containing Building Material) – AHERA/ASHARA term for material containing
                   more than 1% asbestos in or on interior structural members or other structural components.
                   Exceptions: Covered walkways, porticos and exterior HVAC TSI.
ACCM               (Asbestos Containing Construction Material) – California term for a manufactured
                   construction material containing greater than .1% (one tenth of one percent) asbestos.
PACM               (Presumed Asbestos Containing Material) OSHA considers all TSI and surfacing materials
                   installed prior to1980 to be ACM unless proven otherwise.
Friable            Asbestos Containing Material that can be crumbled pulverized or reduced to powder by hand
                   pressure when dry.


  Categories of Asbestos Used BY EPA AHERA/ASHARA and OSHA/Cal-OSHA
TSI                (Thermal System Insulation) - “Thermal system insulation (TSI)” means ACM applied to
                   pipes, fittings, boilers, breeching, tanks, ducts or other structural components to prevent heat
                   loss or gain. “Thermal system insulation ACM” is thermal system insulation which contains
                   more than 1% asbestos.

SURFACING          “Surfacing material” means material that is sprayed, troweled-on or otherwise applied to
                   surfaces (such as acoustical plaster on ceilings and fireproofing materials on structural
                   members, or other materials on surfaces for acoustical, fireproofing, and other purposes).
                   “Surfacing ACM” means surfacing material which contains more than 1% asbestos. NOTE:
                   OSHA/Cal-OSHA do not classify taping mud, floor tile mastic, stucco, leveling compound,
                   and hard wall plasters or wall texturing as surfacing.
MISC.              All other ACM, including classify taping mud, floor tile mastic, stucco, leveling compound,
                   and hard wall plasters or wall texturing as surfacing.


NESHAPS Categories for Asbestos (used by Air Quality Management Districts)
Category I         Cat I Non-friable Asbestos Containing Material refers to asbestos containing packing,
                   gaskets, resilient floor covering, and asphalt roofing products containing more than 1%
                   asbestos.
Category II        Cat II Non-friable Asbestos-Containing Material is any material that is not Cat I that contains
                   greater than 1% asbestos.
RACM               “Regulated Asbestos-Containing Material.” – Friable asbestos material (ACM) or a Category
                   I non-friable ACM that has become friable OR a Category I non-friable ACM that will be or
                   has been subjected to sanding, grinding, cutting or abrading OR Category II non-friable ACM
                   that has a high probability of becoming or has become crumbled, pulverized, or reduced to
                   powder by the forces expected to act on the material in the course of demolition or renovation
                   operations. RACM should be removed prior to renovation or demolition.




Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 10
                                                                                                 KELLCO-MACS
                        Characterization of Asbestos Containing Materials




                                                                    Surfacing
                                             Estimated
                   Material




                                                                                       RACM
                                             Quantity




                                                                                                      Cat II
                                                                                              Cat 1
                                                                                Misc
                                                              TSI
       Blue 12x12 Vinyl Floor Tile &
                                               360 sq/ft                        X             X
       Mastic – Workroom
       Ceramic Transite Material –               Debris
                                                                                X                     X
       Attic & Debris Pile                     Scattered




Pre-Restoration Asbestos and Lead Inspection Report REVISED
Job #0808-08, Pigeon Point Lighthouse
October 10, 2008 - Page 11
                                                                                              KELLCO-MACS
Pigeon Point Lighthouse Rehabilitation Plan                       Pescadero, California
Architectural Resources Group                                           December 2008




                                              Appendix E:

                                   International Chimney Report
                            INTERNATIONAL CHIMNEY CORPORATION
                                                   Engineers & Contractors Since 1927
                                            55 South Long Street, Williamsville, New York 14221
                                                  P.O. Box 260, Buffalo, New York 14231

                          Tel: 716-634-3967           www.internationalchimney.com            Fax: 716-634-3983




                                                                        Dated:            October 28, 2008
                                                                        Our File:         CH-38106-C
Architectural Resources Group
Pier 9, The Embarcadero
San Francisco, CA 94111


Attention:              Mr. Steven Farneth, AIA

Subject:                Inspection & Assessment
                        Pigeon Point Lighthouse
                        Pescadero, CA



Dear Mr. Farneth:

Attached herewith please find our report on the Pigeon Point Lighthouse, which supplements your
report, focusing on problems at the Gallery and Lantern area.

We appreciate the opportunity to be of service and apologize for any inconvenience caused by our late
submittal of this report.

Please feel free to contact the writer at 800-828-1446, extension 327, should you have any questions or
require any additional information.




                                                               Sincerely:        International Chimney Corporation

                                                               By:               Joseph J. Jakubik
                                                                                 Joseph J. Jakubik, Manager,
                                                                                 Historical Preservation Division




Page 1 of 14   International Chimney Corporation      Pigeon Point Lighthouse Pescadero, CA         CH-38106-C
                                      International Chimney Corporation

                                            Inspection & Assessment
                                            Pigeon Point Lighthouse
                                                 Pescadero, CA


Introduction:

The intent of this report is to supplement the report generated by Architectural Resources Group,
utilizing our experience specific to lighthouse preservation and restoration work. In 2002,
International Chimney Corporation was part of an inspection/evaluation team on this same lighthouse
for the USCG. The majority of the observations in that report remain valid, however the condition of
the lighthouse has deteriorated significantly.

On Wednesday August 20, 2008 we installed a light duty repair bracket scaffold on the exterior of the
lighthouse underneath the Gallery Deck to inspect the condition of the Belt Course, Brackets and Deck
plates. Representatives from the Architectural Resources Group led by Ms. Kitty Vieth performed a
joint inspection, accessing the scaffolding thru one of the windows at the Watch level.

Photographs were taken of almost all aspects of the lighthouse, however for the sake of brevity we
include some representative photos of repetitive conditions, such as found under the Gallery Deck.

As the condition of the Belt Course had deteriorated, our cables installed in 2002 were found to be
rusting freely, however as some were under pressure they were not released. Instead, we installed
supplementary cabling to help to hold the belt course. Again this is a band-aid, stopgap measure, not
intended as even stabilization.

The pressure is most likely caused by rust jacking; a condition where rust expands the size of a ferrous
metal up to 5 times its normal size. This creates pressure, which can crack brickwork.




Page 2 of 14    International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
                                   International Chimney Corporation

                          Figure 1. Pigeon Point Lighthouse – Glossery of Terms



                                                                                        LPS Point
Vent Ball
                                                                                       Curtain Wall
Copper Roof / Spider
                                                                                     Lantern Room
Lantern Cornice / Vents

Lantern Deck / Handrail
                                                                                  Upper Wall Plate
Watch Room                                                                        Caisson or Drum

Gallery Deck / Handrail
                                                                                            Bracket
Service Room
                                                                                       Belt Course
(4) Service
Room Windows



Brick Column                                                                            Brick Liner


Tower Window




4th landing

3rd. landing

2nd landing

Spiral Staircase

1st.landing
                                                                                     Tower
Weight Well                                                                          Entrance Stair

Floor
                                                                                        Oil House



Lower Belt Course(s)
                                     International Chimney Corporation

                                           Inspection & Assessment
                                           Pigeon Point Lighthouse
                                                Pescadero, CA


A.      GENERAL OBSERVATIONS:

Temporary fencing currently surrounds
the lighthouse, limiting visitors from
coming directly underneath the immediate
drop zone from the Gallery area above.
Several belt course segments lie below the
lighthouse where they fell in 2001,
evidencing the need to limit visitor access.

The immediate impression of the structure
is that much of the painted masonry is rust
stained in numerous areas, especially
under the Gallery Deck. The majority of
the noticeable staining is resultant of the
temporary cables installed to hold the belt
course and Gallery brackets together during the inspection of 2002. With the exception of the rust
staining, the general appearance of the masonry coating, though worn appears intact, with localized
exceptions.

Exterior Masonry:

                                 The tower masonry shows few signs of obvious flaws except at the top
                                 where damage is caused by rust jacking pressures associated with the
                                 Gallery Deck system and Belt Course and at the location of the lower
                                 belt courses where the same rust-jacking pressures are at work. The
                                 result is cracked and eventually sheared sections of masonry. On the
                                 East and West elevations there are signs of previous repair.

                                 Many previous coats of paint have been applied to the exterior surface
                                 forming a build up of different layers, which tend to entrap moisture
                                 within the structure. Masonry must “breathe” in order to expel moisture,
                                 otherwise the mortar begins to break down and loose strength.
                                 Effervescence, or chloride seeping from masonry can indicate a moisture
                                 problem and was evident on the interior masonry.

The granite trim on the landing window exteriors appears intact except for the SW window where a
piece of granite was knocked off by a falling belt course section in 2001.

Page 3 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
Lower Belt Courses:

Considered as part of the masonry, the (2)
belt courses near the base of the column
serve as a transition from the octagonal base
to the round column above. Both cast iron
belt courses are severely rusted and starting
to rust jack against the masonry. The top of
the higher belt course was damaged by the
falling (Gallery level) belt course segment in
2001. Several other segments are cracked
from rust jacking.




Vestibule:

The condition of the exterior of the entry
vestibule has deteriorated over the last
(6) years. The roof is missing shingles
and down to wood in at least one area.
The chimneys are intact, however if
viewed from above appear weathered
and may require some minor repair. The
condition of the chimney flashing is
unknown, as the roof was not accessed
during the inspection.

The entrance doorframe is in poor
condition, with a portion of the right
jamb molding missing and the base of
the frame almost rusted out completely.
The transom appears to be retrofit, with
non-original screening installed.

Many of the iron inserts holding the gingerbread-type roof brackets and shutters have rusted and are
staining the exterior. The majority of wood trim requires paint.




Page 4 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
                                 International Chimney Corporation

                          Figure 2. Pigeon Point Lighthouse - Section



(2) Lower C.I. Belt Courses (rusted,
cracked and impact damage)
Octagonal Brick Base

Radial Brick Column

Spiral Staircase

Location of Weight
Well (filled in)
Tile Floor (covered with concrete)

Tower Entry Steps

Substantial Effervescence
Noted on Wall and Floor
Hallway Windows (south
window has wood rot on sill                                             NORTH
and jamb)

Wood rot on windowsill

Suspected asbestos tile
under modern floor tile

Exhibits in Work Room

USCG Equipment in former
Oil Room
Non- original window sash (s)

Cracked Cheek Wall on
Entry Steps




C.I. Door frame – no sealant
and badly rusted
                                   Figure 3. Pigeon Point Lighthouse - Section




                                                              Roof shingles
                                                              missing (to North)
                                                                                                           Gaps in flashing noted



2 nd C.I. belt course is
rusted, cracked, not sealed
at brickwork and damaged
from upper belt course
segment falling from                                                                                         Under eves require
above.                                                                                                       stripping and paint.
                                                                                                          All knee braces are
1 st C.I. belt course is                                                                                  rusting freely & staining
rusted, cracked and not                                                                                   brickwork below.
sealed at brickwork.


Top of concrete
foundation is spalled.
                              Shutter missing from window              South side vent cover is missing
                              on North side.                           (not shown). All current vent
                                                                       covers are not original.
                         International Chimney Corporation



              Figure 5. Pigeon Point Lighthouse – Lower Belt Courses



                              2nd C.I. Belt Course – Severe rust stains here indicate
                              heavy corrosion on the portion laid into brick wall.
                              On the W. side, the cast iron top has been holed /
                              damaged by the fallen piece of the upper belt course.



                    Severe rust
                    stains indicate
                    heavy corrosion
                    on portion laid
                    into wall.


                                      Severe rust stains here indicate heavy corrosion on
                                      portion laid into brick wall. On the W. side, a
                                      crack/gap has opened between C.I. and brickwork.

                                           1st C.I. belt course – Radial cracking observed
                                           parallel to flanged seams indicates severe rust
                                           jacking on the underside. NW, W SW.

                                                                        Flanged seam




                                             Severe rust stains here indicate heavy
                                             corrosion on portion laid into wall. Rusted
                                             through holes are suspected.

Cracks parallel                                                         Impact damage
to flanged seams                                                        from fallen piece.
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                        Pescadaro, CA




      01. Pigeon Point Lighthouse approach from the South..JPG                                     02. East Elevation.JPG




                   03. Conditions at the base.JPG                                   04. Entrance. Trim needs paint, missing shingles..JPG



International Chimney Corp.                                                                             ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                           "Pigeon Point Lighthouse, General Photos"

                                                                 - Page 1 of 12 -
                                                   For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                      Pescadaro, CA




       05. Missing shingles on roof, rust stains on masonry.JPG                      06. Missing shingles on roof of vestibule..jpg




                     07. A 1871 dated stone..jpg                                               08. Intreptive plaque..jpg



International Chimney Corp.                                                                          ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                        "Pigeon Point Lighthouse, General Photos"

                                                                  - Page 2 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                          Pescadaro, CA




                09. Rust stains on vestibule..jpg                            10. Rusted Transom & door frame.JPG




           11. Missing molding on Rt. door jamb.JPG                                 12. Corrosion at entry.jpg



International Chimney Corp.                                                                 ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                               "Pigeon Point Lighthouse, General Photos"

                                                         - Page 3 of 12 -
                                                 For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                    Pescadaro, CA




          13. East side. Note rusting cables & stains..JPG                            14. Repaired cracks on E Elev..jpg




          15. Installing the scaffold for the inspection.jpg                      16. Repair bracket scaffold on lightouse.jpg



International Chimney Corp.                                                                       ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                     "Pigeon Point Lighthouse, General Photos"

                                                               - Page 4 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                  Pescadaro, CA




           17. West elev. note rusted cables & stains.jpg                        18. West elev. note rusted cables & stains.JPG




         19. Previously repaired brickwork on W elev..JPG                      20. Close up of rusted reinforcing cables @2002.jpg



International Chimney Corp.                                                                        ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                      "Pigeon Point Lighthouse, General Photos"

                                                            - Page 5 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                        Pescadaro, CA




      21. Close up of West El. DCB 36 aux light & platform.jpg                         22. Rusted & damaged belt courses at base.JPG




           23. Rusted & damaged belt courses at base.JPG                            24. Sheared segment of Gallery level belt course..JPG



International Chimney Corp.                                                                             ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                           "Pigeon Point Lighthouse, General Photos"

                                                                 - Page 6 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                       Pescadaro, CA




        25. Sheared segment of Gallery level belt course..JPG                      26. Sheared segment of Gallery level belt course..JPG




                27. Damaged lower belt course.JPG                                  28. Impact damaged (fr. sheared pc.) belt course..JPG



International Chimney Corp.                                                                             ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                           "Pigeon Point Lighthouse, General Photos"

                                                                - Page 7 of 12 -
                                            For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                       Pescadaro, CA




               39. Corrosion cracks in drum.jpg                                  40. Corrosion on drum..jpg




               41. Corrosion on upper drum.jpg                            42. Corrosion on upper drum seam.jpg



International Chimney Corp.                                                              ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                            "Pigeon Point Lighthouse, General Photos"

                                                      - Page 8 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                          Pescadaro, CA




            43. Corrosion under lantern rain cov..jpg                      44. Corrosion under lantern rain cover.jpg




                45. Crack Corrosion in drum.jpg                                      46. Crack in drum.jpg



International Chimney Corp.                                                                ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                              "Pigeon Point Lighthouse, General Photos"

                                                        - Page 9 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                   Pescadaro, CA




      47. Galery Deck non original handrail and diamond pl..jpg                    48. Gap, raised seam in diamond plate.jpg




             49. Modern diamond pl. covers original.jpg                           50. Note non-original posts & deck plate..jpg



International Chimney Corp.                                                                       ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                     "Pigeon Point Lighthouse, General Photos"

                                                              - Page 10 of 12 -
                                             For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                           Pescadaro, CA




            51. Middle stiffener appears buckled.jpg                              52. Non orig. HR post..jpg




              53. Crack in Gallery door frame.jpg                             54. Continuing crack in frame.jpg



International Chimney Corp.                                                                ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                              "Pigeon Point Lighthouse, General Photos"

                                                       - Page 11 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                  Pescadaro, CA




         55. Non original Gallery door rusting at welds.jpg                        56. Modern catch for Gallery door.jpg




                   57. Loose stiffner on door.jpg                                    58. Lifted seam on diamond pl.jpg



International Chimney Corp.                                                                       ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                     "Pigeon Point Lighthouse, General Photos"

                                                              - Page 12 of 12 -
Interior:

On the interior of the vestibule, some damage was noted to the flooring in the Work Room, as were
rusting iron inserts in the brickwork.

The doors and transoms to the Oil Room and Work Room appear to be intact replicas, based on the
sharp lines of the wood and clear and uniform (no flow lines) condition of the glass transoms.

A series of stone steps lead up from the vestibule hallway to the base of the tower. The walls adjacent
to the stair show signs of moisture-related deterioration. The tower floor appears to be tile, painted
over several times in red. The red paint continues up the stairs to the base of the tower. This is
starting to fail and peel.

The spiral staircase appears intact at the lower elevations, however noticeably deteriorating as you
climb. The uppermost section of staircase has a drip ring pattern of deterioration where you can see on
each stair where water from above lands and pools on the stair, causing rust. The coatings on this
section of stair have been worn down with little left to protect the now bare metal. Detail of the steps
in these areas is being lost to corrosion. This will soon lead to cross section loss on the iron.

All iron features on the lighthouse are beginning to rapidly deteriorate due to moisture infiltration.
Any chip in the paint forms a rust blemish. This can be readily seen on the support beams below
landing decks where spot patterns of rusting are noted. The landing support beams are laid into the
masonry walls and the condition of the beam ends are of concern for the future. Typically, rust jacking
can occur here and break masonry out of the pocket. There is some evidence of repairs in these areas,
but nothing recent.

The condition of the interior masonry also deteriorates rapidly in the upper elevations of the structure.
As you climb the stairs, you start to see a smattering of exposed mortar joints, some on the radial wall,
but some also on the alcoves. The brickwork directly below the Service Room has lost much of its
coating and the deterioration is evident.

In the Service room, the condition of the masonry and
ironwork is poor and linked by numerous factors:
    • Moisture infiltration from the Lantern Room
        and Watch level above and from leaks and
        exposure at the belt course and brackets allow
        running water into the wall, causing
        significant deterioration.
    • In this area the masonry walls of the liner and
        column come together to form one wall
        without an air space.
    • The entire load of the lens bears on (2) main
        beams attached to pockets in (4) outside
        brackets situated opposite each other. Evidence suggests that the bracket verticals have failed,
        transferring load to masonry and elements of the Service Room windows. Masonry has cracked
        and lintel, jambs and sills of the windows directly underneath the main support beams have
        cracked and are failing.

Page 5 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
    •   The 1970s improvements included the installation of a cantilevered (on the masonry) set of box
        beams installed radial to the center and under the main support beams. The box beams
        penetrate the masonry, which then serves as a fulcrum to support the exterior modifications
        installed. These include a heavy-duty channel installed on the perimeter of the deck, a diamond
        plate deck installed over the original cast iron deck and support for an auxiliary lens platform
        installed at the lantern level.
    •   The action of the cantilevered box beams against the main beams can be seen where the Watch
        Room deck above rests on the main beams. A reverse deflection in the main beams is noted
        against the plane of the Watch Room deck plate above.
    •   Iron inserts in the Service Room masonry wall, including (16) bracket flange anchors and inner
        wall bracket ties, iron elements from (4) cast iron window frames, (2) main beams, (4) box
        beams and (16) upper wall plates from the Gallery deck system are all exposed to moisture,
        rusting freely and in some areas, rust jacking against the masonry.
    •   The entire load of the top of the lighthouse, including the Watch Room, Gallery Deck, Lantern
        Room and all modifications from the 1970 (s) is placed on this unreinforced masonry
    •   The belt course section (on the exterior below this wall) is failing with (2) sections of the belt
        course and associated brickwork sheared and several others restrained from falling only by
        cable. The Belt Course in effect, serves as the foundation for the Service Room masonry wall
        above.
    •   Most cracks in this wall fit the pattern of step cracks at 45-degrees or so to openings, however
        there is one horizontal crack to the North, which is of greater concern as it does not fit the
        normal pattern of support-related cracking.




Page 6 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
                                                 For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                               Pescadaro, CA




            01. Int. frames, transoms appear intact..JPG                           02. Damaged flooring at base.jpg




         03. Iron inserts in interior wall rusting freely.JPG                        04. Rusting metal inserts.jpg



International Chimney Corp.                                                                        ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                  "Pigeon Point Interior Photos"

                                                                - Page 1 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                  Pescadaro, CA




       05. Int. vestibule doors appear to be replacements.JPG                      06. Int. steps to lighthouse tower.jpg




              07. Entry stairway masonry damage.jpg                                  08. Painted over tile at base.jpg



International Chimney Corp.                                                                          ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                    "Pigeon Point Interior Photos"

                                                                - Page 2 of 12 -
                                             For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                            Pescadaro, CA




              09. Minor rust on beam pocket.jpg                           10. Typical repaired landing beam pocket.jpg




               11. Previously repaired area.jpg                                12. Minor rust on beam pocket.jpg



International Chimney Corp.                                                                    ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                              "Pigeon Point Interior Photos"

                                                       - Page 3 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                    Pescadaro, CA




               13. Typical landing window sill.jpg                                 14. Rust starting on landing support beam..jpg




       15. Replacement landing windows being installed.JPG                      16. Moisture damaged masonry on window alcove.jpg



International Chimney Corp.                                                                              ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                        "Pigeon Point Interior Photos"

                                                             - Page 4 of 12 -
                                            For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                            Pescadaro, CA




           17. Moisture damaged masonry near top.jpg                                  18. Close up of damage.jpg




             19. Peeling paint & effervescence.JPG                        20. Adj. moisture damaged masonry under stress.JPG



International Chimney Corp.                                                                       ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                 "Pigeon Point Interior Photos"

                                                       - Page 5 of 12 -
                                           For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                            Pescadaro, CA




               21. E. window sill damage..JPG                           22. Crack after 3 months appears more noticable..jpg




                23.Deteriorating Masonry.JPG                                  24. SR Masonry, coatings damage.JPG



International Chimney Corp.                                                                      ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                "Pigeon Point Interior Photos"

                                                     - Page 6 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                     Pescadaro, CA




                25. Deteriorating mortar joints.JPG                                 26. Follow the stress crack from W. window.jpg




       27.Overall view of support beams & modifications.jpg                      28. Overall view of support beams & modifications.jpg



International Chimney Corp.                                                                                ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                          "Pigeon Point Interior Photos"

                                                              - Page 7 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                     Pescadaro, CA




             29. Retrofitted Gallery suport beams.JPG                           30. Retrofit Gallery suport beams cause deflection..JPG




        31. Gap shows rev deflection of support beam.1.JPG                       32. Gap shows rev. deflection of support beam..JPG



International Chimney Corp.                                                                                ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                          "Pigeon Point Interior Photos"

                                                             - Page 8 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                        Pescadaro, CA




      33. Orig. support beam connect. Note bent head on bolt.jpg                  34. Orig. Support beams for lens, note masonry damage.JPG




            35. Repaired masonry above main beam.JPG                                    36. Moisture damage at Watch level door.JPG



International Chimney Corp.                                                                                   ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                             "Pigeon Point Interior Photos"

                                                                   - Page 9 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                       Pescadaro, CA




              37. N. Window masonry damage.JPG                             38. N. Window sill masonry damage.JPG




             39. Stress crack under sill, window.JPG                         40. Crack in window cheek wall.jpg



International Chimney Corp.                                                                  ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                            "Pigeon Point Interior Photos"

                                                       - Page 10 of 12 -
                                             For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                               Pescadaro, CA




          41. Stress & load transfer to window jamb.JPG                       42. Stress & load transfer to window jamb.JPG




          43. Stress & load transfer to window jamb.JPG                            44. USCG era stiffner is rusting.jpg



International Chimney Corp.                                                                         ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                   "Pigeon Point Interior Photos"

                                                          - Page 11 of 12 -
                                           For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                     Pescadaro, CA




               45. 2nd door, damage to jamb.JPG                                 46. Missing door knob.JPG




           47. 2nd door moisture damage to jamb.JPG



International Chimney Corp.                                                                 ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                           "Pigeon Point Interior Photos"

                                                      - Page 12 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                Pescadaro, CA




             01. Closeup of floor at tower base.jpg                              02. Staircase base has surface rust.JPG




                03. Profile of staircase base.jpg                          04. 1st set of stairs, landing beam appear intact.JPG



International Chimney Corp.                                                                         ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                  "Pigeon Point Stairway Photos"

                                                         - Page 1 of 4 -
                                             For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                          Pescadaro, CA




             05. Closeup of underside of steps.jpg                        06. Landing to landing base step detail.jpg




              07. Looking up at the landings.jpg                            08. Mid span support rod near top.jpg



International Chimney Corp.                                                                   ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                            "Pigeon Point Stairway Photos"

                                                       - Page 2 of 4 -
                                                 For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                   Pescadaro, CA




                09. Rusted landiing near top.jpg                                 10. Water damaged steps on upper landing.jpg




              11. Stair rust at drip line near top.jpg                       12. Showing detail of handrail - stantion attachment.jpg



International Chimney Corp.                                                                             ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                      "Pigeon Point Stairway Photos"

                                                           - Page 3 of 4 -
                                                  For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                     Pescadaro, CA




        13. Detail of inner striinger- brackets of staircase.jpg                     14. Cracked Tread repaired with splice Pl.jpg




International Chimney Corp.                                                                               ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                        "Pigeon Point Stairway Photos"

                                                                   - Page 4 of 4 -
Gallery Belt Course:

The Gallery Belt Course is located at the
foot of the Gallery Deck Brackets and
serves as a transition from the dual wall
masonry below to the (thinner) single wall
masonry above. Many of the Gallery Deck
and Gallery Belt Course problems are
related to interior problems:
     • Including loading and moisture
         issues.
    • (2) Segments of the Belt course fell
        to the ground in 2001. Our report
        from 2002 details the reasons for the
        failure, which include rust jacking
        against masonry to crack off cast
        iron elements.
    • Examination of the section view photo (See right) reveals that a substantial amount of grout
        was used to seal the masonry against the cast iron. The brick in both fallen sections remain
        intact within the ironwork after a drop of a hundred feet. This is indicative of how tight the
        grout is against the iron.
    • Possible rust jacking against the grouted portion served to shear thru the brickwork
    • A crack in the casting and rust line is noted at the majority of all of (16) belt course sections,
        an indication of additional rust jacking.
    • There are many areas in the belt course, which are open and allow water infiltration.
    • Cables installed in 2002 and in 2008 are intended to attempt to restrain or snare segments if
        they break loose before they can fall and do additional damage. They cannot prevent the
        sections from dislodging.
    • At present the damage is so severe that repair, reinforcing or stabilization are not
        considerations. A rebuild or re-design is the only viable option.
    • As a complication to the system, the foot of each of (16) Gallery Brackets rests on or between
        sections of the Gallery Belt Course. The brackets are under load and problematic (see below)
        and may be introducing additional stresses into the belt course.
    • The strength of the belt course is in the integrity of the circle to which all segments are
        connected. The integrity of the circle is broken with the missing segments. The remaining
        segments are free to spread out.




Page 7 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
Gallery Deck System:

The Gallery Deck system consists of (16)
Gallery Brackets imbedded into the masonry
and connected to each other with stringers,
built into the wall; (16) upper bracket lintels,
connected to the brackets which serve as an
ornamental spacer under the deck plates; (16)
cast iron deck plates; (16) upper wall plates
(installed against the masonry and between
the brackets); (16) outside stringers (missing)
between deck plates on the outside edge; (16)
handrail posts (missing) complete with acorn
nuts and connecting rods thru the brackets’
cylinders to the posts (still there).

The (4) Service Room windows may be considered part of the system, in that the jamb sections/cheek
walls are attached to brackets and are structurally impacted by present conditions.

Additional modifications to the Gallery Deck System include the addition of (4) radial beams
protruding thru and cantilevered atop the masonry wall, which support: a heavy channel, rolled to the
perimeter of the deck and bolted to the deck; diamond deck plate, installed atop the original cast iron
deck plate and anchored thru it to the brackets and a support for the DCB 224 auxiliary lens on the
Lantern deck above.

Cables installed in 2001 and reinforced with cables installed during this mobilization serve to “snug”
the vertical leg of the Gallery Deck Brackets to the masonry wall in the event of failure. We note:

    •   The diamond plated installed above the existing cast iron deck plate is bolted thru the cast iron
        plate to the brackets and to the perimeter channel. At the majority of the bolted connections to
        the bracket, the upper lintel portion of the bracket flange is broken. At some of these areas the
        lintels are cracked thru the entire lintel area.
    •   The original cast iron deck plates are not salvageable as holes were burned thru all to make
        connections and the majority of the plates are cracked.
    •   The brackets nearest the main beam locations (Main beams on the interior of the Service
        Room) have cracks in the vertical legs of the bracket, indicating that the vertical legs were
        taking load. Typically the vertical leg of the bracket takes very little load, however in this
        case, the load is caused by the main beams being attached to and supported by the brackets’
        embedded portion within the masonry.
    •    The western most ironwork is severely rusted where as the easternmost ironwork appears in
        marginally better condition.
    •   Several of the wall lintel plates (against the brickwork and between the brackets) are cracked,
        indicating that the integrity of the inner circle connecting the brackets is broken. The cracks
        also allow water infiltration.


Page 8 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
    •   All original handrail posts were severed above the deck plate and new handrail fitted at
        different locations. The original posts are anchored to the brackets with a rod thru a cylinder
        on the bracket to an acorn nut on the underside. Several of the cylinders were cracked and at
        least one, open to the elements, exposing the rod to corrosion. Based on what we’ve found on
        other locations, we believe that as many of half of the acorn nuts are held in place by rust and
        could be easily dislodged.
    •   As some movement could be observed in the brackets, indicating that the inter wall bracket
        stringers could be broken, cable was again installed on the hoop portion to hold the vertical
        legs to the masonry.
    •   The perimeter channel installed in the 1970s is rusting feely.




Page 9 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
                                       International Chimney Corporation


                                                                                      Threaded rod from
                              Figure 4. Pigeon Point Lighthouse – Gallery Bracket     handrail post above.
                                                                                      These may be
                                                                                      severely rusted.
                                         Lintel between       Deck
Upper flange of lintel is                brackets             Plate
cracked at bolthole for                                                                            Deck
connection to 1972-deck                                                                            Plate
plate.                                                                                             Cornice

Lintel area of bracket
                                                                                                  Upper
Angled bosses for bracket                                                                         Cylinder
ties imbedded in brickwk                                                                          Lower
Movement detected                                                                                 Cylinder
in brackets.
Many of these “+”
sections are split
lengthwise.

                                                                                                Acorn Nut

Bracket is imbedded in
brickwork to this point
                                                                             1972 cable was installed here

                                                                             Belt course is cracked here.



The movement in the
brackets suggests that this
anchor may have rusted
out in some locations.
These bolts were rusted
out in the sections that had
fallen. We suspect similar
conditions in all sections.
Rust jacking against this point is
the probable cause of the cracking.
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                  Pescadaro, CA




          01. Gallery bracket upper flanged pulled off.jpg                      02. Gallery bracket upper flanged pulled off.jpg




          03. Gallery bracket upper flanged pulled off.jpg                      04. Gallery bracket upper flanged pulled off.jpg



International Chimney Corp.                                                                      ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                   "Pigeon Point Brackets Belt Course Photos"

                                                             - Page 1 of 12 -
                                                 For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                     Pescadaro, CA




          05. Gallery bracket upper flanged pulled off.jpg                      06. Gallery bracket upper flanged pulled off.jpg




                  07. Crack thru bracket lintel.jpg                                     08. Crack thru bracket lintel.jpg



International Chimney Corp.                                                                      ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                   "Pigeon Point Brackets Belt Course Photos"

                                                             - Page 2 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                        Pescadaro, CA




               09. Crack thru bracket lintel.jpg                            10. Damaged cylinder & upper flange.jpg




                11. Rusted Gallery Bracket.jpg                                     12. Sheared brickwork.jpg



International Chimney Corp.                                                                 ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                              "Pigeon Point Brackets Belt Course Photos"

                                                        - Page 3 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                   Pescadaro, CA




           13. Sheared adj. segment held by cables.jpg                      14. Cables holding belt course remnants together.jpg




             15. Remnent of belt course segment.jpg                           16. Adj t to prev. fallen piece is also sheared.jpg



International Chimney Corp.                                                                    ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                 "Pigeon Point Brackets Belt Course Photos"

                                                         - Page 4 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                Pescadaro, CA




            17. Facia portion is sheared from wall.jpg                           18. Facia portion split & loose.jpg




          19. Bracket base bears on sheared masonry.jpg                       20. Bracket bears on sheared masonry.jpg



International Chimney Corp.                                                                   ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                "Pigeon Point Brackets Belt Course Photos"

                                                          - Page 5 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                 Pescadaro, CA




            21. Bracket bears on sheared masonry.jpg                           22. Rust marks int. broken connection flange.jpg




         23. Rust marks int. broken connection flange.jpg                      24. Rust marks int. broken connection flange.jpg



International Chimney Corp.                                                                     ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                  "Pigeon Point Brackets Belt Course Photos"

                                                            - Page 6 of 12 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                 Pescadaro, CA




         25. Rust marks int. broken connection flange.jpg                      26. Rust marks int. broken connection flange.jpg




         27. Rust marks int. broken connection flange.jpg                      28. Rust marks int. broken connection flange.jpg



International Chimney Corp.                                                                     ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                  "Pigeon Point Brackets Belt Course Photos"

                                                            - Page 7 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                 Pescadaro, CA




         29. Rust marks int. broken connection flange.jpg                      30. Rust marks int. broken connection flange.jpg




          31. Segment cracked at bracket line & loose.jpg                      32. Segment cracked at bracket line & loose.jpg



International Chimney Corp.                                                                     ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                  "Pigeon Point Brackets Belt Course Photos"

                                                            - Page 8 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                   Pescadaro, CA




         33. Belt course rust jacking & cracking brick.jpg                      34. Belt course rust jacking & cracking brick.jpg




         35. Belt course rust jacking & cracking brick.jpg                                    36. hanging iron.jpg



International Chimney Corp.                                                                      ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                   "Pigeon Point Brackets Belt Course Photos"

                                                             - Page 9 of 12 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                          Pescadaro, CA




                 37.Hanging iron was removed.jpg                                     38. Looking at orig. deck pl. Diamond pl. is above.jpg




      39. Between bkts, channel (top) & T were added later.jpg                           40. Attachment made by burning thru CI.jpg



International Chimney Corp.                                                                              ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                           "Pigeon Point Brackets Belt Course Photos"

                                                                 - Page 10 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                    Pescadaro, CA




           41. And bolting to adj. bkt upper flange.jpg                       42. Added box beam fr int. cantilevers on masonry.jpg




             43. Wall lintel is cracked at bracket.jpg                               44. Wall lintel is cracked at bracket.jpg



International Chimney Corp.                                                                       ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                    "Pigeon Point Brackets Belt Course Photos"

                                                          - Page 11 of 12 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                              Pescadaro, CA




             45. Wall lintel is cracked at bracket.jpg                         46. Wall lintel is cracked at bracket.jpg




International Chimney Corp.                                                                   ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                "Pigeon Point Brackets Belt Course Photos"

                                                         - Page 12 of 12 -
    Lantern Area:

    The Lantern consists of: the iron-
    framed copper roof; the (16) sided
    curtain wall; the interior and exterior
    deck and handrail, curtain wall vent
    system; (16) ladder support rod and
    bracket assemblies (on the roof
    cornice); the recently added auxiliary
    lens platform and Fresnel lens. We
    note:

        •   In general, the lantern room is
            severely leaking and exposing
            the Fresnel lens to significant
            moisture.
        •   The vent ball appears blocked
            by insect nests.
        •   At the roofline, the iron roof frame is beginning to rust and corrode at the attachment points
            to the copper roof skin. Where the dissimilar metals are in contact, a cathode-like reaction
            takes place, where the iron is sacrificed to the copper.
        •   This reaction is also noted at the top of the curtain wall where a line of rust at the roof is
            indicates the problem.
        •   The curtain wall also is affected by cathode-like reactions as a line of rust can be seen
            approximately ¼” inside the glass, where the bronze glazing bars/receiver bars are mounted
            to the (16) cast iron styles. One location is rust jacked to the point where the glass cracked
            due to the pressure.
        •   On the exterior there are several areas where deformation of the bronze glazing bars can be
            observed.
        •   The interior Lantern deck has surface rust. Under the deck at this area rust blooms are
            visible at the masonry juncture.
        •   Integral to the lantern deck are curtain wall sills and vents (alternating sill/vent each bay).
            The cornice underneath the deck on the exterior serves as an intake for the vent system.
            The original cornice was removed and a retaining cable installed in its place. Fiberglass
            was also placed as fill in and the cornice area covered with a fabricated rain hood. The
            ventilation to the curtain wall is restricted.
        •   On the inside of the curtain wall, some of the sill areas are rusted under locations of leaks
            in the curtain wall.
        •    The exterior lantern deck is corroded and cracked in areas. In addition to the removed
            cornice, the original handrail and posts were removed and a frame handrail installed off
            center of the original location, bolted to the deck plate. The new handrail is now severely
            corroded.
        •   The First Order Fresnel Lens is still in place and intact, with minor blemishes, however
            portions of the lens glazing (Litharge, or white lead putty mixed with boiled linseed oil) are
            dry and powdery, indicating that it is reaching its anticipated life span.

Page 10 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                        Pescadaro, CA




          01. Addit rust bleed thru under lantern deck.jpg                      02. Non orig. grating providing fall protection by lens.jpg




            03. Chariot Wheel driven lens rotation.jpg                                             04. Fresnel Lens.jpg



International Chimney Corp.                                                                                 ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                           "Pigeon Point Lantern Photos"

                                                             - Page 1 of 10 -
                                                 For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                   Pescadaro, CA




          05. Lens litharge putty at end of usable life.jpg                           06. Peeling paint above lens..jpg




               07. Wagon wheel & roof framing.jpg                                08. Insect shield to vent ball is plugged.jpg



International Chimney Corp.                                                                           ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                     "Pigeon Point Lantern Photos"

                                                              - Page 2 of 10 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                            Pescadaro, CA




           09. Roof tensioning frame begining to rust.jpg                           10. Insects, bird droppings & rust on wagon wheel.jpg




      11. Dissimilar metal corrosion between copper & iron.jpg                            12. Int. roof framing iron is sacrificial.jpg



International Chimney Corp.                                                                                    ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                              "Pigeon Point Lantern Photos"

                                                                 - Page 3 of 10 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                               Pescadaro, CA




            13. Paint is peeling against copper roof.jpg                             14. Curtain wall vent.JPG




         15. Leaks cause rust stained curtain wall sill.JPG                      16. Close up of sill corrosion.jpg



International Chimney Corp.                                                                      ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                "Pigeon Point Lantern Photos"

                                                              - Page 4 of 10 -
                                               For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                     Pescadaro, CA




        17. Line of corrosion between dissimilar metals.JPG                        18. Reaction between brass and iron.JPG




       19. Dissimilar cathode reaction broke this pannel..JPG                        20. Vertical CI style is rusting.JPG



International Chimney Corp.                                                                           ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                     "Pigeon Point Lantern Photos"

                                                                - Page 5 of 10 -
                                                  For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                             Pescadaro, CA




        21. Top view of fall protection grating around lens.jpg                              22. Water damaged int. lantern deck.jpg




   23. Lantern. heavily corroded rail & ladder brackets at cornice.jpg               24. Dissimilar metal corrosion at top of curtain wall..jpg



International Chimney Corp.                                                                                      ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                                "Pigeon Point Lantern Photos"

                                                                  - Page 6 of 10 -
                                                  For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                         Pescadaro, CA




         25. Broken glass caused by rust jacked glaz bars.jpg                             26. Note raised glaz. bar & no sealant.jpg




       27. Dissimilar metal corrosion at base of curtain wall.jpg                      28. Rust & gaps at lantern deck-curtain wall.jpg



International Chimney Corp.                                                                                   ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                             "Pigeon Point Lantern Photos"

                                                                    - Page 7 of 10 -
                                              For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                            Pescadaro, CA




             29. Corrosion at curtain wall base.jpg                          30. Rust Jacked bars, corrosion.jpg




              31. Rusted & leaking door panel.jpg                              32. Rusted door to lantern.jpg



International Chimney Corp.                                                                  ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                            "Pigeon Point Lantern Photos"

                                                        - Page 8 of 10 -
                                             For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                                Pescadaro, CA




             33. Aux platform & DCB 24 lens.jpg                           34. Corroded structural & handrail at Aux light deck.jpg




             35. Severe rust on handrail & deck.jpg                       36. Non-orig rain cover hides LR vents, reinf cable.jpg



International Chimney Corp.                                                                          ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                    "Pigeon Point Lantern Photos"

                                                       - Page 9 of 10 -
                                                For: Architectural Resources Group
Pigeon Point Lighthouse                                                                                               Pescadaro, CA




          37. Showing original handrail post locations.jpg                       38. Looking down at Gallery deck door.jpg




International Chimney Corp.                                                                          ICC Job No. CH-38106-C
55 South Long Street, Williamsville, NY 14221                                                    "Pigeon Point Lantern Photos"

                                                             - Page 10 of 10 -
        B.      CONCLUSIONS & RECOMMENDATIONS:

The following is organized in a list fashion and not intended to specify means and methods:

Masonry:

The majority of the column appears intact, however the many layers of paint could hide numerous
defects. The many layers of paint are limiting the ability of the masonry to expel moisture, entrapping
it within the structure. The entrapped moisture is fed additional moisture by the open conditions at the
top, accelerating the deterioration of masonry and ironwork.

    •   Deteriorated masonry on the exterior and interior must be repaired in accordance with the
        Secretary of the Interior’s “Standards”.
    •   Once the structure is weather tight, the masonry should be stripped to nearly bare brickwork,
        masonry repairs performed and coated with a superior quality masonry coating such as
        manufactured by Keim Mineral Systems.
    •   While this part of the report does not deal with environmental issues, it is probable that some
        of the coatings contain lead. We have successfully used the Hydrochem method of removal to
        safely remove lead coatings and provide adequate prep for the Keim Mineral Systems
        products.
    •   The exterior belt courses at ground level should be removed, the revealed masonry repaired
        and new belt courses installed constructed from other materials such as castable concrete
        formed, poured and painted black to look like the original.
    •   While the buildup of paint on the interior walls should be removed to facilitate breathability,
        due to the extensive moisture in the structure, the interior masonry should not be painted until
        the moisture content in the wall will support the application of new paint. This may take
        several years.
    •   Treatment should address effervescence within the structure and mold and mildew on the
        exterior. Products such as Chlor Rid can be mixed with pressure washer water and used to treat
        both situations.
    •   At the belt course, the masonry is severely damaged and cannot be easily repaired. The
        damage is being caused by rust jacking and possibly overloading the masonry at critical points.
        See Gallery Belt Course below.
    •   Above the belt course the Service Room masonry is also severely damaged and not easily
        repaired. Similarly, the damaged is caused by rust jacking and possibly overloading the
        masonry at critical points. See Gallery Deck System below.




Page 11 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
Vestibule:

Specific recommendations for the vestibule include:
   • All 2002 recommendations.
   • Repair crawl space vents and inspect the underside of the floor.
   • Provide new roof and flashings.
   • Remove ferrous fasteners/anchors and replace with stainless steel.
   • Perform masonry repairs associated with the above.
   • Scrape, prep and paint all wood trim and gingerbread brackets.
   • Remove entry doorframe and components and replace with replica.
   • Re-glaze entry transom.
   • Remove paint from tile, assess damage and repair tile floor.
   • After the moisture on the inside is reduced, re-pint interior trim and wall furnishings.

Interior:

Excluding the masonry mentioned above:
    • All landing windows have been replace this year, however the (4) service room windows need
       repair and replacement.
    • At all landings, the condition of the dry-pack supporting the decks should be checked and
       repaired as necessary.
    • Remove the linoleum tile floor in the vestibule and restore the original flooring.
    • Under the assumption that some length of time will be required to secure funding and engineer
       a set of specifications, we recommend the entire spiral staircase system and landing system be
       sand blasted and recoated with a durable moisture cured system. If the work were to be done
       this year, the lower half of the stairway could possibly be wire brushed, solvent cleaned, spot
       primed and top coated.
    • Spot wire brush, Solvent clean, spot prime and topcoat all landing cast iron cheek walls,
       jambs, sills and lintels.

    Service Room:
    Assuming work on the Gallery Belt course, Gallery Deck and Lantern are accomplished:
       • Remove and salvage Service room hardware including windows, jambs, cheek walls, sills
           and lintels. Replace cracked pieces.

Upper Portion of the Lighthouse:

Structurally, it appears as if the top of the lighthouse is in a state of failure. The modifications
performed in the 1970s have changed the dynamics of the structure both for the better and for the
worse. We believe the original intent was to functionally, supplement and reinforce the design by
shifting load away from the weak areas of the masonry wall, offering independent support (box beams)
to the additional layer of diamond deck plate, perimeter channel and support for the auxiliary lens
platform. Initially, this appears to have worked, but in addition to rendering the original deck plates
and handrail system un-repairable, long term damage has been caused to the Gallery brackets as rust
jacking has cracked most of the Bracket lintels. As the base of the bracket lies on bosses on the belt
course, the additional loading may have had some effect on the belt course also.

Page 12 of 14   International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
 Individually, items can be addressed and fixed, however viewed collectively; the long term viable
option is to dismantle the lighthouse to below the belt course and rebuild, utilizing existing elements to
the greatest degree possible. One issue that has to be reviewed before starting work is the condition
and status of the lens and if it can be temporarily removed while work is being performed.
Determination of its exact condition is a specialty discipline, which should be accomplished prior to
making decisions involving dismantling. Additionally, there may be political decisions that bear
directly on the lens’s status, such as who owns it and can assurances be made that if removed from the
lighthouse, can it be remain with the light station?

Ignoring the political side we make the following recommendations:

.
Gallery Deck System:                 (Sequence with Gallery Belt Course)

         •      Remove the Auxiliary Lens deck and support.
         •      Perform removals on the Gallery Belt Course.
         •      Sequence temporary bracing and shoring on the Gallery deck to facilitate additional
                removals.
         •      Remove the handrail and diamond plate installed in the 1970s.
         •      Remove the channel and original deck plates. Salvage deck plates for patterns.
         •      Stabilize existing wall plates and brackets with additional cabling.
         •      Shorten the cantilevered box beams on the exterior and use the interior portion of the box
                beams to provide temporary shoring to the main beams.
         •      Perform a probe to remove a window opening entirely between and below the main beam.
                The probe will focus on determination of the condition of interior components of the
                Gallery Brackets to determine how many might be salvaged and how much of the masonry
                need be removed and rebuilt. If the probe indicates extensive failure within the wall
                dismantling must continue to the belt course. Otherwise rebuilding the wall and Gallery
                bracket repair/replacement may be possible in pie shaped sections of the wall.
         •      Replace or repair elements in kind. Brackets (new and rebuild) can be fastened thru the
                masonry to interior stainless steel band-type reinforcing integrated into and connecting the
                Service Window frames, the goal being to reduce the amount of ferrous embedment in the
                masonry wall and make anchorage accessible for monitoring.
         •      Replace or repair the wall plate lintels.
         •      Recreate and reinstall new deck plates, handrails and deck plate cornice.




Page 13 of 14      International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA   CH-38106-C
Gallery Belt Course: (Sequence with Gallery Deck System)

The Gallery Belt Course system is not repairable:

         •      Remove all loose portions of the belt course, leaving the bracket foot intact. Perform
                removal work on the Gallery Deck.
         •      Incorporating seismic upgrades, cast a new belt course with similar contours constructed
                from cast-in-place, reinforced concrete. Key to existing masonry.
         •      Stain concrete black.
         •      Provide reinforced points for bracket feet.


Lantern Area:               (Sequence with the above work at the Gallery Belt Course and Gallery Deck)

The majority of this work can be done in place if a rebuild were not performed, however would
require extensive lens protection. Given the amount of work to be performed under this point,
logistically it would be beneficial to:

    •   Remove the lantern and upper wall plates from roof to Gallery Deck:
    •   Salvage all elements and evaluate for replacement.
    •   Replace the upper wall plates with stainless steel (above the Gallery Deck) and build new
        brick infill.
    •   Replace or reinstall interior sheathing and Watch Room furnishing.
    •   Repair and reinstall interior Watch Room hardware including lens pedestal and chariot wheel
        drive.
    •   Recast all Lantern Deck sections.
    •   Refurbish with titanium putty and reinstall cast iron styles, mullions, and etc. comprising the
        curtain wall, providing Teflon isolation where in contact with ferrous metal.
    •   Re-glaze with safety glass.
    •   Straighten and install bronze receivers and glazing bars, providing Teflon isolation where in
        contact with ferrous metal.
    •   Replace ferrous lintel (against roof frame and bronze astragal) with stainless steel and isolate.
    •   Repair and isolate where possible contact points between the iron roof frame and copper
        sheathing.
    •   Reinstall repaired roof.

Perform corollary repairs associated with the above.

Please feel free to contact the writer at 800-828-1446 should you have any questions or require
additional information.

                                                                Sincerely:        International Chimney Corporation

                                                                By:               Joseph J. Jakubik
                                                                                  Joseph J. Jakubik, Manager,
                                                                                  Historical Preservation Division
Page 14 of 14      International Chimney Corporation   Pigeon Point Lighthouse Pescadero, CA    CH-38106-C
Pigeon Point Lighthouse Rehabilitation Plan                       Pescadero, California
Architectural Resources Group                                           December 2008




                                              Appendix F:

                                     Assessment of Fresnel Lens
         EVALATION OF THE PIGEON POINT LIGHTHOUSE LENS

On Thursday, Nov. 20, 2008, James Dunlap examined the Pigeon Point Lighthouse lens for
International Chimney Corp. The purpose of the examination was to evaluate the condition of
the lens to see if it can be moved safely, and if not, what repairs must be done in order to move
the lens.

Description: The Pigeon Pt. Lens is a 24-panel rotating Fresnel lens of the first-order,
manufactured by Henry-Lapaute, of Paris, France about mid-19th century. There are 24 flash
panels, 12 upper catadioptric panels, and 12 lower catadioptric panels. The lens rotates on
Chariot wheels powered by an electric motor. The lens is not in operation, and is run
approximately 1 hour per year for an annual lighting ceremony. It is my understanding that the
State of California owns the lens, so no Coast Guard notification and permission is required for
work or movement of the lens.

Condition: The lens is in overall good condition. At the time of the evaluation, it was clean and
dry. There are no missing or broken prisms, though there are the typical chips and scratches that
are normally found on lenses of this age. There are no missing screws, bolts or other hardware,
and the metal of the lens appears to be in good condition. The lens putty is very hard and dry,
owing to its age, but is largely complete. The pedestal was clean and showing no signs of
corrosion or deterioration except for the rotation assembly, which has been encased behind a
plexiglass shield, and therefore out of reach for cleaning. The machine surfaces of the bearing
races and top side of the upper race were covered with surface rust, grease and dust. The races,
however appeared in good condition, with no grooving evident. Upon energizing the lens motor,
the lens turned smoothly, although noisily. The noise is likely due to a low level of oil in the
gearbox.

Condition of Lantern: The lighthouse lantern is in very poor condition. Structural elements
have already broken loose due to heavy corrosion. Further loss of structural elements could
cause an unstable condition in the lantern room that could be disastrous to the lens.

Recommendation: It is recommended the lens be removed from the lighthouse and the
lighthouse tower and lantern room and tower be repaired.

Suitability to move: The lens can be safely moved at this point. There are no repairs that need
to be done to the lens to make it safe to disassemble and move. Due to the hardness of the putty,
some will crack and dislodge from the lens when the panels are removed, a natural occurrence
when these old lenses are moved. Though this doesn’t usually present a problem, if enough
putty is dislodged to affect stability of the prisms, the prisms will be taped in place for the
remainder of the move.

Methodology of removal: My team will remove the panels and pedestal of the lens using block
and tackle and chain hoists for the larger pieces of the pedestal. An electric hoist can also be
used, if available. If the panels and pedestal parts can be passed through openings created by
removing lantern windows and lowered to the ground, then my team will crate the panels once
the panels are on the ground. Crates will be made of 2X10 and 2X6 with ½” plywood sides, and
the panels will be lined with Styrofoam sheets. Unless the storage site is within range of the
hoisting equipment, a cart will be needed to transport the panels and pedestal pieces to storage.

Storage requirements: 250 to 300 square feet of storage space is needed for the lens and
pedestal. The space should be enclosed, dry, and secure (lockable). An approximately 10’ x 10’
oil storage house is located on site, but is not large enough for both the lens panel crates and the
pieces of the pedestal.

Restoration work: It is estimated that approximately two days of restoration work will be
required, and consist of putty repair and cleaning the gears, races, wheels and gearbox of the
rotation assembly. Other than the top of the upper race, the pedestal is in fairly presentable
shape. As an option, the state may want to consider removing the paint from the pedestal and
priming and painting it with the correct color. This would be best done between the removal and
reinstallation phases, and is not covered in the costs below.

Costs

         Removal and restoration work: [Seven days]           $37,015

         Reinstallation                 [Six Days]            $30,800

Notes:

(1) These proposals assume ICC will provide crane/trolley services to lower the lens from the
lighthouse during the removal phase and hoist it back to the top during the reinstallation phase.

(2) Paul Keel, Supervising Ranger said that they could likely provide on-site quarters for crew
lodging. If this is the case, please deduct $2400 from the removal phase and $2100 from the
reinstallation phase.
Pigeon Point Lighthouse Rehabilitation Plan                      Pescadero, California
Architectural Resources Group                                          December 2008




                                              Appendix G:

                                     2002 Condition Assessment
Pigeon Point Lighthouse Rehabilitation Plan                     Pescadero, California
Architectural Resources Group                                         December 2008




                                              Appendix H:

                                      Schematic Cost Estimate
Rehabilitation of the Pigeon Point Lighthouse 
Summary of Conceptual Budget Estimates

                                                                     Unphased Scenario                                     Phased Scenario                         Estimated      Estimated 
Phases of Work:                                              (10‐12 months construction duration)                   (all phases complete by 2021)                 completion     construction 
                                                               Low        Average          High                   Low          Average         High                   date         duration
Phase 1:  Pre‐Construction Project Tasks:  Lens Removal                                                                                                                         2‐3 months for 
          and Interim Building Stabilization               $      332,535   $      377,333   $      422,131   $      343,659   $      379,949   $       416,238      2010           removal
                                                                                                                                                                                1‐2 months for 
                                                                                                                                                                                 reinstallation
Phase 2:   Rehabilitation of the Lighthouse Tower 
           (upper levels, 5th landing and above)           $   
                                                              3,868,625     $   
                                                                               4,571,282        5,273,939
                                                                                             $                $   
                                                                                                                 4,901,356     $   
                                                                                                                                  5,631,665     $    6,361,974      2011         8‐10 months

Phase 3:   Rehabilitation of the Lighthouse Tower 
           (lower levels, up to 5th landing)                  1,633,834
                                                           $                   1,824,062
                                                                            $                   2,014,291
                                                                                             $                $   
                                                                                                                 1,907,115        2,084,244
                                                                                                                               $                $    2,261,373       2016        4‐5 months

Phase 4: Rehabilitation of the Oil House
                                                           $      786,314   $      876,095   $      965,877      1,051,940
                                                                                                              $                $   
                                                                                                                                  1,148,445     $    1,244,950       2021        3‐4 months


          Total Project Cost                                  6,621,308
                                                           $                   7,648,773
                                                                            $                $   
                                                                                                8,676,237        8,204,070
                                                                                                              $                   9,244,302
                                                                                                                               $                  10,284,535
                                                                                                                                                $  
         Draft 06                                                 PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                UNPHASED SUMMARY
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                                       UNPHASED SCENARIO                                     "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY -- Draft Cost Opinion Based on A.R.G.'S Project Data
7
8
9                                                                                                                                                                                                                                                           Distribution (in High Range):
10           I. SUBTOTAL FORWARD, AS-CALCULATED PROBABLE COST OF WORK IN TRADES -- SET INTO RANGE:
11                                                                                                                                                              Distribution (in Low        LOW RANGE            Averaged                  HIGH RANGE           Distribution (in High
12
13                                                                                                                                                                    Range):                                                                                          Range):

14     PROJECT ELEMENT #1 Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                         BASE SCOPE:
15                          I.    Fresnel Lens Dismantling, Packing & Removal + Interim Stabilization Allocation                                                       5.0%                   $70,000             $78,750                    $87,500                    4.9%
16
17                    SUBTOTALS:                                                                                                                                                             $70,000              $78,750                    $87,500
18
19     PROJECT ELEMENT #2 Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                      BASE SCOPE:
20                        I.   Selective demolition scope and sequence:                                                                                                                      $188,425             $221,399                   $254,374
21                        II.  Reinstallation scope and sequence:                                                                                                      58.4%                 $594,938             $699,052                   $803,166                  60.8%
22                        III. Other Elements:                                                                                                                                               $31,000              $33,325                    $35,650
23                    SUBTOTALS:                                                                                                                                                             $814,363            $953,776                   $1,093,190
24
25     PROJECT ELEMENT #3 Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                          BASE SCOPE:
26                        I.   Lighthouse – exterior                                                                                                                                         $220,065             $247,573                   $275,081
                                                                                                                                                                       24.7%                                                                                           23.2%
27                        II.  Lighthouse – interior                                                                                                                                         $123,864             $133,154                   $142,444
28                    SUBTOTALS:                                                                                                                                                             $343,929            $380,727                   $417,525
29
30     PROJECT ELEMENT #4 Rehabilitation of the Oil House:                                                                                   BASE SCOPE:
31                        I.   Oil House – exterior                                                                                                                                           $98,573             $110,894                   $123,216
                                                                                                                                                                       11.9%                                                                                           11.1%
32                        II.  Oil House – interior                                                                                                                                           $66,950             $71,971                    $76,993
33                    SUBTOTALS:                                                                                                                                                             $165,523            $182,865                   $200,208
34
35
36             A      As-Calculated Subtotals from Supporting Trade Cost Estimate Sections (OR: Net Capacity for Raw Trade Costs):                                    100.0%                $1,393,815           $1,596,119                 $1,798,423                 100.0%
37
38                                                                                                                             Note Developed Low Range & High Range Factors:                 100.0%               114.5%                     129.0%         Factors
39
40           II. INTEGRAL PROJECT CONSTRUCTION FACTORS (RE: Prime Builder / General Contractor Role)
41
42              II.    A    Conceptual Budget Phase Design / Program & Estimating Contingencies on Trade Scope                                                         20.0%                 $278,763            $319,224                   $359,685                   20.0%
43
44                                                                                                                                SUBTOTALS, ADJUSTED TRADE SCOPE RANGE:                    $1,672,578           $1,915,343                 $2,158,108
45
46              II.    B    Allow for Bonding on Selected Subs (Subguard)                                                                                              1.50%                      $25,089             $28,730                     $32,372              1.50%
47              II.    C    DIV. 1 -- Basic General Contractor's General Conditions + Location Premium Costs (Overall Schedule T.B.D.)                                 20.0%                     $334,516            $383,069                    $431,622              20.0%
48              II.    D    DIV. 1 -- Specialized Provisions: Crane, Hoisting, Work Platforms, Safety Systems & Procedures, Housing & Per Diem Costs                   30.0%                     $501,773            $574,603                    $647,432              30.0%
49              II.    E    Supplementary Conditions (Includes Cost Impacts / Premiums RE: Client Procedural Requirements, etc.)                                       5.0%                       $69,691             $79,806                     $89,921               5.0%
50              II.    F    Gross Receipts Tax                                                                                               Assume N / A              0.00%                           $0                   $0                         $0              0.00%
51                                                                              SUBTOTALS, ADJUSTED TRADE SCOPE + CONTRACTR FACTORS PRIOR TO O.H.&P. ASSESSMENT, IN RANGE:                  $2,603,646           $2,981,550                 $3,359,454
52              II.    G Prime / General Contractor's Home Office Overhead & Insurance                                                                                 20.0%                     $520,729            $596,310                    $671,891              20.0%
53              II.    H Prime / General Contractor's Profit + Risk Factor                                                                                             12.0%                     $312,437            $357,786                    $403,135              12.0%
54
55                                                                                                                                          CONSTRUCTION SUBTOTALS RANGE:                   $3,436,812           $3,935,646                 $4,434,480
56                          Apply Other Factors:
57
58              II.     I   Construction Operational Requirements / Phasing & Schedule Compression Cost Impacts to Builder                      Assume N / A           0.0%                            $0                  $0                         $0                0.0%
59              II.    J    100% Payment & Performance Bond (Assume Required for Prime / General Contractor)                                                           2.00%                      $68,736             $78,713                    $88,690               2.00%
60
61                                                                                               CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                    $3,505,549           $4,014,359                 $4,523,169
62
63           Proceed to Completion of Integral Project Construction Factors Section, Below:




         File No. revSUMMARY UNPHASED Draft6 11Feb09 ARG PigeonPtLightSta.xls
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         Draft 06                                                 PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                    UNPHASED SUMMARY
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65
66                          REPEAT SUBTOTAL AFTER II.:                                     CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                                       $3,505,549               $4,014,359                   $4,523,169
67
68            III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                                         Factor:                                                                                      Factor:
69
70             III.     A   Interim Cost Escalation Factor -- General Allowance (Assume Midpoint of Constr. Phase = Approx. 18-24 Mos. Out)                                          10.0%                $350,555                 $401,436                     $452,317         10.0%
71
72

73                    PROJECT POINT-OF-AWARD CONSTRUCTION TOTALS:                                                                                                                                        LOW RANGE                 Averaged                    HIGH RANGE
74                                                                                                                                                                                                                      14.5%                   12.7%

75                     ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE                                                        WITHOUT BIDDING CLIMATE FACTOR:                                        $3,856,103    $559,691   $4,415,795   $559,691        $4,975,486
76
77                                                                      Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)           276.7%                  276.7%                       276.7%
78
79
80                    III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                                 Factor:                                                                                      Factor:
81
82            III.      B   Bidding Climate Factor Reserve
83                          Construction Marketplace Volatility / "Cost Spike" & Under-Bid Exposures Require Cushioning Factors                                                      -5.0%                ($175,277)               ($87,639)                       $0             0.0%
84

85                     ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE WITH BIDDING CLIMATE FACTOR:                                                                                                  LOW RANGE      17.6%      Averaged     15.0%          HIGH RANGE

86                                                                           Note: This Subtotal Serves as Basis for Assessment of Item V.D. Below: DESIGN PHASE Owner-Direct Costs)                     $3,680,826    $647,330   $4,328,156   $647,330        $4,975,486
87
88                                                         Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)                       264.1%                   271.2%                       276.7%
89
90
91                    Proceed to Owner-Direct Factors Section, Below; Additional Assumptions, Qualifications & Exclusions Incorporated into Estimate Detail Section:
92




         File No. revSUMMARY UNPHASED Draft6 11Feb09 ARG PigeonPtLightSta.xls
         2/12/2009 at 9:23 AM printing                                                                P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
          Draft 06                                                 PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                   UNPHASED SUMMARY
          11 Feb. 2009                                                                                                                                                                                                                                                3 of 4
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94            REPEAT FROM PREVIOUS PAGE: ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE WITH BIDDING CLIMATE FACTOR:                                                                            $3,680,826                 $4,328,156                      $4,975,486
95
                                                                                                                                                                                                     LOW RANGE                   Averaged                       HIGH RANGE
96            IV. ADD NOTED OWNER-PAID THIRD-PARTY (G.C.) PROJECT COST ALLOCATIONS, IN RANGE:
97                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                                                                          Factors                                                                                              Factors
98
99                    A    Change Order Contingency -- Plan Check Impacts on Scope & Costs (Exclude Code Change Impacts)                                                         3.0%                 $110,425                   $129,845                        $149,265             3.0%
100                   B    Change Order Contingency -- For Implementation of Final Construction Documents                                              (REHAB EXISTING)          10.0%                $368,083                   $432,816                        $497,549             10.0%
101                   C    Change Order Contingency -- For Owner's Discretionary Scope Changes Identified During Construction                                                    1.0%                 $36,808                    $43,282                         $49,755              1.0%
102                                                                                                            Owner-Controlled Course-of-Construction Reserves for Construction Contract:            $515,316      17.6%        $605,942      15.0%             $696,568
103

104           ANTICIPATED CONSTRUCTION TOTAL INCLUDING OWNER-DIRECT / CHANGE ORDER RESERVES RANGE:                                                                                                  $4,196,142    $737,956     $4,934,098    $737,956          $5,672,055
105
106           V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:
107                        Owner-Direct Project Non-Construction "Soft" Costs:                                                                                                  Factors                                                                                              Factors
108
109                   D    * DESIGN PHASE Destructive Investigation, Architecture & Engineering + All Technical Disciplines + Preconstruction "Soft" Costs                       15.0%                $552,124                   $649,223                        $746,323             15.0%
110
111                   E    ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs                                                 11.0%                $461,576                   $542,751                        $623,926             11.0%
112
113                   G    General Allocation for Hazardous Materials Issues -- Assumed to be Non-Contractor Costs                                                    Say:        L.S.                $75,000                    $75,000                         $75,000               L.S.
114                   H    Furniture, Fixtures & Equipment Cost Allocations                                 (Minimal)                                                 Say:        L.S.                $10,000                    $10,000                         $10,000               L.S.
115                   I    Temporary Facilities, Relocation, Storage, Moving & Placement Costs              (Minimal)                                                 Say:        L.S.                $10,000                    $10,000                         $10,000               L.S.
116                   J    Contingency on the Above Owner-Direct Project Elements                           (Minimal)                                                 Say:       10.0%                $110,870      16.1%        $128,697      13.9%             $146,525             10.0%
117

118                                                      V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:                                                                    $1,219,569    $196,102     $1,415,672    $196,102          $1,611,774
119
120                                                                                                                                                                                                    29.1%                      28.7%                           28.4%
121
122
123

124           SUBTOTAL PROJECT COSTS RANGE: CONSTRUCTION & OWNER-DIRECT                                                                                                                             $5,415,711                 $6,349,770                      $7,283,828
125           TOTAL WITH ALL FACTORS:                                                                                                                                                                LOW RANGE                   Averaged                       HIGH RANGE
126
127                                                                              Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)           388.6%                     397.8%                          405.0%
128
129
130           VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:
131                        Allocations for Owner-Direct / Internal Project Non-Construction / "Soft" Costs:                                                                     Factors                                                                                              Factors
132
133                   X    STATE DEPT. of PARKS & RECEREATION DIRECT INTERNAL PROJECT / SOFT COSTS
134                  X.1 C.E.Q.A., Cultural Heritage & Natural Heritage                                                                                                           L.S.                $100,000                   $100,000                        $100,000              L.S.
135                  X.2 Construction Management, Project Management & Inspection                                                                            9.0%                 L.S.                $485,660                   $485,660                        $485,660              L.S.
136                  X.3 Office Administration, Bid Administration, Travels & Other Expenses, Coastal Permit                                                                      L.S.                $18,000                    $18,000                         $18,000               L.S.
137                                                                                                                                                            REF. SUBTOTALS for Calc.:             $6,019,371                 $6,953,430                      $7,887,488
138
139                  X.4 State Parks Standard Allocation for Internal Project Admin. / Management Costs (10% x All-In Project Total)                                             10.0%                $601,937                   $695,343                        $788,749             10.0%
140
141                   Y    STATE PARKS FOUNDATION DIRECT INTERNAL PROJECT / SOFT COSTS
142                  Y.1 State Parks Foundation Allocation for Internal Project Admin. / Management Costs -- Carried Separate from This Budget                                   0.0%                 Excluded                   Excluded                        Excluded             0.0%
143

144           VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:                                                                                        22.3%               $1,205,597                 $1,299,003                      $1,392,409            19.1%
145
146
147                                                                                                                                                                                                                 15.5%                      13.4%
148           TOTAL PROJECT PROBABLE-COSTS RANGE: CONSTRUCTION & OWNER-
149           DIRECT TOTAL WITH ALL FACTORS:                                                                                                                                                        $6,621,308    $1,027,464   $7,648,773    $1,027,464        $8,676,237
150                                                                                                                                                                                                  LOW RANGE                   Averaged                       HIGH RANGE
151                                                                                                                                                                 (Project Total / Raw Trade                                                                               (Project Total / Raw Trade
152                                                     Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)           Costs)                   475.0%                     479.2%                          482.4%               Costs)
153

154



          File No. revSUMMARY UNPHASED Draft6 11Feb09 ARG PigeonPtLightSta.xls
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155

156
157
              COMPARISON: UNPHASED 2010-11 PROJECT                                                                                             UNPHASED 2010-11 PROJECT                                                                  PHASED 2010-21 PROGRAM
158           SCENARIO v. PROGRAM IN 4 PHASES 2010-2021:
159
                                                                                                                                               LOW
160           SUMMARY ALL-IN COSTS BREAKDOWNS BY PROJECT                                                                                                                            HIGH RANGE                                        LOW RANGE                         HIGH RANGE
161                                                                                                                                           RANGE             Averaged                                                                                  Averaged
              ELEMENT:
162
163
164     PROJECT ELEMENT #1       Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                  $332,535            $377,333            $422,131                                          $343,659            $379,949         $416,238
165                                                                                                                                                                                                               (Includes 100% of
166     PROJECT ELEMENT #2       Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                              $3,868,625          $4,571,282           $5,273,939                    Program Design)    $4,901,356          $5,631,665        $6,361,974
167
168     PROJECT ELEMENT #3       Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                  $1,633,834          $1,824,062           $2,014,291                                       $1,907,115          $2,084,244        $2,261,373
169
170     PROJECT ELEMENT #4       Rehabilitation of the Oil House:                                                                            $786,314            $876,095            $965,877                                         $1,051,940          $1,148,445        $1,244,950
171
172
173                                                                                                                                         $6,621,308          $7,648,773           $8,676,237                                        $8,204,070         $9,244,302    $10,284,535
174                                                                                                                                        LOW RANGE             Averaged           HIGH RANGE                                        LOW RANGE            Averaged     HIGH RANGE
175
176
177
178
179
180



181
182
183                  V. ASSUMPTIONS & QUALIFICATIONS TEXT SECTION:
184
185                   A    BASIS: Drawings, Correspondence, Reports, Photodocumentation and Misc. Documents Furnished by Architectural Resources ("A.R.G."), San Francisco, and A.R.G.'s Subconsultants / Resources.
186                   B    ASSUME (for This Base Scope Study) Work of All Trades Will be Fully-Designed / Exclude Design-Build Trade Work & Costs.
                           NOTE: Based on Highly Specialized / Rarefied Project Scope Recommend Consideration Be Given to Design-Build Approach; Competitive Proposals to Respond to Carefully Developed Criteria to Screen Out Unqualified Design-Build Vendors.
187
188
189                   C    ASSUME Work to be Bid by, Awarded to and Performed by a Single, Prime Builder (Compressed Schedule May Drive Shift Work / Premium Cost Allocations Currently Included -- See Summary).
190                   D    ASSUME All Work Can be Completed Under a "Normal" Construction Schedule, Therefore Limited Shift Work Premiums Are Not Contemplated & Excluded.
191                   E    ASSUME No Substantive Change in Project Scope & Detailing Subsequent to this Status of Design / Construction Documents.
192                   F    EXCLUDE Any and All Site Improvements Scope, Unless Specifically Named and Quantified Herein.
193                   G    EXCLUDE A.D.A. Compliance / Accessibility Scope.
194                   H    EXCLUDE Hazardous Materials Issues Scope or Costs of Any Kind Beyond Any Limited Capacity Set Forth Herein.
195                   I    EXCLUDE Any New Project / Program Non-Fixed Furniture, Fixtures & Equipment Scope or Costs.
196                   J    EXCLUDE Dealing with Existing Non-Fixed Furnishings, Contents, etc., Except As Provided for in Summary; Ditto Move-Outs / Storage / Move-Ins, Temporary Facilities Costs, etc.
197                   K    EXCLUDE Any Cost Allocations Associated with Impacts of Code Updates Becoming Applicable Due to Overall Phasing of Program Through 2021.
198
199                 * DESIGN PHASE Destructive Investigation, Architecture & Engineering + All Technical Disciplines + Preconstruction "Soft" Costs
200                 ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs
201

                            Program Indirect (Non-Construction Contract) Costs RE: Goods & Services Essential to Planning, Design, Documentation, Facilitation & Controls / Admin. of the Total Program. Includes: Fundraising; Architecture & Engineering +
                           Contract Admin.; Local & State Permits, Fees & Inspection; Testing & Inspection; Project Management / Owner Representation; Utilities Fees; Legal Fees; Project Insurances, Financing Costs, Accounting, Misc. Administrative, ETC.
202
203

204



          File No. revSUMMARY UNPHASED Draft6 11Feb09 ARG PigeonPtLightSta.xls
          2/12/2009 at 9:23 AM printing                                                     P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
    Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                          PHASED
    11 Feb. 2009                                                                            -- California State Parks Foundation -- Architectural Resources Group --                                                                                     SCENARIOS
     A     B       C       D         E                                     F                            G        H          I          J          K          L          M           N       O             P      Q             R        S            T           U          V W X
3
4
5
6
               PHASE 1 SCENARIO: Fresnel Lens Removal & Interim Stabilization                                                                                    -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
7
8                                                                                                                                                                                                                                   Phase 1:                   S-1 of 4
9
10
11               I. SUBTOTAL FORWARD, AS-CALCULATED PROBABLE COST OF WORK IN TRADES -- SET INTO RANGE:
12                                                                                                                                                               Distribution (in       LOW RANGE             Averaged             HIGH RANGE            Distribution (in
13
14                                                                                                                                                                Low Range):                                                                            High Range):

15        PROJECT ELEMENT #1 Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                    BASE SCOPE:
16                              I.       Fresnel Lens Dismantling, Packing & Removal + Interim Stabilization Allocation                                              100.0%               $70,000             $78,750                $87,500                   100.0%
17
18                        SUBTOTALS:                                                                                                                                                     $70,000              $78,750                $87,500
19
20        PROJECT ELEMENT #2 Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                 BASE SCOPE:
21                            I.   Selective demolition scope and sequence:                                                                                                                 $0                   $0                    $0
22                            II.  Reinstallation scope and sequence:                                                                                                 N/A                   $0                   $0                    $0                       N/A
23                            III. Other Elements:                                                                                                                                          $0                   $0                    $0
24                        SUBTOTALS:                                                                                                                                                        $0                   $0                    $0
25
26        PROJECT ELEMENT #3 Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                     BASE SCOPE:
27                            I.   Lighthouse – exterior                                                                                                                                    $0                   $0                    $0
                                                                                                                                                                      N/A                                                                                       N/A
28                            II.  Lighthouse – interior                                                                                                                                    $0                   $0                    $0
29                        SUBTOTALS:                                                                                                                                                        $0                   $0                    $0
30
31        PROJECT ELEMENT #4 Rehabilitation of the Oil House:                                                                              BASE SCOPE:
32                            I.   Oil House – exterior                                                                                                                                     $0                   $0                    $0
                                                                                                                                                                      N/A                                                                                       N/A
33                            II.  Oil House – interior                                                                                                                                     $0                   $0                    $0
34                        SUBTOTALS:                                                                                                                                                        $0                   $0                    $0
35
36
37                 A      As-Calculated Subtotals from Supporting Trade Cost Estimate Sections (OR: Net Capacity for Raw Trade Costs):                               100.0%              $70,000              $78,750                $87,500                   100.0%
38
39                                                                                                                        Note Developed Low Range & High Range Factors:                  100.0%               112.5%                 125.0%         Factors
40
41               II. INTEGRAL PROJECT CONSTRUCTION FACTORS (RE: Prime Builder / General Contractor Role)
42
43                  II.    A    Conceptual Budget Phase Design / Program & Estimating Contingencies on Trade Scope                                                   10.0%                $7,000               $7,875                $8,750                    10.0%
44
45                                                                                                                              SUBTOTALS, ADJUSTED TRADE SCOPE RANGE:                   $77,000              $86,625                $96,250
46
47                  II.    B Allow for Bonding on Selected Subs (Subguard)                                                                                           1.50%                     $1,155               $1,299                $1,444               1.50%
48                  II.    C DIV. 1 -- Basic General Contractor's General Conditions + Location Premium Costs (Overall Schedule T.B.D.)                              20.0%                    $15,400             $17,325                $19,250               20.0%
49                  II.    D DIV. 1 -- Specialized Provisions: Crane, Hoisting, Work Platforms, Safety Systems & Procedures, Housing & Per Diem Costs                30.0%                    $23,100             $25,988                $28,875               30.0%
50                  II.    E Supplementary Conditions (Includes Cost Impacts / Premiums RE: Client Procedural Requirements, etc.)                                     5.0%                     $3,500               $3,938                $4,375               5.0%
51                  II.    F Gross Receipts Tax                                                                                            Assume N / A              0.00%                         $0                   $0                    $0               0.00%
52                                                                         SUBTOTALS, ADJUSTED TRADE SCOPE + CONTRACTR FACTORS PRIOR TO O.H.&P. ASSESSMENT, IN RANGE:                    $120,155             $135,174              $150,194
53                  II.    G Prime / General Contractor's Home Office Overhead & Insurance                                                                           20.0%                    $24,031             $27,035                $30,039               20.0%
54                  II.    H Prime / General Contractor's Profit + Risk Factor                                                                                       15.0%                    $18,023             $20,276                $22,529               15.0%
55
56                                                                                                                                      CONSTRUCTION SUBTOTALS RANGE:                    $162,209             $182,485              $202,762
57                              Apply Other Factors:
58
59                  II.     I   Construction Operational Requirements / Phasing & Schedule Compression Cost Impacts to Builder                Assume N / A            0.0%                           $0                   $0                    $0             0.0%
60                  II.    J    100% Payment & Performance Bond (Assume Required for Prime / General Contractor)                                                     2.00%                       $3,244               $3,650                $4,055             2.00%
61
62                                                                                          CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                      $165,453             $186,135              $206,817
63
64               Proceed to Completion of Integral Project Construction Factors Section, Below:




    File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
    2/12/2009 at 10:12 AM printing                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
 Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                  PHASED
 11 Feb. 2009                                                                                 -- California State Parks Foundation -- Architectural Resources Group --                                                                                        SCENARIOS
     A   B      C        D     E                                        F                                    G           H             I           J            K        L       M           N       O          P          Q          R          S        T      U       V W X
3
4
5
6
             PHASE 1 SCENARIO: Fresnel Lens Removal & Interim Stabilization                                                                                                  -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
65
66                                                                                                                                                                                                                                           Phase 1:          S-2 of 4
67
68
69
70                            REPEAT SUBTOTAL AFTER II.:                            CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                                      $165,453              $186,135              $206,817
71
72              III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                                  Factor:                                                                         Factor:
73
74               III.     A   Interim Cost Escalation Factor -- General Allowance (Assume Midpoint of Constr. Phase = Approx. 12 Mos. Out)                                      5.0%              $8,273                $9,307                $10,341           5.0%
75
76

77                      PROJECT POINT-OF-AWARD CONSTRUCTION TOTALS:                                                                                                                              LOW RANGE              Averaged             HIGH RANGE
78                                                                                                                                                                                                            12.5%                 11.1%

79                       ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE                                                      WITHOUT BIDDING CLIMATE FACTOR:                                $173,726    $21,716   $195,442    $21,716   $217,158
80
81                                                               Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)         248.2%                248.2%                248.2%
82
83
84                      III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                          Factor:                                                                         Factor:
85
86              III.      B   Bidding Climate Factor Reserve                                                                                                                                       T.B.D.               T.B.D.                 T.B.D.
87                            Construction Marketplace Volatility / "Cost Spike" & Under-Bid Exposures Require Cushioning Factors                                               0.0%                 $0                   $0                     $0             0.0%
88

89                      ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE, PENDING: BIDDING CLIMATE FACTOR:                                                                                    LOW RANGE    12.5%     Averaged    11.1%    HIGH RANGE

90                                                                      Note: This Subtotal Serves as Basis for Assessment of Item V.D. Below: DESIGN PHASE Owner-Direct Costs)                  $173,726    $21,716   $195,442    $21,716   $217,158
91
92                                                   Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)                     248.2%               248.2%                 248.2%
93
94
95                      Proceed to Owner-Direct Factors Section, Below; Additional Assumptions, Qualifications & Exclusions Incorporated into Estimate Detail Section:
96




 File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
 2/12/2009 at 10:12 AM printing                                                               P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                   PHASED
  11 Feb. 2009                                                                                   -- California State Parks Foundation -- Architectural Resources Group --                                                                                       SCENARIOS
      A   B      C     D      E                                          F                                      G          H             I          J            K         L        M          N       O          P          Q          R          S        T           U              V W X
3
4
5
6
              PHASE 1 SCENARIO: Fresnel Lens Removal & Interim Stabilization                                                                                                   -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
97
 98                                                                                                                                                                                                                                            Phase 1:              S-3 of 4
 99
100
101            REPEAT FROM PREVIOUS PAGE: ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE WITH BIDDING CLIMATE FACTOR:                                                                         $173,726               $195,442             $217,158
102
                                                                                                                                                                                                   LOW RANGE              Averaged             HIGH RANGE
103            IV. ADD NOTED OWNER-PAID THIRD-PARTY (G.C.) PROJECT COST ALLOCATIONS, IN RANGE:
104                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                                                                           Factors                                                                            Factors
105
106                     A   Change Order Contingency -- Plan Check Impacts on Scope & Costs (Exclude Code Change Impacts)                                                          1.0%             $1,737                $1,954                $2,172                1.0%
107                     B   Change Order Contingency -- For Implementation of Final Construction Documents                                              (REHAB EXISTING)          10.0%             $17,373               $19,544               $21,716               10.0%
108                     C   Change Order Contingency -- For Owner's Discretionary Scope Changes Identified During Construction                                                     0.0%               $0                    $0                    $0                  0.0%
109                                                                                                        Owner-Controlled Course-of-Construction Reserves for Construction Contract:              $19,110     12.5%     $21,499     11.1%     $23,887
110

111            ANTICIPATED CONSTRUCTION TOTAL INCLUDING OWNER-DIRECT / CHANGE ORDER RESERVES RANGE:                                                                                                $192,836    $24,105   $216,940    $24,105   $241,045
112
113            V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:
114                         Owner-Direct Project Non-Construction "Soft" Costs:                                                                                                   Factors                                                                            Factors
115
116                     D   * DESIGN PHASE -- Allow for Phase 1 Design & Engineering &Balance of Preconstruction "Soft" Costs Only                                                15.0%             $26,059               $29,316               $32,574               15.0%
117
118                     E   ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs                                                 20.0%             $38,567               $43,388               $48,209               20.0%
119
120                     G   General Allocation for Hazardous Materials Issues -- Assumed to be Non-Contractor Costs                                                  Say:           L.S.             $5,000                $5,000                $5,000                L.S.
121                     H   Furniture, Fixtures & Equipment Cost Allocations                                 (Minimal)                                               Say:           L.S.               $0                    $0                    $0                  L.S.
122                     I   Temporary Facilities, Relocation, Moving & Placement Costs                       (Minimal)                                               Say:           L.S.             $5,000                $5,000                $5,000                L.S.
123                     J   Contingency on the Above Owner-Direct Project Elements                           (Minimal)                                               Say:         10.0%              $7,463     10.8%      $8,270     9.8%       $9,078               10.0%
124

125                                                V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:                                                                         $82,089     $8,886    $90,975     $8,886    $99,861
126
127                                                                                                                                                                                                  42.6%                 41.9%                 41.4%
128
129
130

131            SUBTOTAL PROJECT COSTS RANGE: CONSTRUCTION & OWNER-DIRECT                                                                                                                           $274,925              $307,915              $340,906
132            TOTAL WITH ALL FACTORS:                                                                                                                                                             LOW RANGE              Averaged             HIGH RANGE
133
134                                                                          Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)             392.7%                391.0%                389.6%
135
136
137            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:
138                         Allocations for Owner-Direct / Internal Project Non-Construction / "Soft" Costs:                                                                      Factors                                                                            Factors
139
140                     X   STATE DEPT. of PARKS & RECEREATION DIRECT INTERNAL PROJECT / SOFT COSTS
141                    X.1 C.E.Q.A., Cultural Heritage & Natural Heritage (=$100,000)                                                                                               L.S.             $5,000                $5,000                $5,000                L.S.
142                    X.2 Construction Management, Project Management & Inspection                                                                                               10.0%             $27,492               $27,492               $27,492               8.1%
143                    X.3 Office Administration, Bid Administration, Travels & Other Expenses, Coastal Permits                                                                     L.S.             $5,000                $5,000                $5,000                L.S.
144                                                                                                                                                         REF. SUBTOTALS for Calc.:               $312,417              $345,408              $378,398
145
146                    X.4 State Parks Standard Allocation for Internal Project Admin. / Management Costs (10% x All-In Project Total)                                            10.0%             $31,242               $34,541               $37,840               10.0%
147
148                     Y  STATE PARKS FOUNDATION DIRECT INTERNAL PROJECT / SOFT COSTS
149                    Y.1 State Parks Foundation Allocation for Internal Project Admin. / Management Costs -- Carried Separate from This Budget                                   0.0%             Excluded              Excluded              Excluded              0.0%
150

151            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:                                                                                         25.0%            $68,734               $72,033               $75,332               22.1%
152
153
154                                                                                                                                                                                                             10.6%                 9.6%
155            TOTAL PROJECT PROBABLE-COSTS RANGE: CONSTRUCTION & OWNER-
156            DIRECT TOTAL WITH ALL FACTORS:                                                                                                                                                      $343,659    $36,290   $379,949    $36,290   $416,238
157                                                                                                                                                                                                LOW RANGE              Averaged             HIGH RANGE
158                                                                                                                                                                         (Project Total / Raw                                                                (Project Total / Raw
159                                                   Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)              Trade Costs)          490.9%                482.5%                475.7%            Trade Costs)
160
161


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                                 P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                     PHASED
  11 Feb. 2009                                                                        -- California State Parks Foundation -- Architectural Resources Group --                                                                                                    SCENARIOS
      A   B      C       D    E                                          F                          G          H           I          J           K       L       M       N          O               P              Q              R               S          T        U     V W X
 3
 4
 5
 6
              PHASE 1 SCENARIO: Fresnel Lens Removal & Interim Stabilization                                                                                  -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
162
163                                                                                                                                                                                                                                           Phase 1:                S-4 of 4
164

165
166
167            PHASED PROJECT SCENARIO: SUMMARY ALL-IN COSTS BREAKDOWN
168
169            BY PROJECT ELEMENT:                                                                                                                                            LOW RANGE                                                     HIGH RANGE
170
                                                                                                                                                                                                               Averaged
171
172
173       PROJECT ELEMENT #1       Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                                                   $343,659                       $379,949                        $416,238
174
175       PROJECT ELEMENT #2       Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                                                    $0                             $0                             $0
176
177       PROJECT ELEMENT #3       Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                                                        $0                             $0                             $0
178
179       PROJECT ELEMENT #4       Rehabilitation of the Oil House:                                                                                                                 $0                             $0                             $0
180
181
182                                                                                                                                                                            $343,659                        $379,949                       $416,238
183                                                                                                                                                                           LOW RANGE                        Averaged                     HIGH RANGE
184
185
186
187
188
189
190
191
192                      V. ASSUMPTIONS & QUALIFICATIONS TEXT SECTION:
193
194                  A       BASIS: Drawings, Correspondence, Reports, Photodocumentation and Misc. Documents Furnished by Architectural Resources ("A.R.G."), San Francisco, and A.R.G.'s Subconsultants / Resources.
195                  B       ASSUME (for This Base Scope Study) Work of All Trades Will be Fully-Designed / Exclude Design-Build Trade Work & Costs.
196
197
                             NOTE: Based on Highly Specialized / Rarefied Project Scope Recommend Consideration Be Given to Design-Build Approach; Competitive Proposals to Respond to Carefully Developed Criteria to Screen Out Unqualified Design-Build Vendors.
198                  C       ASSUME Work to be Bid by, Awarded to and Performed by a Single, Prime Builder (Compressed Schedule May Drive Shift Work / Premium Cost Allocations Currently Included -- See Summary).
199                  D       ASSUME All Work Can be Completed Under a "Normal" Construction Schedule, Therefore Limited Shift Work Premiums Are Not Contemplated & Excluded.
200                  E       ASSUME No Substantive Change in Project Scope & Detailing Subsequent to this Status of Design / Construction Documents.
201                  F       EXCLUDE Any and All Site Improvements Scope, Unless Specifically Named and Quantified Herein.
202                  G       EXCLUDE A.D.A. Compliance / Accessibility Scope.
203                  H       EXCLUDE Hazardous Materials Issues Scope or Costs of Any Kind Beyond Any Limited Capacity Set Forth Herein.
204                  I       EXCLUDE Any New Project / Program Non-Fixed Furniture, Fixtures & Equipment Scope or Costs.
205                  J       EXCLUDE Dealing with Existing Non-Fixed Furnishings, Contents, etc., Except As Provided for in Summary; Ditto Move-Outs / Storage / Move-Ins, Temporary Facilities Costs, etc.
206                  K       EXCLUDE Any Cost Allocations Associated with Impacts of Code Updates Becoming Applicable Due to Overall Phasing of Program Through 2021.
207                  L       EXCLUSION RE: Factor III.B., Bidding Climate Factor Reserve -- Exclude Any Cost Allocations Intended to "Cushion" or Otherwise Offset Construction Bidding / Marketplace Condition & Related Impacts During Overall Phased
208                          Implementation of Program 2009 Through 2021. Routine Escalation Factor Applied May Be Inadequate to Cover The Vagaries of the Marketplace -- Periodic Detailed Reviews and Updates of All Budget Data and Factor Settings Over the
209                          Life of This Construction Program Are Highly Recommended.
210
211                  * DESIGN PHASE -- Allow for Phase 1 Design & Engineering &Balance of Preconstruction "Soft" Costs Only
212                  ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs
213
                              Program Indirect (Non-Construction Contract) Costs RE: Goods & Services Essential to Planning, Design, Documentation, Facilitation & Controls / Admin. of the Total Program. Includes: Fundraising; Architecture &
                             Engineering + Contract Admin.; Local & State Permits, Fees & Inspection; Testing & Inspection; Project Management / Owner Representation; Utilities Fees; Legal Fees; Project Insurances, Financing Costs, Accounting,
214                          Misc. Administrative, ETC.
215
216


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                      P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
    Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                            PHASED
    11 Feb. 2009                                                                             -- California State Parks Foundation -- Architectural Resources Group --                                                                                      SCENARIOS
     Y     Z      AA       AB    AC                                        AD                            AE       AF        AG        AH           AI         AJ         AK           AL      AM           AN      AO           AP       AQ           AR         AS           AT AU AV
3
4
5
6
                   PHASE 2 SCENARIO: Rehabilitation of Upper Lighthouse Tower                                                                            -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
7
8                                                                                                                                                                                                                                     Phase 2:                  S-1 of 4
9
10
11               I. SUBTOTAL FORWARD, AS-CALCULATED PROBABLE COST OF WORK IN TRADES -- SET INTO RANGE:
12                                                                                                                                                                 Distribution (in        LOW RANGE            Averaged             HIGH RANGE            Distribution (in
13
14                                                                                                                                                                  Low Range):                                                                            High Range):

15        PROJECT ELEMENT #1 Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                     BASE SCOPE:
16                              I.    Fresnel Lens Dismantling, Packing & Removal + Interim Stabilization Allocation                                                    N/A                    $0                   $0                    $0                     N/A
17
18                        SUBTOTALS:                                                                                                                                                          $0                    $0                   $0
19
20        PROJECT ELEMENT #2 Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                  BASE SCOPE:
21                            I.   Selective demolition scope and sequence:                                                                                                                 $188,425             $221,399              $254,374
22                            II.  Reinstallation scope and sequence:                                                                                                  100.0%               $594,938             $699,052              $803,166                 100.0%
23                            III. Other Elements:                                                                                                                                          $31,000              $33,325               $35,650
24                        SUBTOTALS:                                                                                                                                                        $814,363            $953,776              $1,093,190
25
26        PROJECT ELEMENT #3 Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                      BASE SCOPE:
27                            I.   Lighthouse – exterior                                                                                                                                       $0                   $0                    $0
                                                                                                                                                                        N/A                                                                                      N/A
28                            II.  Lighthouse – interior                                                                                                                                       $0                   $0                    $0
29                        SUBTOTALS:                                                                                                                                                          $0                    $0                   $0
30
31        PROJECT ELEMENT #4 Rehabilitation of the Oil House:                                                                               BASE SCOPE:
32                            I.   Oil House – exterior                                                                                                                                        $0                   $0                    $0
                                                                                                                                                                        N/A                                                                                      N/A
33                            II.  Oil House – interior                                                                                                                                        $0                   $0                    $0
34                        SUBTOTALS:                                                                                                                                                          $0                    $0                   $0
35
36
37                 A      As-Calculated Subtotals from Supporting Trade Cost Estimate Sections (OR: Net Capacity for Raw Trade Costs):                                 100.0%               $814,363            $953,776              $1,093,190                100.0%
38
39                                                                                                                         Note Developed Low Range & High Range Factors:                    100.0%               117.1%                134.2%        Factors
40
41               II. INTEGRAL PROJECT CONSTRUCTION FACTORS (RE: Prime Builder / General Contractor Role)
42
43                  II.    A    Conceptual Budget Phase Design / Program & Estimating Contingencies on Trade Scope                                                     25.0%                $203,591            $238,444              $273,297                  25.0%
44
45                                                                                                                            SUBTOTALS, ADJUSTED TRADE SCOPE RANGE:                       $1,017,953           $1,192,220            $1,366,487
46
47                  II.    B Allow for Bonding on Selected Subs (Subguard)                                                                                             1.50%                     $15,269             $17,883                $20,497             1.50%
48                  II.    C DIV. 1 -- Basic General Contractor's General Conditions + Location Premium Costs (Overall Schedule T.B.D.)                                25.0%                    $254,488            $298,055               $341,622             25.0%
49                  II.    D DIV. 1 -- Specialized Provisions: Crane, Hoisting, Work Platforms, Safety Systems & Procedures, Housing & Per Diem Costs                  30.0%                    $305,386            $357,666               $409,946             30.0%
50                  II.    E Supplementary Conditions (Includes Cost Impacts / Premiums RE: Client Procedural Requirements, etc.)                                       5.0%                     $40,718             $47,689                $54,659             5.0%
51                  II.    F Gross Receipts Tax                                                                                            Assume N / A                0.00%                          $0                   $0                    $0             0.00%
52                                                                          SUBTOTALS, ADJUSTED TRADE SCOPE + CONTRACTR FACTORS PRIOR TO O.H.&P. ASSESSMENT, IN RANGE:                     $1,633,815           $1,913,514            $2,193,212
53                  II.    G Prime / General Contractor's Home Office Overhead & Insurance                                                                             20.0%                    $326,763            $382,703               $438,642             20.0%
54                  II.    H Prime / General Contractor's Profit + Risk Factor                                                                                         15.0%                    $245,072            $287,027               $328,982             15.0%
55
56                                                                                                                                      CONSTRUCTION SUBTOTALS RANGE:                      $2,205,651           $2,583,243            $2,960,836
57                              Apply Other Factors:
58
59                  II.     I   Construction Operational Requirements / Phasing & Schedule Compression Cost Impacts to Builder                 Assume N / A             0.0%                         $0                   $0                    $0              0.0%
60                  II.    J    100% Payment & Performance Bond (Assume Required for Prime / General Contractor)                                                       2.00%                    $44,113              $51,665               $59,217              2.00%
61
62                                                                                           CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                       $2,249,764           $2,634,908            $3,020,053
63
64               Proceed to Completion of Integral Project Construction Factors Section, Below:




    File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
    2/12/2009 at 10:12 AM printing                                                           P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
 Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                        PHASED
 11 Feb. 2009                                                                                 -- California State Parks Foundation -- Architectural Resources Group --                                                                                              SCENARIOS
     Y   Z     AA        AB    AC                                       AD                                  AE           AF          AG           AH            AI      AJ       AK          AL       AM         AN           AO         AP           AQ       AR     AS       AT AU AV
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                PHASE 2 SCENARIO: Rehabilitation of Upper Lighthouse Tower                                                                                            -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
65
66                                                                                                                                                                                                                                                Phase 2:           S-2 of 4
67
68
69
70                            REPEAT SUBTOTAL AFTER II.:                            CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                                       $2,249,764              $2,634,908              $3,020,053
71
72              III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                                  Factor:                                                                               Factor:
73
74               III.     A   Interim Cost Escalation Factor -- General Allowance (Assume Midpoint of Constr. Phase = Approx. 24 Mos. Out)                                      10.0%              $224,976                $263,491                $302,005          10.0%
75
76

77                      PROJECT POINT-OF-AWARD CONSTRUCTION TOTALS:                                                                                                                               LOW RANGE                Averaged               HIGH RANGE
78                                                                                                                                                                                                              17.1%                   14.6%

79                       ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE                                                      WITHOUT BIDDING CLIMATE FACTOR:                                 $2,474,740   $423,659   $2,898,399   $423,659   $3,322,058
80
81                                                               Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)          303.9%                  303.9%                  303.9%
82
83
84                      III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                          Factor:                                                                               Factor:
85
86              III.      B   Bidding Climate Factor Reserve                                                                                                                                        T.B.D.                  T.B.D.                  T.B.D.
87                            Construction Marketplace Volatility / "Cost Spike" & Under-Bid Exposures Require Cushioning Factors                                               0.0%                  $0                      $0                      $0              0.0%
88

89                      ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE, PENDING: BIDDING CLIMATE FACTOR:                                                                                     LOW RANGE     17.1%      Averaged     14.6%     HIGH RANGE

90                                                                      Note: This Subtotal Serves as Basis for Assessment of Item V.D. Below: DESIGN PHASE Owner-Direct Costs)                   $2,474,740   $423,659   $2,898,399   $423,659   $3,322,058
91
92                                                   Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)                      303.9%                  303.9%                  303.9%
93
94
95                      Proceed to Owner-Direct Factors Section, Below; Additional Assumptions, Qualifications & Exclusions Incorporated into Estimate Detail Section:
96




 File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
 2/12/2009 at 10:12 AM printing                                                               P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                               PHASED
  11 Feb. 2009                                                                                    -- California State Parks Foundation -- Architectural Resources Group --                                                                                                  SCENARIOS
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4
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                 PHASE 2 SCENARIO: Rehabilitation of Upper Lighthouse Tower                                                                                            -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
97
 98                                                                                                                                                                                                                                                      Phase 2:            S-3 of 4
 99
100
101            REPEAT FROM PREVIOUS PAGE: ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE WITH BIDDING CLIMATE FACTOR:                                                                            $2,474,740                $2,898,399               $3,322,058
102
                                                                                                                                                                                                      LOW RANGE                  Averaged                HIGH RANGE
103            IV. ADD NOTED OWNER-PAID THIRD-PARTY (G.C.) PROJECT COST ALLOCATIONS, IN RANGE:
104                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                                                                            Factors                                                                                   Factors
105
106                     A   Change Order Contingency -- Plan Check Impacts on Scope & Costs (Exclude Code Change Impacts)                                                           3.0%               $74,242                   $86,952                  $99,662             3.0%
107                     B   Change Order Contingency -- For Implementation of Final Construction Documents                                               (REHAB EXISTING)          12.5%               $309,342                  $362,300                 $415,257            12.5%
108                     C   Change Order Contingency -- For Owner's Discretionary Scope Changes Identified During Construction                                                      0.0%                  $0                        $0                       $0               0.0%
109                                                                                                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                $383,585       17.1%      $449,252      14.6%      $514,919
110

111            ANTICIPATED CONSTRUCTION TOTAL INCLUDING OWNER-DIRECT / CHANGE ORDER RESERVES RANGE:                                                                                                  $2,858,325     $489,326   $3,347,651    $489,326   $3,836,977
112
113            V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:
114                         Owner-Direct Project Non-Construction "Soft" Costs:                                                                                                    Factors          NOTE: Full Program (ALL PHASES) Design Costs Included in Phase 2         Factors
115
116                     D   * FULL PROGRAM DESIGN PHASE : Destructive Investigation, Architecture & Engineering + All Technical Disciplines + Preconstruction                        L.S.              $550,000                  $650,000                 $750,000             L.S.
117
118                     E   ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs                                                  12.0%               $342,999                  $401,718                 $460,437            12.0%
119
120                     G   General Allocation for Hazardous Materials Issues -- Assumed to be Non-Contractor Costs                                                   Say:           L.S.              $40,000                   $40,000                  $40,000              L.S.
121                     H   Furniture, Fixtures & Equipment Cost Allocations                                 (Minimal)                                                Say:           L.S.                $0                         $0                       $0                L.S.
122                     I   Temporary Facilities, Relocation, Moving & Placement Costs                       (Minimal)                                                Say:           L.S.                $0                         $0                       $0                L.S.
123                     J   Contingency on the Above Owner-Direct Project Elements                           (Minimal)                                                Say:         10.0%               $93,300        17.0%      $109,172      14.5%      $125,044            10.0%
124

125                                                V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:                                                                           $1,026,299     $174,591   $1,200,890    $174,591   $1,375,481
126
127                                                                                                                                                                                                     35.9%                     35.9%                     35.8%
128
129
130

131            SUBTOTAL PROJECT COSTS RANGE: CONSTRUCTION & OWNER-DIRECT                                                                                                                             $3,884,624                $4,548,541               $5,212,458
132            TOTAL WITH ALL FACTORS:                                                                                                                                                                LOW RANGE                  Averaged                HIGH RANGE
133
134                                                                           Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)               477.0%                    476.9%                   476.8%
135
136
137            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:
138                         Allocations for Owner-Direct / Internal Project Non-Construction / "Soft" Costs:                                                                       Factors                                                                                   Factors
139
140                     X   STATE DEPT. of PARKS & RECEREATION DIRECT INTERNAL PROJECT / SOFT COSTS
141                    X.1 C.E.Q.A., Cultural Heritage & Natural Heritage (=$100,000)                                                                                                L.S.              $95,000                   $95,000                  $95,000              L.S.
142                    X.2 Construction Management, Project Management & Inspection                                                                                                12.0%               $466,155                  $466,155                 $466,155            8.9%
143                    X.3 Office Administration, Bid Administration, Travels & Other Expenses, Coastal Permits                                                                      L.S.              $10,000                   $10,000                  $10,000              L.S.
144                                                                                                                                                          REF. SUBTOTALS for Calc.:                $4,455,778                $5,119,696               $5,783,613
145
146                    X.4 State Parks Standard Allocation for Internal Project Admin. / Management Costs (10% x All-In Project Total)                                             10.0%               $445,578                  $511,970                 $578,361            10.0%
147
148                     Y  STATE PARKS FOUNDATION DIRECT INTERNAL PROJECT / SOFT COSTS
149                    Y.1 State Parks Foundation Allocation for Internal Project Admin. / Management Costs -- Carried Separate from This Budget                                    0.0%               Excluded                  Excluded                 Excluded            0.0%
150

151            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:                                                                                          26.2%             $1,016,733                $1,083,124               $1,149,516           22.1%
152
153
154                                                                                                                                                                                                                   14.9%                    13.0%
155            TOTAL PROJECT PROBABLE-COSTS RANGE: CONSTRUCTION & OWNER-
156            DIRECT TOTAL WITH ALL FACTORS:                                                                                                                                                        $4,901,356     $730,309   $5,631,665    $730,309   $6,361,974
157                                                                                                                                                                                                   LOW RANGE                  Averaged                HIGH RANGE
158                                                                                                                                                                          (Project Total / Raw                                                                       (Project Total / Raw
159                                                   Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)               Trade Costs)            601.9%                    590.5%                   582.0%          Trade Costs)
160
161


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                                  P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                      PHASED
  11 Feb. 2009                                                                         -- California State Parks Foundation -- Architectural Resources Group --                                                                                                    SCENARIOS
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                 PHASE 2 SCENARIO: Rehabilitation of Upper Lighthouse Tower                                                                             -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
162
163                                                                                                                                                                                                                                            Phase 2:                S-4 of 4
164

165
166
167            PHASED PROJECT SCENARIO: SUMMARY ALL-IN COSTS BREAKDOWN
168
169            BY PROJECT ELEMENT:                                                                                                                                              LOW RANGE                                                    HIGH RANGE
170
                                                                                                                                                                                                                Averaged
171
172
173       PROJECT ELEMENT #1        Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                                                       $0                             $0                             $0
174
175       PROJECT ELEMENT #2        Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                                               $4,901,356                     $5,631,665                     $6,361,974
176
177       PROJECT ELEMENT #3        Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                                                        $0                             $0                             $0
178
179       PROJECT ELEMENT #4        Rehabilitation of the Oil House:                                                                                                                 $0                             $0                             $0
180
181
182                                                                                                                                                                              $4,901,356                    $5,631,665                     $6,361,974
183                                                                                                                                                                             LOW RANGE                       Averaged                     HIGH RANGE
184
185
186
187
188
189
190
191
192                      V. ASSUMPTIONS & QUALIFICATIONS TEXT SECTION:
193
194                  A        BASIS: Drawings, Correspondence, Reports, Photodocumentation and Misc. Documents Furnished by Architectural Resources ("A.R.G."), San Francisco, and A.R.G.'s Subconsultants / Resources.
195                  B        ASSUME (for This Base Scope Study) Work of All Trades Will be Fully-Designed / Exclude Design-Build Trade Work & Costs.
196
197
                              NOTE: Based on Highly Specialized / Rarefied Project Scope Recommend Consideration Be Given to Design-Build Approach; Competitive Proposals to Respond to Carefully Developed Criteria to Screen Out Unqualified Design-Build Vendors.
198                  C        ASSUME Work to be Bid by, Awarded to and Performed by a Single, Prime Builder (Compressed Schedule May Drive Shift Work / Premium Cost Allocations Currently Included -- See Summary).
199                  D        ASSUME All Work Can be Completed Under a "Normal" Construction Schedule, Therefore Limited Shift Work Premiums Are Not Contemplated & Excluded.
200                  E        ASSUME No Substantive Change in Project Scope & Detailing Subsequent to this Status of Design / Construction Documents.
201                  F        EXCLUDE Any and All Site Improvements Scope, Unless Specifically Named and Quantified Herein.
202                  G        EXCLUDE A.D.A. Compliance / Accessibility Scope.
203                  H        EXCLUDE Hazardous Materials Issues Scope or Costs of Any Kind Beyond Any Limited Capacity Set Forth Herein.
204                  I        EXCLUDE Any New Project / Program Non-Fixed Furniture, Fixtures & Equipment Scope or Costs.
205                  J        EXCLUDE Dealing with Existing Non-Fixed Furnishings, Contents, etc., Except As Provided for in Summary; Ditto Move-Outs / Storage / Move-Ins, Temporary Facilities Costs, etc.
206                  K        EXCLUDE Any Cost Allocations Associated with Impacts of Code Updates Becoming Applicable Due to Overall Phasing of Program Through 2021.
207                  L        EXCLUSION RE: Factor III.B., Bidding Climate Factor Reserve -- Exclude Any Cost Allocations Intended to "Cushion" or Otherwise Offset Construction Bidding / Marketplace Condition & Related Impacts During Overall Phased
208                           Implementation of Program 2009 Through 2021. Routine Escalation Factor Applied May Be Inadequate to Cover The Vagaries of the Marketplace -- Periodic Detailed Reviews and Updates of All Budget Data and Factor Settings Over the
209                           Life of This Construction Program Are Highly Recommended.
210
211                  * FULL PROGRAM DESIGN PHASE : Destructive Investigation, Architecture & Engineering + All Technical Disciplines + Preconstruction "Soft" Costs
212                  ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs
213
                               Program Indirect (Non-Construction Contract) Costs RE: Goods & Services Essential to Planning, Design, Documentation, Facilitation & Controls / Admin. of the Total Program. Includes: Fundraising; Architecture &
                              Engineering + Contract Admin.; Local & State Permits, Fees & Inspection; Testing & Inspection; Project Management / Owner Representation; Utilities Fees; Legal Fees; Project Insurances, Financing Costs, Accounting,
214                           Misc. Administrative, ETC.
215
216


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                       P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
    Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                          PHASED
    11 Feb. 2009                                                                             -- California State Parks Foundation -- Architectural Resources Group --                                                                                    SCENARIOS
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                   PHASE 3 SCENARIO: Rehabilitation of Lower Lighthouse Tower                                                                            -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
7
8                                                                                                                                                                                                                                    Phase 3:                 S-1 of 4
9
10
11               I. SUBTOTAL FORWARD, AS-CALCULATED PROBABLE COST OF WORK IN TRADES -- SET INTO RANGE:
12                                                                                                                                                                 Distribution (in        LOW RANGE            Averaged            HIGH RANGE           Distribution (in
13
14                                                                                                                                                                  Low Range):                                                                          High Range):

15        PROJECT ELEMENT #1 Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                     BASE SCOPE:
16                              I.        Fresnel Lens Dismantling, Packing & Removal + Interim Stabilization Allocation                                                N/A                    $0                  $0                   $0                     N/A
17
18                        SUBTOTALS:                                                                                                                                                           $0                  $0                   $0
19
20        PROJECT ELEMENT #2 Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                  BASE SCOPE:
21                            I.   Selective demolition scope and sequence:                                                                                                                    $0                  $0                   $0
22                            II.  Reinstallation scope and sequence:                                                                                                   N/A                    $0                  $0                   $0                     N/A
23                            III. Other Elements:                                                                                                                                             $0                  $0                   $0
24                        SUBTOTALS:                                                                                                                                                           $0                  $0                   $0
25
26        PROJECT ELEMENT #3 Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                      BASE SCOPE:
27                            I.   Lighthouse – exterior                                                                                                                                    $220,065            $247,573             $275,081
                                                                                                                                                                       100.0%                                                                                 100.0%
28                            II.  Lighthouse – interior                                                                                                                                    $123,864            $133,154             $142,444
29                        SUBTOTALS:                                                                                                                                                        $343,929            $380,727             $417,525
30
31        PROJECT ELEMENT #4 Rehabilitation of the Oil House:                                                                               BASE SCOPE:
32                            I.   Oil House – exterior                                                                                                                                        $0                  $0                   $0
                                                                                                                                                                        N/A                                                                                    N/A
33                            II.  Oil House – interior                                                                                                                                        $0                  $0                   $0
34                        SUBTOTALS:                                                                                                                                                           $0                  $0                   $0
35
36
37                 A      As-Calculated Subtotals from Supporting Trade Cost Estimate Sections (OR: Net Capacity for Raw Trade Costs):                                 100.0%               $343,929            $380,727             $417,525                 100.0%
38
39                                                                                                                         Note Developed Low Range & High Range Factors:                    100.0%              110.7%                121.4%       Factors
40
41               II. INTEGRAL PROJECT CONSTRUCTION FACTORS (RE: Prime Builder / General Contractor Role)
42
43                  II.    A    Conceptual Budget Phase Design / Program & Estimating Contingencies on Trade Scope                                                     15.0%                $51,589             $57,109               $62,629                 15.0%
44
45                                                                                                                            SUBTOTALS, ADJUSTED TRADE SCOPE RANGE:                        $395,519            $437,836             $480,154
46
47                  II.    B Allow for Bonding on Selected Subs (Subguard)                                                                                             1.50%                      $5,933              $6,568               $7,202             1.50%
48                  II.    C DIV. 1 -- Basic General Contractor's General Conditions + Location Premium Costs (Overall Schedule T.B.D.)                                20.0%                     $79,104            $87,567               $96,031             20.0%
49                  II.    D DIV. 1 -- Specialized Provisions: Crane, Hoisting, Work Platforms, Safety Systems & Procedures, Housing & Per Diem Costs                  20.0%                     $79,104            $87,567               $96,031             20.0%
50                  II.    E Supplementary Conditions (Includes Cost Impacts / Premiums RE: Client Procedural Requirements, etc.)                                       5.0%                     $17,196            $19,036               $20,876             5.0%
51                  II.    F Gross Receipts Tax                                                                                            Assume N / A                0.00%                          $0                  $0                   $0             0.00%
52                                                                          SUBTOTALS, ADJUSTED TRADE SCOPE + CONTRACTR FACTORS PRIOR TO O.H.&P. ASSESSMENT, IN RANGE:                      $576,855            $638,575             $700,294
53                  II.    G Prime / General Contractor's Home Office Overhead & Insurance                                                                             20.0%                   $115,371            $127,715             $140,059              20.0%
54                  II.    H Prime / General Contractor's Profit + Risk Factor                                                                                         12.0%                     $69,223            $76,629               $84,035             12.0%
55
56                                                                                                                                      CONSTRUCTION SUBTOTALS RANGE:                       $761,449            $842,919             $924,388
57                              Apply Other Factors:
58
59                  II.     I   Construction Operational Requirements / Phasing & Schedule Compression Cost Impacts to Builder                 Assume N / A             0.0%                         $0                  $0                    $0             0.0%
60                  II.    J    100% Payment & Performance Bond (Assume Required for Prime / General Contractor)                                                       2.00%                    $15,229             $16,858               $18,488             2.00%
61
62                                                                                           CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                        $776,678            $859,777             $942,876
63
64               Proceed to Completion of Integral Project Construction Factors Section, Below:




    File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
    2/12/2009 at 10:12 AM printing                                                           P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
 Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                        PHASED
 11 Feb. 2009                                                                                 -- California State Parks Foundation -- Architectural Resources Group --                                                                                              SCENARIOS
     AW AX     AY        AZ    BA                                       BB                                  BC           BD          BE           BF           BG       BH       BI          BJ       BK          BL          BM         BN           BO       BP     BQ       BR BS BT
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                PHASE 3 SCENARIO: Rehabilitation of Lower Lighthouse Tower                                                                                            -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
65
66                                                                                                                                                                                                                                                Phase 3:           S-2 of 4
67
68
69
70                            REPEAT SUBTOTAL AFTER II.:                            CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                                        $776,678                $859,777                $942,876
71
72              III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                                  Factor:                                                                               Factor:
73
74               III.     A   Interim Cost Escalation Factor -- General Allowance (Assume Midpoint of Constr. Phase = Approx. 7 Years Out)                                      48.0%              $372,805                $412,693                $452,580          48.0%
75
76

77                      PROJECT POINT-OF-AWARD CONSTRUCTION TOTALS:                                                                                                                               LOW RANGE                Averaged               HIGH RANGE
78                                                                                                                                                                                                              10.7%                    9.7%

79                       ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE                                                      WITHOUT BIDDING CLIMATE FACTOR:                                 $1,149,483   $122,986   $1,272,470   $122,986   $1,395,456
80
81                                                               Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)          334.2%                  334.2%                  334.2%
82
83
84                      III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                          Factor:                                                                               Factor:
85
86              III.      B   Bidding Climate Factor Reserve                                                                                                                                        T.B.D.                  T.B.D.                  T.B.D.
87                            Construction Marketplace Volatility / "Cost Spike" & Under-Bid Exposures Require Cushioning Factors                                               0.0%                  $0                      $0                      $0              0.0%
88

89                      ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE, PENDING: BIDDING CLIMATE FACTOR:                                                                                     LOW RANGE     10.7%      Averaged      9.7%     HIGH RANGE

90                                                                      Note: This Subtotal Serves as Basis for Assessment of Item V.D. Below: DESIGN PHASE Owner-Direct Costs)                   $1,149,483   $122,986   $1,272,470   $122,986   $1,395,456
91
92                                                   Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)                      334.2%                  334.2%                  334.2%
93
94
95                      Proceed to Owner-Direct Factors Section, Below; Additional Assumptions, Qualifications & Exclusions Incorporated into Estimate Detail Section:
96




 File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
 2/12/2009 at 10:12 AM printing                                                               P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                             PHASED
  11 Feb. 2009                                                                                    -- California State Parks Foundation -- Architectural Resources Group --                                                                                                SCENARIOS
      AW AX     AY     AZ     BA                                         BB                                     BC          BD          BE          BF           BG         BH       BI         BJ        BK          BL           BM         BN            BO       BP      BQ          BR BS BT
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                 PHASE 3 SCENARIO: Rehabilitation of Lower Lighthouse Tower                                                                                            -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
97
 98                                                                                                                                                                                                                                                     Phase 3:           S-3 of 4
 99
100
101            REPEAT FROM PREVIOUS PAGE: ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE WITH BIDDING CLIMATE FACTOR:                                                                            $1,149,483               $1,272,470               $1,395,456
102
                                                                                                                                                                                                      LOW RANGE                 Averaged                HIGH RANGE
103            IV. ADD NOTED OWNER-PAID THIRD-PARTY (G.C.) PROJECT COST ALLOCATIONS, IN RANGE:
104                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                                                                            Factors                                                                                 Factors
105
106                     A   Change Order Contingency -- Plan Check Impacts on Scope & Costs (Exclude Code Change Impacts)                                                           3.0%               $34,485                  $38,174                  $41,864            3.0%
107                     B   Change Order Contingency -- For Implementation of Final Construction Documents                                               (REHAB EXISTING)          10.0%               $114,948                 $127,247                 $139,546           10.0%
108                     C   Change Order Contingency -- For Owner's Discretionary Scope Changes Identified During Construction                                                      0.0%                  $0                       $0                       $0              0.0%
109                                                                                                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                $149,433     10.7%       $165,421      9.7%       $181,409
110

111            ANTICIPATED CONSTRUCTION TOTAL INCLUDING OWNER-DIRECT / CHANGE ORDER RESERVES RANGE:                                                                                                  $1,298,916    $138,975   $1,437,891    $138,975   $1,576,866
112
113            V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:
114                         Owner-Direct Project Non-Construction "Soft" Costs:                                                                                                    Factors                                                                                 Factors
115
116                     D   * DESIGN PHASE -- Allow for Comprehensive Minor Adjustments to Preconstruction "Soft" Costs                                                             5.0%               $57,474                  $63,623                  $69,773            5.0%
117
118                     E   ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs                                                  10.0%               $129,892                 $143,789                 $157,687           10.0%
119
120                     G   General Allocation for Hazardous Materials Issues -- Assumed to be Non-Contractor Costs                                                   Say:           L.S.              $25,000                  $25,000                  $25,000             L.S.
121                     H   Furniture, Fixtures & Equipment Cost Allocations                                 (Minimal)                                                Say:           L.S.                $0                       $0                       $0                L.S.
122                     I   Temporary Facilities, Relocation, Moving & Placement Costs                       (Minimal)                                                Say:           L.S.              $10,000                  $10,000                  $10,000             L.S.
123                     J   Contingency on the Above Owner-Direct Project Elements                           (Minimal)                                                Say:         10.0%               $22,237       9.0%       $24,241       8.3%       $26,246            10.0%
124

125                                                V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:                                                                           $244,602      $22,051     $266,654     $22,051    $288,705
126
127                                                                                                                                                                                                     18.8%                    18.5%                    18.3%
128
129
130

131            SUBTOTAL PROJECT COSTS RANGE: CONSTRUCTION & OWNER-DIRECT                                                                                                                             $1,543,519               $1,704,545               $1,865,571
132            TOTAL WITH ALL FACTORS:                                                                                                                                                                LOW RANGE                 Averaged                HIGH RANGE
133
134                                                                           Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)               448.8%                   447.7%                   446.8%
135
136
137            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:
138                         Allocations for Owner-Direct / Internal Project Non-Construction / "Soft" Costs:                                                                       Factors                                                                                 Factors
139
140                     X   STATE DEPT. of PARKS & RECEREATION DIRECT INTERNAL PROJECT / SOFT COSTS
141                    X.1 C.E.Q.A., Cultural Heritage & Natural Heritage (=$100,000)                                                                                                L.S.                 $0                       $0                       $0               L.S.
142                    X.2 Construction Management, Project Management & Inspection                                                                                                12.0%               $185,222                 $185,222                 $185,222           9.9%
143                    X.3 Office Administration, Bid Administration, Travels & Other Expenses, Coastal Permits                                                                      L.S.               $5,000                   $5,000                   $5,000             L.S.
144                                                                                                                                                          REF. SUBTOTALS for Calc.:                $1,733,741               $1,894,767               $2,055,793
145
146                    X.4 State Parks Standard Allocation for Internal Project Admin. / Management Costs (10% x All-In Project Total)                                             10.0%               $173,374                 $189,477                 $205,579           10.0%
147
148                     Y  STATE PARKS FOUNDATION DIRECT INTERNAL PROJECT / SOFT COSTS
149                    Y.1 State Parks Foundation Allocation for Internal Project Admin. / Management Costs -- Carried Separate from This Budget                                    0.0%               Excluded                 Excluded                 Excluded           0.0%
150

151            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:                                                                                          23.6%             $363,596                  $379,699                $395,802            21.2%
152
153
154                                                                                                                                                                                                                  9.3%                     8.5%
155            TOTAL PROJECT PROBABLE-COSTS RANGE: CONSTRUCTION & OWNER-
156            DIRECT TOTAL WITH ALL FACTORS:                                                                                                                                                        $1,907,115    $177,129   $2,084,244    $177,129   $2,261,373
157                                                                                                                                                                                                   LOW RANGE                 Averaged                HIGH RANGE
158                                                                                                                                                                          (Project Total / Raw                                                                     (Project Total / Raw
159                                                   Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)               Trade Costs)            554.5%                   547.4%                   541.6%         Trade Costs)
160
161


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                                  P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                      PHASED
  11 Feb. 2009                                                                         -- California State Parks Foundation -- Architectural Resources Group --                                                                                                    SCENARIOS
      AW AX     AY       AZ    BA                                        BB                         BC         BD          BE          BF         BG       BH      BI      BJ        BK              BL             BM              BN             BO         BP       BQ    BR BS BT
 3
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                 PHASE 3 SCENARIO: Rehabilitation of Lower Lighthouse Tower                                                                             -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
162
163                                                                                                                                                                                                                                            Phase 3:                S-4 of 4
164

165
166
167            PHASED PROJECT SCENARIO: SUMMARY ALL-IN COSTS BREAKDOWN
168
169            BY PROJECT ELEMENT:                                                                                                                                              LOW RANGE                                                    HIGH RANGE
170
                                                                                                                                                                                                                Averaged
171
172
173     PROJECT ELEMENT #1          Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                                                       $0                             $0                             $0
174
175     PROJECT ELEMENT #2          Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                                                    $0                             $0                             $0
176
177     PROJECT ELEMENT #3          Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                                                   $1,907,115                     $2,084,244                     $2,261,373
178
179     PROJECT ELEMENT #4          Rehabilitation of the Oil House:                                                                                                                 $0                             $0                             $0
180
181
182                                                                                                                                                                              $1,907,115                    $2,084,244                     $2,261,373
183                                                                                                                                                                             LOW RANGE                       Averaged                     HIGH RANGE
184
185
186
187
188
189
190
191
192                      V. ASSUMPTIONS & QUALIFICATIONS TEXT SECTION:
193
194                  A        BASIS: Drawings, Correspondence, Reports, Photodocumentation and Misc. Documents Furnished by Architectural Resources ("A.R.G."), San Francisco, and A.R.G.'s Subconsultants / Resources.
195                  B        ASSUME (for This Base Scope Study) Work of All Trades Will be Fully-Designed / Exclude Design-Build Trade Work & Costs.
196
197
                              NOTE: Based on Highly Specialized / Rarefied Project Scope Recommend Consideration Be Given to Design-Build Approach; Competitive Proposals to Respond to Carefully Developed Criteria to Screen Out Unqualified Design-Build Vendors.
198                  C        ASSUME Work to be Bid by, Awarded to and Performed by a Single, Prime Builder (Compressed Schedule May Drive Shift Work / Premium Cost Allocations Currently Included -- See Summary).
199                  D        ASSUME All Work Can be Completed Under a "Normal" Construction Schedule, Therefore Limited Shift Work Premiums Are Not Contemplated & Excluded.
200                  E        ASSUME No Substantive Change in Project Scope & Detailing Subsequent to this Status of Design / Construction Documents.
201                  F        EXCLUDE Any and All Site Improvements Scope, Unless Specifically Named and Quantified Herein.
202                  G        EXCLUDE A.D.A. Compliance / Accessibility Scope.
203                  H        EXCLUDE Hazardous Materials Issues Scope or Costs of Any Kind Beyond Any Limited Capacity Set Forth Herein.
204                  I        EXCLUDE Any New Project / Program Non-Fixed Furniture, Fixtures & Equipment Scope or Costs.
205                  J        EXCLUDE Dealing with Existing Non-Fixed Furnishings, Contents, etc., Except As Provided for in Summary; Ditto Move-Outs / Storage / Move-Ins, Temporary Facilities Costs, etc.
206                  K        EXCLUDE Any Cost Allocations Associated with Impacts of Code Updates Becoming Applicable Due to Overall Phasing of Program Through 2021.
207                  L        EXCLUSION RE: Factor III.B., Bidding Climate Factor Reserve -- Exclude Any Cost Allocations Intended to "Cushion" or Otherwise Offset Construction Bidding / Marketplace Condition & Related Impacts During Overall Phased
208                           Implementation of Program 2009 Through 2021. Routine Escalation Factor Applied May Be Inadequate to Cover The Vagaries of the Marketplace -- Periodic Detailed Reviews and Updates of All Budget Data and Factor Settings Over the
209                           Life of This Construction Program Are Highly Recommended.
210
211                  * DESIGN PHASE -- Allow for Comprehensive Minor Adjustments to Preconstruction "Soft" Costs
212                  ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs
213
                               Program Indirect (Non-Construction Contract) Costs RE: Goods & Services Essential to Planning, Design, Documentation, Facilitation & Controls / Admin. of the Total Program. Includes: Fundraising; Architecture &
                              Engineering + Contract Admin.; Local & State Permits, Fees & Inspection; Testing & Inspection; Project Management / Owner Representation; Utilities Fees; Legal Fees; Project Insurances, Financing Costs, Accounting,
214                           Misc. Administrative, ETC.
215
216


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                       P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
    Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                PHASED
    11 Feb. 2009                                                                             -- California State Parks Foundation -- Architectural Resources Group --                                                                                          SCENARIOS
     BU BV       BW        BX        BY                                    BZ                            CA       CB        CC        CD          CE          CF         CG           CH       CI            CJ      CK            CL       CM            CN         CO           CP CQ CR
3
4
5
6
                                          PHASE 4 SCENARIO: Rehabilitation of Oil House                                                  -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
7
8                                                                                                                                                                                                                                        Phase 4:                   S-1 of 4
9
10
11               I. SUBTOTAL FORWARD, AS-CALCULATED PROBABLE COST OF WORK IN TRADES -- SET INTO RANGE:
12                                                                                                                                                                 Distribution (in        LOW RANGE              Averaged              HIGH RANGE             Distribution (in
13
14                                                                                                                                                                  Low Range):                                                                                High Range):

15        PROJECT ELEMENT #1 Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                     BASE SCOPE:
16                              I.        Fresnel Lens Dismantling, Packing & Removal + Interim Stabilization Allocation                                                N/A                    $0                    $0                     $0                       N/A
17
18                        SUBTOTALS:                                                                                                                                                           $0                    $0                     $0
19
20        PROJECT ELEMENT #2 Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                  BASE SCOPE:
21                            I.   Selective demolition scope and sequence:                                                                                                                    $0                    $0                     $0
22                            II.  Reinstallation scope and sequence:                                                                                                   N/A                    $0                    $0                     $0                       N/A
23                            III. Other Elements:                                                                                                                                             $0                    $0                     $0
24                        SUBTOTALS:                                                                                                                                                           $0                    $0                     $0
25
26        PROJECT ELEMENT #3 Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                      BASE SCOPE:
27                            I.   Lighthouse – exterior                                                                                                                                       $0                    $0                     $0
                                                                                                                                                                        N/A                                                                                          N/A
28                            II.  Lighthouse – interior                                                                                                                                       $0                    $0                     $0
29                        SUBTOTALS:                                                                                                                                                           $0                    $0                     $0
30
31        PROJECT ELEMENT #4 Rehabilitation of the Oil House:                                                                               BASE SCOPE:
32                            I.   Oil House – exterior                                                                                                                                      $98,573              $110,894               $123,216
                                                                                                                                                                       100.0%                                                                                       100.0%
33                            II.  Oil House – interior                                                                                                                                      $66,950              $71,971                $76,993
34                        SUBTOTALS:                                                                                                                                                        $165,523              $182,865               $200,208
35
36
37                 A      As-Calculated Subtotals from Supporting Trade Cost Estimate Sections (OR: Net Capacity for Raw Trade Costs):                                 100.0%               $165,523              $182,865               $200,208                   100.0%
38
39                                                                                                                         Note Developed Low Range & High Range Factors:                    100.0%                110.5%                  121.0%         Factors
40
41               II. INTEGRAL PROJECT CONSTRUCTION FACTORS (RE: Prime Builder / General Contractor Role)
42
43                  II.    A    Conceptual Budget Phase Design / Program & Estimating Contingencies on Trade Scope                                                     15.0%                $24,828               $27,430                 $30,031                   15.0%
44
45                                                                                                                            SUBTOTALS, ADJUSTED TRADE SCOPE RANGE:                        $190,351              $210,295               $230,240
46
47                  II.    B Allow for Bonding on Selected Subs (Subguard)                                                                                             1.50%                      $2,855                $3,154                 $3,454               1.50%
48                  II.    C DIV. 1 -- Basic General Contractor's General Conditions + Location Premium Costs (Overall Schedule T.B.D.)                                20.0%                     $38,070              $42,059                 $46,048               20.0%
49                  II.    D DIV. 1 -- Specialized Provisions: Crane, Hoisting, Work Platforms, Safety Systems & Procedures, Housing & Per Diem Costs                  10.0%                     $19,035              $21,030                 $23,024               10.0%
50                  II.    E Supplementary Conditions (Includes Cost Impacts / Premiums RE: Client Procedural Requirements, etc.)                                       5.0%                      $8,276                $9,143                $10,010               5.0%
51                  II.    F Gross Receipts Tax                                                                                            Assume N / A                0.00%                          $0                    $0                     $0               0.00%
52                                                                          SUBTOTALS, ADJUSTED TRADE SCOPE + CONTRACTR FACTORS PRIOR TO O.H.&P. ASSESSMENT, IN RANGE:                      $258,588              $285,682               $312,775
53                  II.    G Prime / General Contractor's Home Office Overhead & Insurance                                                                             15.0%                     $38,788              $42,852                 $46,916               15.0%
54                  II.    H Prime / General Contractor's Profit + Risk Factor                                                                                         10.0%                     $25,859              $28,568                 $31,278               10.0%
55
56                                                                                                                                      CONSTRUCTION SUBTOTALS RANGE:                       $323,235              $357,102               $390,969
57                              Apply Other Factors:
58
59                  II.     I   Construction Operational Requirements / Phasing & Schedule Compression Cost Impacts to Builder                 Assume N / A             0.0%                            $0                    $0                     $0             0.0%
60                  II.    J    100% Payment & Performance Bond (Assume Required for Prime / General Contractor)                                                       1.50%                        $4,849                $5,357                 $5,865             1.50%
61
62                                                                                           CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                        $328,083              $362,459               $396,834
63
64               Proceed to Completion of Integral Project Construction Factors Section, Below:




    File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
    2/12/2009 at 10:12 AM printing                                                           P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
 Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                    PHASED
 11 Feb. 2009                                                                                 -- California State Parks Foundation -- Architectural Resources Group --                                                                                          SCENARIOS
     BU BV    BW         BX    BY                                       BZ                                  CA           CB          CC           CD           CE       CF       CG          CH       CI        CJ         CK         CL         CM        CN     CO       CP CQ CR
3
4
5
6
                                    PHASE 4 SCENARIO: Rehabilitation of Oil House                                                                    -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
65
66                                                                                                                                                                                                                                            Phase 4:           S-2 of 4
67
68
69
70                            REPEAT SUBTOTAL AFTER II.:                            CONSTRUCTION SUBTOTAL RANGE BEFORE ESCALATION & BIDDING CLIMATE FACTOR:                                       $328,083              $362,459              $396,834
71
72              III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                                  Factor:                                                                           Factor:
73
74               III.     A   Interim Cost Escalation Factor -- General Allowance (Assume Midpoint of Constr. Phase = Approx. 12 Years Out)                                     87.0%             $285,432              $315,339               $345,245          87.0%
75
76

77                      PROJECT POINT-OF-AWARD CONSTRUCTION TOTALS:                                                                                                                               LOW RANGE              Averaged             HIGH RANGE
78                                                                                                                                                                                                             10.5%                 9.5%

79                       ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE                                                      WITHOUT BIDDING CLIMATE FACTOR:                                 $613,516    $64,282   $677,797    $64,282   $742,079
80
81                                                               Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)          370.7%                370.7%                370.7%
82
83
84                      III. NOTED CONDITIONING FACTORS RE: CONSTRUCTION MARKETPLACE:                                                                                          Factor:                                                                           Factor:
85
86              III.      B   Bidding Climate Factor Reserve                                                                                                                                        T.B.D.               T.B.D.                 T.B.D.
87                            Construction Marketplace Volatility / "Cost Spike" & Under-Bid Exposures Require Cushioning Factors                                               0.0%                  $0                   $0                     $0              0.0%
88

89                      ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE, PENDING: BIDDING CLIMATE FACTOR:                                                                                     LOW RANGE    10.5%     Averaged    9.5%     HIGH RANGE

90                                                                      Note: This Subtotal Serves as Basis for Assessment of Item V.D. Below: DESIGN PHASE Owner-Direct Costs)                   $613,516    $64,282   $677,797    $64,282   $742,079
91
92                                                   Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)                      370.7%               370.7%                 370.7%
93
94
95                      Proceed to Owner-Direct Factors Section, Below; Additional Assumptions, Qualifications & Exclusions Incorporated into Estimate Detail Section:
96




 File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
 2/12/2009 at 10:12 AM printing                                                               P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                          PHASED
  11 Feb. 2009                                                                                    -- California State Parks Foundation -- Architectural Resources Group --                                                                                             SCENARIOS
      BU BV    BW      BX     BY                                         BZ                                     CA          CB          CC          CD           CE         CF       CG         CH        CI        CJ           CK         CL          CM        CN      CO          CP CQ CR
3
4
5
6
                                   PHASE 4 SCENARIO: Rehabilitation of Oil House                                                                      -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
97
 98                                                                                                                                                                                                                                                  Phase 4:           S-3 of 4
 99
100
101            REPEAT FROM PREVIOUS PAGE: ANTICIPATED POINT-OF-AWARD CONSTRUCTION TOTAL RANGE WITH BIDDING CLIMATE FACTOR:                                                                            $613,516                $677,797               $742,079
102
                                                                                                                                                                                                      LOW RANGE               Averaged               HIGH RANGE
103            IV. ADD NOTED OWNER-PAID THIRD-PARTY (G.C.) PROJECT COST ALLOCATIONS, IN RANGE:
104                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:                                                                            Factors                                                                              Factors
105
106                     A   Change Order Contingency -- Plan Check Impacts on Scope & Costs (Exclude Code Change Impacts)                                                           3.0%              $18,405                 $20,334                 $22,262            3.0%
107                     B   Change Order Contingency -- For Implementation of Final Construction Documents                                               (REHAB EXISTING)          10.0%              $61,352                 $67,780                 $74,208            10.0%
108                     C   Change Order Contingency -- For Owner's Discretionary Scope Changes Identified During Construction                                                      5.0%              $30,676                 $33,890                 $37,104            5.0%
109                                                                                                         Owner-Controlled Course-of-Construction Reserves for Construction Contract:               $110,433     10.5%      $122,004     9.5%       $133,574
110

111            ANTICIPATED CONSTRUCTION TOTAL INCLUDING OWNER-DIRECT / CHANGE ORDER RESERVES RANGE:                                                                                                  $723,948     $75,853    $799,801     $75,853   $875,654
112
113            V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:
114                         Owner-Direct Project Non-Construction "Soft" Costs:                                                                                                    Factors                                                                              Factors
115
116                     D   * DESIGN PHASE -- Allow for Comprehensive Minor Adjustments to Preconstruction "Soft" Costs                                                             5.0%               $30,676                $33,890                 $37,104            5.0%
117
118                     E   ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs                                                  10.0%               $72,395                $79,980                 $87,565            10.0%
119
120                     G   General Allocation for Hazardous Materials Issues -- Assumed to be Non-Contractor Costs                                                   Say:           L.S.              $5,000                 $5,000                  $5,000              L.S.
121                     H   Furniture, Fixtures & Equipment Cost Allocations                                 (Minimal)                                                Say:           L.S.              $10,000                $10,000                 $10,000             L.S.
122                     I   Temporary Facilities, Relocation, Moving & Placement Costs                       (Minimal)                                                Say:           L.S.              $10,000                $10,000                 $10,000             L.S.
123                     J   Contingency on the Above Owner-Direct Project Elements                           (Minimal)                                                Say:         10.0%               $12,807     8.4%       $13,887      7.8%       $14,967            10.0%
124

125                                                V. ADD NOTED OWNER-PAID THIRD-PARTY PROJECT COST ALLOCATIONS, IN RANGE:                                                                           $140,878     $11,879    $152,757     $11,879   $164,636
126
127                                                                                                                                                                                                     19.5%                  19.1%                   18.8%
128
129
130

131            SUBTOTAL PROJECT COSTS RANGE: CONSTRUCTION & OWNER-DIRECT                                                                                                                             $864,826               $952,558                $1,040,290
132            TOTAL WITH ALL FACTORS:                                                                                                                                                                LOW RANGE               Averaged               HIGH RANGE
133
134                                                                           Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)               522.5%                 520.9%                  519.6%
135
136
137            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:
138                         Allocations for Owner-Direct / Internal Project Non-Construction / "Soft" Costs:                                                                       Factors                                                                              Factors
139
140                     X   STATE DEPT. of PARKS & RECEREATION DIRECT INTERNAL PROJECT / SOFT COSTS
141                    X.1 C.E.Q.A., Cultural Heritage & Natural Heritage (=$100,000)                                                                                                L.S.                $0                      $0                      $0               L.S.
142                    X.2 Construction Management, Project Management & Inspection                                                                                                10.0%              $86,483                 $86,483                 $86,483            8.3%
143                    X.3 Office Administration, Bid Administration, Travels & Other Expenses, Coastal Permits                                                                      L.S.              $5,000                  $5,000                  $5,000             L.S.
144                                                                                                                                                          REF. SUBTOTALS for Calc.:                $956,309               $1,044,041              $1,131,772
145
146                    X.4 State Parks Standard Allocation for Internal Project Admin. / Management Costs (10% x All-In Project Total)                                             10.0%               $95,631                $104,404                $113,177           10.0%
147
148                     Y  STATE PARKS FOUNDATION DIRECT INTERNAL PROJECT / SOFT COSTS
149                    Y.1 State Parks Foundation Allocation for Internal Project Admin. / Management Costs -- Carried Separate from This Budget                                    0.0%               Excluded               Excluded                Excluded           0.0%
150

151            VI. ADD STATE DEPT. of PARKS & RECREATION DIRECT / INTERNAL PROJECT COSTS:                                                                                          21.6%             $187,113                $195,887               $204,660            19.7%
152
153
154                                                                                                                                                                                                                9.2%                    8.4%
155            TOTAL PROJECT PROBABLE-COSTS RANGE: CONSTRUCTION & OWNER-
156            DIRECT TOTAL WITH ALL FACTORS:                                                                                                                                                        $1,051,940   $96,505   $1,148,445    $96,505   $1,244,950
157                                                                                                                                                                                                   LOW RANGE               Averaged               HIGH RANGE
158                                                                                                                                                                          (Project Total / Raw                                                                  (Project Total / Raw
159                                                   Note Gross Project Factors at This Point of Cost Development (Total Project Cost Divided by Raw Trade Cost)               Trade Costs)            635.5%                 628.0%                  621.8%         Trade Costs)
160
161


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                                  P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
  Draft 07                                                  PIGEON POINT LIGHT STATION REHABILITATION PROJECT: CONCEPTUAL BUDGET                                                                                                                                      PHASED
  11 Feb. 2009                                                                         -- California State Parks Foundation -- Architectural Resources Group --                                                                                                    SCENARIOS
      BU BV    BW        BX    BY                                        BZ                         CA         CB          CC         CD           CE      CF     CG       CH        CI              CJ             CK              CL             CM         CN       CO    CP CQ CR
 3
 4
 5
 6
                                    PHASE 4 SCENARIO: Rehabilitation of Oil House                                                        -- "CONVENTIONAL DELIVERY METHOD" BUDGET SUMMARY
162
163                                                                                                                                                                                                                                            Phase 4:                S-4 of 4
164

165
166
167            PHASED PROJECT SCENARIO: SUMMARY ALL-IN COSTS BREAKDOWN
168
169            BY PROJECT ELEMENT:                                                                                                                                              LOW RANGE                                                    HIGH RANGE
170
                                                                                                                                                                                                                Averaged
171
172
173     PROJECT ELEMENT #1          Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                                                                       $0                             $0                             $0
174
175     PROJECT ELEMENT #2          Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                                                                    $0                             $0                             $0
176
177     PROJECT ELEMENT #3          Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                                                                        $0                             $0                             $0
178
179     PROJECT ELEMENT #4          Rehabilitation of the Oil House:                                                                                                            $1,051,940                     $1,148,445                     $1,244,950
180
181
182                                                                                                                                                                              $1,051,940                    $1,148,445                     $1,244,950
183                                                                                                                                                                             LOW RANGE                       Averaged                     HIGH RANGE
184
185
186
187
188
189
190
191
192                      V. ASSUMPTIONS & QUALIFICATIONS TEXT SECTION:
193
194                  A        BASIS: Drawings, Correspondence, Reports, Photodocumentation and Misc. Documents Furnished by Architectural Resources ("A.R.G."), San Francisco, and A.R.G.'s Subconsultants / Resources.
195                  B        ASSUME (for This Base Scope Study) Work of All Trades Will be Fully-Designed / Exclude Design-Build Trade Work & Costs.
196
197
                              NOTE: Based on Highly Specialized / Rarefied Project Scope Recommend Consideration Be Given to Design-Build Approach; Competitive Proposals to Respond to Carefully Developed Criteria to Screen Out Unqualified Design-Build Vendors.
198                  C        ASSUME Work to be Bid by, Awarded to and Performed by a Single, Prime Builder (Compressed Schedule May Drive Shift Work / Premium Cost Allocations Currently Included -- See Summary).
199                  D        ASSUME All Work Can be Completed Under a "Normal" Construction Schedule, Therefore Limited Shift Work Premiums Are Not Contemplated & Excluded.
200                  E        ASSUME No Substantive Change in Project Scope & Detailing Subsequent to this Status of Design / Construction Documents.
201                  F        EXCLUDE Any and All Site Improvements Scope, Unless Specifically Named and Quantified Herein.
202                  G        EXCLUDE A.D.A. Compliance / Accessibility Scope.
203                  H        EXCLUDE Hazardous Materials Issues Scope or Costs of Any Kind Beyond Any Limited Capacity Set Forth Herein.
204                  I        EXCLUDE Any New Project / Program Non-Fixed Furniture, Fixtures & Equipment Scope or Costs.
205                  J        EXCLUDE Dealing with Existing Non-Fixed Furnishings, Contents, etc., Except As Provided for in Summary; Ditto Move-Outs / Storage / Move-Ins, Temporary Facilities Costs, etc.
206                  K        EXCLUDE Any Cost Allocations Associated with Impacts of Code Updates Becoming Applicable Due to Overall Phasing of Program Through 2021.
207                  L        EXCLUSION RE: Factor III.B., Bidding Climate Factor Reserve -- Exclude Any Cost Allocations Intended to "Cushion" or Otherwise Offset Construction Bidding / Marketplace Condition & Related Impacts During Overall Phased
208                           Implementation of Program 2009 Through 2021. Routine Escalation Factor Applied May Be Inadequate to Cover The Vagaries of the Marketplace -- Periodic Detailed Reviews and Updates of All Budget Data and Factor Settings Over the
209                           Life of This Construction Program Are Highly Recommended.
210
211                  * DESIGN PHASE -- Allow for Comprehensive Minor Adjustments to Preconstruction "Soft" Costs
212                  ** CONSTRUCTION PHASE A / E Contract Admin., + Project Management & Balance of All Other "Soft" Costs
213
                               Program Indirect (Non-Construction Contract) Costs RE: Goods & Services Essential to Planning, Design, Documentation, Facilitation & Controls / Admin. of the Total Program. Includes: Fundraising; Architecture &
                              Engineering + Contract Admin.; Local & State Permits, Fees & Inspection; Testing & Inspection; Project Management / Owner Representation; Utilities Fees; Legal Fees; Project Insurances, Financing Costs, Accounting,
214                           Misc. Administrative, ETC.
215
216


  File No. revSUMMARIES PHASED Draft7 11Feb09 ARG PigeonPtLightSta.xls
  2/12/2009 at 10:12 AM printing                                                       P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, CA Tel. 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                   2009 Est. Detail - 1 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
     A B      C     D E                                                 F                                 G     H       I           J       K         L            M                    N           O       P            Q              R       S
1
2                                                                                                                                                                               Budgeted Trade Costs
3
              DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                 Grouped Trade Cost Subtotals:
                                                                                                                 Misc. Supporting
                                                                                                                  Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                     Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
4                                                                                                                                       Quantities                                      Costs                           Factors:
5
6
7     PROJECT ELEMENT #1:
8     Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization
9
10     I. Fresnel Lens Removal and Reinstallation
11
                           Remove Fresnel lens assembly from tower for protection during
                           construction; return to reinstall / reassemble; includes all hoisting,             1 Week                       1         Allow   $27,500.00                $27,500
12                         tagging, packing & unpacking
13                         Allow for Removal Access / Curtain Wall Coordination Issues                                                     1         Allow    $7,500.00                  $7,500
14                         Note: Any Cost Allocation for Lens Components Storage Excluded
15
16 SUBTOTAL: I.            Fresnel Lens Removal and Reinstallation                                                                                                                                       $35,000           20%      $42,000
17
18    II. Interim Stabilization Procedures
19                     General Allowance for All Potential Tasks (Requires Further Study)                                                  1         Allow   $35,000.00                $35,000
20
21 SUBTOTAL: II. Interim Stabilization Procedures                                                                                                                                                        $35,000           30%      $45,500
22
23    TOTAL PROJECT ELEMENT #1:                                                                     Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                          $70,000           25%       $87,500
24
25




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                   2009 Est. Detail - 2 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
     A B       C       D E                                              F                                 G     H        I          J       K         L            M                    N           O       P            Q              R       S
1
2                                                                                                                                                                               Budgeted Trade Costs
               DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                Grouped Trade Cost Subtotals:
3                                                                                                                Misc. Supporting
                                                                                                                  Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                     Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                      Quantities                                      Costs                           Factors:
 5
26
27    PROJECT ELEMENT #2:
28    Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):
29
30         BASE SCOPE:
31
32     I. Selective demolition scope and sequence:
33
34                           Evaluate the condition of the Fresnel lens for disassembly.                                                   1         LS          $0.00          See Proj. Element #1
                             Remove Fresnel lens assembly from tower for protection during
           A                                                                                                  1 Week                       1         LS          $0.00          See Proj. Element #1
35                           construction
36
37         B                 Investigative demolition at gallery level:
38                           Match mark all fabric to be removed.                                                                          1         LS       $3,000.00                  $3,000
39                 1         Remove all loose portions of belt course                                         Crane in Div. 1              1         LS       $5,000.00                  $5,000
40
                             Temporarily stabilize existing wall plates and brackets with additional
                   2                                                                                                                       1         LS       $7,500.00                  $7,500
41                           cabling / bracing
                             Remove steel ring (tube or channel?) and cut off ends of radial tube beams
                   3                                                                                                                       1         LS       $5,000.00                  $5,000
42                           at wall for use as temporary support during investigation

                             Remove one of the windows and surrounding brick at Service Room level
                             in order to investigate the condition of embedded ironwork associated with
                   4                                                                                                                       1         Loc      $7,000.00                  $7,000
                             brackets (base bid assumes that extensive failure at window cheek wall and
                             tie-rods is found, see alternate for less extensive failure)
43
44                           Remove brickwork on opposite side of same bracket to investigate tie rod connection                           1         LS        $800.00                      $800
45

           C                 Remove auxiliary beacon from lantern level and turn over to USCG
46
                             Coordinate beacon substitute or temporary outage with USCG for duration
                   1                                                                                                                       1         LS       $2,500.00                  $2,500
47                           of construction
48
                             Remove and dispose of deck extension and support for auxiliary beacon
           D                                                                                                                               1         LS       $3,000.00                  $3,000
49                           at lantern level
50                           Field measure, document and match mark all lantern components prior to removal.                               1         LS       $1,200.00                  $1,200
51
52         E                 Remove and salvage vent ball from top of roof                                                                 1         LS       $1,500.00                  $1,500
53




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                    2009 Est. Detail - 3 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
     A B       C       D E                                              F                                 G      H        I          J       K         L            M                    N           O       P            Q              R       S
1
2                                                                                                                                                                                Budgeted Trade Costs
               DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                 Grouped Trade Cost Subtotals:
3                                                                                                                 Misc. Supporting
                                                                                                                   Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                      Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
4                                                                                                                                        Quantities                                      Costs                           Factors:
5
54
55    PROJECT ELEMENT #2, Continued:
56
57         F                 Remove and salvage roof system from top of lantern by crane                       Crane in Div. 1              1         LS      $15,000.00                $15,000
58
                             Match mark and disassemble lantern curtain wall and salvage all
           G                                                                                                                               380        CSF        $20.00                   $7,600
59                           elements for reinstallation
60
61         H                 Remove exterior lantern deck and replacement railings:
62                 1         Field measure, document and match mark all deck components prior to removal.                                   1         LS       $2,000.00                  $2,000
                             Remove lantern deck and salvage for use in replicating new decking to
                   2                                                                                                                       114        SF         $10.00                   $1,140
63                           match
64                 3         Salvage deck for reinstallation                                                                               114        SF         $20.00                   $2,280
65                 4         Dispose of railings & non-historic rain hood at cornice                                                       52         LF         $40.00                   $2,080
66
                             If necessary, Remove stairs at lantern and gallery levels and salvage for
           I                                                                                                                                1         LS       $3,000.00                  $3,000
67                           reinstallation
68
                             Remove exterior cast iron wall plates at gallery level, salvage interior
           J                                                                                                                                1         LS      $15,000.00                $15,000
69                           wall plates for reinstallation
70
71         K                 Selective demolition at gallery level:

                   1         Remove all non-historic diamond plate decking and replacement railings            203       SF                 1         LS      $10,000.00                $10,000
72
73                 2         Salvage original decking for use in replicating new decking to match                                          203        SF        $25.00                    $5,075
74                 3         Remove and dispose of steel tube assembly                                                                      1         LS       $3,000.00                  $3,000
75                           Match mark and disassemble wall lintel plates for potential salvage or pattern.                                1         LS       $8,000.00                  $8,000

                   4         Field measure & match-mark brackets and remove for repair/replacement               16       x      $2K        1         LS      $32,000.00                $32,000
76
                             Remove and dispose of belt course (salvage one section for use in
                   5                                                                                                                        1         LS       $3,000.00                  $3,000
77                           replicating new pieces to match)
78                 6         Dismantle brick and iron wall down to belt course                                                             705        CSF        $50.00                 $35,250

                   7         Remove back-up brick as needed to install reinforced concrete beam                                             1         LS       $7,500.00                  $7,500
79
80
81 SUBTOTAL: I.              Selective demolition scope and sequence:                                                                                                                                    $188,425           35%     $254,374
82




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                          2009 Est. Detail - 4 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                     G     H        I           J       K          L             M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                                     Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                      Grouped Trade Cost Subtotals:
 3                                                                                                                    Misc. Supporting
                                                                                                                       Calculations &        Estimating                                  Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                          Comments                          Units    Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                           Quantities                                        Costs                           Factors:
 5
83     PROJECT ELEMENT #2, Continued:
84
85     II. Reinstallation scope and sequence:
86
87          A                 Belt course:
88                  1         Install new concrete ring beam at level of belt course                                                            50         LF         $900.00                 $45,000
                              Install new cast iron belt course with expansion detail to allow for some
                    2                                                                                                                           50         LF         $850.00                 $42,500
89                            corrosion without failure of the ring
90
91          B                 Brackets:
92                  1         Repair/replace brackets:
93                      a     Fabricate new interior flange made of stainless steel for all brackets                                            16         Ea        $1,800.00                $28,800
94                      b     Bolt original exterior portion of bracket to new interior flange                    Incl. Adapt (E)               16         Ea         $600.00                  $9,600

                        c     Cast new brackets to match for those too deteriorated to retain (assume 2)          Incl. Pattern at $8K          2          Ea        $7,500.00                $15,000
95
96                                                                               ADD If All Are Replaced:           14      Ea           $3,500.00        $49,000                  Incorporated Via Factor
                              Reinstall repaired/replaced brackets with new stainless steel tie-rods and
                    2         fasteners to match existing (existing 6’ and 8’ vertical bolts to remain in                                       16         Loc       $2,500.00                $40,000
97                            wall if possible)
98
                              Cast and install new deck (including original cornice molding) and
            C                                                                                                     Deck                         203         SF         $120.00                 $24,360
99                            railings at gallery level to match original
100                                                                                     Cornice Molding                                         69         LF         $300.00                 $20,700
101                                                                                             Railings                                        69         LF         $250.00                 $17,250
102         D                 Rebuild masonry infill wall at Gallery and Service Room levels

                    1         Install composite stainless steel ring beam at top of Service Room wall                                           38         LF        $1,200.00                $45,600
103
                              Install reinforced concrete ring beam at the top of the Gallery Room wall
                    2                                                                                                                           36         LF         $900.00                 $32,400
104                           per structural report
105
                              Replace the exterior wall plates at gallery level with stainless steel plates
            E                                                                                                                                   1          LS       $27,000.00                $27,000
106                           and paint to match original in appearance
107
108         F                 Reinstall interior wall plates at gallery level                                                                   1          LS        $2,000.00                  $2,000
109
110         G                 Reinstall cast iron stairs from gallery level up to lantern                                                       1          LS        $3,000.00                  $3,000
111                 1         Sandblast, prime and repaint stair system before reinstallation                                                   1          LS        $4,000.00                  $4,000
112




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                          2009 Est. Detail - 5 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                      G     H         I         J       K         L              M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                                     Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                      Grouped Trade Cost Subtotals:
 3                                                                                                                    Misc. Supporting
                                                                                                                       Calculations &        Estimating                                  Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                          Comments                         Units     Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                           Quantities                                        Costs                           Factors:
 5
113
114    PROJECT ELEMENT #2, Continued:
115

            H                 Install new exterior decking and historic interior decking at lantern level
116
117                 1         Cast new exterior decking at lantern level to match original                         16 Plates                   114        SF          $325.00                 $37,050
                              Connect new exterior decking to historic interior decking with splice plate
                    2                                                                                               51         LF              114        SF                                 N/A
118                           below wall
119                 3         Install new railings at lantern level to match original                                                           51        LF          $250.00                 $12,750
120
121         I                 Reinstall curtain wall:
122                 1         Chemically strip paint from all metal elements                                                                    1         LS         $3,000.00                  $3,000
                              Replace bronze fasteners with heavy duty stainless steel fasteners and
                    2         Teflon washers or tape for isolation where iron stiles come in contact with                                       1         LS         $5,000.00                  $5,000
123                           bronze mullions
                              Install all new 5/16” laminated safety glazing with neoprene setting blocks,
                    3                                                                                                                          380        SF           $50.00                 $19,000
124                           add layer of structural grade sealant

                              Replace ferrous lintel at top of curtain wall with stainless steel to match in
                    4                                                                                                                           38        LF          $125.00                   $4,750
                              order to isolate iron roof structure from bronze mullion at top of wall
125
126
127         J                 Prep and repaint metal roof system , including vent ball                                                          1         LS         $5,000.00                  $5,000
128
129         K                 Reinstall roof system by crane                                                                                    1         LS         $7,500.00                  $7,500
130
131         L                 Replace iron rods at exterior of lantern cornice in kind                                                          1         LS         $2,000.00                  $2,000
132
133         M                 Install new railings at lantern level to match original                                                           52        LF          $250.00                 $13,000
134

            N                 Coordinate installation of new smaller beacon at railing with USCG                                                1         LS         $1,500.00                  $1,500
135
136
137         O                 Reinstall Fresnel lens                                                                                            1         LS        $25,000.00                $25,000
138
139                                                                                                            Ref. Subtotal Element #1: Apply Percentage Factor:

140         P                 Apply Complexity Factor                                                                    $681,185                X        15%        $102,178                $102,178
141
142 SUBTOTAL: II. Reinstallation scope and sequence:                                                                                                                                                           $594,938           35%     $803,166
143




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                  2009 Est. Detail - 6 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                 G   H      I           J       K          L             M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                             Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                              Grouped Trade Cost Subtotals:
 3                                                                                                            Misc. Supporting
                                                                                                               Calculations &        Estimating                                  Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                  Comments                          Units    Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                   Quantities                                        Costs                           Factors:
 5
144
145    PROJECT ELEMENT #2, Continued:
146
147    III. Other Elements:
148
149         A                 Doors and Windows:
150                 1         Cast and install new window frames for all 4 window openings                                              4           Loc      $6,000.00                $24,000
151                                                                                                                                     3         Repair      $800.00                  $2,400
                    2         Repair/replace and repaint service room window sash (3 repair, 1 replace)
152                                                                                                                                     1         Replace    $1,200.00                 $1,200
                              Repair metal door at gallery level, replace existing hardware with more
                    3                                                                                                                   1           LS        $800.00                      $800
153                           historically compatible hardware
154
155         B                 Interior Doors:
156                 1         Scrape loose paint from wood doors (2 total), prep and repaint                                            2           Ea        $400.00                    $800
157                 2         Replace cracked metal frame at door in Gallery Room                                                       1           LS       $1,800.00                  $1,800
158
159 SUBTOTAL: III. Other Elements:                                                                                                                                                                      $31,000           15%      $35,650
160
161         BASE SCOPE:
162
163    TOTAL PROJECT ELEMENT #2:                                                                 Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                         $814,363          34% $1,093,190
164
165




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                  2009 Est. Detail - 7 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B     C     D E                                                 F                                  G   H       I           J       K         L            M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                             Budgeted Trade Costs
              DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                Grouped Trade Cost Subtotals:
 3                                                                                                              Misc. Supporting
                                                                                                                 Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                    Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                     Quantities                                      Costs                           Factors:
 5
166
167
168         ALTERNATE SCOPE for PROJECT ELEMENT #2 ONLY:
169                                                                                                                                                                                                                 Averaged:
170                        APPLY BASE SCOPE:                                                                                                                SUBTOTAL                                   $814,363        34%        $1,093,190
171
172          IV    Alternate for Upper Portion of Tower:
173
                         Install temporary bracing/shoring and protection as required to rebuild the       Assume Primarily Div.
                       A walls in pie-shaped sections, rather than completely dismantling and                1 & Labor = Cost             1         LS      ($50,000.00)             ($50,000)
174                      rebuilding wall                                                                         Impacts
175
                           New embedded items to be replaced with stainless steel (assume +/-25%
                       B                                                                                                                  1         LS      $10,000.00                $10,000
176                        replacement of anchors, etc.)
177
178                                                                               I. SUBTOTAL FORWARD, AS-CALCULATED PROBABLE COST OF WORK IN TRADES -- SET INTO RANGE:                                ($40,000)          34%      ($53,695)
179
180                                                    Note Gross Project Factors at This Point of Cost Development (Point-of-Award Construction Cost Divided by Raw Trade Cost)                        264.1%                      276.7%
181
182                                                                                                                                                                                           $0       ($105,633)         34%     ($148,553)
183
184
185
186         ALTERNATE SCOPE:
187
188                                                                                                                                                                                                                 Averaged:
189    TOTAL PROJECT ELEMENT #2:                                                                               w/     IV Alternate for Upper Portion of Tower:                                         $774,363        34%        $1,039,494
190
191




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                 2009 Est. Detail - 8 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                  G   H      I           J       K         L            M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                            Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                             Grouped Trade Cost Subtotals:
 3                                                                                                             Misc. Supporting
                                                                                                                Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                   Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                    Quantities                                      Costs                           Factors:
 5
192
193    PROJECT ELEMENT #3:
194    Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):
195
196     I Lighthouse – exterior
197
198         A                 Masonry Walls:

                              Test Hydrochem process to determine that coatings can be removed                                           1         LS       $5,000.00                  $5,000
199                           without damaging masonry and set limits on pressures/develop procedures.
                              Remove existing paint (using Hydrochem process, assume hazardous
                    1                                                                                                                 4,725        CSF        $12.00                 $56,700
200                           material disposal required) and efflorescence
                              Repair and repoint masonry (assume +/-20% repointing of lower levels of
                    2                                                                                                                   945        CSF        $30.00                 $28,350
201                           tower)
202                 3         Repaint masonry surfaces with Keim mineral paint                                                        4,725        CSF         $9.00                 $42,525
203
204         B                 Tower Base:
205                 1         Remove cast iron belt courses                                                                             164        LF        $25.00                   $4,100
206                 2         Repair cracked or damaged masonry behind                                                                  164        LF        $50.00                   $8,200
207                 3         Install new cast iron belt courses to match original                                                      164        LF        $400.00                 $65,600
208                 4         Paint ironwork with moisture-cured urethane paint system                                                  164        LF        $10.00                   $1,640
209
210         C                 Doors and Windows:
                              Clean and repoint joints of granite window surrounds of tower windows
                    1                                                                                                                    3         Ea       $1,750.00                  $5,250
211                           (3)
                              Repair broken granite window lintel at west elevation with stainless steel
                    2                                                                                                                    1         Loc      $1,200.00                  $1,200
212                           pin/epoxy repair
213                 3         Prep and repaint tower windows and surrounds                                                               3         Ea        $500.00                   $1,500
214
215 SUBTOTAL: I               Lighthouse – exterior                                                                                                                                                   $220,065           25%     $275,081
216
217    II Lighthouse – interior
218
219         A                 Masonry Walls:
                              Remove existing paint (using Hydrochem process, assume hazardous
                    1                                                                                                                 2,553        CSF        $12.00                 $30,636
220                           material disposal required) and efflorescence
                              Repair and repoint masonry (assume +/-15% repointing of lower levels of
                    2                                                                                                                   383        CSF        $35.00                 $13,403
221                           tower)
222



File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                         2009 Est. Detail - 9 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                      G     H        I          J       K          L            M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                                    Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                     Grouped Trade Cost Subtotals:
 3                                                                                                                    Misc. Supporting
                                                                                                                       Calculations &        Estimating                                 Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                          Comments                          Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                           Quantities                                       Costs                           Factors:
 5
223
224    PROJECT ELEMENT #3, Continued:
225
226         A                 Masonry Walls:
                              Repaint masonry surfaces with Keim mineral paint when moisture content
                    3         of the wall is at a level that will support the application of new paint (this                                 2,553        CSF          $9.00                 $22,977
227                           may take several years)
228
229         B                 Cast Iron Stairs and Landings:
                              Sandblast, prime and repaint cast iron stair system including railings,
                    1                                                                                              (Assume In Situ )            6         Levels    $7,500.00                $45,000
230                           landings and support beams
231
232         C                 Floor at Tower Base:
233                 1         Scrape loose paint from concrete floor surface, prep and repaint                                                 154         SF         $12.00                   $1,848
234
235         D                 Other Elements:
236                 1         Electrical conduit and wiring                                                                                     1          LS      $10,000.00                $10,000
237                 2         Mechanical – none                                                                                                 1          LS        $0.00                Excluded
238                 3         Fire protection – none                                                                                            1          LS        $0.00                Excluded
239
240 SUBTOTAL: II Lighthouse – interior                                                                                                                                                                        $123,864           15%     $142,444
241
242    TOTAL PROJECT ELEMENT #3:                                                                         Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                            $343,929          21%      $417,525
243
244




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                  2009 Est. Detail - 10 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                   G   H      I           J       K         L            M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                             Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                              Grouped Trade Cost Subtotals:
 3                                                                                                              Misc. Supporting
                                                                                                                 Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                    Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                     Quantities                                      Costs                           Factors:
 5
245
246    PROJECT ELEMENT #4:
247    Rehabilitation of the Oil House:
248
249     I Oil House – exterior
250
251         A                 Masonry Walls:
                              Remove existing paint (using Hydrochem process, assume hazardous
                    1                                                                                                                  1,794        CSF        $12.00                 $21,527
252                           material disposal required)
253                 2         Repoint limited areas of masonry (assume +/- 20% of surface area)                                         359         CSF        $30.00                 $10,763
254                 3         Repaint masonry surfaces with Keim mineral paint                                                         1,794        CSF        $5.00                   $8,969
255
256         B                 Masonry Steps:
257                 1         Clean granite steps and cheek walls                                                                         1         LS       $1,000.00                  $1,000
258
259         C                 Wood Trim:
260                 1         Repair and reinstall broken bracket (currently stored in oil house)                                         1         Ea       $1,200.00                  $1,200
261                 2         Replace missing barge board on East elevation                                                               19        LF        $20.00                     $380
262                 3         Scrape loose paint from all wood surfaces, spot prime and repaint                                           1         LS       $4,000.00                  $4,000
263                 4         Replace fasteners with stainless steel fasteners                                                            1         LS       $2,000.00                  $2,000
264
265         D                 Roof:
266                 1         Remove existing roofing to existing sheathing                                                              686        CSF        $3.00                    $2,058
267                 2         Replace rafters compromised by dryrot (assume +/-10%)                                                       4          Ea       $900.00                   $3,600
                              Install concealed stainless steel wall anchors and blocking between rafters
                    3                                                                                                                    100        LF         $90.00                   $8,969
268                           and above all masonry walls
                              Install new plywood sheathing and ventilation mat (Cedar breather or
                    4                                                                                                                    686        CSF        $13.00                   $8,918
269                           similar)
270                 5         Install new wood shingles with fire-retardant treatment.                                                   686        CSF        $8.00                    $5,488
271                 6         Install new copper flashing and edge strips (assume no gutters)                                            110         LF        $15.00                   $1,650
272                 7         Chimneys:
273                     a     Remove paint                                                                                                2         Loc       $750.00                   $1,500
274                     b     Repoint masonry                                                                                             1         LS       $2,000.00                  $2,000
                              Install reinforced concrete seismic strengthening in existing chimney flues
                        c                                                                                                                 2         Ea       $2,500.00                  $5,000
275                           with anchors into roof sheathing and at ceiling level
276                     d     Replace copper flashing in kind                                                                             2         Loc       $800.00                   $1,600
277




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                  2009 Est. Detail - 11 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                                G     H        I          J       K         L            M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                             Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                              Grouped Trade Cost Subtotals:
 3                                                                                                              Misc. Supporting
                                                                                                                 Calculations &        Estimating                                Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                    Comments                         Units   Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                     Quantities                                      Costs                           Factors:
 5
278
279    PROJECT ELEMENT #4, Continued:
280
281         E                 Doors and Windows:
282                 1         Prep and repaint recently replaced windows (3 of 6)                                                         3         Ea        $250.00                    $750
283                 2         Repair and repaint older windows (3 of 6)                                                                   3         Ea        $600.00                   $1,800
284                 3         Repair and reinstall missing shutter (currently stored in oil house)                                        1         Ea        $500.00                    $500
285                 4         Entry Door:
286                     a     Replace corroded door frame at entry with new to match                                                      1         LS        $500.00                      $500
287                     b     Repair top rail of wood entry door, prep and repaint                                                        1         LS        $300.00                      $300
288                     c     Replace missing wood trim at entry door (right jamb)                                                        1         LS        $400.00                      $400
289                     d     Replace transom to match original design (6-lite instead of 3-lite)                                         1         LS        $800.00                      $800
290                     e     Remove expanded mesh screen from transom                                                                    1         LS        $100.00                      $100
291
292         F                 Other Elements:
293                 1         Rebuild crawl space vents in kind (4 total)                                                                 4         Ea        $250.00                   $1,000
294                 2         Repair light fixture at entrance                                                                            1         LS        $300.00                    $300
295                 3         Remove concrete pad at north elevation                                                                      1         LS       $1,500.00                  $1,500
296
297 SUBTOTAL: I               Oil House – exterior                                                                                                                                                      $98,573           25%     $123,216
298
299    II Oil House – interior
300
301         A                 Walls:
                              Remove existing paint (using PeelAway or similar, assume hazardous
                    1                                                                                         150     LF x     10.25   1,538        CSF         $8.00                   $1,200
302                           material disposal required) and efflorescence
303                 2         Repoint limited areas of masonry (assume +/- 20% of surface area)                                         308         CSF       $20.00                    $6,150
304                 3         Replace fasteners with stainless steel fasteners                                                           1           LS      $3,000.00                  $3,000
305                 4         Repaint masonry surfaces with Keim mineral paint                                                         1,538        CSF        $5.00                    $7,688
                              Install horizontal steel tubes on the room-side of the corridor walls,
                    5                                                                                                                     44        LF        $125.00                   $5,500
306                           connect to wall and framing above
307                 6         Install stainless steel floor-to-wall seismic anchors below floor level.                                  100          LF        $50.00                   $5,000
308                 7         Investigate historic paint colors and repaint                                  Walls + Ceiling           1,538        CSF        $3.00                    $4,613
309
310         B                 Ceilings:
311                 1         Scrape loose paint from t&g bead board surfaces, prep and repaint                                          350        SF          $6.00                   $2,100
312




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                   2009 Est. Detail - 12 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B       C       D E                                             F                               G   H      I           J       K         L                 M                    N           O       P            Q              R       S
 1
 2                                                                                                                                                                              Budgeted Trade Costs
                DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                               Grouped Trade Cost Subtotals:
 3                                                                                                          Misc. Supporting
                                                                                                             Calculations &        Estimating                                     Line Item Trade                     High Range
                                                  Scope Elements / Descriptions                                Comments                         Units        Trade Cost Rates                           LOW RANGE                  HIGH RANGE
 4                                                                                                                                 Quantities                                           Costs                           Factors:
 5
313
314    PROJECT ELEMENT #4, Continued:
315
316         C                 Floors:
317                 1         Hallway: Scrape loose paint from clay tile floors, prep and repaint                                    200        SF               $5.00                   $1,000
                              Oil and Work Rooms: Remove VAT floor tiles, repair t&g flooring below
                    2                                                                                                                500        SF              $15.00                   $7,500
318                           for finish surface (assume some replacement necessary)
319
320         D                 Interior Doors:
321                 1         Scrape loose paint from wood doors (3 total), prep and repaint                                          3         Ea             $400.00                   $1,200
322
323         E                 Other Elements:
324                 1         Lighting                                                                                                1         LS           $2,000.00                  $2,000
325                 2         Electrical conduit and wiring                                                                           1         LS           $5,000.00                  $5,000
326                 3         Electrical and communication equipment in Oil Room:                                                     1         LS           $10,000.00                $10,000
                              Coordinate protection and if necessary, continued use by USCG during
                        a                                                                                                             1         LS            $5,000.00                  $5,000
327                           construction
328                 4         Mechanical – none                                                                                       1         LS               $0.00              Excluded
329                 5         Fire protection – none                                                                                  1         LS               $0.00              Excluded
330
331 SUBTOTAL: II Oil House – interior                                                                                                                                                                    $66,950           15%      $76,993
332
333    TOTAL PROJECT ELEMENT #4:                                                                                                                        Rehabilitation of the Oil House:                $165,523          21%      $200,208
334
335




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305
Draft 06                                                         Pigeon Point Light Station Rehabilitation: Conceptual Budget                                                                                  2009 Est. Detail - 13 of 13
11 Feb. 2009                                                       -- California State Parks Foundation -- Architectural Resources Group, San Francisco --
      A B     C     D E                                                 F                               G    H       I           J       K         L              M                    N           O       P             Q              R       S
 1
 2                                                                                                                                                                             Budgeted Trade Costs
              DETAILED ESTIMATE SECTIONS: UNPHASED TRADE SCOPE & COSTS ONLY                                                                                                                                 Grouped Trade Cost Subtotals:
 3                                                                                                            Misc. Supporting
                                                                                                               Calculations &        Estimating                                  Line Item Trade                      High Range
                                                  Scope Elements / Descriptions                                  Comments                         Units     Trade Cost Rates                           LOW RANGE                   HIGH RANGE
 4                                                                                                                                   Quantities                                        Costs                            Factors:
 5




336
337
338    ANTICIPATED TRADE COSTS RANGE SUMMARY:
339
340    (STUDY No. 1: CONVENTIONAL DELIVERY APPROACH -- FULLY DESIGNED / COMPETITIVELY BID)
341
342    TOTAL       PROJECT ELEMENT #1:                                                                  Pre-Construction Project Tasks: Lens Removal & Interim Bldg. Stabilization                      $70,000            25%      $87,500
343
344    TOTAL       PROJECT ELEMENT #2:                                                                Rehabilitation of the Lighthouse Tower (upper levels, 5th landing and above):                     $814,363           34%     $1,093,190
345
346    TOTAL       PROJECT ELEMENT #3:                                                                      Rehabilitation of the Lighthouse Tower (lower levels, up to 5th landing):                   $343,929           21%     $417,525
347
348    TOTAL       PROJECT ELEMENT #4:                                                                                                                    Rehabilitation of the Oil House:              $165,523           21%     $200,208
349
350
351    TOTAL ALL PROJECT ELEMENTS (BASE SCOPE)                                                                                                                   TRADE COSTS ONLY:                     $1,393,815         29% $1,798,423
352
353
354
355
356
357
358
359




File No. EST TRADE COSTS Draft6 11Feb09 ARG PigeonPtLightSta.xls
2/12/2009 at 9:15 AM                                                          P. H. WASZINK - CONSTRUCTION CONSULTANT, Mill Valley, 415.389.0305

				
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