There is a possibility that the City of Santa Rosa might have a “plot plan” of your property (or other historic building permit information) in City Building Permit records from when the houses were first constructed. These are housed in the Planning and Economic Development Department in Room 3 at City Hall (100 Santa Rosa Avenue, Santa Rosa). But they are not quick and easy to access, and it takes about 10 days to get your hands on them since it means digging through archives and microfilm to find them. You can request via mail and save yourself a trip downtown.
To find out what information the City might have about your property, the owner will need to complete the City’s “Public Copy Request Form” and submit it to the City’s Planning & Economic Development Department via hand delivery or mail to this address:
Planning & Economic Development
Attn: Copy Requests
100 Santa Rosa Avenue, Room 3
Santa Rosa, CA 95404
Source: Joshua Damron, Area 4 Block Captain and City of Santa Rosa Planning Dept.
* A higher neighboring lot that cause water to flow onto your lot? * Rainy-season drainage problems on your lot? * Adding enough replacement soil to your lot? * Who is going to do all of the above?
Dealing with Drainage
In the presentation that was shown at the 12/19/17 Area 4 meeting (http://bit.ly/CSAREA-4), page 27 (pictured here) includes the statement “Drainage on each lot must be verified by a civil engineer”. Before actual construction can start, every lot must be checked by a civil engineer (from a company such as Hogan Land Services) to ensure that
(a) water that drains from the lot goes into the City storm drain, and
(b) water from OTHER lots does not go onto the lot being checked.
Contrary to rumor, the big builders ARE thinking about this — they HAVE to. The prohibition against water flowing from one lot to another is actually in the building code!
What actually happens is more than just “checking”. If there are drainage problems a civil engineer will design a drainage system that fixes the problems. This can include adding or removing soil, adding new underground pipes and surface drains, and changing the slope of the surface (by grading). The finished design appears on a page called the “Grading & Drainage Plan” in the final “permit package” that the builder must submit to the City for approval.
Regarding adding soil, page 27 in the above presentation also says “Infill soil must be added, compacted and tested”. (“Infill” is defined as “material that is used to fill a space or hole”; the term can also apply to a house built later on a lot that was left vacant when all the other houses in a development were built.)
Just like with drainage, adding soil isn’t as simple as it sounds and requires work by a civil engineer. Consider that if you have a typical 5,000 square-foot lot that has had 3″ of soil removed over the entire lot, that’s 8.7 cubic yards of soil — which is about 2/3 the capacity of an average commercial dump truck!
“Compaction” is like stomping on the soil to remove air and voids like you do after digging a hole, except that with clay soil like in Coffey Park it’s typically done with a piece of equipment called a “sheepsfoot roller”. Then compaction testing ensures that the soil has been compacted enough to support the weight of the foundation and house. Also note that wet soil (“mud”) can’t be tested for compaction, so the weather must be factored into this process.
Discuss soil plans with your builder
Many large builders will include infill , drainage and grading in their package, but smaller or custom builders might not. The whole “adding soil during construction” process is something that can’t be done by homeowners, so any talk about “sharing costs” doesn’t actually make sense when it comes to adding soil. What homeowners SHOULD do is (a) make sure that their builder’s plans reflect the homeowner’s specific desires before the builder submits them to the City, and (b) monitor what’s being done during the “preparation for building” phase (see pages 25-29 in the Area-4 meeting presentation) to make sure that visually obvious problems such as height differences between lots are being corrected.
Cooperate and coordinate with neighboring lot owners
It may be obvious, but correcting height differences between lots typically requires grading across multiple lots. This means that if even if you already have selected your builder/contractor and you’re highly focused on rebuilding your house, you still may need to cooperate closely with the owners of the lots surrounding yours. Networking with your neighbors through CoffeyStrong, Nextdoor and Facebook has never been more important!
Soft costs – are they included in the builder’s cost per square foot?
“Preparation for building” costs such as geotechnical (soil) testing, infill soil, drainage design, and lot-line surveying are often called “soft costs” because they’re not a direct (“hard”) construction cost. Soft costs are often included in the builder’s cost-per-square-foot quote, but not always. For example, take a look at the “Large Builder Matrix” on the CoffeyStrong website. Six of the seven builders shown in the table include soft costs, but one doesn’t. Make sure you ask your builder to explain in detail (in advance!) any and all costs that are not included in his cost-per-square-foot quote.
Keep learning to protect your interests
I’m fairly sure that the majority of you have never had to deal with construction at this level before, and it can be pretty intimidating. Just be thankful that you live in the Internet age! Google and Wikipedia are your new best friends. To protect your interests when dealing with builders, it’s really helpful to increase your understanding of construction terms. I suggest Googling and/or looking in Wikipedia for all the construction terms used above: drainage, civil engineer, building code, soil compaction, sheepsfoot roller, foundation types, grading land, geotechnical engineering, surveying lot lines, and soft costs. Happy reading!
posted 12.28.17 by Geoff Walker, CoffeyStrong Area 4 organizer & block captain
and Nextdoor Coffey Park Lead
this article is modified from a post on Nextdoor Coffey Park
The City and County have teamed up to provide an interactive online map displaying debris cleanup status of all the properties impacted by the fires. In addition to the map, a great deal of helpful information about debris removal requirements are provided on their website.
The map is searchable by address, and shows which properties have submitted a right of entry but are not cleared (white), which have opted for a private cleanup (ochre), which are waiting for soil sampling (blue) and which are ready for rebuilding (green).
First came the EPA
Before the major ash and debris removal, the EPA came through to check for hazardous household waste. As of December 20, the EPA had nearly completed all of this work throughout Sonoma County. This includes removal of everyday products like paints, cleaners, solvents, oils, batteries, herbicides and pesticides, which often contain hazardous ingredients. Following a fire, these products require special handling and disposal, especially if their containers are compromised. For more information on the EPA’s work, see the agency’s fire response webpage.
Phase II: Clearing and Soil Sampling
Once the Army Corps has completed the removal of all ash and debris, and sprayed erosion control material on the lot, then there is a soil sampling phase. Already a week before Christmas more than half of Coffey Park’s lots had been cleared, and the Army Corps reports that their goal is to have them all done in our neighborhood by January 15, 2018.
Why isn’t mine clear yet?
Looking at the map, it seems that there is no particular order in which the lots have been cleared. My own lot is still not clear, yet the properties on all sides of mine are all complete. We are told that there are several factors determining the order of work, including
1. Density – the closer together the lots, the easier it is for the crews to clean more lots, faster.
2. Severity – are there critical facilities nearby, such as schools and other public needs
3. Protecting the watershed – creeks and riparian areas have been identified by specialists for prioritization
4. The date the Right of Entry form was accepted
Regardless, we can all be happy to know that the lots should all be clear in less than a month’s time for those who went with the public cleanup option.
I got the ready to build notification…now what?
Once all the debris cleanup is all done, and the soil samples come back clean, the Army Corps will notify the county that they have finished with your property. The county will enter the data in their own information system and send you a robotic call to let you know you are cleared for rebuilding. The county will also send you a follow up notice in the mail. Once you receive that notice you are ‘ready to rebuild’, which means:
You can prepare your lot with fill/grading which may be necessary to meet building site specifications. (Your selected builder/contractor might be taking care of this! You should ask!)
You can consult with a professional land surveyor/engineer to get an accurate determination of where your legal property lines are. Work together with your neighbors to share the cost! Additional information may be included in your deed and in Assessor’s maps.
Drainage must be verified by a civil engineer (Your selected builder might take care of this!)
You can start the process of obtaining permits for your rebuild.
Weather must cooperate! Can’t rebuild in pouring rain!
For more information on Debris Removal visit https://www.sonomacountyrecovers.org/debris-removal/
United Way of the Wine Country Partnership with Coffey Strong
I wanted to reach out to let you all know about some big news in regards to Coffey Strong’s efforts. Recently, the United Way of the Wine Country has agreed to be the nonprofit partner for the Coffey Strong neighborhood association. This means we can now accept funds for our efforts through the 501c3 of the United Way. This is a very big development. Currently we are applying for grants and funding in order to accomplish two short term tasks that will have large ramifications. We are pursuing licensing for a customer relationship management (CRM) software that would make our communication methods exponentially more efficient. Additionally we will be looking to hire a free-lance developer to help make our website more robust.
Leveraging CRM Software to Connect Homeowners
What we plan to do with this CRM is to be able to cross reference many layers of information for each person on our contact list. The three main goals are as follows:
Identify everyone with the same floor plan and group them together
Identify everyone with the same insurance carrier and group them together
Cross reference those two so we can identify groups with the same floor plan AND insurance carrier.
This helps us in multiple ways. First, if we can identify those that share floor plans and carriers we can not only be able to compare notes on price per sq. ft. to make sure everyone is getting a fair shake but also be able to share best practices and any newly identified information. This will help level the playing field. Additionally, by grouping residents together by floor plan, we can offer the ability to share ideas. If you wish to make changes to your home’s design or start from scratch, we can provide the ability to have groups of the same floor plan meet with builders such as DeNova, American Pacific Builders and Stonefield who are willing to design new floor plans for groups that are large enough. That way you don’t need to worry about identifying others to share architecture or engineering costs. Those builders will incur those costs.
This is an excellent opportunity. Essentially we can get everyone with the same floor plan who wishes to participate in the same room to identify a builder to work with and create a focus group to develop a similarly sized floor plan with your ideas influencing it. Most of those builders will be developing plans for other sized homes as well, and can do a “plan fit” so you can see other designs that can fit on your lot.
Register at Coffeystrong.com
The most crucial components of this are to first, make sure you are registered on www.coffeystrong.com with your information updated (you can update your info even after you register). Second, be patient. We have an opportunity to update and customize the old floor plans with the builders paying that cost. The Coffey Strong organization is trying to avoid residents from having to pay for things they don’t need to. More info will be coming soon, thanks for your patience.
Happy Holidays, Jeff Okrepkie Board President Coffey Strong
Coffey Park is a large development with many original builders although within that plan many house models were duplicated. As homeowners now get copies of their house’s original plans, they have been seeking others with the same plan too. And with rebuilding, mortgages, and insurance, we know that footprint, square footage, number of bedrooms and bathrooms all have an impact on design review, permits and total cost. There could be some real value to pursuing collaborative planning if you connect with others who also had your house plan or at least a similar square footage.
Maps Reveal Floor Plans with Color Coding
Here are some maps that one of our Coffey Park block captains created, all from public information in the city tax assessors office. We are working on ways to help you connect with others homeowners in Coffey Strong if you want to try and plan, design and even build in collaboration with others (or at least explore that possibility). Keep in mind the data is 30 years old and does not include upgrades or remodels.
Hiring a contractor requires lots of research on the part of the homeowner. What questions should you ask? What kinds of qualifications and experience will be important for a smooth building process? Our local North Coast Builders Exchange is offering a webinar, free to North Bay fire victims, to help educate with practical tips and advice as you begin the rebuilding process.
Hosted on Zoom, a web conferencing platform, you can watch this event live if you have an internet connection.
“What You Need to Know Before Hiring a Contractor”
Thursday, Dec. 14, 2017 6:00 – 7:15 p.m.the
Featuring speakers Mike Behler (Behler Construction Co.) and Craig Lawson (CAL Custom Building Services)
Please click the link below to join the webinar on Thursday, December 14 at 6 p.m.:
In this ever evolving rebuild we currently have some progress to share and to be aware of. Before we get to that, I want to address a few things. First, every builder I have talked to has expressed the same sentiment with the rebuild in regards to timeline. That is, at best, no construction will start at least until early April. That is the best case scenario where debris removal is done on time and efficiently, there are no set backs with utilities or public works and weather cooperates. This means there is time for due diligence and to weigh all options. This is particularly important as you need to have a preferred builder and a back up. A back up is crucial because you don’t want to be left at square one should your builder back out. This happened after Scripps Ranch in San Diego, so don’t be surprised if that happens here.
Latest on Builders
There are three predesigned turnkey builders. Those are APM Homes, Gallaher Construction and Synergy Group.The Tuxhorn Company is also doing some upgraded plans for their previous builds in Windrose, Barnes Meadows and the adjacent areas. There are plenty of builders that are willing to do custom homes. However there are a handful of large to mid-size builders that want to work with homeowners in order to develop new plans to build in scale. They include DeNova, Stonefield, American Pacific Builders among others. That last part is the reason for this post. Area 1 and Area 2 have begun to talk to builders in order to revitalize their old plans.
Mapping to Connect Neighbors with Similar Floorplans
We have recently mapped the original Coffey Park subdivision phases #1-5 by floor plan (not to be confused with our Coffey Strong areas 1-5), The majority of these homes are located in Coffey Strong areas 3 & 4. We are about to begin the process of cross-referencing contact info by plans so we can contact all houses with the same floor plans with the intent to organize, and interview developers that wish to customize floor plans using resident input. You will see emails in the coming weeks to initiate this process.
All of us in Coffey Strong are volunteers and are doing this in what used to be our free time, so it won’t be instantaneous. You do not have to participate if you don’t wish to go this route. It should be said that there may be many plans that fit your lot, so the one derived from your group may not ultimately be the one you pick.
Areas 1 & 2, and the Windrose & Barnes Meadows subdivisions are progressing with this kind of effort and we intend on initiating this process soon for the previous mentioned areas, however that doesn’t mean the rest will be left out. We would still like help in tracking down floor plan info for the other areas to offer the same solution.
There are a LOT of builders interested in rebuilding Coffey Park. We (the Coffey Strong volunteers) have tentatively grouped them as follows:
1: Builders who are interested in building 50+ houses each: APM, DeNova, Gallaher, Stonefield, Synergy. We just today posted a matrix of information on these builders on the website: http://coffeystrong.com/builder-matrix/. Not all of these builders are willing to build in all Areas; for example, APM is unwilling to build in Areas 1 & 2 because they are focused on rebuilding Condiotti homes, which are mostly in Areas 3 & 4.
2. Medium-sized builders who want to do 10-50 houses each: American Pacific Builders, Tuxhorn, Cobblestone, Shook & Waller, and a bunch more.
3. Small builders who want to do fewer than 10 houses each — there are probably at least a dozen of them.
Builders Won’t Likely Stick to One Area Only
Every one of these builders are different (look at the matrix mentioned above for an example of what I mean). Those differences will have a BIG effect on which builder a homeowner selects. I don’t think it’s going to be as simple as mapping builders into Areas. I don’t think we even have a clear idea yet HOW we’re going to help match up homeowners with builders, at least not on the scale of all 1,100 burned homes in Coffey Park. Another point is that some of these builders still aren’t ready to lay out their complete program — an example is APM, who won’t have real pricing until the end of January. It takes a while for a large builder to nail down all the elements of a program this big.
Some Public Infrastructure is Needed First
When will this all get started? It doesn’t seem likely that rebuilding will be able to start until late spring — and it’s not just the weather that’s the problem! The entire neighborhood must be certified by the City & County as ready for rebuilding. Before that can happen, the infrastructure must be tested and repaired to some acceptable level (water, sewer, gas, underground electric, storm drains, etc.). That’s going to take some time.
Those builders who say that they expect to start building in February are probably just trying to nail down customers as quickly as possible. We don’t believe that Coffey Park will be ready for building to start in February. Areas 1 & 2 are different because the houses were built in 1977-1980, compared with 1986-1990 in Areas 3 & 4. Because of the 10-year time difference, the houses in Areas 1 & 2 are generally smaller. Some of the above builders are not interested in such small houses. Area 2 is working on a plan that involves boiling the original 10 Cal West plans down to five models, updating those plans to current code, and then finding a builder willing to work with that package.
The bottom line is that we are still very early in this process. We DO understand the need for specifics, but we’re not even close to having all the data yet. We’re working on it. Please be patient.
Adapted from a Post originally written for Nextdoor on December 7, 2017 by Geoff Walker (volunteer, Area 4)
This is a builders matrix of the 5 largest builders intending to work in the Coffey Park area: APM, DeNova, Gallaher, Stonefield and Synergy. These are builders looking to do a minimum of 50 homes and have the capacity to do hundreds. These are for “turn-key” homes. That means they take care of nearly everything for you, as you can see.
This is not intended as an endorsement for one or another. This is just informational so you do not waste your time if there is a factor that is a deal breaker for you, like what kind of foundation they use. There are also dozens of builders willing to do much smaller groups. There are too many to list but the ones that I have heard most often are The Tuxhorn Company, Shook & Waller, G Family Construction, and American Pacific Builders.
Coffey Park Neighborhood Section Map for the Recovery and Rebuilding Effort[/caption]
Area 1: East of Coffey Lane, North of Hopper
Area 2: East of Coffey Lane, South of Hopper, North of San Miguel
Area 3: West of Coffey Lane, North of Hopper
Area 4: West of Coffey Lane, South of Hopper, North of San Miguel
Area 5: South of San Miguel
So many homes, so many people who are putting their lives back in order. To move ahead, where individual needs can be addressed while the power of working together is also leveraged, Coffey Park has been divided into FIVE AREAS.
Then, working with maps of each AREA, local residents have divided those areas into smaller SECTIONS, each with a volunteer BLOCK CAPTAIN whose role it is to serve as a communications hub for the people in that SECTION. The AREAS and the SECTIONS can correspond on all kinds of redevelopment efforts, and even choose to meet up on occasion–its totally up to you and your neighborhood needs.
We are working to grow Coffey Strong’s database of registered participants to be a powerful tool to group residents by insurance company, builder, model or square footage if opportunities or concerns arise that would benefit from a coalition of homeowners working together to protect their interests. Block captains will use whatever method of communication works best to keep in touch- email, phone, social media, etc. Sign up to be part of this network and connect with a block captain!
Please remember that everyone in Coffey Strong is volunteer, and everyone is in the same boat here, rebuilding lives after the fires. If you would like to offer to help with any of this neighborhood organizing as a block captain, committee member, or in another way, contact us at [email protected].
We care about your privacy, so we keep the database information private and it is not posted anywhere on the website or in public view.