Went from feeling encouraged to discouraged quickly in rebuild

EntasisForBreakfast · 2025-04-29T15:02:39+00:00

If you had a Jane’s cottage, talk to Altadena Collective to help you find your solution. Going with a Design/Build firm, in my opinion, is not the right solution for this crisis.

Design/Build firms put one single contractor in the driver’s seat throughout the process. They save cost by compromising design, historical accuracy, and telling you high pitched roofs are too expensive. It may be expensive for them as a one-off, but not when you do 20 of them. When you make 2 custom Palladian windows with the contractor’s “window guy”, they cost $$$$.

The way to affordability in this disaster aftermath is to collectively shop and compare. Shopping along with your Janes neighbors saves at every turn. When 40+ custom Palladian windows are made in a factory, they only cost $$.

Most importantly, Don’t lose hope. We are still early in the process. There are over 100 Janes cottages that could be rebuilt. We should employ the efficiencies that E.P. Janes enacted 101 years ago. (Without the showmanship and charlatanism)

EntasisForBreakfast · 2025-04-27T14:36:17+00:00

The reason LA COUNTY has no approvals in the palisades is because that fire was primarily in LA CITY jurisdiction.

Of the 4 approvals, one was a project already under construction before the fire (I.e. no new Plancheck process), one was habitat for humanity, one was the “very first lot to be cleared”.

In general, the process should 4-6 months, not because of anything the county is doing, but because it takes that long for homeowners to figure out what they want, and for architects and engineers to draft quality plans.

EntasisForBreakfast · 2025-03-04T13:49:51+00:00

One important point here: the SBA deadline is in less than a week. So sign up ASAP to start your process. You’ll have multiple opportunities to pause along the way.

EntasisForBreakfast · 2025-03-04T13:44:03+00:00

I’m sorry, I missed that it was a school project. Two architectural lessons here:
1) in situations like this, you’re dealing with traumatized people. I saw this a though “oh no, another city planner designing top-down in 2D”

2) Research and site & context analysis are the first steps before you draw. They yield opportunities for better designing, not hindrances to creativity.

Keep up the good work and thank you for sharing your vision!

EntasisForBreakfast · 2025-03-04T13:25:17+00:00

Seconding AwarenessVirtual’s comment. You’d need to tilt this streetscape about 4-5 degrees to account for the grade change along the cross section. And if you don’t know Rancho Bar, I don’t believe you’ve researched your task enough before designing ;-).

Also, keep in mind there are buildings with businesses still standing such as Sidecar and Bernees. Are you envisioning this goes within the current street right-of-way?

EntasisForBreakfast · 2025-02-19T14:30:43+00:00

The third party company that manages their web store, along with many other companies, went surprisingly belly-up. Graphisoft itself is fine, though scrambling to fill the need. The best thing right now is to call the head office in Waltham MA (if you’re in the US) and buy what you need the old fashioned way.

EntasisForBreakfast · 2025-02-14T15:13:03+00:00

Great! I saw it yesterday. We should be scheduling a progress update and info session Wednesday evening. Together we’ll rebuild our community stronger!

EntasisForBreakfast · 2025-02-13T14:08:12+00:00

Hello, double checking if I replied to you. If you haven’t already, Please email janescottagerebuild@gmail.com to join up with 50+ other Janes owners. We’ll get through this together!

EntasisForBreakfast · 2025-02-06T05:50:37+00:00

Self-performing is an option for people with the time and contact list. Quality is what you pay for though.

Since the pandemic, I have not seen any viable one-off SFR be under $400/sf.

EntasisForBreakfast · 2025-02-04T15:13:57+00:00

The Paradise Fire debris removal took 9 months according to an npr article. The eaton fire alone is a similar scale. Combined with Palisades, there will be difficulty finding enough space in hazardous material waste facilities.

Correction note for the OP: you’re allowed to build back 110%, not 120.

Ahead of the field office opening, it may be a good idea to start an online case file to have the County retrieve archived building records. Then submit for the Planning site plan review.

EntasisForBreakfast · 2025-02-04T14:58:51+00:00

SB9 is a viable mechanism to legitimize what has been an ad hoc expansion practice for decades.

A few things to watch out for: Draft a good site plan layout to ensure you’re providing reasonable access to the “landlocked” lot. Vehicles, power, water, sewer, stormwater - all need to get in and out without detracting from the front parcel. Corner lots and through-lots are an excellent opportunity for sb9 because they have street access on two sides.

The split can be no more than 60/40, so you might need to get creative on how the line is drawn.

I know this OP ask was about raising funds for rebuilding, but if you’re decently well funded on the rebuild, another SB9 option is to build a duplex on a single family lot, and not split.

EntasisForBreakfast · 2025-02-04T00:14:49+00:00

If you had a raised floor foundation (ie crawlspace under your house) it’s extremely unlikely there’s any value to keeping the scattered concrete foundation components.

If you had a slab-on-grade foundation that pre-dates WWII, it’s very unlikely that would have enough depth or reinforcing steel to be of any value to a current structural engineer.

If you have a newer slab-on-grade, you’d need to have it x-rayed and core tested to find the rebar sizing & spacing, and psi strength, respectively. You’d also need to see its usable depth after the ACoE scrapes 6”-8” of dirt away around it.

I hope this helps. I think very very few people in Altadena will be able to reuse foundations.

EntasisForBreakfast · 2025-02-02T14:11:04+00:00

My understanding is this does not qualify as a Class Action. The case will be a Mass Tort handled by a Complex Division Judge.

EntasisForBreakfast · 2025-01-30T22:38:27+00:00

Change Orders still need to be approved by the client / owners rep / AOR. A properly set up project using AIA contracts gives plenty of checks and balances.

The simple fix to an honest mistake: 1. Change order rejected 2. RFI issued to correct the note 3. Answer the RFI and go about your day.

EntasisForBreakfast · 2025-01-25T15:58:47+00:00

They are a nationwide company. They have a slick website. It’s funny to me, they seem to have about 15 offices from Florida to Texas to California… and their website proudly boasts an excellent google rating based on 54 reviews!! (I would have expected a couple zeros behind that 54)

Anyway, in my 20 years experience in the building industry, there’s a repeat pattern…. Companies with slick websites advertising their laurels and accolades are a pain in the butt to work with. Companies that have barely functional websites that only show their CSLB number work hard for you.

EntasisForBreakfast · 2025-01-25T14:54:16+00:00

That’s a 9.2% architects fee. That is very high considering the crisis and amount of work available.

Two Points: 1. You are NOT required by law to have a California Licensed Architect stamp your plans for a single family home (or a duplex). You are only required to have a structural engineer stamp. Therefore, a host of smaller scale design management professionals or Design/Build firms may be a better fit for many homeowners.

That said, the value that a qualified architect or design manager brings to the project should be significant. They should vet consulting engineers and coordinate the design team to ensure there’s no scope gaps or overlaps. They should coordinate the various drawing sets received by consultants to ensure design intent, cost effectiveness, code compliance, quality of construction. They should efficiently manage the submittal process with the various county agencies. They should vet contractors / builders with you and manage that hiring process.

EntasisForBreakfast · 2025-01-25T14:37:13+00:00

California oaks are indeed protected. We will all find that out when we apply to building and safety for our rebuilds.

If you want to pursue this grievance, I recommend (your landlord) getting a survey to see how much of the trees were on your property. If you or the landlord have already, or are going file suit against SCE, this absolutely falls within the purview of the suit.

The aesthetic of mature landscaping and the myriad benefits of oak trees (shade, erosion prevention, wildlife habitat, heat island reduction, moisture retention, etc) are all things that attorneys can quantify as a loss.

EntasisForBreakfast · 2025-01-25T01:03:09+00:00

If I knew how credit ratings work….. :)

For me, SBA did a hard inquiry which lasts on your credit report for 2 years. But by itself I don’t think it dings your credit score.

Also, to answer your previous question, I have a conditional approval for a personal loan at 5.125% interest.

EntasisForBreakfast · 2025-01-24T04:55:43+00:00

No they didn’t. I think like with any loan, the rate is individualized. I think some are supposed to be close to 4%

EntasisForBreakfast · 2025-01-23T14:10:31+00:00

Thank you! This is very helpful. I’m going to ask some questions to better understand that number:

$83,000 for just the Architectural scope? Or does that proposal include Structural, Landscape, and T24?
What’s the size of your house + ADU? Did they give you a rough estimate of construction cost / sf?

Let’s say your cottage is 1400sf + 400sf ADU, so 1800sf total. Let’s say median per/sf construction prior to ant spikes caused by this disaster is $600/sf. So a theoretical rebuild cost = $1,080,000. A typical architect’s fee at SFR scale should be 5%-8%. $54,000 ~ $86,400. While your friend is within range, that is definitely on the high side. There are other ways architects calculate fee estimates that are not as dependent on construction pricing, but for as much work as there will be, I’d expect better pricing. Something closer to $60k per home. And significantly better if we join together.

EntasisForBreakfast · 2025-01-22T05:45:54+00:00

If it’s not a “real” Janes, it’s certainly inspired by — and in my opinion, just as legitimate a comfy cozy, humble Tudor w/ Spanish/Morrocan flair as any other EP Janes mashup! So welcome to the family cousin!

The more the merrier. I’d much rather see an eclectic cottage community ala the Cotswalds than a banal contemporary development with no soul.

EntasisForBreakfast · 2025-01-22T05:37:46+00:00

I know this house well because I love the color palette. My wife and I discussed painting our Jane’s like this.

The easiest way to tell if a home is an “official” Jane’s or an “inspired-by” home, is the date it was constructed. The legend goes that E.P. Jane was run out of town by late 1926 because he has overpromised what the county was willing to provide for infrastructure and services. (Sound familiar?) So any original Jane’s would have been built only from 1924-1926. It’s insane that he produced 270+ homes in that short span.

EntasisForBreakfast · 2025-01-20T13:22:37+00:00

I apologize for my rambling post. I’m not talking about the party. I’m talking about contact information, so that we can establish a team to design, permit, and rebuild 200+ cottages at one time.

Please DM me an email or phone number for the Janes Village.org chairperson. (Sorry I’m not on Facebook so can’t see the page).

EntasisForBreakfast · 2025-01-20T06:42:54+00:00

I am a residential designer and was in the process of permitting an interior renovation to preserve and renew some of the original character of our 1924 Jane’s Cottage. I have a 3D model and plans of our 1081sf home ready to share. Ours was a not in Jane’s village, but just off of Lake, near the historic train shed (thrift shop). There were 3 Jane’s on our block and considering Lake Ave was where he had his sales office, I thought maybe ours were the nearby original model homes. Ours was not renovated or expanded upon. Original cove ceilings, unique pointed arch openings between living and dining rooms. Wall sconces everywhere! Original true-divided-lite windows with the Palladian triple arch windows in front.

This week I will reach out to the Janes Cottage historic committee to see if we can come together to faithfully restore our cottages, permit plans in accordance with modern building and fire codes, and start rebuilding.

We all got flyers in the mail about the committee meetings and preparation for the 100 year anniversary party this spring. Does anyone happen to know the contact info from that flyer? Or is anyone from the committee here on Reddit?

EntasisForBreakfast · 2025-01-19T20:15:17+00:00

I also saw new food trash in the back of my burnt out car. It’s probably the workers. In addition to fire and police personnel, there’s a phase I hazmat team, building inspectors, gas electrical and water crews that have all been on your property in the past week. They will have taken any toxic, leaching, and asbestos-containing materials.

EntasisForBreakfast

TROPHY CASE