Washington Post: Robert J. Bruss
- We own two houses and meet the 24-out-of-last-60-month ownership and occupancy requirement for the Internal Revenue Code 121 principal residence sale tax exemption on both. One house is now listed for sale. When it sells, we would like to move into the other house and sell it within the next several months. If we sell one house in 2006 and the other house in 2007, can we claim the IRC 121 exemptions on both houses?
- My wife and I have lived in my house for more than the 24 months required to claim the Internal Revenue Code 121 tax exemption. But only my name is listed on the title as the owner. I owned the house before we married. Does her name need to be added to the title to make us eligible for the $500,000 exemption?
- Several years ago, I heard on a radio talk show that a monthly mortgage payment is considered to be paid on the date it was postmarked. If that is true, where can I find that law?
- My mother, 82, owns her modest home, which is probably worth around $100,000. Title is in her name alone. I have showed her your articles about the benefits of holding title in a revocable living trust to avoid probate and in case she gets Alzheimer’s disease or a severe stroke. But she is very stubborn and thinks because she has a small estate, worth less than $600,000, she doesn’t need a living trust or even a will. I am her only heir. As her health is declining, is there any other way to avoid probate when she dies? I have heard horror stories about probate costs and delays.
- I am considering buying a manufactured home on a quarter-acre parcel in a retirement community. These homes are very nice and much less expensive than comparable “stick built” houses nearby. The big drawback my wife dislikes is they are on leased land, and there is no option to purchase the lot. But the land lease extends for 49 years. I like the adjoining golf course, nearby shopping and low cost. Is the leased land a serious problem?
- I am a single mom, with one son, getting ready to buy my first home in June 2007. I am a schoolteacher claiming two withholding exemptions on my W-4. But my real estate agent told me I could increase my withholding to increase my take-home pay to help me make the mortgage payments (which will be about $300 per month more than I now pay in rent). How soon before I actually buy in June should I do this?
I sold my principal residence to my daughter in 2006, using gift equity. The loan officer structured the loan as a $400,000 purchase price with a $307,000 mortgage. Will I owe taxes on the $93,000? I owned and lived in the house for four years
- My wife and I bought our home from my father in 2004. In 2005, we refinanced the mortgage. There was a lien against the title for my father’s income taxes. At the mortgage refinance closing, the lawyer told us we must pay the $1,808 tax lien although my father owed it. I have since learned the lawyer should have handled it differently by putting the $1,808 into escrow until the tax collector was made aware of the mistake. What are our options to get the $1,808 refunded?
Seattle Times: Elizabeth Rhodes
- Although the short road leading up to my gated community is maintained by my homeowners association, the public sometimes uses it. How can I get a rebate on the tax money I pay the state toward road maintenance in general so I can use this money to defray the cost of maintaining our road?
- My granddaughter is moving out of the apartment she’s lived in for five years. The previous manager said she could paint the walls the colors she liked and never said anything about her having to return them to the original colors. Now the new manager says my daughter must repaint them before the new tenant moves in next week. Can the manager keep her deposit if she doesn’t?
- How can I quickly screen out disreputable mortgage brokers and find a reliable one without having to spend hours on research? Is there an agency or rating system that could help me?
NY Times Q&A
- My wife and I own an apartment in a Midtown co-op, and one of our living-room walls abuts the building next door. About nine months ago, we heard sounds of hammering and drilling through the wall. Later, we began hearing the sound of a television set, doors slamming and voices coming through the wall. I called our managing agent but received little help. The noise is not my only concern. I am worried that the hammering and drilling we heard may have been to make structural changes that could negatively affect our building. What can we do?
- My wife and I live in a rent-stabilized apartment with a monthly rent over $2,000. In a couple of years, I will be 70½ and will be required to take a withdrawal from my I.R.A. That withdrawal will push us over the $175,000 limit and could jeopardize our rent-regulated status. Since we don’t live in the apartment for four months of the year, is it possible for me to attribute a third of my income to my summer residence and thus stay under the $175,000 limit in New York?
- When a co-op board receives the financial and background information from its management company on a prospective buyer, is there a specific amount of time they have to schedule an interview and approve or disapprove the buyer?
San Francisco Chronicle: Robert Griswold
- Do I understand correctly that it’s OK to stipulate in a lease that smoking isn’t allowed inside the rental premises, but it’s not OK to refuse to rent to smokers? I have tenants who are smokers who apparently are conforming to the lease (which prohibits smoking inside), but are smoking outside and leaving cigarette butts on the ground outside the front and back doors, and in flower boxes, etc. It remains to be seen whether they will clean them up when they move out. I would like to be able to deny tenancy to anyone who smokes, or at least prohibit smoking anywhere on the premises. Is this possible?
- At the end of the month, we will have completed our one-year lease of the condo we rent. I’ve already informed the owner that we do not plan to renew our contract and he has requested we have the carpet cleaned so that we can get our deposit. What else can the owner legally request we do (paint, remove nails from the walls, clean windows, etc.) in order to have our full deposit returned?
Washington Post: Benny L. Kass
- We have been trying to sell our condominium for several months. Our real estate agent finally presented us with a contract. Although the price was lower than we were hoping to get, we decided to accept that offer. Relying on that, we entered into a contract to buy another property. Our buyer had a contingency for a home inspection, which was done to his satisfaction. He specifically advised our agent that he was removing the contingency. A few days later, we learned from our agent that the earnest-money deposit was returned by the bank for insufficient funds. There is another person who has now expressed interest in our condominium and has presented us with an offer at a higher price. What can we do?
Washington Times (Henry Savage)
- I am recently divorced, and our settlement was amicable. I was allowed to keep our house in Alexandria after refinancing to take cash out and buy out my husband. My mortgage balance went from $160,000 to $350,000. Because my income isn’t that high, I needed to take out a “no documentation” loan. It has been a little over a year, and I’m running out of money. The house is worth at least $700,000. Should I refinance the house and take more cash out? Please don’t tell me to move because my daughter is well adjusted in school and in the neighborhood, so I need to remain here for the next two years, when she graduates from high school. Besides, there’s nothing close by that I could afford anyway. My credit is excellent.
Giants CB Richard Ellis and Trammell Crow Co have merged creating a new $4.4 billion commercial real estate monster representing 10% market share (Business Week: Feds OK acquisition by CB Richard Ellis). Locally speaking, both companies happen to have offices here in Richmond.
Richmond Articles:Â
National Articles (organized by subject)
Debt/Financing
Investing
- Washington Times: Real estate a long-term investment Henry Savage’s best real estate advice: “Recognize that real estate, while a good investment over time, may require patience and staying power.”
- NY Times: 10 Ways to Stumble in Commercial Real Estate Cliff notes: NO FINANCIAL PLAN, THINKING LOCATION ONLY, NOT RESEARCHING A CITY, SEEING ALL AREAS AS SIMILAR, MISCALCULATING COSTS, MISCALCULATING RETURNS, TAKING ON ONEROUS DEBT, DOING IT ALL YOURSELF, and PROCRASTINATION,
- Washington Times: Co-owning property: What do heirs get? Discusses co-tenancy in real estate investments
Realtors
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In a sign that the Coalition for Hanover’s Future movement is working, the County Planning Commission has rejected two major developments. It’s nice to see that Hanover is resisting the path of Chesterfield and Henrico: Hanover Herald Progress: PC turns thumbs down on Hickory Hill | Hanover Herald Progress: Yowell Road development voted down 5-2 Related article–Mechanicsville Local: Board ponders saving rural land
As reported by the TD, Richmond.com and Henrico Citizen (Richmond.com:Taking Root | TD: Tree Hill envisioned as town of 3,000 | Henrico Citizen: Planners Unveil Vision for Tree Hill Farm ), the proposed 500-acre Tree Hill development (developers: Gray Land and Development, Steven A. Middleton architect: Duany Plater-Zyberk & Co.) is in the crucial community buy-in phase. Tree Hill joins Rockett’s Landing and Wilton on the James as major new projects in Eastern Henrico/James River. These “high-density” developments could transform this rural part of Richmond into another mini-city suburb a la 360/Swift Creek and Short Pump. My prediction: These projects will have “two new high schools” impact (Varina, you have a rival). It’ll be intersting to see whether the upper middle class homebuyers will flock to this part of town. Also, for commuters, you think coming into the city from the East is bad now….
Also see…
Congratulations to Rich Napier of Napier Signature Homes. He is the newly elected president of the Home Builders Association of Virginia (TD: Napier to serve as president of Va. home builders’ group). He takes the helm during a very stressful time in the industry (Home Construction Drops 14.6% in October ). Says Napier, “We’ve seen the worst as far as the downturn. The market looks like it will be pretty good by mid-2007.” Sounds like Bush talking about the war….
Two nice, related articles in Sunday’s TD…
- A clean, attractive city, Richmond meets basic tests that help ensure its renewal goes forward, advocate says Carol Coletta of CEOs for Cities recently spoke to VCU championing the revitalization of cities. A surprising development, youngstas aren’t the only ones being lured back to the city: “Who would have thought boomers would want to spend their empty-nester years in the city? Forget golf courses. They want to enjoy restaurants and the cultural activities that come with the city view.” Â
- Downtown’s revival still eclipsed by quiet streets Columnist Bob Rayner laments empty downtown streets (Grace, Main, Broad). Ironically, fast riverfront development has retarded the growth/rebound of “traditional” downtown. For every action, there is a reaction. Rayner points out “Still, a visitor to our city might be excused for concluding this is a slow-paced town, enduring a steady decline. A meeting in one of those riverview corner offices might help dispel that notion. A walk along downtown sidewalks will not.”Â
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Los Latinos de Crestwood are getting gentrified by Gumenick Properties. Following the successful blueprint of their Horspen Rd projects, they are championing this new development as a mixed-use “smart growth” project a la Liesfeld Farm. (currently zoned: 1,041 apartments and retail.  asking for: two 15-story condominium towers, central lake, free-standing homes, 400 townhouses). The development is boasting itself as the “largest revitalization proposal in Henrico history.” Henrico’s director of planning Randy Silber has all but greenlit the project: ”The applicaton has just been filed, but what has been shared with us, we are positive about.” The location (Staples Mill exit/Libbie) is fantastic for both Innsbrook AND Downtown commuters, and the Henrico real estate tax environment will only make the properties that much more attractive. Look for a halo effect to neighborhoods like Lakeside.
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Again, I’ll continue to cull the net for real estate Q&A’s…
Washington Post: Robert J. Bruss
- I rent an apartment in a large complex. About six months ago, I accidentally left my dinner cooking on the stove and it overheated. It caused a fire that resulted in about $15,000 damage to my apartment. Fortunately, nobody was injured. The landlord’s insurance company paid to have my apartment restored. Now the insurer is suing me for the $15,000. I don’t have renter’s insurance. Do I have to pay?
- I’m the manager of a large real estate brokerage office, and I usually agree with you. But I must take issue with some of your recent advice. While it may not be legally required for a home seller to disclose past home repairs, at our firm we take the position that our sellers can never “overdisclose,” and we probe for disclosure information. Any and all inspection reports that have been done on a property and are in the seller’s possession are presented to buyers in our disclosure packages. Great care is taken so a buyer can be fully informed before making a purchase offer on our listings.
- Can I make a Starker tax-deferred exchange of my rental property and reinvest in a real estate investment trust instead of another rental property?
- We are selling our house, which has been vacant since we moved out about two months ago. The buyers are obtaining a Veterans Affairs mortgage. It will take another 30 days until the closing. Meanwhile, they are living in a motel nearby. They offered to pay us rent if they can move into the house now. Our listing agent says “no.” What do you advise?
- I have been living with my boyfriend in his house. He has been very kind to me, and I deeply love him. However, he is 78 and I am 54. He says that when he dies, his house will become mine. But he refuses to let me see his will, and his two children would be sure to contest the will if he leaves the house to me. What can I do to protect my best interests?
- For many years, I have owned a small professional office building where I have my office. There are six tenants. We are all friends and get along very well. The “new kid” tenant has been here only six years. The other tenants have been here much longer, about 15 years average. I plan to retire next year and will then sell my office building to help fund my retirement. A few of the tenants have leases extending as long as four years at quite low rents. Would a new owner be able to raise the rents?
- I am the “remainderman” on a house, subject to a life estate for my mother to occupy the house during her lifetime. She pays all the expenses, including the property taxes and homeowners insurance. I own a lovely lakeside vacation home that I rarely use. But I don’t want to sell it because it keeps going up in market value. I might want to winterize it and retire there someday. However, the property taxes and upkeep are quite expensive. Several of my neighbors have ownership-share arrangements. Would selling half the property be a good alternative?
- My daughter signed a purchase contract to buy a townhouse. She has already paid for the inspection, appraisal and credit report, for about $650 total. The real estate agent recently informed her that there are several liens against the title, and the sellers are having financial difficulties. She said they cannot pay off the liens until they receive the sale proceeds. The title insurer won’t issue a title policy until the title is cleared. What happens next? Does that mean the contract is not valid anymore?
- My neighbor’s vines and plants grow up and over my garage roof and storage shed roof. I have to get up on a ladder twice a year to whack it down and cart off the debris. Any suggestions on how I can get my neighbor to have his gardener remove his plant’s growth off my property?
- A few years back, you wrote an article about heirs and stepped-up basis for inherited property. You suggested that when a husband dies, the widow should remove his name from the title. My mom is planning on staying in her house. Should she have my late father’s name removed from the title? According to the county clerk, it will require a lawyer to file the proper papers.
- We hold a mortgage note on a property we sold about 10 years ago. The final payment is due in a week. A few days ago, the borrower called to say he might be late with the final payment. He said his mortgage broker was moving very slowly, and he even went to someone else to get refinanced. Last January, the title company asked us to fill out the paperwork for full payoff of this mortgage. In August, they requested an updated payoff demand. What are my options? I think the borrower might be trying to combine a couple of mortgages on several properties he owns. I just want to be sure he doesn’t take advantage of us.
- Recently you said you prefer not to bid at foreclosure auctions but instead contact the foreclosing lender immediately after the auction if there were no bidders. I’ve been a real estate agent for about 15 years, and this is exactly what I did when I purchased my home. By contacting the lender after the auction, I was able to get the lender to pay to replace the furnace and erect a needed fence around the pool. I still paid about $6,000 less than if I had bid at the auction.
- We put our home up for sale in early October. Within a week, we signed a sales contract with buyers. Eight days later, the buyers backed out, saying they changed their minds. We opted to keep their $2,500 earnest money deposit. But we discovered the next day that the real estate agent never received the $2,500 stated in the contract. We believe we are owed this money but have been advised to forget it. Who is at fault for not actually collecting the $2,500? Should we try to collect it?
- My husband and I sold our home in July 2005. The buyer requested additional time for inspections and multiple inspections were conducted. The buyer requested a credit back, which we granted. More than a year later, we have been contacted by the buyer’s lawyer with a letter accusing us of nondisclosure and demanding $85,000. The items the buyer accuses us of withholding were not discovered by any of the inspections, and my husband and I knew nothing about them. We are now involved in mediation, which is costing us legal fees and time. Our lawyer says that usually all named parties (inspectors, real estate agents and us) contribute to the settlement. My husband and I are outraged by the process. We do not agree to any settlement. What prevents any buyer with remorse from accusing the seller of nondisclosure?
- Our kids want us to have an in-ground swimming pool built in the back yard. A few neighbors have them, but most nearby houses do not. It would cost at least $25,000, maybe more. Do you think a swimming pool would be a good investment?
Seattle Times: Elizabeth Rhodes
- We live in a hillside community where runoff from individual homes is usually piped off to an area of the property where it can be absorbed. However, when the volume of runoff exceeds the capacity for absorption, the excess is sometimes transferred as surface water from one private property to another before it eventually reaches a publicly owned storm drain or roadside ditch. Is it reasonable to expect property owners in this transfer chain to stand the expense of piping the runoff through their properties, particularly when easements have been designated for this purpose?
- Several years ago the former owner of the home next door paved over a large gravel area that bordered the driveway between our houses. He didn’t get a permit to do so. Now all the runoff water from that paved area, plus the driveway, plus the two downspouts on their roof, all drain into an inadequate 4-by-4 drain. This drain often backs up; the water runs onto my property and into my crawl space. The home has been sold, and I’ve asked my new neighbor to fix the problem, but he never does anything. What should I do?
- I live in a new subdivision in Mount Vernon. The new house next door is on higher ground that slopes steeply toward my property. I contacted the builder and the city to voice concerns that runoff from this neighboring property will flood my yard. The builder’s response was to put an additional drainpipe below one-third of the embankment. The city said the builder has complied with department requirements and thus has no more responsibility and neither does the city. Is this so, and if so, is the new owner of the house responsible?
- The retaining wall between my backyard and my neighbor’s was in bad shape before the recent storms. Now it’s showing signs of buckling because of the water. I don’t know who owns this wall, so I don’t know who’s responsible. Help!
Miami Herald: Richard White
- I recently purchased a condominium in a complex that had been converted from apartments. The complex is now sold out and we have been notified that a turnover and election of a board must be completed in 60 days. What advice can you give to make this transfer as smooth and complete as possible and how do we go about electing a board?
- Our condominium is considering replacing our gas pool heater with a geothermal system, as the cost of gas to heat the pool is skyrocketing. The geothermal system requires two wells to be drilled, resulting in two pipes above ground that can be camouflaged with bushes. Is this material alteration to the common elements or is this merely a replacement for the gas pool heater?
- My community operates under the auspices of Florida and federal 55-plus rules. Recently our board proposed placing a minimum age of 40 or 45 on people wishing to reside in our communit
NY Times: Jay Romano
- I am a property owner in New York City. Several weeks ago during a windstorm, a huge tree in my backyard was uprooted and fell into my next-door neighbor’s backyard, damaging her fence. Am I responsible for paying for the damage?
NY Times: Jay Romano
- I am a shareholder in an Upper West Side co-op. Recently, when mice invaded our building, I asked the board to take reasonable action to eliminate the infestation. The board’s president said that the co-op was not responsible, since the mice were within the interior of the apartment. Is this correct?
San Francisco Chronicle: Robert Griswold
- At the end of the month, we will have completed our one-year lease of the condo we rent. I’ve already informed the owner that we do not plan to renew our contract and he has requested we have the carpet cleaned so that we can get our deposit. What else can the owner legally request we do (paint, remove nails from the walls, clean windows, etc.) in order to have our full deposit returned?
This will be a recurring post every week (I’m culling the net for other mail bags)….
Washington Post: Robert J. Bruss
- We just refinanced our condo, receiving part of our equity in cash. Is the money we received taxable?
- Is there any defense for a partition lawsuit where one co-owner wants to force a property sale, but the other co-owner doesn’t want to sell?
- I bought a vacant lot that was supposed to be 5,000 square feet, but the title insurance company didn’t report an easement for about 1,600 square feet. As a result, I can’t build the house I want unless the house size is reduced. Can I get payment from the title insurance company for my problems and losses?
- I am considering buying a property in my neighborhood that needs to be rehabilitated. The seller wants to sell for about $200,000, but I want to pay only about $100,000. I know the value after renovation will be more than $700,000. Can I ask the seller to add me to the title so I can obtain financing to pay the rehab costs, and then split the profits?
- I would like to put my name on the title of the home I share with my mother. We are about to sell it and I want to know what I need to do to make that happen. I share in the upkeep and the payments. I was told having my name on the title is the best way to assure funds when the sale is completed. Is this true?
- A tree that belongs to my neighbor is next to our common wall, which is breaking up from the roots. The tree owner refuses to take any action. What can I do?
- I own a property on which the maintenance is paid from escrow by my bank. They charged some type of “assessment” of an additional fee in September 2005. Neither my bank nor I was notified of the $190 original fee. Now they have imposed late charges and I received notice from a lawyer saying I must pay more than $1,600. They put a lien on my property title. Is it legal to notify me more than a year later?
- What is the best way to hold title to my residence to avoid probate and also to get the step-up in cost basis?
- Can I avoid capital-gains tax on the sale of my property by forming a limited-liability company?
- How can I get my half of the rental security deposit returned? I moved out but my ex-roommate chose to continue renting past the one-year lease expiration.
- Why did you recently say homeowners need insurance in case a tree falls on a neighbor’s property? This happened to us and our insurer said we had no liability. The neighbor’s insurance policy will have to pay for our tree’s damage to their fence.
- How can a second residence qualify for the $250,000 single or $500,000 married capital-gains tax exemption, or the tax-deferred exchange benefit?
- If I already have a revocable living trust, do I also need a will?
- I own a house where my elderly mother holds a life estate. She lives alone in the house and may someday opt for a smaller apartment. If this happens, and she refuses to release her life estate, do I have any legal recourse?
- Is there any way to leave my house to my three sons after my death other than through my will? I don’t think I have enough assets to merit a living trust.
- A large old tree in my neighbor’s back yard is leaning toward my house. It shows signs of significant rot and cracking at the base of the trunk. If it falls toward my house, it would easily cause significant damage and pose a major hazard. Besides asking my neighbors to cut down the tree, do I have any recourse?
Washington Times: Henry Savage
- I have a 7/1 ARM that I took out in 2002. The rate is 5.75 percent. All the recent talk of skyrocketing payments for ARM holders is beginning to make me worry, even though I have almost three years left before my rate changes. The loan started at $315,000 and now down to $297,000. My question is simple: Should I refinance now or wait?
San Francisco Chronicle: Robert Griswold
- We manage several rental properties. We need to know the language to use when we refund the balance of the security deposit to the tenants as a final payment of the refund. Your guidance will be appreciated.
- I ask for first, last and security deposit. If I understand your column, I should collect $850 for the first month rent and then collect $1,700 for security. Is this correct?
Seattle Times: Elizabeth Rhodes
- Before I bought a home recently, the seller and my real-estate agent told me it was licensed as an adult family home. Now that I’m ready to start the business, I’ve discovered the home isn’t licensed and for me to have it licensed would require a lot of work on the house. What are my rights in this predicament?
- Members of my condo association want to create a policy that restricts smoking as part of future sales agreements. We’d also like to approach the existing owner who smokes about this. What is our best course of action?
- We’re interested in buying a condo conversion in a vintage Seattle building. Is there anything in particular we should know about buying into an older building?
Milwaukee Journal Sentinel: Thomas Musil
- As we begin the long process of a room addition, it has come to our attention that our neighbor’s fence in our backyard is about 2.5 or 3 feet too far on our side. We purchased our home in 1996 with no knowledge of the encroachment. They purchased their home within the last five years, and I believe they have no knowledge either, although I have never met or spoke with them. We believe our first step would be to have our property surveyed, but we have no idea what to do next. From my searches, I do not believe either property has been surveyed. Our property is located in the city of San Clemente, Calif.Â
- Is it possible to be approved for a loan when you’re purchasing a property of lesser value that will become your primary residence? We are being told this would be an investment and that the property holders will not sell to investors.
Miami Herald: Richard White
- Our condominium filed a lawsuit against our developer. Soon after, the president of our board added a complaint about her apartment and became part of that lawsuit. We received a copy of the lawsuit from the court; most of it concentrated on our president’s apartment. When we ask who is paying our president’s legal bills, we are told that because it is a legal matter, we cannot get that information. Now, because of all this bad blood and harassment, the developer has pulled out our washers and dryers from our laundry room (he owns our laundry room), leaving us without washing facilities. Is the lawsuit a conflict of interest and do the unit owners have the right to know who is paying for the president’s portion of the lawsuit?
- We are concerned about the proper amount of reserves to accrue to cover property insurance next year considering the possibility of a significant rate hike. Any comments?
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Reprinted (Added new info):
CHF Friends:
A concerned CHF member has reminded us of the following:
The Richmond Times-Dispatch Metro Section for yesterday - Sunday, Nov. 12 - references two important issues being addressed in the Richmond area this week. Please look at the section. If you don’t get the paper, you can access it online.Â
Â
1. Eastern Henrico County is ready to build a mixed-use development on historic James River-fronted land and is opening public discussion about land use concepts. This is very important to the long-term look of the historic land east of Richmond that faces Virginia’s capital city. This is one of the premier views of Richmond from what has traditionally been unobscured farmland. “Public invited” meeting times are scheduled for include Monday 7:30 p.m., Wednesday 6:30 p.m., Friday 5 p.m. and Nov. 20 at 7 p.m. Refer to RTD for locations.
2. The Commonwealth of Virginia’s Outdoor Plan (VOP), with key elements that address open space issues and important land conservation points will be presented for public comment THIS WEEK in the Richmond area. On Thursday at 3 and 7 p.m., at the Richmond Planning District Commission, state officials will be available for public input (see RTD for address). While this conflicts with the Hanover County Planning Commission Public Hearing (Hickory Hill &Yowell Road), the VOP is important to an understanding of overall open space policies. CHF has attached the Conservation Chapter of the State Plan. This VOP is drafted every five years by the Virginia Department of Conservation and Recreation. As you probably know, this agency falls under the management of the Virginia Secretary of Natural Resources and is the agency responsible for development and oversight of STATE PARKS.
Â
Our thanks to Sue B. for the reminder and for the attached Conservation Chapter.
CHF Steering Committee.
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They’re On The Agenda! HICKORY HILL, YOWELL/ELMONT ROAD Rezoning Requests…. And More Comp Plan Proposals!
Tues. Nov. 14th - 7 p.m. Planning Commission, work session with public comment Planning staff will address transportation issues, proposals for the Comp Plan revision. Planning staff will summarize citizen input from October work sessions. This is an opportunity to provide citizen feedback to the PC about:
- ** the planning assumptions currently in play, although not yet accepted by the PC
- ** the format of the October work sessions at the high schools
- ** the proposals to-date for the Comp Plan revision
- ** the failure to address green infrastructure in the current proposals
Thurs. Nov. 16th - 7 p.m. Planning Commission, Public Hearing with public comment The Planning Commission will vote on two significant requests for rezoning - Hickory Hill, and Yowell/Elmont Road. Although these were deferred on Oct. 19, that won’t happen again. The CHF perspective on these two rezonings requests are attached. Citizen opportunities to provide input to the PC are dwindling as the deadline for Comp Plan revisions approaches.
Your Choices - Your Voices - are needed. See you on the 14th & 16th! CHF Steering Committee
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