bamaswallows

the Staff wrote the UDC (development code). The staff meets with the developer well before the submittal, and instructs the developer on what they need to be in compliance with UDC. They charge the developer for this meeting.

They calculate the trees based on a per acre basis, and they allow the trees to be planted where the developer wants to plant them (in a common area / doesn't have to be in a pipeline ROW).

I see you have a lot of questions, and that's understandable, because the UDC is VERY CONVOLUTED. I suggest you go and speak with the Staff and have them explain it all to you. They have plenty of time, since no new developments have been approved in over 5 years (except the one off 74 near Faucheaux, which was saddled with a turn lane that will cost more money than any profit from those lots can cover).

There are no backroom deals. Everything is there for understanding and compliance. The staff is very helpful, but they follow the UDC to the letter.

quote:

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In their defense, that land was worth something when they sold it. They did the smart thing and secured their future while they had leverage.


Now that land is worthless.

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This is the biggest issue that AP residents aren't paying attention to. If your property is zoned for a use, you should be able to sell it for that use. Period. If you aren't allowed to do that, then your property rights are being infringed upon, and your land isn't worth what you thought it was.

Same principle applies to the developer-if it's zoned for his intended use, he ought to be able to develop it for said use. The PZ Staff vets the project VERY THOROUGHLY before it ever gets to the Planning Commission. Then, you have some part time Commissioner trying to recalculate the way the densities are (and appropriately always have been) calculated (according to the Ordinance), and it just sows distrust all around.

The Staff is in charge of getting it to the Commission. The Staff is hired by AP Government and is paid for by AP Taxes. The Staff is charged with making sure projects follow the Laws and Ordinances in place. The Commissioners are there to listen to residents' concerns and try to help tailor the request to benefit the public in the best way possible. But, if the request follows the laws and Ordinances on the books, then the Commissioners cannot deny it.

This one will go to the Council on appeal, and it will likely get approved.

10’ is what I have and it’s plenty - I’m curious about the 18’ depth

Try 3 or 4 times a week! You will have the same results, from my experience

I ripped out all my Centipede and laid Zoysia Palisades 6 yrs ago. It's the best, fullest, and easiest to maintain that I've ever had. In BR. You're Welcome.

Nothing to see here!

From LINK

What about the standard metric of cost per square foot? When the HQ upgrade is complete, the Eccles and 1951 Constitution Avenue buildings will have a total area of 1.1 million ft2, and hence upgrading these two buildings will cost about $2,300/ft2. In contrast, a premium 10-story office building in Washington DC now has a construction cost of about $600/ft2, while the construction cost for the JPMorganChase skyscraper is about $1,200/ft2—only half as much as the cost of the Fed’s HQ upgrade.

Will the Fed’s HQ upgrade produce savings over the longer run? No. Premium offices in the vicinity of the Fed’s HQ can be contracted at less than $60/ft2, and a high-end contract would allocate about 200 ft2 per employee. Thus, for the 960 Fed staff who will be working at 1951 Constitution Avenue, a comparable 30-year lease would cost about $260 million (assuming a 4% interest rate and a 2% inflation rate). In effect, a long-term lease would have cost only one-sixth as much as acquiring and upgrading this building.

Also go to the Assessors Website (GIS Mapping) and click on the parcel. A lot of times the original plat map will be there, along with notes about Zoning and, more importantly, Restrictions that might affect the parcel.

Some parcels have restrictions that follow the land against subdividing or mobile homes or minimum size building, etc etc. Also, a plat map would show any easements (pipeline, electric, etc) on the parcel.

If the assessor website doesn't have much, you could have an abstract pulled by any closing attorney that would search everything you need to know about the parcel. Probably cost you less than $500 for that (and you will need it anyway when you close on the land)

Vessel is good but my zipper wore out after 3-4 years of use - I just got a Kradul - similar look and material to Vessel for $100+ less - I like it so far

Mark Matthews is great - does fantastic work

This movie was by far Denzel’s worst movie - spike Lee sucks

T&L Forestry in Industriplex may be able to fix that - they build doors and windows and use Spanish Cedar a good bit. You likely would have to bring the door to them for them to fix. Call them and send them pics and Bao over there will let you know if they can fix.