San Ramon Real Estate Article

April 12th, 2005

San Ramon real estate can be an smart and exciting investment. The San Ramon community is strong, interactive, and growing and the real estate market mirrors that activity. Whether you are buying, selling, or refinancing a home in San Ramon, you should make sure that you are informed about the area.

The city of San Ramon is located in Contra Costa County on 11 square miles of the San Ramon Valley. The town sits approximately 25 miles east of the City of Oakland in the heart of the valley and is surrounded by the prosperous communities of Alamo, Blackhawk, Danville, and Diablo.

Before the early 1980’s, the City of San Ramon was truly a suburb of the major employment centers in the Bay Area: San Francisco, Oakland, and San Jose/Silicon Valley. Homeowners had to travel to jobs in the surrounding cities. In 1982, the development of Bishop Ranch changed all that; San Ramon began to turn into a significant employment center in its own right. Individuals were now commuting to San Ramon from places as far away as the Sacramento and San Joaquin Counties.

San Ramon’s growth definitely reflects the development of the industries around it. Since 1980, the population of San Ramon has increased by over 80% from 22,356 to 44,722 in 2000.

The primary cause of the San Ramon of today was the creation of Bishop Ranch Office Park. The complex currently consists of 580 acres of land with 5.9 million square feet of office space. The office park currently is home to approximately 200 companies including such Fortune 500 companies as SBC, ChevronTexaco, AT&T, Toyota, and United Parcel Service.

San Ramon is an attractive and expanding city. Its continued growth is expected to increase job availability 58% over the current 27,643 jobs. This is sure to bring continued growth and fortune to the entire San Ramon Valley.

Now, the growing and affluent community of San Ramon may not be for you, but if it is, do not be afraid to turn to a San Ramon real estate professional to help you sort through the many homes, the changing requirements, and confusion of the area. Both, mortgage brokers and real estate agents can be amazing and essential allies throughout the home buying or selling process. They will help you answer questions like:

Should I buy a home before I sell my current home?
What are the schools like in the San Ramon area?
Is the neighborhood that I am interested in near to work for myself and/or my spouse?
How do I get pre-approved for a loan and why is this important?
What is a fair asking price for my house?
How do I know how much to bid on a home?
Can I do this on my own or do I need help from a real estate professional?
If I decide to sell my house on my own, what should I be aware of?
What will a real estate agent do for me?
How can I make my home more appealing to prospective buyers?
What inspections do I need to get? Do I, as a seller, need to pay for all of the inspections or will the buyer pay for some of them?

San Ramon Real Estate 101

April 12th, 2005

Buying a Home
Whether you’ve spent years saving and preparing to buy a home, or are unsure if you can afford it, the questions surrounding a house purchase can feel endless.

You can find the answers – and peace of mind – by working with RE/MAX, the industry leader in experience and service.

Here are some tips to help you become your own landlord.

Hire a real estate professional.
The first step is to select a professional to help you find your dream home and fine-tune your financial expectations. Working with a buyer agent is worth consideration since he or she is legally responsible for representing the buyer’s interest in a real estate transaction. Before making a decision, however, have a Realtor explain the pros and cons of using a buyer agent versus a sales or dual agent. Your RE/MAX Associate can guide you through every step to buying a home.
Shop for mortgage rates and terms.
A difference of even half a percentage point can make a huge difference in how much you pay over the life of a loan. For example, the difference in the monthly payment on a $100,000 mortgage at 8 percent vs. 7.5 percent is about $35 per month. Over 30 years, that’s $12,600.
Prequalify for a loan.
Your third step should be to get prequalified, which determines how much you can afford. It allows you to move swiftly when you find the right home, especially when there are other interested buyers. It also indicates to the seller that you are serious and really can afford to buy the property.
Define what you want.
The next step is to create a realistic idea of the property you’d like to buy. What features are most important to you? Make two lists: one of the items you can’t live without and one of the features you would enjoy. Refine the lists as you house hunt. It is also helpful to search online to see what is currently available on the market. Your real estate professional can then show you houses that meet your expectations.
Visit properties.
Now you’re ready to visit houses. Ask your RE/MAX Associate to arrange showings, and keep track of the properties you’ve seen.
Know the features that help or hurt resale.
In some areas, a swimming pool actually detracts from a home’s value and makes it harder to sell. In neighborhoods with two-car, attached garages, a single-car or detached garage may impact the home sale and future value. Your RE/MAX professional can point out features that hurt, and those that help, resale value.
Rate the houses you tour.
After touring each home, write down what you liked and didn’t like. Develop a rating system that will help narrow the field down. For example, pick the house you like best on day one and compare all other houses to it. When you find a better one, use the new favorite as the standard.
Make an offer.
Once you’ve pinpointed your dream house, it’s time to get serious about the financial and contractual side of the purchase. Your RE/MAX Associate will be a strong advantage since you and the seller have different goals.
Arrange for a home inspection.
After your offer is accepted, set up a home inspection. It’s common to find problems, including leaky roofs, cracked walls, insect infestations and foundation problems. Your real estate professional can help find a reputable inspector, and will negotiate to get you the most for your money once the inspector’s report is final. If you negotiate repairs as part of the purchase, ask for a “walk through” before finalizing the paperwork. Ask your real estate expert about home protection plans, which may save you money in the near future.
Close.
Before your closing date, make sure you’ve made all necessary deposits and completed the paperwork - including mortgage, title, homeowners insurance and any other paperwork required by local or state governments.
Prepare for life in your new home.
Before rolling out the welcome mat, consider some moving basics: arranging for an alarm company, turning on electricity, water and gas, cleaning or replacing the carpet, and notifying your local post office of your new address. The best time for renovations is often before you move in.

Tri Valley Growth - San Ramon

April 12th, 2005

CONTRA COSTA — It’s a sunny Saturday morning, and Pleasanton’s outdoor farmers market teems with people enjoying the small-town atmosphere, buying fruits and vegetables, chatting or sipping coffee.

Nearby, supporters of a ballot initiative designed to halt urban sprawl hand out flyers, warning passers-by that unchecked growth is threatening to destroy such places throughout the Tri-Valley area.

“We should not be building anything else in Pleasanton unless we can address some of the problems we already have,'’ Carole Varela said, sticking a flyer into a woman’s hand. “I love this community. I want it to remain the community I bought into.'’

Using a mix of Internet activism and grassroots organizing, the Citizens Alliance for Public Planning wants to place severe restrictions on growth in Alameda and Contra Costa counties. But business, civic and elected leaders are fighting hard to defeat the measures.

The November initiatives in San Ramon and Pleasanton would require a public vote on development proposals of more than 10 dwelling units, while Livermore voters would need to approve projects with more than 20 units. A fourth initiative is set to go to Danville voters in November 2000.

A booming economy and skyrocketing real estate prices have caused explosive growth in the region along the Interstate 580 and I-680 corridors in recent years.

Supporters say that if the measures fail, the Tri-Valley area will be plagued with traffic congestion, overcrowded schools and air pollution.

“It’s just not acceptable,'’ said Don Miller, leader of the Livermore CAPP drive. “There’s an enormous amount of traffic already.'’

Miller and others believe that CAPP’s toughest fight — and biggest effect — will be in Livermore, where hundreds of millions of dollars in development projects are at stake.

Livermore and Alameda County are working with Shea Homes on a plan for a 12,500-unit development in north Livermore. That would add at least 35,000 people to the area.

Miller and other critics believe that those numbers will overwhelm local water, sewer, police and fire services and pose a severe threat to the environment.

“We believe there is a lot of support out there,'’ said Miller.

“CAPP is causing a tremendous commotion,'’ said Stan Ericksen, leader of the Pleasanton campaign. “There are a lot of people who are trying to rush through projects before CAPP hits.'’

CAPP forces in Livermore received $3,755 in cash contributions and $2,500 in loans from July 1 through September 18, according to campaign disclosure statements. Opponents in Livermore have raised more than $23,000 in contributions during the same period.

In Pleasanton, the campaign to defeat the growth-limiting initiative has raised more than $1,300, while supporters report spending less than $1,000.

Neither side has filed financial statements in San Ramon.

Meanwhile, several powerful groups have lined up to denounce the initiatives, calling the measures ill-conceived ways to manage growth.

The opponents include the California Alliance for Jobs, a nonprofit advocacy organization serving the state’s heavy construction industry, both the Livermore and Pleasanton Chambers of Commerce, and the Homebuilders Association of Northern California.

A study released last month by the Economic Development Alliance for Business in Oakland shows that during the next 20 years, Contra Costa and Alameda counties could lose 16,000 future jobs, twice as many residents and $1.3 billion in the sale of goods and services if the initiatives are approved.

The study predicts a loss of 16,000 jobs in the construction, finance, insurance, real estate, retail and services sectors, and a sharp increase in housing costs.

“If it passes, you’ll see a decline in economic growth,'’ warned Joe Callahan of Callahan Property Co., a developer of business parks and retail projects.

CAPP supporters dispute the report’s findings and say that suburban sprawl is the real threat to the region’s economic vitality.

At a packed luncheon at Castlewood Country Club, sponsored last month by the chambers of commerce of Dublin, Livermore, Pleasanton and San Ramon, government officials such as BART director Pete Snyder stood up to denounce the initiatives.

It is not clear what effect the debate is having on voters.

At Pleasanton’s farmers market, people were divided on the issue, with newer residents favoring continued growth, while older residents complained that their cities have become overcrowded.

Angela Block, who in March moved from Dublin, Ohio, into a Pleasanton development of 100-plus units, was angered by the local initiative.

“We wouldn’t have been able to move here if they’d passed CAPP already,'’ said Block.

“I’d like to think we are part of the solution. We pay a considerable amount in taxes, and that helps to support some of the state’s best schools,'’ she said.

“I would like to see no more growth,'’ said Teresa Sullivan, of Pleasanton. “When I first came here in 1955, it was a little one-horse town then. There were no electric stop signs.'’

Livermore resident Al Springer said decisions about growth should be left up to city officials.

“I don’t think there’s been enough growth,'’ said Springer, pointing at the nearby CAPP volunteers. “They’re really happy with their tiny city, and they don’t want anybody else coming in. But what about before they came here?'’

Sierra Stewart said she worries that Pleasanton has grown too fast. “The freeways are crowded. The schools are bursting with children.'’

But Pleasanton resident Patty Powers said that she would rather have the revenues that go along with more housing and that she fears that CAPP would just drive developers into nearby unincorporated areas.

The Tri-Valley battle is being watched closely in other communities. Residents in cities such as Clayton and Tracy have begun their own efforts to get growth-limiting measures on the ballot.

Lock in Those Gains! - San Ramon Real Estate

April 12th, 2005

Real estate values have seen a phenomenal rise over the last several years in Northern California. This is due at least in part as a result of interest rates being at a 40 year low. With the Fed raising interest rates on November 10th for the second time in just a few months and indicating that interest rates will continue to rise, many real estate investors are starting to wonder/worry that property values will level off or begin to decrease as interest rates continue to rise. Traditionally, real estate values are cyclical in nature and many investors now wonder/worry if the dramatic downturn in values witnessed in 1989 is about to repeat itself.

On the other hand, locking in those gains traditionally comes with a cost: capital gains taxes. Most investors are aware of the fact that you can defer those gains with a 1031 like/kind exchange. But all that does is trade one property for another and defer the tax. If you are concerned about property values decreasing, trading one property for another doesn’t address your major concern of the potential drop in value.

What has been available to investors in real estate and stocks for over 40 years is a tool that allows an individual to create a trust which:

Names themself as Trustee;
Pays all income to them for life;
Liquidates real estate and stocks and pay no capital gains tax;
Obtain a current income tax deduction;
Upon death, make a significant to the charity of their choice; and
Double or triple the amount of money that will pass to their heirs.
Consider an example:

Ron and Elaine own a piece of property valued at $400,000 with a cost basis of $100,000. If they sell it, they will have $300,000 in capital gains. Federal capital gains taxes are 15% and California capital gains taxes are 9%, resulting in taxes due of $72,000, leaving $328,000 to reinvest. If they reinvest that $328,000 at 6%, there would be $19,680 of income per year.

Instead, they transfer the property to a Charitable Remainder Trust. They name themselves as Co-Trustees. They names themselves as beneficiaries. The trust then sells the property. Since it is a charitable trust, it pays no capital gains taxes. The trust reinvests the entire $400,000 at 6%, increasing income to $24,000, an increase of $4,320, or 22%.

Unlike a 1031 exchange which only defers the gain to the next sale, the sale in a Charitable Remainder Trust of a capital assets is tax-exempt.

Because the trust irrevocably transfers the property to Ron and Elaine’s favorite charity upon both of their deaths, they receive a charitable deduction on this year’s income tax return for the present value of the future gift to the charity. This value is a direct function of the Trustors’ age and the rate of return of the trust. Since Ron is 60 years old and Elaine is 58 years old, the current deduction against income taxes would be $88,232.

Ron and Elaine then take these tax savings (on the money that would have gone to the IRS in capital gains taxes which is now reinvested in the trust) and purchase life insurance through an Irrevocable Life Insurance Trust. The proceeds of that Irrevocable Life Insurance Trust will be paid to Ron and Elaine’s heirs upon both of their deaths, when the proceeds of the Charitable Remainder Trust are paid to the charity. Life insurance proceeds from an Irrevocable Life Insurance Trust are free from Federal estate taxes.

In conclusion, if Ron and Elaine utilize a Charitable Remainder Trust, the entire $400,000 in proceeds are available for reinvestment. No portion is payable to the government in the form of capital gains taxes. Assuming a 6% payout, that would generate $24,000 a year of income (as opposed to $19,680 if they sell, pay the tax and reinvest the rest). The present value of the future gift to the charity can be used as an income tax deduction on this year’s income tax return, resulting in an $88,230 deduction against other earned income. Since Ron and Elaine are in the top income tax bracket, this results in the actual taxes saved of over $41,000. Upon Ron and Elaine’s death, the life insurance replaces the wealth that was transferred to Ron and Elaine’s charity in the form of a check to their heirs, which is totally tax free.

If you are holding low basis real estate or stock and would like to lock in your gain without paying any capital gains taxes, then a Charitable Remainder Trust needs your immediate attention. Not only will you pay no capital gains taxes, but you will generate a significant or substantial income tax deduction on this year’s income tax return, which can be used to offset other income.

History: The Sword and The Cross - Historic San Ramon

April 12th, 2005

The Sword and the Cross
The Hispanic era in San Ramon Valley from 1772-1830
Written by Beverly Lane to accompany the 1993 exhibit mounted by the Museum of the San Ramon Valley.

The year was 1772. That spring Europeans traveled into the San Ramon Valley for the first time, camping overnight in Danville and continuing south to Monterey. In their diaries they noted the Valley’s oaks, plentiful water and numerous Indian villages. For those Indians and others of the East Bay this visit presaged the end to their traditional way of life.

Spanish Invasion

On March 20 of 1772 this Spanish expedition, led by Capt. Pedro Fages and accompanied by Franciscan Father Juan Crespi, left the Monterey presidio and investigated the eastern and Carquinez shoreline of the Bay, turning back after viewing the Delta. The expedition was an effort to determine if the Bay could be circled on land, so that a mission honoring St. Francis could be placed on the north side of the Bay. They were the first Westerners the Contra Costa Indians had ever seen.

Other explorers had touched the coast of California in the years before this inland expedition. In 1542, a scant 50 years after Columbus landed, Juan Rodriguez Cabrillo had mapped part of the coast under a Spanish flag. Francis Drake, an Englishman, landed north of the San Francisco Bay in 1579 but stayed only to repair his ships and didn’t discover the fog-shrouded entrance to San Francisco Bay. Others sighted, mapped and stopped briefly on the coast.

Not until the 1760s did the Spanish move to occupy Alta (Upper) California. A combination of personal ambition and a perceived threat of Russian invasion led New Spain’s Visitor-General Jose de Galvez to initiate a plan to consolidate and develop the northwest area of Spanish territory, including California.

In 1769 the “Sacred Expedition” led by Captain Gaspar de Portola and Father Junipero Serra traveled north, founding the first mission in San Diego mission. Fages led a light infantry of 25 Catalonian volunteers and came by sea to San Diego, while Crespi traveled with the overland group. In an era when the state and church were united, this combination of military and missionary colonization had worked for the Spanish throughout the new world.

Fages and Crespi then accompanied Portola to Monterey and points north for further exploration and settlement. A presidio (fort) and mission were founded at the Monterey Bay in 1770 and Fages was appointed commander when Portola returned to New Spain.

On March 31 and April 1, 1772, Father Crespi, a disciplined and meticulous diarist, described the San Ramon Valley as well grown with a large variety of trees, fertile land, plenty of running water, “numerous villages of very gentle and peaceful heathen” and “very suitable for a mission”. He noted that the Indians upon first meeting them had run away, “shouting and panic-stricken without knowing what had happened.”

The Indians had never seen horses, mules, woven fabric, armor or guns before and their first reactions reflected their astonishment. They were relieved to see the Spanish alight from their horses and realize these visitors were human beings. These new and obviously powerful people were fascinating to the Native Americans. For their part, the Europeans were pleased to find the Indians to be friendly. Trade began immediately with food, furs, feathers, arrows and baskets offered by the Indians and bells, fabric and beads coming from the Spanish.

Even though California Indians had a very elaborate social and economic system which had sustained them for many years, this system was not understood at all by the invaders. The Spanish felt they were civilizing and converting a primitive, starving, pagan people who had no culture. The Indians were expected to become Spanish in language, culture and religion and provide the labor for the Spanish mission settlements.

Bay Area Missions Begin

In that first decade two missions were founded in the Bay Area at San Francisco (1776) and Santa Clara (1777) and hundreds of Indians went to live at the Missions while others worked as day laborers. Once indians were baptized, the missionaries kept close track of them, expected them to turn away from their old traditions, and used soldiers and the threat of force to keep order.

The Native Americans came to the missions for a variety of reasons. Many wanted to ally themselves with the powerful newcomers and thus have an advantage over other Indian tribes. Eventually their food supplies were damaged by the Spanish grazing and cultivation practices. Foreign diseases for which they lacked immunity decimated them. The physical, social and psychological environments of their tribes deteriorated and village life collapsed.

Tatcan Indians, probably from the Alamo and Danville area, went to Mission Dolores in San Francisco early in 1795 along with a large contingent of Lafayette area Saclans. A devastating epidemic (perhaps typhus) killed many of them in March and April. Soon after, Saclans (from Lafayette) and others left the Mission in large numbers, becoming part of a major organized Indian resistance in the East Bay. Because of this hostility Mission San Jose was located only 13 miles from Mission Santa Clara, instead of in the San Ramon or Amador Valleys.

Map of the Bay Area Missions. Click on image to enlarge map

Indians from the eastern valleys began to come to Mission San Jose after it was founded in 1797, although in the early years unfriendly Indians threatened anyone who went there. By 1806 there were 662 Indians at the Mission, with a peak population of 1,886 in 1831. Most Tatcan Indians, who spoke Bay Miwok and lived along San Ramon Creek, went to Mission Dolores from 1795 to 1806. The Ohlone (Costanoan) Indians, including Seunen from the south San Ramon and Dougherty Valley areas, are recorded as having arrived at Mission San Jose beginning in 1797. In 1805 some Seunens joined with Volvons to plot against Mission Santa Clara, but a large Spanish expedition squelched their plans.
The Sword and the Cross
The Hispanic era in San Ramon Valley from 1772-1830
Mission San Jose and the San Ramon Valley

Mission San Jose became one of the most prosperous in the entire 21 mission string with its excellent water supply, fertile land, many Indian laborers and location near the Bay. In addition the Mission was fortunate in its competent missionary fathers. Narciso Duran, pastor from 1806 to 1833 was an able administrator who became president of all the California missions in 1825. He initiated a renowned music program which included a large Indian orchestra and choir. He and Luis Arguello led one major exploration into the Delta in 1817.

In 1824 Duran drew an extraordinary map of the Mission San Jose territory. On the map the San Ramon Valley is called “Yngerto Canada”, its original Spanish name. “Injerto” means “a graft” and, in this case, referred to a joined oak and willow tree at the Creek’s origin. “Valle de San Jose” was the Mission name for the Valley which stretched from Sunol to Livermore; it was the Mission’s main grazing ranch. The map also marks the first written account of”M. del Diablo”, an abbreviation of Monte del Diablo or “thicket of the devil”. This referred to the thicket in north Concord where Chupcan Indians had escaped from a Spanish expedition in 1805. Later the Americans transferred the name to the mountain we call Mount Diablo.

Map of Mission San Jose. Click on image to enlarge map

Probably some time during Duran’s tenure an Indian named Ramon had taken care of sheep in Injerto Canada. According to testimony in a land case, Jose Maria Amador said that the Creek and Valley were named for this Indian who was later mayor domo (supervisor) of the Indians at the Mission. The “San” was added to conform to the custom of the day.

The San Ramon Valley was part of Mission San Jose’s grazing land and, by 1827, 9,000 cattle and 10,000 sheep were maintained in El Valle de San Jose in the summer and moved to through the San Ramon Valley to the Chupcan Indians’ area in the winter. In 1832 the harvest at the Mission included 6,400 bushels of wheat, 1,760 bushels of barley and 1,700 of corn, in addition to a wide array of other vegetables.

By 1830 the Spanish no longer ruled Mexico or Alta California. The Mexican battles for independence, which began in 1810, concluded successfully in 1821. The Mexican government policies regarding the Spanish missionary priests, trade with foreigners, the disposition of mission property and the role of Alta California Governors were much debated by many native Californian families. They also challenged decisions of the new Mexican government and fought among themselves. The history of this period was a turbulent one.

The San Ramon Valley sat on the outskirts of effective Hispanic control throughout this entire period, the rural edge of a sparse necklace of settlements strung along the Pacific coast. In the Valley Mission livestock grazed and both Europeans and Indians hunted deer, but no permanent settlements were built. When Jose Maria Amador, Mariano Castro and Bartolome Pacheco requested grants for ranches here in the 1830s, the Mexican Rancho era began.

Major Sources and Acknowledgments

Jose Maria Amador, ND Land Case Number 322, Berkeley: The Bancroft Library, 1855.

Juan Crespi, “Return Journey from the Exploration of the Harbor of Our Seraphic Father San Francisco”, The Fages-Crespi Expedition of 1772, Pleasanton: Amador-Livermore Historical Society, 1972.

Father Narciso Duran, Plano Topographico de la Mision de San .1osq Berkeley: The Bancroft Library, 1824.

Father Francis McCarthy, The History of Mission San Jose 1797-1835, Fresno: Academy Library Guild, 1958.

Randall T. Milliken, An Ethnohistory of the Indian People of the San Francisco Bay Area from 1770 to 1810, Berkeley: Dissertation, 1991.

A Time of Little Choice The Disintegration of Tribal Culture in the San Francisco Bay Area 1769-1810, Menlo Park: Ballena Press, 1995.

Malcom Margolin, Illustrated by Michael Harney, The Ohlone Way, Heyday Books, Berkley, 1978.

Drawing of Vaquero and Mission Ranch Outpost by Al Greger

Graphic design by John Hamel.

City of San Ramon Today

April 12th, 2005

Location: Incorporated on July 1, 1983, the City of San Ramon is located in Contra Costa County on 11 square miles of the San Ramon Valley, approximately 25 miles east of the City of Oakland in the San Francisco Bay Area. The San Ramon Valley has long been considered one of the most desirable living areas in the Bay Area because of its scenic beauty, good climate, suburban charm, and proximity to the Bay Area’s major employment centers. San Ramon is at the heart of the valley and is surrounded by the prosperous communities of Alamo, Blackhawk, Danville, and Diablo.

Population: Since 1980, the population of San Ramon has increased by over 115% from 22,356 to 48,609 in 2004.

Income and Labor Until the early 1980’s the City of San Ramon was primarily a bedroom community for the major employment centers in the Bay Area: San Francisco, Oakland, and San Jose/Silicon Valley. The development of Bishop Ranch, in 1982, transformed San Ramon into a significant regional employment center. With the development of major new employment centers, employees are attracted from such far away distances as Sacramento and San Joaquin Counties.

The Bishop Ranch Office Park consists of 580 acres of land with 5.9 million square feet of office space. The office park currently is home to approximately 200 companies including such Fortune 500 companies as Pacific Bell, ChevronTexaco, AT&T, Toyota, and United Parcel Service. San Ramon is an attractive, expanding City and it is expected that over 16,000 jobs will be added within the next 15 years. This represents a 58% increase over the current 27,643 jobs in San Ramon. The City is also an affluent community with the average household income for 2000 estimated to be $95,856. This compares to a county-wide average of $63,675.

Facts About San Ramon

April 12th, 2005

San Ramon Pioneers Joel Harlan, Minerva Fowler and Leo and Jane Norris came to California in 1846 and resisted going with the Donner party on their new route. They missed the early Sierra winter and the Donners did not.

A leaning live oak, seen on the hillside from Bollinger Canyon and Anza Court, was a corner boundary for Jose Amador’s Rancho San Ramon in 1833.

Year 1850: First permanent American settlers in the San Ramon Valley. Leo and Mary Jane Norris bought the northwest corner of the Amador’s Rancho San Ramon, near the intersection of today’s Bollinger and Crow Canyon Roads.

Year 1851: First wood frame house built by Leo Norris and William Lynch. They also planted 12-acres of barley which yielded 110 bushels per acre.

Years 1852-1859: Early post office in the San Ramon Valley opened in November of 1852. It closed in 1859 and reopened in 1873.

The first house Joel and Minerva Harlan built was listed as a marker for the new Alameda-Contra Costa County line in 1853. His brother-in-law H.C. Smith evidently put that description together. Later they moved their home to its present location and called it “El Nido”. William Langdon, a graduate of the San Ramon Grammar School, became the S.F. District Attorney, a 1906 candidate for Governor, and a Justice on the Supreme Court.

The Crow family, staunch Republicans in the 1860’s, put a raucous end to one July 4th recitation of the Declaration of Independence saying “there’ll be no secession speeches here!”

The Bartlett pear orchard at the Bishop Ranch, begun in 1911, was known as the largest single orchard of Bartlett pears in the world.

Today’s Dublin San Ramon Services District has had several names. It began as the Parks Community Service District in 1953 by farmers who wanted new water supplies. In 1961 it became the Valley Community Services District and provided a wide range of services to the Volk-McClain housing developments. Its present name was adopted in 1977 and its parks now belong to the cities of Dublin and San Ramon.

Forest Home Farms - San Ramon

April 12th, 2005

In 1997, Ruth Quayle Boone bequeathed the 16-acre Boone family farm known as Forest Home Farms, at 19953 San Ramon Valley Boulevard, to the City of San Ramon for use as a municipal historic park in memory of her husband, Travis Moore Boone. After Ruth Boone’s death in 1998 at the age of 94, the City expanded the memorial to include Ruth, in honor of her generosity to the people of San Ramon and in recognition of the contribution women made to agriculture in the San Ramon Valley.

In light of the recent, widespread development of agricultural lands for residential subdivisions in Contra Costa County and the rise of land values, the gift was extraordinary. Frequently approached by developers who wished to purchase the farm for subdivision, Mrs. Boone chose instead to preserve Forest Home Farms in perpetuity and give this large parcel of land to the people of San Ramon so that they too could enjoy the beauty of the property. The City accepted the property with the vision and foresight to recognize its potential as a regional open space that could provide recreational and educational opportunities possibly unsurpassed in the rapidly changing landscape of Contra Costa County.

The 16-acre farm is located at the base of the East Bay Hills and Oak Creek divides it in two almost equal parts. The northern portion of the site contains all of the structures built or used by the Boone’s, except for the cistern that sits atop a hill on the southwest corner. The structures include 2 houses, fourteen outbuildings and two pergolas. The houses represent almost a century of residential development in the valley. The Boone House is a 22-room Dutch colonial that was remodeled several times since it was built in 1900. This home will eventually serve as a retreat and meeting center. The fourteen outbuildings vary significantly in date and size, including a barn originally built in the period from 1850 to 1860, a 7000 square-foot farm equipment and automobile storage structure and a three-building walnut processing plant that includes a three-story hulling and drying structure.

The southern portion of the property is now home to the David Glass House, a Victorian style structure and its tank house dating to the late 1860’s to early 1870’s. This home was relocated from its original site at Lora Nita Farm. The Glass House is a two-story, wood frame dwelling with a one-story rear wing, which may be older than the main body of the house. The tank house, somewhat modified from historic condition, is a two-story, wood-frame structure that is probably slightly later in date than the house. The Glass House exterior will soon be restored to its original beauty. Following that part of the project, the landscaping around the home will be recreated to resemble a photo of the home from 1890’s. The photo shows a windmill behind the home and the windmill from the Henry Farm will be placed there to best re-create the way the Glass House is depicted in the photo.

The scope of work for this project is quite large and there is a Master Plan that outlines what needs to be done to make the park accessible to the public. The work will probably take place over the next 5 years but hopefully some parts of the property will be available to the public on a limited basis. Eventually the site will allow the public to see what life was like here in the valley at the turn of the last century. In addition to the structures, there will also be agricultural artifacts and a collection of antique farm equipment. City of San Ramon Public Services employees along with volunteers have already restored several John Deere tractors and vehicles. School groups will be able to schedule field trips to the site.

Forest Home Farms will be recruiting volunteer docents and gardeners too. There are lots of ways to get involved in this project. For more information, call Kim Giuliano at (925) 973-3281.

San Ramon Branch Line

April 12th, 2005

History of the San Ramon Branch Line
1891-1978
Information taken from San Ramon Branch Line of the Southern Pacific by Irma M. Dotson.

Arrival of the Railroad
America’s Golden Age of Railroads began in the late nineteenth century. California’s first railroad was built in Sacramento in 1856 and the transcontinental line was completed when the “Golden Spike” was driven in 1869. This led to rail lines being constructed throughout the Bay Area.

The San Ramon Branch Line railroad opened in 1891 after much dreaming, lobbying and planning for rail service by local citizens. They knew train service would allow freight and passengers to be transported in winter rainy seasons when County roads were impassable. After Danville Grange No. 85 was organized in 1873, members were involved in several efforts to bring a railroad to the valley.

Early in 1890 a young entrepreneur, William Kye, grandly announced plans for a new transcontinental railroad that would go through Alamo, Danville and San Ramon. Kye said he was willing to pay for the right-of-way land and his crew proceeded to survey the valley.

This activity rekindled the interest of the Southern Pacific Railroad (which had done an 1887 survey) and meetings with landowners began in May of 1890. However, the Southern Pacific would not pay for the right-of-way. More meetings were held. Some landowners were willing to donate land, other were not. In the meantime Kye disappeared, leaving the field to SP.

A core committee of farmers, including August Hemme of Alamo, R. O. Baldwin of Danville, Charles Wood of Sycamore Valley and George McCamley of San Ramon, was determined that this time a railroad would be built. They and others helped raise $15,000 to purchase the right-of-way from reluctant owners; the rest was donated.

Grading of the route began late in 1890; early in 1891 tracks were laid and the Branch Line was completed. The line extended from San Ramon to Avon (3 miles east of Martinez) for 20 miles where it connected with the Oakland/Stockton line. The first regular trip took place on June 7, 1891. In 1909, SP extended the line to Radum (near Pleasanton) where it connected to the Oakland/Tracy line.

Significance of the Railroad
Just as the railroad accelerated the West’s development by providing passenger and freight movement, it accelerated development in the valley. Since Danville’s main downtown was next to the SP Station, significant new building activities took place there. New houses, hotels, businesses, warehouses and boardwalks were constructed. There was less impact in Alamo, where the small freight depot was south of town and San Ramon, where the stores were nearly a mile away from the depot.

Throughout the valley floor, walnuts and fruits of all kinds were successfully planted because of the increased ease of transport, gradually shifting agriculture away from grain crops. With heavy freight moved to the rails, the dirt roads stayed in better shape and valley residents were able to travel with greater speed and ease.

In 1906, William Meese built Ramona Park next to the track (in today’s Greenbrook Townhouses). It was a rustic amusement park with a dance floor, ball fields and picnic area. Groups from throughout the Bay Area reserved the park and came by train for a day in the warm sun, making the valley a premier destination for picnickers.

Although the Branch Line was a significant transportation asset for people in the valley, it soon came under the same technological and economic pressures as the rest of railroading. The San Ramon two-story depot was removed in 1927. Passenger service dwindled as automobiles and buses became more common. Trains with only passenger cars gave way to freight trains with a passenger car attached . Finally passenger transport ended on the Branch Line in 1934.

Freight trains continued to run but, even though more efficient diesel locomotives replaced steam by the 1950s, trucks proved more competitive. By the 1970s the rail line was a shadow of its former self. In 1973, only 413 cars ran the line; in 1975 there were a mere 123 cars. Southern Pacific petitioned the Interstate Commerce Commission to abandon the line and, after two years of intense local opposition, the request was granted. Operations ended in 1978.

The next several years saw considerable debate about the future of the right-of-way, including a proposal for light rail. Contra Costa County gradually bought up or obtained easements over the right-of-way. The County, Danville and San Ramon agreed not to allow buildings on the corridor. Finally citizen efforts established a multi-use trail and the Iron Horse Regional Trail was born. It follows the right-of-way, serving as a recreational trail and non-motorized transportation corridor. When completed it will link Martinez to Pleasanton.

The Danville depot was converted into a feed and grain store in the early fifties. Efforts to save and restore the depot began in 1989. It was moved to Prospect and Railroad Avenues in 1996 and opened as a Museum in 1999. Thus, with a restored depot and the Iron Horse Trail, the San Ramon Branch Line lives on as an integral part of the San Ramon Valley.

Important Branch Line Events

June 7, 1891 First trip

Feb. 7, 1909 Radum extension opens

1934 Passenger service ends

1978-9 Line abandoned and track removed

1986-2001 Iron Horse Regional Trail completed in the San Ramon Valley

Branch Line Facts

1893 1500-2000 dozens of eggs shipped a week

1896 10 car loads of Bartlett pears shipped

1912 120 cars of gravel and rock shipped from Pleasanton for the new Mt. Diablo Road

1923 4322 boxes of cherries shipped

1927 30 cars of sheep shipped

1944 2 60-car rock trains (6000 tons each), ran 7 nights a week for military construction

1947 2 steam excursions on the Branch Line

1950s Diesel locomotive replaced steam

1973 Only 413 cars ran the Line all year

Acknowledgments:
Photographs, courtesy of the Bancroft Library and Museum archives

A publication of the Museum of the San Ramon Valley, 2001.

The Railroad Comes To San Ramon

April 12th, 2005

The Railroad Comes To the San Ramon Valley

Written by Beverly Lane, based on the book by Irma M. Dotson, “San Ramon Branch of the Southern Pacific”.

One hundred years ago California was railroad country. In 1869 the Golden Spike celebration commemorated the fact that rails stretched across the entire country. Small farming community leaders believed railroad service to their communities would bring them prosperity.

San Ramon Valley farmers and ranchers were no different. Their cattle, grain, hay and fruit had to be hauled over dirt roads which were impassable during the winter rains. Yet the deep water ports of the Carquinez Strait were tantalizingly close.

So they dreamed, lobbied and planned for rail service, with Grangers prominent in the effort. Getting rail to the Valley was a prime topic of conversation at Danville Grange No. 85 meetings after 1873 when the farm organization was founded. The Grange included farmers and ranchers from Danville, San Ramon, Alamo and the Tassajara Valley.

Rival to Southern Pacific Plans a Train

A young entrepreneur, William Kye, appeared in the San Ramon Valley in 1890. Mr. Kye was the general manager of a new railroad called the Contra Costa and Eastern Terminal Railroad and he grandly announced plans for a new great transcontinental railroad. When Kye’s crews surveyed the Valley, the locals caught railroad fever in earnest. Kye said he was willing to pay for the right-of-way if owners did not want to donate their land.

Three years earlier, in 1887, the Southern Pacific Railroad Company had raised and dashed farmers’ hopes for a railroad. The Company had surveyed for a train and then removed the marking stakes. William Kye’s activities piqued the interest of Southern Pacific and a Company representative, Mr. Field, began meeting with landowners in May of 1890. Field said the Company could begin to build the San Ramon Valley line in 30 days if the right-of-way was given to them without charge. He was empowered to accept deeds to the land immediately.

The battle was joined between William Kye and Southern Pacific. And the issue was the right-of-way. Since Kye had offered to buy land, many of the owners wanted Southern Pacific to pay as well. But Mr. Field was adamant: the Southern Pacific Railroad Company would not build the railroad if they had to pay for the right-of-way or any portion of it.

Right-of-Way Issues Debated

A whole series of meetings were held over this issue. The first was called by August Hemme on May 31, 1890. Hemme, who owned much of the flat land between Danville and Alamo, was willing to deed the right-of-way free. He believed the benefit and increase in land value was worth it.

Presenting the other side was pioneer R.O. Baldwin of Danville, another highly respected Valley leader. He wanted the railroad but did not understand why he and others would let a train split their best land without compensation. Others more distant from the tracks would receive the benefits without the inconvenience.

Mr. Field pressed for a decision; more meetings were held. It was determined that about 340 acres all-told were needed by the Southern Pacific for a right-of-way from Avon (near Martinez) to San Ramon. A committee composed of Hemme, Baldwin, J.A. Shuey, Albert Glass and J.M. Stow visited each owner of prospective right-of-way land. Each was asked if he was willing to grant the right-of-way free and, if not, what was the lowest price he would accept. They committee hoped that landowners off the line would contribute money to help buy some of the land.

Two-thirds of the right-of-way was obtained by the committee outright. Owners of the remainder had varied reactions: some needed time, some wanted to talk it over with friends, some dickered for a switch at their property and some wanted to be paid for “damage” to their property. Most were willing to take a reasonable amount if they could see the Company would actually lay the tracks soon.

In the meantime, William Kye had disappeared, leaving the field to the Southern Pacific Railroad Company. There were still more meetings. Hemme even met with Charles Frederick Crocker of the Southern Pacific who promised to “blow his whistle in Danville in 60 days from the signing of the articles.”

Fund-raising Brings the Train Closer to Reality

Subscriptions were made, including ones from the local school districts, with a goal of $15,000. By July of 1890, $8,000 had been pledged, then $10,000. August Hemme made strong speeches urging the citizens to grasp this opportunity while they had the chance.

Finally, the last $2000 was raised by guarantees, with subscriptions pledged by 20 Valley stalwarts, including Charles Wood, W.Z. Stone, M.H. Elliott, C.G. Goold, C. and N. Boone, George McCamley, William Meese, Hemme, Baldwin and Shuey.

The Train Is Guaranteed

That September, J.F. Foulds, attorney for the Southern Pacific Railroad, Thomas Ramsden, civil engineer, and Valley representatives James Foster and J.A. Shuey met in Martinez. They examined deeds and records to make sure all titles were clear. Only a two-mile stretch of Patrick Tormey’s land had not been secured and a separate arrangement between Southern Pacific and Tormey had been made.

The Southern Pacific was willing to pay for station land along the line. In Danville, John Hartz sold 8.65 acres to the railroad adjacent to the downtown, eventually creating a business boom. In San Ramon, George McCamley deeded land for the station, subject to continued use for railroad business. The station was over one-half mile from San Ramon’s small commercial area.

Two-story Southern Pacific depots (using the train company’s No. 18 gold and brown design) were built in these two communities. In addition, a garage for the engine and a turntable were constructed in San Ramon; the San Ramon Branch Line ended there until 1909 when it extended to Radum (near Pleasanton).

A small freight depot at Alamo on Hemme’s ranch was also built. Flag stops were established at Baldwin’s ranch (Osage) and at the Boone Ranch (Forest Home). Grading began in the winter of 1890-91, tracks were laid, and the job was done by May. An official inspection trip occurred on May 17, 1891 and the first regular train trip took place on Sunday, June 7, 1891.

A full year of debate, decision and commitment saw the community’s dream come true - the Iron Horse had finally arrived in the San Ramon Valley!

**This article was written by Beverly Lane, based on the book by Irma M. Dotson, “San Ramon Branch of the Southern Pacific”.