Wednesday, February 25, 2015

City of Cupertino Swimming Pool Removal Requirements

The city of Cupertino has a guideline for the minimum requirements for removal of an existing swimming pool.  In all cases, a construction permit is required.

The plan requirements are:
1. Complete swimming pool (SP) permit application
2. Three (3) sets on min 8-1/2" x 11" sheets of site plan showing all property lines, existing structures, location of existing swimming pool and setback dimensions from pool to existing structures and property lines.

If the pool shell is to remain:
1. Drill min of three (3) - 12" diameter holes evenly spaced along the center line of the pool bottom.
2. Backfill remaining pool shell with 3/4" max size crushed rock for a min 8" deep at bottom of pool. 
3 Backfill to be moistened and tractor rolled (or tamped with a wacker compacting plate) into place.
4. Two inspection required.  Initial inspection to verify required drain holes at bottom of pool.  Final inspection after all work complete.
5. No fill dirt to be stored on street or public right-of-way without encroachment permit issued by Dept of Public Works.
6. Owner agrees the backfill over existing swimming pool shell may have DIFFERENTIAL SETTLEMENT and therefore agrees to use area for landscape only and not for any structural or floor slab support until entire pool shell removed and backfill certified with 90% compaction.

Friday, January 30, 2015

Plant 51 (88 Bush Street, Downtown San Jose 95126) Real Estate Market

Plant 51 (88 Bush Street, San Jose) is an ideal community for homeowners who enjoy the downtown San Jose urban convenient lifestyle.

On any given day, you can see residents of Plant 51 stroll down the short walk on Bush Street to the shops and restaurants on The Alameda, to shop and hang out at Whole Foods Market and the adjacent BrewHaHa brewery, to roll out of bed and catch CalTrain at the adjacent Diridon Station, or VTA Light Rail, and walk their dogs in nearby Cahill Park. Also, HP Pavilion is just a walk away for special events, concerts, Sharks hockey, etc.

The community itself boast lots of amenities - a community Gym / Lounge / FitnessCenter, BicycleKitchen for bicycle parking / storage / maintenance / repair, outdoor barbecue area with 15ft-long outdoor Fire Pit.  Coming soon, Plant 51 will have EV charging stations for conveniently charge your electric vehicles. 

All the units have central forced-air heat and air conditioning.

Currently, one unit is available for sale (Unit 2210)
You have to stand inside unit 2210 to appreciate the feeling.  Feel the vastness as you look up at the towering 17ft high ceilings. Feel the warmth and light come in through the Majestic tall windows.  Soak in the bright, voluminous, feeling. 

For times when you want it dark, this unit has special tall custom drapes.

In comparing with other units in the Plant 51 complex, this unit has a rare, extra-deep, wide- open floorplan that has more length/volume than other loft units. Other units end at a wall that lines up with the kitchen.  Unit 2210 extends farther out for extra voluminous feel.  Around the corner from the kitchen, this particular unit has an extra nook region for a hidden office, library, contemplative/relaxation area out of view.  

Plant 51 Real Estate Market Analysis:

All the units in Plant 51 are nice.  In the section below I point out others that sold even though they do not have the extra qualities that unit 2210 has.

Non-Loft Units that do NOT have the 17ft soaring ceilings of the Unit 2210 loft:

These 3 comps only barely have more sqft because they shut off the ceiling with a floor in between.  These do NOT have the soaring ceiling feel, yet are still nice and sold close to $600,000:

MLS #:ML81432379
88 BUSH Street ,#3132, San Jose 95126 doesn't even have the soaring ceilings as this unit # 2210 and still that one sold for $590,000.  Their description says soaring ceilings, but look at all their photos.   The only reason they squeaked out 1267 sqft is they shut off the soaring view by building that floor in between the levels to block the soaring view. 
Sale Price:$590,000 Sale:09/09/2014

MLS #:ML81438705
88 BUSH Street ,#3130, San Jose 95126 didn't even show any photos of the interior because it is also does NOT have the soaring ceilings yet still sold immediately that same day for $596,000 to another agent in the same office.  If they had really put it on the market and allowed other agents from different offices to compete for it, they could have sold for higher.
Sale Price:$596,000 Sale:10/29/2014

88 BUSH Street ,#3194, San Jose 95126
Apprx.Sqft:1,275 SqFt (Tax) because they closed off the soaring ceilings by building a floor in between.
Sale Price:$590,000 Sale:


Loft Units that do NOT have the extra-width of Unit 2210:

These standard 1444sqft units are narrower than Unit 2210 because the living room cuts off at the kitchen wall rather than extending wider past the kitchen as Unit 2210 does

Also, the data of the standard 1444sqft units below clearly shows the price increasing every month:

88 BUSH Street ,#2115, San Jose 95126 does have high ceiling but room is narrow and is cut off at the kitchen wall.  Thus view not as wide yet sold for $705,000
Sale Price:$705,000 Sale:10/06/2014

88 BUSH Street ,#2113, San Jose 95126 image 6 of 20 does have soaring ceilings but you can see the room cuts off right at the kitchen whereas my client's #2210 has a much wider, voluminous feel because the unit continues farther out even past the kitchen by a significant amount.
Sale Price:$680,000 Sale:09/19/2014

88 BUSH Street ,#2143, San Jose 95126 again has soaring ceilings but room cuts off at kitchen.  Not as wide and voluminous as my client's 2210.
Sale Price:$675,000 Sale:07/12/2014

88 BUSH Street ,#2151, San Jose 95126 again soaring ceilings but main photo shows room cut off at kitchen.  Does not extend past kitchen like my client's 2210.
Sale Price:$673,000 Sale:04/25/2014

88 BUSH Street #2197, San Jose 95126 image 6 of 25 perfectly shows that even though it has high ceilings, it has a boxy narrow feeling because the room doesn't extend past the kitchen like unit 2210. (See attached photo)
Sale Price:$632,000 Sale:02/21/2014

Plant51, Plant 51, 88 Bush, 88 Bush St, 88 Bush Street, downtown, downtown San Jose, Whole Foods, Whole Foods Market, HP Pavilion, Brew HaHa, Cahill Park, CalTrain, Diridon Station, VTA, LightRail, Light Rail, concerts, Sharks, hockey, San Jose Sharks, 

Plant51, Plant 51, 88 Bush, downtown, San Jose, Whole Foods, Market, HP Pavilion, Cahill Park, CalTrain, Diridon Station, VTA, LightRail, Light Rail, concerts, Sharks, hockey, 

Friday, November 28, 2014

Requirements for Sunnyvale Bathroom Remodel

The City of Sunnyvale requires a permit if a bathroom remodel includes any of the following:
  • replacement of the tub/shower enclosure,
  • relocation of plumbing fixtures or cabinets
  • installation of additional plumbing fixtures
A permit is NOT required for replacement of plumbing fixtures (sink or toilet) in the SAME location.
If a permit is required, it shall be obtained prior to the start of the remodel.
For more information, click on the hyperlink here --> Sunnyvale Residential Bathroom Remodel Building Permit Requirements

FULL October/November 2014 Real Estate Report for Santa Clara County

For the FULL report click here --> Full November 2014 Real Estate Report for Santa Clara County

If that hyperlink doesn't work, then enter this URL in your browser -->

Thursday, November 27, 2014

Highlights of October/November 2014 Real Estate Report - Santa Clara County

Quantitative Easing and Mortgage Rates

The Federal Reserve has ended quantitative easing, again. What does that mean for mortgage rates?
For the moment, nothing. The Fed isn't expected to raise short term interest rates until the middle of next year.
Also, the Fed has a very limited ability to affect long-term interest rates.
Plus, the dollar reached a four-year high recently. Why? Because the economies of other countries around the world are still moribund and that means money is pouring into the United States keeping interest rates low.
We don't expect that to change for a couple of years.
As we noted last month, the lack of inventory will push prices up. It did.
Last month the median price for single-family, re-sale homes once again hit $875,000, our new post-recession high which was first reached in June.
The average price for homes hit a new all-time high in October.

October Market Statistics (Santa Clara County)

  • Median home prices increased by 19.4% year-over-year to $875,000 from $733,000.
  • The average home sales price rose by 23.1% year-over-year to $1,156,090 from $939,186.
  • Home sales fell by 20.9% year-over-year to 929 from 1,174.
  • Total inventory* fell 42.5% year-over-year to 1,708 from 2,970.
  • Sales price vs. list price ratio rose by 0.4% year-over-year to 103.1% from 102.7%.
Compared To Last Month
  • Median home prices improved by 2.0% to $875,000 from $857,500.
  • The average home sales price rose by 4.2% to $1,156,090 from $1,108,960.
  • Home sales up by 4.5% to 929 from 889.
  • Total inventory* dropped 13.7% to 1,708 from 1,978.
  • Sales price vs. list price ratio dropped by 0.4% to 103.1% from 103.5%.

Condominium Statistics

  • Median condo prices increased by 27.2% year-over-year to $550,000 from $432,500.
  • The average condo sales price rose by 25.7% year-over-year to $610,266 from $485,444.
  • Condo sales rose by 58.8% year-over-year to 397 from 250.
  • Total inventory* rose 4.9% year-over-year to 615 from 586.
  • Sales price vs. list price ratio fell by 0.1% year-over-year to 102.2% from 102.3%.
* Total inventory is active listings plus contingent or pending listings. Active listings do not include contingent listings.
santa clara county homes sales momentum

trand at glance

Monday, September 29, 2014

Fun Facts about the Santa Clara Unified School District Attendance Boundaries

Fun Facts about the Santa Clara Unified School District Attendance Boundaries

Here are some fun facts about the attendance boundaries in the Santa Clara Unified School District.

As expected, the major street El Camino Real is a hard boundary between the school attendance boundaries. 

Students on the North side of El Camino Real are assigned to Wilcox High School. 
Students on the South side of El Camino Real are assigned to Santa Clara High School. 

Students who start at the northern tip of Santa Clara at Mayne Elementary will have to travel far to Don Callejon School for Middle School.

Students who start off in Montague Elementary will have to travel far to Buchser Middle School when they reach middle school age.

Students who go to Cabrillo Middle School will get assigned to either Wilcox High or Santa Clara High depending on which elementary school they went to.

Briarwood Elementary and Bower Elementary will go to Cabrillo Middle then Wilcox High.
Pomeroy Elementary will go to Cabrillo Middle then Santa Clara High.

Millikin Basics+ Elementary School moved from Central Park Elementary to Mariposa School

Millikin Basics+ Elementary School moved from Central Park Elementary to Mariposa School

The rising number of parents who wished to enroll their children in the Santa Clara Unified School District's Millikin Basics+ Elementary School prompted the school’s move away from its former site at Central Park Elementary on Sonoma Place (just north of Central Park) to a bigger campus at the former site of Mariposa School on Hobart Terrace on the West side of Mariposa Gardens in 2013.

Due to an unexpected population drop and unused capacity in neighboring schools, Central Park Elementary was closed in 2012.

After updating the former Mariposa school site, the Millikin Basics + program re-opened at the former Mariposa site in 2012-2013.

The new Millikin Basics+ Elementary School was formerly Mariposa School, established in 1956.
Mariposa School later closed due to declining enrollment, and then was rented out to another educational institution before the school district reclaimed it for the site of the new Millikin campus.
While the old Millikin campus held 402 students, the new campus holds 432 students.