Category Archives: Sonoma County Issues!

The Roseland Village Development; where are we now and what’s happening next. Update. Santa Rosa, CA

The small parkette in front of Roseland Village built on top of a former gas station. Santa Rosa’s Roseland neighborhood has been waiting years for the coming improvements

 

 

 

 

 

 

Benjamin Wickham, Affordable Housing Director – Sonoma County Community Development Commission joins me on today’s show to discuss the plans in motion for the long anticipated Roseland Village Project.

Beginning in 2005, through a series of community meetings, a vision was created for the future of the Sebastopol Road Corridor. Part of this vision was for the development of a neighborhood center, housing, a plaza and mercado where the Roseland Village shopping center is currently sited. In 2007, the Sebastopol Road Urban Vision Plan, which reflected the community vision developed during these meetings, was adopted by both the Santa Rosa City Council and the Sonoma County Board of Supervisors. The Commission is working with the nonprofit MidPen Housing to bring this vision to realization.

Mr Wickham is also overseeing  the Roseland Brownfield Revitalization Project and will fill us in on that project as well.

The Roseland Brownfield Revitalization Project

In 2016 the Community Development Commission was awarded a $392,000 grant from the Environmental Protection Agency to conduct critical environmental studies on at least 18 different sites along the Sebastopol Road Corridor and surrounding Roseland neighborhood.

For more information visit:

https://sonomacounty.ca.gov/CDC/Housing-and-Neighborhood-Investment/The-Roseland-Village-Development-Project/

https://sonomacounty.ca.gov/CDC/Housing-and-Neighborhood-Investment/Roseland-Brownfield-Revitalization-Project/

All about Septic on this week’s show with Mike Treinen!

We’re talking Septic Systems on this week’s show. Mike Treinen, Septic Inspector/Consultant and former Sonoma County Sanitarian joins me on today’s Real Estate Hour and we have a lot to talk about.  

  • New Sonoma County Regulations in the works; and what to expect!
  • What is a septic system
  • Types of Septic Systems
  • Expansion, Maintenance, Pumping, etc.
  • Why you should always get a septic inspection when buying a home with a septic system.
  • Update on Fire lots with Septic.

… and your questions;  Mike Kelly’s Real Estate Hour with Allison Norman on KSRO 9-10am Sunday’s 1350am, 103.5/94.5fm and streaming live on KSRO.com

Sonoma County Winegrower’s President, Karissa Kruse joins me on The Real Estate Hour this Sunday

Karissa Kruse President, Sonoma County Winegrowers
This week on The Real Estate Hour, as many of you will be chilling your green beer for St Patty’s Day, Karissa Kruse, President of Sonoma County Winegrowers joins me on the show to talk about the Winegrower Industry here in Sonoma County, CA.
But, have no fear, our theme WILL be “GREEN” Sonoma County Winegrowers, under Karissa’s leadership, is making great strides as they lead the push for Ag sustainability in the Sonoma County Winegrower industry. 
Through their Sonoma County Grape Growers foundation, they’ve also been doing some pretty special things when it comes to housing affordability for ag workers, by working directly with land owners to create on-site solutions to the high cost of housing in Sonoma County. 
After the October 2017 fires, the foundation shifted gears and raised over $1.3 million for Housing recovery for Ag families. 
As always, a healthy economy, and a healthy community, make for a healthy real estate market. So, this is very relevant information. Housing affordability and supporting the service industry, hospitality, tourism, public service, teachers, and the ag workforce, is a crucial piece of the overall health of our county. This and more with Karissa Kruse THIS Sunday morning 9-10am – 1350AM, 103.5/104.9FM, streaming live and podcast at KSRO.com
You can also hear Karissa every other Tuesday afternoon on “Off the Vine.” on KSRO’’s The Drive with Steve Jaxon

Karissa Kruse is President of the Sonoma County Winegrowers, a marketing and educational organization dedicated to the promotion and preservation of Sonoma County as one of the world’s premier grape growing regions. Karissa joined Sonoma County Winegrowers as Director of Marketing in September 2012 and was named President for the organization on May 1, 2013. Since taking over the top leadership role at the Sonoma County Winegrowers, Kruse has guided the strategy and implementation of Sonoma County’s commitment to become America’s first 100% certified sustainable wine region. Her forward thinking approach has helped Sonoma County Winegrowers gain global recognition for their efforts and she’s been invited to speak at major conferences around the world.

In an effort to continue to lead in the social responsibility component of sustainability, Kruse announced the relaunch of the Sonoma County Grape Growers Foundation in January 2016, which aims to assist local agricultural employees and their families in the areas of healthcare, affordable housing, childcare, education and workforce development. She currently serves as Executive Director of the Foundation.

In January of 2017, Kruse launched the Sonoma County Center for Ag Sustainability, a think tank in partnership with the Wharton School of Business, that is focused on bringing subject matter experts from around the United States to Sonoma County to work on issues and opportunities affecting the long-term preservation of agriculture.

Karissa earned a BS in Economics and an MBA in Marketing from Wharton School of Business at the University of Pennsylvania. She has 20 years of experience in various aspects of marketing, brand management, strategic planning and business development. Karissa has worked for companies such as General Mills, Universal Studios, Mattel and Dairy Management.

She is a partner in a small winery, Argot Wines, and the owner of a 12-acre vineyard on Sonoma Mountain.

Kruse is on the Alumni Advisory Board for Wharton’s Initiative on Global Environmental Leadership and a member of the Global Wharton Women in Leadership. She is also on the German Marshall Fund Alumni Leadership Council and FIVS Global Environmental Sustainability Working Group. She is on the Board of Directors, Executive Committee and Housing Task Force for the Sonoma County Alliance. Kruse also sits on the Board of Directors, Board Development Committee and Women’s Leadership Council of the United Way of Wine Country. She is on the Board of Directors of Sonoma County Tourism, Social Advocates for Youth, Sonoma County Harvest Fair, Santa Rosa Chamber of Commerce and Shone Farm Foundation. Kruse serves on the Health Action Catalyst Team and its Governance Working Group and is a member of the Santa Rosa Junior College Wine Studies Advisory Board. In 2014, Kruse was selected as a North Bay Business Journal Women in Business Award recipient and was a Forty under 40 Award recipient in 2012. Kruse was honored with the Marshall Memorial Fellowship in 2015. She received the 2016 Friend of Agriculture Award from the Sonoma County Harvest Fair. She was named to the 2016 Wine Business Monthly Magazine’s Top 50 Wine Industry Leaders. In 2017, she was named on the Organic Authority’s List of “Badass Disruptors Changing Your Food System.” Karissa was honored by the North Bay Business Journal in 2017 with a Community Philanthropy Award.

Contact Karissa

  • karissa@sonomawinegrape.org
  • 707-522-5863

Jan Loewen – Loewen Insurance – Calls in with Insurance Tips After the Flood

Jan Loewen – Insurance Broker/Agent

Tune in at 9:00am Sunday on KSRO – Jan Loewen joins The Real Estate Hour this morning for a brief conversation about what steps you should take if your home or business was affected by the recent flooding in Sonoma County. As a previous insurance claims adjuster and long time insurance broker/agent, and owner of Jan Loewen Insurance, Jan has a wealth of information to offer when it comes to insurance.

To contact Jan or learn more about her business, visit her website: http://janloeweninsurance.com

JAN LOEWEN INSURANCE BROKER/AGENT – LIC#0L12184

Phone: (707) 528-8483 – Email: jan [@] janloeweninsurance.com

Benton Veterans Village housing veterans in need of housing

Santa Rosa Fire Fighters Local 1401 is partnering with Community Housing Sonoma County (CHSC) to create HOME for 7 veterans in the former 1950’s Santa Rosa firehouse on Benton Street. CHSC refurbished and re purposed the firehouse to become Benton Veterans Village housing veterans in need of housing. This former firehouse will be a unique veterans’ housing community due to the enormous commitment made by our Santa Rosa Firefighters to be involved in the veterans’ lives. Led by Santa Rosa Fire Fighters who are veterans, our local fire heroes are committed to creating a long-lasting partnership with our nation’s veteran heroes who will be living at the firehouse.

We are asking for your help. We need your help with cash donations or donations of new or gently used items to finish outfitting the building and each veteran apartment to create the feeling of HOME for our veterans moving into Benton Veterans Village in mid-October.

Santa Rosa Fire Fighters already secured donations for a pool table, dressers, tables and other items.  You can participate with cash donation or donate items needed for the apartments and the firehouse. Please visit our website donation page to make a cash donation or view household items that you can donate to help secure HOME for our veterans.   https://www.communityhousingsc.org/support-us.

Tom Havstad, Permit Consultant, winding your way through the county post fire!

Looking forward to long-term guest, Tom Havstad, permit consultant, and his take on the County of Sonoma and how it is coping with the onslaught of building permitting, septic issues and a post-fire working environment. Tom has great insight also on permitting structures which you might think are illegal or non-conforming. He can legalize your non-conforming lots too. Tune in for some frank discussion on the current state of the Permit Resource Management Division or “permit Sonoma county”!

Tom Havstad

Permit Consulting Services

12651 Fiori Lane

Sebastopol, Ca. 95472

Cell Phone: 707-695-0857

Office Phone: 707-874-2078

Fax: 707-827-8073

Website: www.permit-help.com

Email:   havstad@sonic.net

Want to keep your old Proposition 13 tax base when you move? Here’s how!

Adding more teeth to Prop 13–expanding propositions 60 and 90

C.A.R.’s Portability Initiative
Campaign Talking Points

• GOAL: To create homeownership opportunities for young families and
preserve tax savings for seniors. Expand Proposition 60 and 90 voter mandated keeping of old property tax base.
• Proposition 13. California’s property tax system is based on the purchase price of a
home. Proposition 13 caps property taxes at 1 percent of the purchase price (Prop.
13 property tax base).
• Moving Penalty. When a homeowner relocates, their property taxes will be 1
percent of the purchase price of the replacement home. As a result, homeowners’
property taxes generally increase when they move.
• Seniors. In California, homeowners 55 years of age or older can transfer their Prop.
13 property tax base – only once – to a replacement home located in the same
county so long as the purchase price for the replacement is equal to or less than the
sale price of the original residence. These homeowners can also transfer their
Prop.13 property tax base to a home located in a county that has agreed to the
transfer (only 11 counties have agreed to inter-county transfers).
• Data. Data shows that homeowners are very aware of how their property taxes will
increase when they move. As a result, almost three-quarters of homeowners 55
years of age or older have not moved since 2000!
• Research. Because of the housing supply shortage, 65% of starter homes are
selling at or above the asking price which makes it very difficult for first-time
homebuyers to enter the market.
• C.A.R.’s Initiative. C.A.R.’s Portability Initiative would allow homeowners 55 years of
age or older to transfer their Prop. 13 property tax base to a home of any price,
located anywhere in the state, any number of times.
• Buy Up. For example: Homeowner originally bought for $100K ($1K/year for
property taxes), subsequently sells for $300K, and buys a replacement home for
$400K. The $100K difference between $300K and $400K is added to the original
Prop. 13 property tax base of $100K for a new Prop.13 tax base of $200K ($2K/year
for property taxes). Under existing law, this transfer could not be made and the
Prop. 13 tax base would be $400K ($4K/year for property taxes).
• Buy Down. Returning to the example: If a homeowner buys a less expensive home,
for example for $200K, the property taxes will be proportionally the same as for the
original home. In other words, if the tax base was one-third of the sales price, the
new property tax base would be a third of the new sale price (i.e., 1/3 of $200K =
$67K or $670/year for property taxes). Buying down reduces the homeowner’s
annual property tax bill.

• Arguments in Favor:

– No moving penalty. The initiative keeps senior homeowners’ property taxes low
when they move.
– Increased supply. As senior homeowners move, they create housing
opportunities for younger, growing families and first-time homebuyers that don’t
exist today.
– Local finances. When a senior moves out and a young family moves in, the tax
revenue to the locality annually increases.

Will MORE Real Estate Inventory equate to MORE Sales? History does not lie!

We seem to be suffering under the MORE INVENTORY WILL EQUAL MORE SALES notion. Granted, more inventory would allow more choice, lower our appreciation rate as we’d have more to choose from with fewer overbidding, but note the sales are NOT that dramatically different when there is more inventory. Looking back 10 years you can see in the light green the huge amount of inventory vs. today’s anemic numbers. However, the sales do not look all that much different.

 

Looking back 10 years inventory and sales-They don't go hand in hand!
Inventory VS Sales–More Inventory = More Sales? Note the amount of Sales do not increase dramatically with MORE inventory.

Nov 12th Guest: Richard “Dick” Dowd–Long time Engineer and Development Expert

Northern California Engineering Contractors Association Hall of Fame – Inducted 2014

North Coast Builders Exchange Hall of Fame – Inducted 2002

 City of Santa Rosa Board of Public Utilities, Santa Rosa, CA  1994 to Present

Board Member (Chairman – 1996 to 2013)

Sonoma Clean Power Authority  2013 to Present

“Our region has lost up to 7,000 living units, and we had a housing shortage before the fire.  Also, we already had a homeless issue because of the high cost of housing in the region, and we will need temporary housing for them as well as the workforce from outside the area that will most certainly be needed to supplement the locally available construction workforce. In addition, we will need to provide housing (temporary and/or semi-permanent) for those displaced from their homes while they are rebuilding.

We also all need to recognize that this devastating fire(s) is having a damaging impact on the economy of our region.  Jobs have been lost, businesses have shut down, etc., and property taxes will take a severe hit which will damage the ability of the county and our cities to function in a normal fashion.  I have heard that there will be a 20% reduction in the GDP of our county in the short to intermediate term.

I am the Chairman of a group, currently entitled “Rebuild Sonoma Task Force”, which might change soon so that we can assist rebuilding in the other 3 counties also.  The group is made up of builders, contractors, architects, engineers, business groups, financial institutions, and insurance brokers.

All of these groups have experience, and thus valuable input, to getting our region “back up and running” as efficiently and economically as possible.

This is not going to be an easy task by any stretch of imagination, but our group wants to encourage everyone to be patient and do this recovery correctly, more so than just quickly.”

 

 

Longtime community mover and shaker Dick Dowd joins me this Sunday. Engineering expertise and development experience.

Podcast of Sunday, Oct 29th Show with Property Tax Assessor Bill Rousseau

Had a great discussion yesterday with County of Sonoma Clerk, Recorder, Tax Assessor and Elections Chief, Bill  Rousseau.  Click to hear the podcast! We had a far ranging discussion on keeping your property 13 status when rebuilding your destroyed home and repairing damage. Also, discussed:  Propositions 60/90 and how you can move your low Proposition 13 tax base with you if moving.  One of the emergency ordinances is found under Revenue and Taxation code 69.3. This allows larger parameters in a homes value if taking your old prop 13 tax base with you–up to 120% of the old value. Also, the number of counties allowing transfer of the old prop 13 base have been changed. Below are those counties:

Contra Costa,  Modoc,  San Francisco, Solano, Sutter, Los Angles, Orange, Santa Clara, Sonoma, Ventura.

Questions? You are encouraged to call: 916-272-3350 or your local County Assessor’s office.