greenwoodmoore-v2

How Greenwood & Moore Saved Santa's Jingle Hooves Barn

Tue, 16 Dec 2025 22:28:36 GMT

A North Pole Tale of Lot Splits, Reindeer Parking, and Holiday-Ready Engineering

Every December, the team at Greenwood & Moore (G&M) listens for a familiar jingle—because like clockwork, Santa’s workshop calls with another engineering emergency. Last year, we designed an expansion to the Elves’ living quarters (too many elbows, not enough counter space), upgraded the sleigh garage, and even added a peppermint-infused sauna for Santa.

This year’s call? Well, A bit more…tangled!

This Season’s Wish List: A Lot Split. A Barn Expansion. A Balcony Crisis. And a Very Grinchy Permitting Delay.

During Santa’s early-season site visit (via Zoom - yes, even magic respects time zones), he explained to Greenwood & Moore that the North Pole campus is growing faster than Christmas cookie consumption.

Toy R&D has doubled. The reindeer herd is now “regulation size.” And the elves, much like California homeowners, are exploring Accessory Elf Dwelling Units (AEDUs) for better work-life balance.

But what began as a simple barn addition quickly spiraled into the Great North Pole Expansion - a delightful mess of lot lines, structural surprises, and a permitting backlog straight out of Whoville.

Reindeer Barn Expansion (Because Even Rudolf Needs Personal Space)

Toy R&D: The Case of the Mysterious Mistletoe Mold

Back at G&M, Brian and Samir jumped in immediately, putting Tim and Ken to work conducting:

A structural and exterior element assessment based on California Senate Bill 9 standards (even if technically outside jurisdiction—Santa likes best practices).
A repair roadmap with timelines wrapped tighter than Santa’s best ribbon job!
A steel-and-gumdrops balcony redesign that was both compliant and 100% nibble-proof

Toy testing resumed faster than a kid landing on the naughty list. And the elves celebrated at the marshmallow-roasting station we installed last year.

Samantha, Deborah, Grace, Allyson, and Ellie held down the administration fort during this rush project.

Wrapping Up the Season

Sure, the North Pole is whimsical - but Santa faces the same challenges our local clients do. Whether you're building a subdivision, expanding facilities, or just making room for more reindeer (we don’t judge), Greenwood & Moore is here to help navigate every step - from civil to permitting.

We’re honored that Santa trusts us with his most important projects. After all, even holiday magic runs on good engineering . Whether you’re Santa Claus, a local community, or a homeowner right here in Castro Valley, we’re here to help bring your sugar-plum vision to life.

Happy Holidays to all of you from all of us at Greenwood & Moore!

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

SB 1123 - A New Opportunity for Vacant Development in California

Fri, 21 Nov 2025 00:06:05 GMT

SB 1123 - A New Opportunity for Vacant Development in California

We’ve talked a lot about California’s housing shortage, and the ongoing drive for new legislation; and Senate Bill 1123 may be one of the most impactful yet. Effective, July 1, 2025, this law expanded the state’s “starter home” reforms to make “Infill Development” faster and easier than ever before.

Infill development means building new housing on vacant or underused land within existing neighborhoods , not expanding into open land. Think of a long, empty lot between homes or an unused parcel near schools and transit. These projects help revitalize communities , use existing infrastructure , and reduce urban sprawl , all while adding much-needed housing options close to where people already live and work.

SB 1123 builds on SB 684 , which simplified and streamlined approvals for small subdivisions in multifamily zones. The new law extends that same fast-track approval process to vacant lots in single-family zones , a big step forward for small-scale housing.

In short, if a project meets the bill’s objective standards, cities and counties must approve it ministerially within 60 days , meaning no public hearings, no planning commission votes, and no discretionary delays.

Senate Bill 1123 Key Highlights

Applies to vacant lots in single-family zones up to 1.5 acres
Allows up to 10 new homes per subdivision
No minimum street frontage required
Parcels as small as 1,200 sq ft (depending on local standards)
Accessory Dwelling Units (ADUs) don’t count toward the 10-unit cap
Ministerial (fast-track) approval — no public hearings

This change supports “ gentle density ” — modest increases in housing that fit existing neighborhoods without large-scale redevelopment.

Why This Matters

There are four very good reasons why this is a big deal and matters:

Faster, More Predictable Approvals
Under SB 1123, qualifying projects can bypass lengthy public reviews and environmental studies, reducing approval timelines from a year or more to just a few months. That means less uncertainty and faster starts for builders and property owners.
Lower Soft Costs
Every month spent in entitlement adds costs. By shortening timelines and reducing consultant requirements, SB 1123 can lower overall project expenses , making smaller developments financially viable.
New Development Potential
For the first time, vacant lots in single-family zones can be subdivided into multiple parcels using a simple, objective process. Property owners, small builders, and architects can explore creative new uses for land that previously sat idle.
More Design Flexibility
The law limits restrictive local rules, such as minimum frontage requirements or oversized setbacks, often making vacant infill lots impractical. That allows more freedom to create compact, efficient site layouts while staying code-compliant.

Who and Why

We see SB 1123 as more than a new housing law; it’s a practical tool to unlock infill development in existing neighborhoods.

For architects , it means creative freedom and new design opportunities.
For developers , it means faster timelines and lower risk.
For property owners , it means turning vacant or oversized lots into valuable housing opportunities.

Now Is The Time To Prepare! How Greenwood & Moore Can Help

Because SB 1123 took effect in mid-2025, l ocal agencies will soon begin updating ordinances and application procedures. Early site analysis and pre-design planning can help architects, developers, and property owners move quickly once the law is active. Staying ahead of competitors, local agencies and shifting market dynamics.

At Greenwood & Moore , we’re already working with clients to identify potential infill opportunities under SB 1123. Our civil engineering team specializes in:

Feasibility studies and site evaluations
Subdivision and infrastructure design
Drainage and utility coordination
Entitlement and agency approvals

We can help you understand if your site qualifies, plan efficient layouts that meet SB 1123 standards, and coordinate with jurisdictions for a smooth path to approval.

Whether you’re planning a subdivision, exploring development potential, or helping clients navigate California’s new housing laws, Greenwood & Moore can guide you through every step. Contact us today to discuss your project or schedule a site review.

Visit our blog section for more insights into California’s evolving housing policies and legislation. We’re here to help you make your vision a reality.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

SB 9 Without a Lot Split - The Game-Changing Housing Strategy Few Are Talking About

Tue, 28 Oct 2025 18:04:50 GMT

The Game-Changing Housing Strategy Few Are Talking About - SB 9 Without a Lot Split

In case you haven’t heard about the California SB 9 law , it is known as the California HOME Act. It was enacted in 2022 and is a law that lets homeowners build up to four housing units on lots previously zoned for single-family homes. It streamlines approvals for duplexes and lot splits, aiming to boost housing supply and affordability across the state.

For those who have heard about California’s SB 9 law, their thoughts are around splitting a single-family lot into two, with the limitations associated with sub-dividing land removed. But what if we told you that you can unlock many of SB 9’s benefits without subdividing your property at all?

That’s right—you don’t have to split your lot to take advantage of this powerful new housing law. In fact, there are 4 ways to take advantage of SB 9, and for many homeowners, these options can be a real game-changer.

LET’S BREAK IT DOWN: THE 4 MAIN WAYS TO USE SB 9

Here at Greenwood & Moore (G&M) we’ve been sharing with you our thoughts on using SB 9 and how it allows property owners in single-family zones (like R-1) to subdivide their land. How you use the SB 9 law depends on your goals. Here are the four basic approaches that SB 9 provides—and the first two allow you to use the law without a lot split.

Let’s explore this further:

1. Add Units to a Lot With an Existing Home (No Lot Split Needed)

If you already have a single-family home, SB 9 allows you to add other units (up to a total of 4) all without the need to split your lot.

Example: You have a house. You add a second detached house in the backyard, then add two ADU’s. You now have up to four units on one lot— no subdivision and no public hearings!

2. Build Two Units on a Vacant Lot (No Lot Split Needed)

If your lot is vacant, SB 9 allows you to build two primary homes, and potentially add an ADUs to each.

Example: You own an empty lot. You build two homes and later add an ADU behind each. Again—up to four units on one parcel, and no need to split the lot!

3. Split the Lot, Then Build (Vacant Lot)

This is the “classic” SB 9 scenario. You subdivide your lot into two , then build two units per parcel.

4. Split a Lot That Already Has a Building or Buildings on It

You can also use SB 9 to split a property that already has home(s) on it, then add more units—again, staying within the four-unit cap.

Why “No Lot Split” is the Real Breakthrough

In general, lot splits are an extremely popular option with our clients because you end up with a new parcel which typically increases your property’s value. Each lot can be sold separately thereby creating a great financial opportunity for you. Options 3 and 4 are examples of how to subdivide (split) your land in a simplified manor.

For some clients, however, there are circumstances where a lot-split is not possible or even desirable. In these cases, SB 9 may still be able to help you. This is where Options 1 and 2 above can help. With SB 9, you can expand your housing options, on your existing property, without touching the parcel lines. Here’s why that’s a big deal:

Faster approval – These projects are approved ministerially with no public hearings required. This type of development is much faster than an SB 9 subdivision.
Lower cost – Land surveying, legal and other design costs are significantly reduced.
Keep full ownership – You don’t have to deal with separate parcels or title changes.
Ideal for family or rentals – Add space for relatives, caregivers, or extra rental income.

Is This Right for You?

If you’re a homeowner in a single-family zone, there’s a good chance you can take advantage of SB 9 either with or without splitting your lot. G&M is your partner in this journey and we want you to be able to take full advantage of the benefits of SB 9; so if you have questions or want to see if this can be an opportunity for your property or new development , give us a call .

We have more than 30 years' experience, providing the services and unique planning expertise needed to navigate the many stages of the SB 9 process, saving you needless frustration, expense, and delays. Our sole purpose is to provide you with outstanding technical services in a way that saves you time and money.

We look forward to hearing from you and making your Vision A Reality.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

A Closer Look at SB 9 vs. Traditional Land Subdivision

Wed, 06 Aug 2025 03:38:08 GMT

SB 9 vs. Traditional Land Subdivision - A Closer Look

After a brief hiatus, we’re diving back in to explore how Senate Bill 9 (SB 9) compares to the traditional land subdivision process. Whether you're a property owner or developer, understanding the distinctions between these two pathways is essential to making an informed and strategic decision.

As a quick refresher:

Phase 1 - Feasibility Study and Budgeting.

This phase is all about assessing viability, evaluating zoning, infrastructure, and environmental factors—and establishing a realistic budget that aligns with your financial goals.

Phase 2 - Decision Time – Move Forward or Reevaluate.

Here, you make the “Go/No-Go” decision. If research and feasibility align, you move forward with confidence. If not, you may need to pivot your approach, explore other sites, or you may consider canceling the project entirely.

Looking at Phase 3 and Phase 4, side by side

Phase 3 - Tentative Map and Site Plans.

A “Go” decision in Phase 2 leads you into Phase 3, which involves developing a Tentative Map and site improvement plans. Think of the Tentative Map as a preliminary design illustrating proposed lot lines, access points, and utilities.

Phase 3 - Traditional Approach:

Requires concept approval from local municipalities and often input from neighboring property owners—both of which can cause delays or additional requirements.

SB 9 Approach:

Streamlined and fast-tracked. Municipalities review your plans directly without requiring neighborhood approvals or public hearings, removing a significant hurdle in the traditional process.

Phase 4: Land Use Entitlements.

This phase includes detailed review by municipal departments—Planning, Building, Fire, and others. For traditional subdivisions, this culminates with a public hearing, which usually introduces delays, unexpected costs or conditions.

With SB 9:

No public hearing is required. This not only saves time but also reduces potential costs associated with extended entitlement processes. This is game changing! If the project meets the guidelines, then you proceed, no hearing needed!

Wrapping Up

In comparing SB 9 to the traditional subdivision approach, one thing is clear: SB 9 offers a streamlined, cost-effective alternative for eligible property owners who want to build smarter and faster. However, it's not a one-size-fits-all solution—thorough planning and feasibility remain essential to project success.

Curious about what happens next?

In our upcoming blog, we’ll cover the final stages of the 8-Phase Land Subdivision Process, including final map approval, construction documents, and project execution. Stay tuned as we guide you through the finish line of turning your property vision into reality!

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

Open Position for Civil Engineer

gbgebbie@greenwoodmoore.com (Grace Gebbie) — Tue, 24 Jun 2025 05:45:26 GMT

Civil Engineering Department

Job Title: Civil Engineer

Reports Directly to: Project Manager, Civil Engineering Department

Works With:

President
Finance Manager
Project Manager
Technical Team Members (TTMs)
Office Administration

Experience / Education Required

4-year Civil Engineering Degree
California PE License, Desired but not required
2 - 5+ years’ experience in Civil design
2 - 5+ years’ experience in Civil 3D AutoCAD drafting

Job Description / Responsibilities

General

Implement G&M’s management and operating system, Entrepreneurial Operating System (EOS).

Technical

Responsible for Civil Engineering design on assigned projects
Responsible for all drafting on assigned projects
Residential subdivisions
Grading & drainage plans
Site improvement plans
Utility plans
Hydrology calculations
Commercial Development

Communication/Customer Service

Communicate and delegate tasks to TTMs
Have excellent “people skills,” i.e., ability to listen, relate to others on a personal or professional level, have empathy for others and a willingness to work together for the good of G&M
Excellent communication and coordination skills required when conversing with sub-consultants and clients

Budget

Be responsible for budget control of all assigned Civil Engineering projects

Quality/Scheduling

Adhere to G&M Quality Assurance and Quality Control (QA/QC) policies
Review and resolve quality and scheduling challenges

Training

Participate in on-going technical training for your professional development

About G&M

Established in 1994, Greenwood & Moore, Inc. is a licensed Civil Engineering, Land Surveying, Design and Land Use Planning firm located in Castro Valley, California. Over the past 25 years, the Greenwood & Moore team has built a fantastic reputation and a loyal client base by providing creative, winning solutions to clients’ design and engineering needs.

If you want to work for a firm that will allow you the flexibility you need, and don’t want to be a cog in a machine, G&M is the place for you. We believe in work-life balance and are a family-friendly environment. Join us to make a big impact, and still have a life! We offer a generous benefits package, and a flexible and casual work environment. Compensation in line with talent and experience.

Navigating SB 9 and Conventional Land Subdivisions

Thu, 20 Feb 2025 00:16:27 GMT

Navigating SB 9 and Conventional Land Subdivisions

As we move into the new year, we want to thank many of you for your comments and suggestions regarding our Communications. Greenwood & Moore is here to support and provide guidance, offering insights, opportunities and ideas you may not be aware of.

Looking forward, our 2025 series will start by exploring the opportunities between a “conventional” and “SB 9” subdivision. In these first blogs, we’ll review the actual subdivision process alongside a SB 9 subdivision, highlighting key differences.

For property owners and developers, understanding the differences between SB 9 and the conventional approach is essential for making informed decisions. One of the key requirements of a SB 9 project is the need to live on one of the parcels for a period of at least three years. Conventional subdivisions do not have this restriction. This requirement makes SB 9 subdivisions ideal for homeowners who want to increase the value yet stay on the property.

Two of the greatest benefits of the SB 9 process is the elimination of the public hearings and the streamlined approval process. These two benefits alone (and there are others) allow you opportunities to create additional housing units, improve the value of your property and build a lasting legacy not available using the conventional subdivision process.

However, there are circumstances where the conventional subdivision process is a better choice than the SB 9. Confused yet!? This is why the feasibility study described below is so important. There are often several development options to select from. The trick is to pick the best option based upon your individual needs and goals. Greenwood & Moore can provide you with valuable information that will assist you in making an informed decision.

Many of you may have visited our website , but have you explored our Learning section? There, we’ve laid out the 8-Phase Land Subdivision Process in detail. This resource breaks down each phase, outlining what to expect and providing valuable insights to help guide your decision-making.

Understanding the Process and How It Changes the Game

Navigating the process for new developments or remodeling projects can be daunting, especially in a region as complex and regulation heavy as California. For property owners and developers looking to optimize their efforts, there is a significant difference between following the SB 9 process versus the traditional permitting pathway.

Let’s start by examining the first two phases, highlighting the key distinctions and why they matter.

Land Subdivision Process – Phase 1: Feasibility Study and Budgeting

Land Subdivision Process – Phase 2: Decision Time – Moving Forward or Reevaluating

The Importance of Understanding the Land Subdivision Process

Given the numerous decisions and considerations involved in just the first two phases, it’s crucial to understand the rules, steps, and options available in the land subdivision process. For phases 1 and 2, the “conventional” or “SB 9” subdivision differences may not seem as significant, however the nuances and differences will become more evident in future phases we’ll discuss.

As always, Greenwood & Moore is here to support and guide you, offering insights and opportunities you may not have considered.

Land subdivision is complex, but you don’t have to navigate it alone. We encourage you to review our 8-Phase Land Subdivision Process and reach out - we’re here to help you make informed decisions and successfully move forward with your subdivision plans.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

Greenwood & Moore - Santa’s Secret Helpers

Wed, 18 Dec 2024 16:05:28 GMT

Greenwood & Moore - Santa’s Secret Helpers

This December, the elves aren’t the only ones busy at the North Pole. Greenwood & Moore has been working behind the scenes to bring some holiday cheer and much-needed improvements to Santa’s magical headquarters!

When Santa’s Workshop first opened centuries ago, it was a small, cozy space designed to house just a handful of elves, a small reindeer team and the big man. But with global demand for toys, an ever-growing team of helpers (not to mention Rudolph and his reindeer crew needing more stable space), and the addition of the Mrs., the North Pole, needed a major upgrade.

That’s where Greenwood & Moore stepped in!

The Project Scope

Santa and Mrs. Claus tasked Greenwood & Moore with designing an innovative expansion plan to accommodate the elves, reindeer, an upgraded toy production line and a little something special to help Santa and Mrs. Claus...

Here’s what we worked on:

Elves’ Living Quarters : A cozy yet efficient dormitory-style chalet building, complete with bunk beds, candy cane-striped railings, and marshmallow-roasting stations.
Reindeer Stables : A new state-of-the-art stable with heated floors (to keep Rudolph’s nose from freezing), flying practice zones, and automated organic hay dispensers.
Toy Factory Expansion : More conveyor belts, automated wrapping machines, and sustainable energy solutions, like snow-powered turbines, to ensure eco-friendly toy production. The elves also wanted a more ergonomic work area, complete with workspaces that were more conducive to a global flex-team work environment and hot coco stations.
Santa’s Sleigh Garage : Early on, the sleigh was just parked out front, at the ready. But with increased demand, comes the need for a high-tech garage to store and maintain the sleigh, complete with heated reindeer parking and a turbo-charged sleigh polish station.
Santa’s Sauna : A personal request from Santa himself, the sauna features peppermint-infused steam and a view of the Northern Lights—a perfect spot for him and the Mrs. to unwind after the holiday rush.

Navigating the Permit Process

Securing the necessary permits for construction in the North Pole was no small feat. Despite its magical reputation, the region has strict zoning laws to preserve its unique ecosystem. We collaborated closely with the PCA (Polar Construction Authority) to ensure our designs met all environmental and structural regulations. Special attention was given to the reindeer stables, as they required compliance with the magical creature welfare standards.

Design Philosophies: Santa vs. the Elves

Honestly, one of the most entertaining challenges of this project was the creative tug-of-war between Santa and the elves. Initially, Santa envisioned a grand, classic design with timeless appeal, while the elves championed a more whimsical, playful aesthetic. For example, Santa told G&M he wanted the elves’ dormitories to include sturdy wooden beams and traditional stone accents, but the elves insisted on slides and gingerbread-inspired details. Jeff navigated these discussions and after several lively design meetings (and a few rounds of hot cocoa negotiations), Brian, Samir, and Timothy found a very clever way to blend both visions seamlessly.

Structural Requirements

Building in the North Pole required creative and innovative solutions to withstand extreme conditions. Our team focused on unique and frost-resistant efficient materials and designed reinforced eco-friendly foundations to handle heavy snow loads. The toy factory expansion included extra-high ceilings to accommodate new oversized wrapping machines, while Santa’s sauna needed advanced insulation to maintain the perfect temperature in sub-zero weather.

The Result

After months of hard work, the remodeled North Pole is ready just in time for Christmas! The elves have more room to spread holiday cheer, the reindeer are flying higher than ever, and Santa’s Workshop is humming with excitement. Santa’s new sauna has already become a staff favorite, and the elves’ slides are getting rave reviews.

At Greenwood & Moore, we take pride in designing solutions for every project—no matter how magical! Whether you’re Santa Claus, a local community in need of civil engineering expertise, or a homeowner right here in Castro Valley, we’re here to bring your vision to life.

Happy Holidays from all of us at Greenwood & Moore!

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

SB 684 Unlocking Opportunities for Builders and Property Owners

Mon, 25 Nov 2024 18:44:57 GMT

California Senate Bill 684 - Unlocking Opportunities for Builders and Property Owners

California’s housing crisis has long called for innovative solutions, and Senate Bill 684 (SB 684) aims to deliver just that. Effective from January 2024, this landmark legislation simplifies the process of splitting properties, opening the door for builders, developers, and property owners to capitalize on their land while expediting housing development.

SB 684 empowers builders and property owners by streamlining the property-splitting processes, unlocking the value of their land, expediting development, and contributes to solving the state’s housing shortage. Let’s explore how this new legislation changes the game for property development and why it’s a win for everyone.

Breaking Down SB 684

Here’s why SB 684 is a game-changer. At its core, SB 684 simplifies the approval process for urban lot splits, cutting through the bureaucratic delays that have long hindered small-scale housing projects. SB 684 focuses on development projects of 10 or fewer residential units on urban lots under 5 acres. Local jurisdictions must now approve lot splits within 60 days of application, removing the discretionary reviews and zoning restrictions that have slowed development in the past.

You may also remember that we’ve been discussing Senate Bill 9 (SB 9), hailed as a victory for California and small zoning projects . A key provision of SB 9 also addresses Lot Splitting for Homeowners, splitting their single-family lots into two separate lots , which can potentially accommodate up to four residential units.

Unlocking Financial Potential

For property owners, the financial benefits of SB 684 are immense. Splitting a lot creates opportunities to build additional housing units, whether single-family homes, duplexes, or ADUs (Accessory Dwelling Units). These new developments can be sold for profit or rented to generate ongoing income, significantly increasing the value of previously underutilized land.

Moreover, property owners can now cater to diverse housing needs. Smaller lots and multi-unit developments appeal to a broader market, from young families to professionals seeking affordable living options. This flexibility makes land ownership more lucrative and aligns with California’s push to provide more housing.

What SB 684 Means for Property Ownership

While SB 684 grants more freedom to property owners, it also establishes guidelines to ensure responsible development. For instance, at least one of the resulting properties must be owner-occupied for three years after the split, fostering community stability. Additionally, each lot must measure at least 1,200 square feet post-split, balancing development potential with livability standards.

These rules encourage long-term investment while ensuring that new housing developments meet community needs and enhance neighborhoods.

Streamlining Costs and Timelines

One of SB 684’s most significant advantages is its ability to cut costs and expedite project timelines.

For example:

Local governments are now prohibited from imposing excessive fees on lot splits, reducing upfront expenses for property owners and developers.
Environmental reviews are also waived for eligible properties, further eliminating costly hurdles.
Perhaps the most impactful change is the 60-day approval window for lot-split applications. This expedited process means builders and property owners can move quickly from planning to construction, minimizing delays and increasing profitability.

Why do we believe its import for you to know?

G&M is your partner, and we know the challenges that property owners face for subdivision, and we believe SB 684 represents a massive opportunity for clients. The essential value to you is in helping property owners navigate the new rules, optimizing their land for development, and ensuring compliance with the legislation. By streamlining site planning, design, and permitting processes, G&M can make it easier to bring projects to life on time and within budget.

Additionally, the simplified approval process means the focus can be on more creative solutions and less on navigating regulatory red tape. This shift not only benefits you our clients but also enhances the efficiency and quality of housing developments across the state.

Why Now is the Time to Act

SB 684 is a win-win for California. It offers property owners and builders the chance to create new housing, boost their financial prospects, and help alleviate the state’s housing crisis. The streamlined process and reduced costs make this the ideal time to explore property-splitting opportunities.

If you’re a property owner or developer looking to take advantage of SB 684, partnering with G&M will make all the difference. With expert guidance, we can navigate the new regulations, optimize your project, and maximize your property’s potential.

Ready to split your property or explore development opportunities?

Contact Greenwood and Moore today to turn your vision into reality and take the first step toward a more profitable future.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

California Balcony Laws -Senate Bill 326 and Senate Bill 721 - Deadline Looming

Mon, 28 Oct 2024 15:18:05 GMT

California Balcony Laws - Senate Bill 326 and Senate Bill 721 – Why the Timing Is Critical Now

In recent years, concerns about structural safety in multifamily residential and commercial properties has gained significant attention across California. Two key pieces of legislation, Senate Bill 326 (SB 326) and Senate Bill 721 (SB 721) , are at the forefront of addressing these concerns, specifically focusing on balconies, decks, and other elevated exterior elements.

With deadlines looming and safety becoming an ever-pressing issue, property owners and managers need to act now to ensure compliance.

Overview of Senate Bill 326 and Senate Bill 721

SB 326 applies to condominiums and homeowner associations (HOAs). It mandates that all exterior elevated elements (like balconies and decks) be inspected every nine years. The law, which took effect on January 1, 2020, is designed to ensure that HOAs take a proactive approach to addressing any structural concerns that may pose risks to residents.

SB 721, on the other hand, targets multifamily apartment buildings. This law requires owners of buildings with three or more units to complete inspections of balconies and similar structures every six years. The primary aim is to identify and remedy any structural weaknesses, thus preventing potential catastrophic failures.

Why the Timing Is Crucial

Both SB 326 and SB 721 were enacted following high-profile balcony collapses that resulted in fatalities and injuries, notably the 2015 Berkeley balcony collapse. As we approach the key deadlines for these laws, many property owners and associations may find themselves facing penalties or increased insurance and personal liability if they fail to comply with the mandated inspections.

On September 28, 2024, California’s Governor approved Bill AB-2579 . Passed by the Assembly and Senate, AB2579 will extend the deadline for the initial balcony inspection to January 1, 2026

SB 721 compliance deadline: Owners of multifamily properties must complete their initial inspections by January 1, 2026, and every 6 years after that.
SB 326 compliance deadline: HOA boards are similarly required to ensure inspections are done every nine years, with many needing to schedule their first round of assessments soon.
For existing buildings, the first inspection must be completed by January 1,2025.
For new building (permits filed after January 1, 2020) have six (6) years since the issued certificate of occupancy to complete the first inspection.

Delaying these inspections can have severe legal and financial implications. Beyond fines, non-compliance opens the door to potential lawsuits if a balcony failure occurs, even more so if it could have been prevented by timely inspections.

How Greenwood and Moore Can Help

At Greenwood and Moore, we understand the complexity and urgency surrounding compliance with California’s balcony safety laws. Our team of experienced engineers and consultants is ready to assist property owners, HOAs, and management companies in navigating these requirements with confidence.

Here’s how we can help:

Comprehensive Observation Services: We provide thorough, compliant review of balconies, decks, and other elevated structures, to facilitate that they meet the safety standards mandated by SB 326 and SB 721.
Detailed Reporting and Recommendations: After our observation, we deliver detailed reports highlighting any structural issues observed, along with practical recommendations for repair or replacement.
Repair and Construction Administration: Should repairs be necessary, Greenwood and Moore can provide construction administration services, for structural issues observed in accordance with code requirements.
Long-Term Compliance Planning: We help you create a timeline for future observations and maintenance, so you stay compliant and avoid future penalties or risks.

But It’s Not Too Late!

With compliance deadlines fast approaching, now is the time to act. Protecting your investment, avoiding legal exposure, and most importantly the safety of your residents and tenants.

Greenwood and Moore are your trusted partners for the preparation of structural calculations or construction drawings required for improvements to meet California’s strict balcony safety standards.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

SB 9 Turns Two

Mon, 23 Sep 2024 18:08:36 GMT

SB 9 turns TWO! Hailed as a victory for CA Zoning; What’s new and how it helps you!

We recently discussed Senate Bill 9 , the legislative measure intended to address the housing shortage and affordability in California. Signed into law in 2022, SB 9 has been pivotal in shaping the state’s approach to housing density and zoning. Moving through 2024 there have been significant developments and updates regarding the bill. Here’s what’s new and what it means for the California landscape.

A Brief Recap of SB 9

In our recent blog , we looked at the bill, and how it aims to alleviate the housing crisis, with the goal of allowing more flexibility in residential zoning laws.

The key provisions of SB 9 include:

Lot Splitting: Homeowners can split their single-family lots into two separate lots, which can potentially accommodate up to four residential units.
Duplex Development: Property owners are allowed to build a duplex on each of the newly created lots, increasing the potential density of residential areas.

The bill was designed to promote more affordable housing options and to combat the state’s severe housing shortage.

Recent updates and developments

As of September 2024, several important updates have emerged regarding SB 9:

Increased Local Control and Adjustments:
Recent amendments to SB 9 have granted our local municipalities more control over how the bill is implemented. Cities and counties now could impose certain design and environmental standards to ensure new developments align with community aesthetics and infrastructure capabilities. This shift aims to balance the need for increased housing density with maintaining local character and control.
New Funding for Infrastructure Improvements:
The state legislature has allocated additional funding to support infrastructure improvements in areas affected by SB 9. This funding is intended to help cities manage the increased demand for public services, such as water, sewage, and transportation systems, resulting from new developments.
Expanded Affordability Measures:
Recent updates include provisions that may, in some circumstances, require a percentage of new units developed under SB 9 to be set aside as affordable housing. This move aims to address criticisms that the bill could otherwise contribute to rising property values and exacerbate affordability issues.
Streamlined Approval Processes:
The state has introduced measures to streamline the approval process for SB 9 projects. This includes reducing bureaucratic hurdles and accelerating permit approvals, which is expected to speed up the construction of new housing units.
Enhanced Reporting and Accountability:
There is now an increased emphasis on data collection and reporting regarding the impact of SB 9. Local governments are required to provide regular updates on how many new units have been created, the affordability of these units, and the impact on local infrastructure. This will help track the effectiveness of the bill and make necessary adjustments.

What Does this Mean for Homeowners, Developers and local Governments?

For homeowners , the latest updates provide a clearer path to developing additional housing on their properties, with more defined guidelines and support for infrastructure needs.

For developers , an expectation of a more predictable and streamlined process, though they will need to adhere to new affordability and design standards.

For local governments , the updates mean increased responsibilities but also additional resources to handle the changes brought about by SB 9. The enhanced reporting requirements will ensure greater transparency and accountability in how the bill is implemented.

Looking Ahead to SB 684

SB 9 is part of a broader set of housing reforms and policies in California. Its success continues to pave the way for additional measures aimed at addressing our housing shortages, including further easing of zoning regulations.

Stay Tuned! As we look forward to next months discussion, we’ll be introducing information on Senate Bill 684 . SB 684 is similar to SB 9 yet looks to streamline development projects for up to 10 residential units on lots up to 5 acres. This bill was passed in October of 2023, and is part of the broader policies aiding in the housing shortage and affordability in California, on eligible larger parcels of land.

So much to think about!

So, for those interested in SB 9 or subdivision of property, we are here to help you navigate the complex landscape of the latest Senate Bills. As always G&M is your partner, and no matter the scope, size or type of project, we are here to support your engineering goals.

We’ll look forward to hearing from you soon.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

Transforming Redwood Chapel’s Audio System - A Structural Triumph

Wed, 28 Aug 2024 06:28:33 GMT

Transforming Redwood Chapel’s Audio System,
a Structural Triumph

In addition to the main audio truss, a custom steel frame was designed to support the large 8’ x 8’ subwoofer speaker assembly. The frame supports the 1,100 lb. weight of speakers while accommodating vibrations from the subwoofers; thus, ensuring that the audio system delivers rich, deep bass sounds without swinging and compromising the structural integrity of the fastening system.

Each connection detail was custom designed with the use of AutoCAD. The CAD software allowed us to develop a three-dimensional model of the numerous seismic bracing configurations. From this 3D model, we were able to prepare construction documents to fabricate the custom steel support components and fasteners.

This project turned out to be both technically challenging and fun! We were able to assist Redwood Chapel in their continued desire to improve the Church’s experience for their congregants.

By merging advanced engineering with a touch of artistic grace, we were able to help enhance the Church’s audio capabilities while preserving its’ architectural character. The successful completion of this project highlights our partnership with Redwood Chapel as well as our ability to tackle complex challenges while delivering beautiful and innovative engineering solutions.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

Celebrating 30 years of Greenwood and Moore

Tue, 30 Jul 2024 21:17:16 GMT

Celebrating 30 years of Greenwood & Moore - a Journey in Civil Engineering

Dear Friends and Partners,

This month marks a significant milestone for Greenwood & Moore, Inc. as we celebrate our 30th anniversary.

What began in 1984 as Personal Design Service, a 2-person firm in a modest home office in San Leandro, has evolved into Greenwood & Moore, Inc., a cornerstone in Castro Valley providing engineering excellence, with teams in Civil Engineering, Land Surveying, along with Architectural and Structural Design services, comprising of more than thirteen professionals.

OUR HUMBLE BEGINNINGS

On July 1, 1994, Raymond F. Greenwood, Inc. and Jeffrey R. Moore joined forces to form Greenwood & Moore, Inc., expanding the firm’s capabilities. Jeff was welcomed in by the existing staff: Ray Greenwood, Gordon Glenn, Bruce Starr, Doug Rodgers, and other cherished colleagues who would become integral to our success.

In the early years, our tools were simple yet effective: drafting tables adorned with meticulous hand-drawn designs, blueprint machines exuding the distinct scent of ammonia, and the dawn of AutoCAD revolutionizing our industry.

Remember the days of electric erasers, T-squares, and mechanical drafting pencils? Each and every project was done by hand, calculations and line art – all paper driven and designed one-at-a-time. This was how it was done, and these were the tools of the trade. New technology was on the horizon: however, the internet did not exist yet.

Growth and Innovation

Originally, we were located upstairs in a small shopping center on Redwood Road in Castro Valley. In 2003, we relocated our office to Castro Valley Boulevard. This was a pivotal moment, moving into larger, modern offices to accommodate our expanding teams and growing projects.

Embracing Change

As the years progressed, so did our technological landscape. We witnessed the evolution of AutoCAD from its emerging stages into a powerful tool integral to our operations.

The internet, once in its infancy, transformed how we communicate and access information. Typewriters gave way to computers, and email became our primary mode of correspondence. Through it all, our commitment to our clients, quality and service has remained paramount.

Community and Leadership

Beyond our projects, Greenwood & Moore, Inc. has always been deeply involved in our community and industry. Leadership in organizations such as the Castro Valley Municipal Advisory Council and the Rotary Club reflects our dedication to civic engagement and support.

Jeff’s public service began in 2001 as Chairman, Castro Valley Municipal Advisory council (CVMAC), then transitioned in 2011 as a Member, Alameda County Board of Zoning Adjustments, and in 2012 he was asked to become a Planning Commissioner, joining the Alameda County Planning Commission board. Over time Jeff has been a public servant for nearly 25 years.

We've also shared our expertise through speaking engagements throughout Alameda County on topics ranging from stormwater management to accessibility in land development, underscoring our passion for education and collaboration.

Looking Ahead

As we commemorate this milestone, we want to express our gratitude to our clients, partners, and team members who have contributed to this amazing journey.

Together, we've overcome challenges, embraced innovation, and built lasting relationships that define who we are today. As we look to the future, we remain committed to excellence, sustainability, and the enduring values that have guided us for the last three decades.

Thank you for being a part of our story. Here's to the next chapter of Greenwood & Moore, Inc.

Warm regards,

Jeffrey R. Moore

President and Owner

Greenwood & Moore, Inc.

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

Are you taking advantage of SB 9 and the great opportunity for Californian’s?

Sat, 15 Jun 2024 05:41:13 GMT

Are you taking advantage of SB 9 and the great opportunity for Californian’s?

What you must know now about SB 9

While Additional Dwelling Units (ADUs) are a familiar option for homeowners for some time now, and we’ve spent some time discussing how ADUs are easier than ever for Californian’s on homeowners properties. Let’s shift and take a look at the fabulous new package of laws, SB 9.

If this is the first time you are being exposed to SB 9; this amazing law creates fabulous new opportunities for wealth and homeownership in California. This package of bills is intended to address and solve the ongoing housing shortage and affordability crisis in California *4 .

California has one of the lowest homeownership rates in the country, with the Midwest holding the highest at 69% and the lowest rates in the West at 60% 2 . To alleviate this housing crisis, Governor Gavin Newsome passed a package of bills called “ Building Opportunities for All,’ Senate Bill 9 , which expects to create new development opportunities for homeowners. The Turner Center, Berkley 2021 analysis estimated that over 700,000 new homes would be newly feasible, via the building opportunities using SB 9 [4] .

The goal of SB9 in 2021, was to develop new approaches for homeownership, seeking to also look at new strategies to lower mortgage payments, add more living space, increase home value, and earn additional income. Then in 2023, many amendments were incorporated to make the bill stronger, clearer, and address concerns brought by communities.

Over the next months, we’ll be looking more closely at SB 9 and the great opportunities for Californians. You may not have given much thought to the option of subdividing your property, but as you’ll soon learn with SB 9, this is a great way for property owners to consider a strategy that was not possible or easily available to Californians in the past.

So, let’s start this new series with an overview of the basic tenants of the bill, what you might have heard, and address SB 9 and what it can really mean for you and your neighborhood [1] .

I’ve heard: Anyone and any lot can qualify for SB9. What are the qualifications that make my property eligible and split apart possible?

Reality: My property may be eligible [3] if it is:

Property is within an urban area or cluster.
Home is zoned single-family residential.
The initial home is 2,400 sq. ft. or larger.
There have been NO evictions on the property in the last 15 years.
The property is Not in a historic zone, flood zone, fire hazard zone, earthquake zone, hazardous waste site, prime farmland, or within other environmentally protected areas like conservation zones and endangered species habitats.
No SB 9 action has been taken and No split has been done previously.

I’ve heard: This could easily take over my neighborhood, since any building, even a multi-unit building can be built next to my single-family home?

Reality: the important thing to keep in mind is that SB 9 allows for no more than 4-units on what is a single-family lot. The idea being to encourage communities to scale homes, on larger lots, yet with the idea that any changes to a property must to be in keeping with the local appearance of the neighborhood [1] .

I’ve heard: Are all properties an option; can any property be sub divided no matter the lot size?

Reality: Under SB 9 you are allowed to have up to 2 dwellings per lot [3] . So, if you split a single-family lot, that property can now become four dwellings [1] . However, keep in mind your minimum lot size after splitting the parcel is at least 1200 sq ft in size . The minimum requirement for the smallest parcel is 40% of the entire lot. As you may expect, you can split the lot in many ways, 60/40, 50/50, or 45/55 split for example.

I’ve heard: Do I have to demolish my home for the lot split?

Reality: NO demolition is required by the homeowner. The goal of the bill is to answer California’s housing problems, add more living space, increase home values, earn additional income, and expand access to homeownership in California. In fact, 97% [1] of single-family homes are expected to be preserved during this process.

So much to think about with SB9, and a lot to consider, but what we think is important here is the incredible opportunity this bill creates for land use, and an incredible opportunity to create future wealth for California’s property owners. We’ve just scratched the surface of what you should know, what to consider and does your property qualify?

Greenwood & Moore, Inc. (G&M) Is Your Partner

Finally, bear in mind, Greenwood & Moore is your partner, with SB 9, and the many other decisions you are considering regarding your property’s needs. Interested in learning more about your property and is this a good opportunity for you?

No matter the scope, size, or type of project we are here to support your engineering goals. We’ll look forward to hearing from you soon.

[1] https://focus.senate.ca.gov/sb9

[2] SB9 Requirements

[3[ What is SB9?

[4] Terner Center Report, 2021

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

Engineering on the Wild Side

Tue, 05 Dec 2023 19:47:04 GMT

A tail of engineering on the wild side, the extended huff and fluff of G&M

Meet the Supporting Paws of Greenwood & Moore

As we transition into the holidays join us in celebrating the wild side of engineering as we focus on “fur” and “fluff” and pure cuteness!

Welcome to a world where blueprints meet biodiversity, and steel structures coexist with the wonders of nature.

In the bustling world of civil engineering, where precision and innovation reign supreme, one might not expect to find a supporting cast of characters with fur, hooves, and wagging tails.

At Greenwood and Moore , however, our team is more than just a group of skilled professionals – we're a family and that includes a supportive team of furry friends!

So, Join us in celebrating the wild side of engineering as we step away from the “land survey’ series and focus on “fur” and ‘fluff’ and pure cuteness t hat makes the jobs we do much more interesting.

As we transition into the holidays we wanted to share more about our unique firm and share a few stories of our fur friends we meet on job sites, and our furry coworkers who bring a touch of warmth and joy to our engineering endeavors

The Gurus of “Goat Engineering

As we delve into the heart of our engineering project, we're never sure who we’ll meet when we go for a job or what to expect when we walk through the proverbial door.

Meet Billie our four-legged site ambassador, he was an excellent job site project manager and lent a very helpful hoof around the house during our recent construction project.

Goats, affectionately known as the " Gurus of Goat Engineering ". These four-legged wonders also roam our highways and grounds, turning their hooves into tools for land management.

With a keen instinct for vegetation control, they nibble away at overgrown grass and vegetation, keeping our outdoor spaces neat and tidy. It turns out, these goats are not only adorable but also eco-friendly, showcasing their sustainable approach to landscaping, aligning perfectly with our commitment to responsible engineering practices.

Guinea Pig Precision

On the topic of you’ll never guess who you’ll meet when measuring a site. On a recent visit we found this adorable ‘tribble’. I am sure the rest of the gang is hiding but this one lost the vote and had to come out and greet us.
A little-known fact, that engineers use ‘Guinea pigs for their most accurate measurement tools.

At G&M you'll find a very special group of guinea pigs whose precision rivals our most advanced measuring instruments. These small, furry engineers have a knack for attention to detail, often meticulously inspecting blueprints or offering their insights during brainstorming sessions (usually accompanied by adorable squeaks).

We make sure to feed them prior to any client meetings as they tend to nibble on blueprints, but their presence adds a bit of charm to our workplace, reminding us that even the tiniest team members can contribute to the big picture.

Our Pets are the Unsung Heroes of G&M

As loyal as they come, our canine colleagues are the epitome of teamwork. Whether it's fetching a forgotten tool or providing a comforting presence during tight project deadlines.

Their boundless energy and enthusiasm create a happy and positive work environment, promoting camaraderie and reminding us to take a break for a little play and to stop and smell the roses.

At G&M, our commitment to excellence extends beyond blueprints and calculations.

The goats, guinea pigs, and dogs that we meet on job sites, who share our workspace are more than just pets – they’re integral members of our extended engineering family.

Their unique contributions enrich our lives and workplace in ways we never imagined.

As we continue to push the boundaries of innovation, we're grateful for the reminder that engineering is not just about structures and systems but also about the relationships we build, furry or otherwise.

Here's to a festive season filled with the spirit of collaboration, the joy of discovery and fluffiest holiday wonder, to you our valued partners, clients, and friends.

May this holiday season bring you joy, laughter, and a sense of wonder that is truly one-of-a-kind.

“From all of us at Greenwood and Moore, wishing you happiness, prosperity, and boundless joy.”

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality."

Topographic Surveys with a Record Boundary

Fri, 10 Nov 2023 05:16:37 GMT

Topographic Surveys with a Record Boundary

The Architect and the Land Surveyor

Last August we introduced a 4-part blog series, What are the 5 Most Common Types of Surveys? The Architect and the Land Surveyor , with the goal of providing guidance and input on the many types of land surveys, and to help Architects and clients to better understand the value and requirements of the various types of land surveys. This month, we will focus on Topographic Surveys with a Record Boundary.

A topographic survey is the most common type of land survey utilized in development and subdivision of properties. They provide the basic existing site information needed for an architect to design an effective development plan for the property. Topographic surveys are often required for both simple projects, such as a residential room addition and for complex subdivisions and commercial developments.

Topographical Information is measurements of visible physical features such as buildings, fences, sidewalks, swimming pools, surface utilities, etc. These are the features you can “see and touch.” A topographic survey also includes “vertical elevation” or commonly referred to as the “contour lines.” This vertical elevation data provides critical information on the “slope” or “steepness” of the property. Also noted on the document are the Record Boundary and the Survey Control Monument.
The Record Boundary is the physical location where the legal property line resides relative to the topographical physical features. For an architect, record boundary lines are critical to determine setback requirements and other important site development information.
Contours identify if the property is flat, hilly, or steep.
Survey Control Monument provides both horizontal and vertical control.

Requesting a Topographic Survey – Potential Pitfalls

It’s like buying a car! You can buy the basic model, or you can request all sorts of “bells and whistles.” Information that is frequently not included in a basic survey is listed below. It is important that an architect is aware of these additional features when requesting a topographic survey.

Occasionally, a surveyor may limit what is included in a topographic survey to keep the price down. Be prepared to specify exactly what you want included in the survey. If you’re not sure what to include, seek information from your land surveyor.

Location and size of underground utilities. This may require the need for a third-party utility location company.
Invert elevations (depths) of on-site and off-site utilities such as sewer manholes and storm drains.
Surveying adjacent properties.
Surveying within creek areas.
Location and identification of tree species and sizes. Often, an arborist would be required if this is needed.
Heights of existing buildings.

Research Required – Potential Problems

On the surface, the concept of a topographic survey is quite simple. The measurement of the topography is typically the easy part. Next comes the record boundary . This is an important definition to understand. To locate the property line, obtaining the property’s deed is required; whereby the deed provides the legal description and the property dimensions.

A common and least expensive way to locate a property line is for the surveyor to use information from the deed. The surveyor will use the deed to compile (through mathematical calculations + field measurements of survey control monuments), the locations of the “record boundary” lines in relationship to the physical features on the site.

If there are discrepancies in the legal description, compiling the record boundary can cause difficulties. In this case, the surveyor must locate the record boundary in relationship to known “survey control monuments.” These monuments are fixed points, with defined coordinates in the area. Local municipalities will have records of the survey control monuments.

Other potential problems arise when the existing survey control monuments are missing or “paved over” with asphalt. It is common for the land surveyor to discover math errors in the legal description and other public documentation used to establish the record boundary.

If the land surveyor discovers a significant error in the boundary, then he/she will not be able to use a record boundary and will need to prepare a different type of survey, called a boundary survey . A boundary survey is a more formal type of map that is used to resolve discrepancies in a boundary.

Architect’s Topographic Survey Request Checklist

Request a “preliminary title report” from client prior to the survey request. This is a critical document that the land surveyor will need to establish any type of boundary information.
Provide a map of the area that needs to be surveyed.
Determine if the survey needs to include areas outside of the property boundary (adjacent properties, in the street, etc.)
Request that utilities be located and identified (or not).
Describe any special requirements that may be needed. If you’re not sure, contact the land surveyor for suggestions.

Key Takeaways

Topographic surveys are a critical part of many development projects. This article is intended to provide architects with a basic understanding of the major components of topographic surveys and common problems that may arise during their preparation. This allows the architect to educate their clients about survey requirements, potential issues, and initial costs at the beginning of the project. By understanding the basic requirements of topographic surveys, the architect will be able to avoid common pitfalls and reduce the chance of unpleasant surprises for their clients.

Next Series Topic: The Boundary Survey, The Corner Record, and the Record of Survey

As you may guess, a boundary survey is more time-consuming and is often much more expensive. Boundary surveys must also be submitted to the local municipality’s Surveyor’s office for review and approval. All boundary surveys must be officially filed and recorded in the public record in the County in which it was prepared.

When a boundary survey becomes necessary, the Surveyor will provide a budget and price to resolve the problem. The Surveyor should also explain to the architect/owner why it is necessary, and what the problems could be.

Greenwood & Moore, Inc. (G&M) Is Your Partner

Always keep in mind, that G&M is your partner when you look to determine your client’s requirements and needs for a land survey. We do hope this ongoing series continues to build a solid foundation for discussions on your upcoming projects. And, next month we’ll focus on the Boundary Survey , along with a simple Corner Record and a complex Record of Survey .

Since 1994, G&M’s goal is to “Make our Clients' Vision a Reality. "

5 Most Common Types of Surveys

Fri, 25 Aug 2023 04:32:50 GMT

What are the 5 Most Common Types of Surveys?

The Architect and the Land Surveyor
“What are the 5 Most Common Types of Surveys?”

As owner of a civil engineering and land surveying firm for more than 30 years, I have had the opportunity to work with many architects. Over that time I have often noticed my architect clients are not always aware of the different types of land surveys.

This is the first article in a series entitled “The Architect and the Land Surveyor.” In this series, I want to open a dialog on the various types of land surveys, when they apply, and common problems that can impact architects’ projects. I want to share information on how architects can avoid common pitfalls and traps with their clients’ projects.

The purpose of this series is not to train architects to be land surveyors; rather, this series is intended to help identify key issues/problems that an architect can be aware of at the beginning of a project.

Knowledge of a potential issue allows architects to share with their clients the information so it can be clear early on. It is not important that an architect knows how to solve a survey issue, only to be aware and have resources.

The upcoming series of articles will include a “deeper dive” into each type of survey. They will also focus on how and when each survey can benefit an Architect.

The Basics – 5 Most Common Types of Surveys

Topographic Survey – With a “Record Boundary”
Boundary Survey
Corner Record (Simple)
Record of Survey (Complex)
Aerial/Drone Mapping Survey
Boundary Adjustment Survey
American Land Title Association (ALTA) Survey

The first two types of surveys, “Topographic Survey” and “Boundary Survey,” are, by far, the most common surveys that architects will most likely encounter. The other survey types are more specialized and are used less frequently. Each survey will be discussed in detail in future articles.

For this first article, let 's begin with the basic description of each type of survey.

Topographic Survey

This is the most common type of survey used for most types of land development. It is the primary survey used by architects for site design and planning. The purpose of a topographic survey is to note the natural and man-made features of the land. It shows the locations of important items and the depiction of the slope of the land. It also typically includes a depiction of the property line location referred to as a “record boundary.” The “record boundary” is by far the most misunderstood portion of a topographic survey and can have serious consequences if not used properly. The next article will explain this in greater detail.

Boundary Survey

This is a special type of survey that needs to be prepared and “filed” with your local county in accordance with the California Subdivision Map Act. The surveys are reviewed by the County Surveyor before they are made part of the public record.

As the name implies, this type of survey deals specifically with the property “boundaries” and is commonly used when a property line(s) location is(are) in question. This type of survey is used to resolve property line discrepancies. Also, Boundary Surveys are required when a land surveyor places a permanent physical marker in the ground to depict a property line location.

There are two types of Boundary Surveys. The Land Surveyor will determine which one is required.

Corner record: Used for simple projects. The drawing is prepared on an 8.5” x 11” standard form.
Record of Survey: Used for complex projects. The survey can have multiple pages.

Boundary surveys are a complex subject and can be very expensive to prepare. Understanding how and when they are used can greatly assist architects in identifying potential problems associated with a project’s boundaries.

Aerial/Drone Mapping

Aircraft and drones are regularly used to capture topographic data on larger parcels of land. In many instances, aircraft or drones can make a surveying job easier, faster, and less expensive than a “conventional” topographic survey. However, they are often less accurate than a conventional survey. This type of survey deals only with topography and not boundary information.

Aerial/drone surveys are commonly used for preliminary design purposes on large parcels of land.

Boundary Adjustment

This type of survey is used when two or more adjacent properties want to
change the boundary line(s) between parcels, while not creating any new parcels. This type of survey is often used by one property to acquire a piece of an adjacent property.

American Land Title Association (ALTA) Survey: An ALTA survey graphically depicts each element in a preliminary title report where easements and encroachments may be present. It follows survey and drawings standards set by the ALTA, and shows property boundaries, improvement information (height, size, setbacks, and more), and recorded title items such as easements. An ALTA survey is typically required by a financial lender (bank) before they will lend money on a commercial property.

With many options it is easy to see that Land surveying is a complex subject. Knowing what type of survey is appropriate for a particular project can greatly assist an Architect in guiding their client to select the appropriate survey. Also, understanding common surveying issues allows the Architect to educate their client and avoid many common pitfalls and traps.

The upcoming series of articles will include a “deeper dive” into each type of survey. They will also focus on how and when each survey can benefit an architect.

Greenwood and Moore, Inc. is available to resolve potential issues.

Advantages for you with an ADU

Wed, 05 Jul 2023 23:52:59 GMT

The advantages you can experince with an ADU

Reasons and Benefits to Consider

Much has been made of the updated Accessory Dwelling Unit (ADU) changes in California, making it easier with recent updates to statewide ADU laws. Further, new California legislation went into effect on January 1st, 2023, that allows reduced setbacks, 2-story ADUs in some instances, increased flexibility in areas where ADUs can be located and obtaining an ADU permit is a more transparent and streamlined process.

Let’s start with what is an Accessory Dwelling Unit (ADU) ? In the past, these have been known by a few names: granny units, in-law quarters, backyard cottages, secondary dwellings, or casitas. What is important to know is that ADUs are an “ …independent living space created on properties which allows residential land use, developed, or proposed for development, with a primary residence. ADUs may be created through new construction or through converting existing permitted interior space, garage or a carport, into an ADU* . ”

What are the Top 6 Reasons to Consider an ADU in California?

ADUs provides much needed housing to alleviate the critical housing shortage in California.
ADUs can be affordable  as they do not require paying for land, major new infrastructure, structured parking, or elevators.
ADUs units are allowed to connect to the sewer, power, and water of the main house. This is a major cost savings and advantage to homeowners or developers.
The rules, and the approval process have been streamlined , making the planning and development consent stages much faster.
California state law requires municipalities to approve ADU projects by right if they meet the minimum objective requirements such as height, area and building setbacks
Public hearings and neighborhood agreements are not required for ADU approval.

Top 3 Benefits for Architects, Homeowners and Developers

ADUs provide flexibility and privacy housing for the extended family members. For example, allowing seniors to age in place as they require more care.
ADU's allow rental income for property owners.
The CalHFA ADU Grant Program can provide up to $40,000 in assistance to reimburse homeowners for pre-development costs.

Process Time Cut Nearly in Half

Previously, the Planning and Building departments approval times used to take 8 months or longer, depending on whether there was neighborhood opposition to your project. Now, with the new ADU laws, the approval process only takes around 3 to 4 months.

Greenwood and Moore, Inc. (G&M) has extensive experience navigating the ADU design and approval process. Look to us to provide you with the following design and engineering services:

Design Services
Land Surveying
Civil Engineering
Structural Design Services
Permitting

G&M has more than 25 years' experience, providing the services required to navigate the many ADU stages, thereby saving you needless frustration, expense, and delays. We look forward to hearing from you so that we can focus on making your vision a reality !

Resources & Additional Guidance:

Weighing Your Options - SB9 vs. ADUs?
Alameda County ADU
California Housing and Community Development ADU handbook
ADU Best Practices Guidebook
The ABCs of ADUs (PDF)
CalHFA’s ADU Grant Program
CalHome Program
Local Early Action Planning (LEAP) Grants

Footnotes/resources
* Alameda Country ADU

Weighing Your Options - SB9 vs. ADUs?

Tue, 08 Nov 2022 23:10:44 GMT

SB9 vs. ADUs?

Senate Bill-9 (SB9) vs. Accessory Dwelling Unit (ADU)

Which is more economically feasible for you?

What is an ADU? An ADU is a small dwelling on the same grounds as, or attached to, a single-family house. It could be an apartment

over the garage, a basement apartment, or a stand-alone house in the backyard. An ADU may be used to house a family member or

for additional rental income.

What does Senate Bill-9 (SB9) provide? SB9 is a newly enacted California State law that became effective on January 1, 2022. The

intent of this bill is to address the mounting housing crisis in California. It allows for two different procedures in a residential area

zoned “single-family.” SB9 will allow up to 4 residences where only 1 was previously permitted.

Splitting a lot into two parcels, which can be developed and/or sold independently.
Conversion of a single-family house into a duplex, or by adding an additional single-family house to the same lot.

The development costs for both the SB9 and ADU options can significantly vary for design, permits, site work, right-of-way work, and

the structure’s allowed square feet. We recommend that the homeowner or developer perform research by contacting their

Municipality’s Planning and Building Departments to understand their development standards.

There are pros and cons to both the ADU and the SB9. The differences to consider can be different for either offering, and include

questions such as:

Can you sell the dwelling units separately?
Is an owner-occupancy required?
What zoning is allowed?
What about HOAs?
Are impact fees waived?
Are separate utility meters required?
And many more questions!

There are many rules and regulations that the homeowner must review and understand. This is where Greenwood & Moore’s civil

engineering and land surveying team can help you! We can provide topographical and boundary surveys, tentative maps, grading

and draining plans, stormwater and utility requirements, ADA requirements, etc. We will be more than happy to talk you through

the differences.

If you have questions or require additional information, contact Greenwood & Moore .

Website References:

California State ADU Information: Accessory Dwelling Units (ADUs) (ca.gov)
California State SB9 Information: SB 9: The California HOME Act | Focus .
Alameda County’s Overview Information: https://www.citystructure.com/blog/how-sb-9-applies-to-lots-in-alameda-county

SB9 Buried Treasure in Your Own Back Yard

Wed, 20 Jul 2022 03:04:06 GMT

“Buried Treasure in Your Own Back Yard”

Senate Bill-9 (SB9)

The California Housing Opportunity & More Efficiency (HOME) Act

Senate Bill-9 (SB9) is a newly enacted California State law that became effective on January 1, 2022.

The intent of this bill is to address the mounting housing crisis in California. It allows for two different procedures in a residential area zoned “single-family.”

Splitting a lot into two parcels, which can be developed and/or sold independently.
Conversion of a single-family house into a duplex, or by adding an additional single-family house to the same lot.

This act is similar to the Accessory Dwelling Units (ADUs) ruling; however, SB9 overrides existing density limits in single-family zones.

Advantages of this act are that SB9 waives the normally required discretional reviews and/or public hearings; a homeowner can

build two homes on a parcel in a single-family zone; and/or the homeowner can subdivide a lot into two lots that can be smaller

than the required minimum size. Therefore, this bill can allow up to 4 residences where 1 was allowed before.

If you are wondering if your property qualifies, contact the California State online information document at SB 9: The California

HOME Act | Focus . The Alameda County Overview may be reached at https://www.citystructure.com/blog/how-sb-9-applies-to-

lots-in-alameda-county .

There are many rules and regulations attached to this act. This is where Greenwood & Moore’s civil engineering and land

surveying team can help you!

We can provide topographical and boundary surveys, grading and draining plans, tentative maps, stormwater and utility requirements, ADA requirements, etc.

If you have questions or require additional information, contact Greenwood & Moore.

ADU’s What’s All The Hype About?

Mon, 01 Nov 2021 17:15:26 GMT

An Accessory Dwelling Unit (ADU) can increase Home Value, Offer Rental Income, Work from Home Space, Offer Low Cost Housing for Adult Children or Aging Parents.

A smaller, independent residential dwelling unit located on the same lot as a stand-alone single-family home. Sometimes referred to as a “Granny Unit.”

You must be the owner of the property. It is important that you perform your research by contacting your local Municipality’s Planning and Building Departments to fully understand what their development standards are. For example, they will give you information regarding size allowed (square footage + height), number of bedrooms allowed, kitchen requirement, parking space required, set-backs, fire sprinklers, upstairs/downstairs, use of garage, required fees, etc.

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How Greenwood & Moore Saved Santa's Jingle Hooves Barn

A North Pole Tale of Lot Splits, Reindeer Parking, and Holiday-Ready Engineering

This Season’s Wish List: A Lot Split. A Barn Expansion. A Balcony Crisis. And a Very Grinchy Permitting Delay.

Reindeer Barn Expansion (Because Even Rudolf Needs Personal Space)

Toy R&D: The Case of the Mysterious Mistletoe Mold

Wrapping Up the Season

SB 1123 - A New Opportunity for Vacant Development in California

SB 1123 - A New Opportunity for Vacant Development in California

Senate Bill 1123 Key Highlights

Why This Matters

Now Is The Time To Prepare! How Greenwood & Moore Can Help

SB 9 Without a Lot Split - The Game-Changing Housing Strategy Few Are Talking About

The Game-Changing Housing Strategy Few Are Talking About - SB 9 Without a Lot Split

LET’S BREAK IT DOWN: THE 4 MAIN WAYS TO USE SB 9

1. Add Units to a Lot With an Existing Home (No Lot Split Needed)

2. Build Two Units on a Vacant Lot (No Lot Split Needed)

3. Split the Lot, Then Build (Vacant Lot)

4. Split a Lot That Already Has a Building or Buildings on It

Why “No Lot Split” is the Real Breakthrough

Is This Right for You?

A Closer Look at SB 9 vs. Traditional Land Subdivision

SB 9 vs. Traditional Land Subdivision - A Closer Look

Phase 1 - Feasibility Study and Budgeting.

Phase 2 - Decision Time – Move Forward or Reevaluate.

Looking at Phase 3 and Phase 4, side by side

Phase 3 - Tentative Map and Site Plans.

Phase 3 - Traditional Approach:

SB 9 Approach:

Phase 4: Land Use Entitlements.

With SB 9:

Wrapping Up

Curious about what happens next?

Open Position for Civil Engineer

Civil Engineering Department

Job Title: Civil Engineer

Reports Directly to: Project Manager, Civil Engineering Department

Works With:

Experience / Education Required

Job Description / Responsibilities ﻿

About G&M

Navigating SB 9 and Conventional Land Subdivisions

Navigating SB 9 and Conventional Land Subdivisions

Understanding the Process and How It Changes the Game

Land Subdivision Process – Phase 1: Feasibility Study and Budgeting ﻿

Land Subdivision Process – Phase 2: Decision Time – Moving Forward or Reevaluating ﻿

The Importance of Understanding the Land Subdivision Process

Greenwood & Moore - Santa’s Secret Helpers

Greenwood & Moore - Santa’s Secret Helpers

The Project Scope

Navigating the Permit Process

Design Philosophies: Santa vs. the Elves

Structural Requirements

The Result

Happy Holidays from all of us at Greenwood & Moore!

SB 684 Unlocking Opportunities for Builders and Property Owners

California Senate Bill 684 - Unlocking Opportunities for Builders and Property Owners

Breaking Down SB 684

Unlocking Financial Potential

What SB 684 Means for Property Ownership

Streamlining Costs and Timelines

Why do we believe its import for you to know?

Why Now is the Time to Act

Ready to split your property or explore development opportunities?

California Balcony Laws -Senate Bill 326 and Senate Bill 721 - Deadline Looming

California Balcony Laws - Senate Bill 326 and Senate Bill 721 – Why the Timing Is Critical Now

Overview of Senate Bill 326 and Senate Bill 721

Why the Timing Is Crucial

How Greenwood and Moore Can Help

But It’s Not Too Late!

SB 9 Turns Two

SB 9 turns TWO! Hailed as a victory for CA Zoning; What’s new and how it helps you!

A Brief Recap of SB 9

Recent updates and developments

What Does this Mean for Homeowners, Developers and local Governments?

Looking Ahead to SB 684

So much to think about!

Transforming Redwood Chapel’s Audio System - A Structural Triumph

Transforming Redwood Chapel’s Audio System, a Structural Triumph

Celebrating 30 years of Greenwood and Moore

Job Description / Responsibilities

Land Subdivision Process – Phase 1: Feasibility Study and Budgeting

Land Subdivision Process – Phase 2: Decision Time – Moving Forward or Reevaluating

Transforming Redwood Chapel’s Audio System,
a Structural Triumph

The Architect and the Land Surveyor
“What are the 5 Most Common Types of Surveys?”

The California Housing Opportunity & More Efficiency (HOME) Act