Remember this? South Rice Avenue before the new City Hall/Civic Center was built? Carefree driving with 2 wide lanes in each direction?
Have you driven southbound lately as it narrows to one lane, especially during rush hour and before the health crisis? Were you cut off by merging drivers? Did you try to make a right turn from the ‘legal’ lane, only to be cut off by someone cutting around the one lane of traffic via the angled ‘parking’ space lane?
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City of Bellaire Economics in 2020 – A New Paradigm
The economic damage from the current health crisis is alarming, and the City of Bellaire anticipates a decrease in revenues FY2020. At the April 6, 2020, City Council meeting Council member Wesely requested discussion and possible action on measures to reduce expenditures, including a hiring freeze. Continue reading
UPDATE 4/14/20: On April 14 the director of Evelyn’s Park Conservancy submitted a letter requesting the land be rezoned. Next stop may be the Planning and Zoning Commission.
UPDATE 3/18/20: On March 16, 2020, the Mayor announced that staff would revoke the permit. Find the notice here and an update at the end of this article.
A new feature has been added to the main gateway entrance to the City on Bellaire Boulevard. No, sorry, not a new ‘Welcome To Bellaire, A City Of Homes’ sign. Continue reading
The recent Bellaire City Council meeting on March 2, 2020, which included a Workshop regarding Revised Street and Drainage Reconstruction Selection Criteria, once again revealed a marked change in attitude by Council members. Continue reading
Members of the Bellaire Planning & Zoning Commission have been tasked with drafting proposed amendments to the Technical Research Park District (TRPD), for the purpose of creating a new zoning district, North Bellaire Special Development (NBSD) District. Continue reading
February 17, 2020
Dear Mayor Friedberg and members of City Council,
The City Manager’s weekly memo of 2/14/20 contains another memo, from project manager Joseph McMillen to Paul Hofmann. Mr. McMillen addresses the Bolivar Street and Innsbruck Street projects, trumpeting the quality of the work while disparaging the protests of the residents who apparently didn’t realize their streets had so many problems. The City’s main complaints about Bolivar seemed to be that it was too high and too flat. Continue reading
What’s the value of a City of Bellaire construction contract? Apparently if you’re the owner of the company awarded contracts for the City Manager’s pet projects it’s not worth the paper it’s written on. Continue reading
The January 27, 2020, council meeting, the second of the year, was eventful – and long. After discussing and approving various ordinances, some passing after minor tweaks, the meeting moved on to Items for Consideration. Continue reading
In a recent weekly memo on 1/10/2020 Bellaire City Manager Paul Hofmann explained that last Fall it was discovered that the surety bonds provided by A Status Construction, LLC for three (3) City bond projects, totaling over $6.5 million dollars, were fraudulent.
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On January 30, 2019, Bellaire’s City engineer James Andrews of ARKK Engineers recommended a company new to Bellaire, A Status Construction, LLC, as qualified to run several construction projects funded by the 2016 bond issue, including the $2.5 million Spruce/Fifth St project. The question is why, based on what information? Continue reading
It’s time for some thoughtful reflection on our recent City Council elections. I believe the election results revealed that our Mayor and recent Council members had lost the trust of both residents and local businesses while following the lead of the City Manager. That a majority of Bellaire citizens feel it’s time for fiscal discipline and time for their concerns to be addressed. We don’t need more divisive and contentious issues or flashy projects, we need calm, thoughtful leadership.
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UPDATE 12/31/2019: Notice of public hearings on January 9, 2020, for applications from HISD for revisions to the proposed sports fields at the old Gordon Elementary site on Bissonnet and from Cushman & Wakefield, on behalf of Southwestern Bell Telephone Company (AT&T), regarding the property at 6500 West Loop South. Find more information in the Agenda for 1/9/2020 P&Z Session. Continue reading
After submitting grant applications to various agencies Bellaire is the recipient of two grants to date. A Community Development Block Grant (CDBG) for $252,033.84, for flooding from 2015, will be applied towards the Group C Phase 3 bond project. specifically the 4300 block of Cynthia. Council member McLaughlan continued to question the need for reconstruction of this particular block in Southdale. Continue reading
UPDATE 12/14/2019: The results of the Bellaire Runoff Election are in. The new City Council members are Nathan Wesely for Position 4 and Jim Hotze for Position 6, joining Catherine Lewis on City Council in January, 2020. Here’s the Agenda.
Scan the most recent posts on this site. You’ll find articles on developer requests to rezone numerous Bellaire properties. Not requests to construct developments that comply with current zoning, but to change it. These developers want more, in essence to revise Bellaire’s zoning to suit their desires.
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UPDATE 12/7/19: No decisions at 12/6/19 meeting, next step is the meeting in January, 2020. Environmental issues are still a high priority with residents, as well as the scale of the proposed development. Click for background on earlier applications for this property.
Find recent Environmental Assessment reports on the City of Bellaire website: https://www.bellairetx.gov/DocumentCenter/Index/825
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Construction is underway on Spruce and Fifth St. alongside and behind H-E-B. Promoted by the City Manager and approved by 6 members of City Council, the City of Bellaire decided to narrow 60 foot wide commercial streets to 26 feet wide (about the width of your residential street). The affected areas are lined with local businesses. Traveled every day by 18-wheelers and delivery trucks! Continue reading
UPDATE: March, 2020 – Still no actual list of responses to reference checks from the City of Bellaire. A logical deduction: perhaps none were made, no one was contacted, or perhaps the responses were not positive.
An Open Letter to the Mayor and Members of City Council:
You may recall that I sent you an email on July 31, 2019, about the construction site on Fifth and Spruce Streets, part of $6.57 million dollars in contracts awarded to A Status Construction LLC. Continue reading
Is anyone else curious about the disparity between the proposal to purchase a new EMS ambulance for $280,000, and the fact that Bellaire leases other City vehicles instead of purchasing them?
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ChristChurch Presbyterian, at the corner of Bellaire Blvd and South Rice Avenue, is for sale. Originally established as a Presbyterian church in 1919, Bellaire Presbyterian merged with Braeburn Presbyterian in 2006. According to Bellaire history the current red brick sanctuary was built in 1957, and is part of an attractive campus rimmed by beautiful live oak trees. Continue reading
Two Bellaire reside
nts spoke at the City Council meeting on Monday, October 21, 2019, expressing their concern about a new residential construction in their area that is elevated about 10 to 12 feet off the ground. See the photo at left. Continue reading
I want to preface this article with one piece of information. Many Bellaire residents point to the Rice Village as an example of shops in West University. It is not. The shops and the huge apartment complex are in Houston. West University would not allow that huge mixed-use multi-family structure in their city. In fact no multi-family, and nothing over 2 1/2 stories, is allowed in West U except a church and the elementary school, both on University Blvd. Continue reading
My Comments at City Council on September 16, 2019:
Good Evening, Mayor and City Council,
I realize that you would prefer that we simply support you in your approval of this budget. That we hand you and the City Manager control of over $46 million in City funds with little or no examination of the expenditures. Some of you seem to resent any scrutiny about how that money is to be managed and spent. Continue reading
Since 1980 Bellaire voters have approved $199,980,000 in bond issues. Most of that amount, $165,480,000, has been approved since 2000. We currently owe about $123 million. What do we have to show for all that debt?
Even though many homeowners are recovering from the 2017 flood, and we still have lovely areas of homes lining shady streets, why do so many other streets and especially our main thoroughfares reflect a lack of maintenance? Continue reading
Please click on the page below to view Mike Jacobs’ Budget Analysis FY2020 as presented to Bellaire City Council on September 9, 2019. The pdf can also be downloaded. Thank you.
August 6, 2019: There was good news for Bellaire residents as City Council voted 6 to 1 at the August 5, 2019, Council meeting to retain the existing residential zoning in the Bellaire Boulevard Estate Overlay District (BBEOD). Only outgoing council member Pat McLaughlan voted in favor. Let’s hope the same attitudes carry over to the rezoning requests for the property at 4800 Fournace Place.
I planned to write an article about the Planning & Zoning vote on April 11, 2019, on an application filed by a developer to amend the official zoning map.
It would rezone the property located at 4301 Bellaire Blvd from Bellaire Boulevard Estate Overlay District (BBEOD), a low density residential area, to CMU (Corridor Mixed-Used District) to allow for the possible construction of a 22,000 square foot, two-story office building with surface parking.
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“The plan takes care of “the basics” by repeatedly reinforcing the fundamental importance of neighborhood integrity in the City of Homes, as well as the priority residents place on parks and recreation opportunities, safe streets, and preservation of a small-town atmosphere amid a vast metropolitan region.” Excerpt from the updated City of Bellaire Comprehensive Plan in 2015.
For years one of Bellaire’s biggest draws has been that, unlike Houston, we have zoning. Continue reading
UPDATE 9-27-2019: On Wednesday, October 2, 2019, the City Council approved an increase the total tax levy for the 2019 tax year (fiscal year 2020) by 3.28% by proposing a tax rate of $0.4473 per $100 valuation. Less then the original 8% and the second reduction to 7.1% but most property taxes will still increase.
UPDATE 9-30-2019: After cutting some expenses and moving amounts from one account to another, the City Council essentially adopted the budget submitted in July. Less than $200K in spending cuts in a $46 million dollar budget. 2020 Bellaire Budget
We learned from the third budget session, held on August 26, 2019, that our appraised property values have appreciated and Bellaire’s property tax revenue for 2019 may increase by about $1.3 million. The City Manager announced that this allows a decrease to a 7.1% tax rate for 2019. It seems that no matter how much revenue this city takes in, it all gets spent – and then some.
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Apparently the sky’s not really falling, since the proposed budget FY2020 presented by the City Manager increases expenditures in every major area and includes a million dollars for him to use to plan the next bond issue. Including the proposed budget FY2020, City spending increased a million dollars a year for the past 5 years. Some takeaways:
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UPDATE 9-27-2019: Some good news. On Wednesday, October 2, 2019, the City Council meeting will include a presentation regarding a proposal to increase the total tax levy for the 2019 tax year (fiscal year 2020) by 3.28% by proposing a tax rate of $0.4473 per $100 valuation. Based on the earlier suggestions of an 8% increase this comes as a relief to taxpayers, though many residents felt no tax increase was needed due to the increase in revenues of a million dollars or more per years for the past 5 years, plus higher appraised values for many property owners are anticipated.
Could we see our Bellaire property taxes increase as much as 25% over the next 5 years? A proposal for an 8% increase for 2019, and increases of 3.5% per year though 2024 was discussed at at the first of several City Council meetings and workshops to discuss next year’s budget. Continue reading
UPDATE: A second workshop is to be scheduled during the week of October 28, with a public hearing to follow during the week of November 18, tentatively. The Commission would then vote at their December 12, 2019, meeting.
Find recent Environmental Assessment reports on the City of Bellaire website: https://www.bellairetx.gov/DocumentCenter/Index/825
“There are 82 monitoring wells on the property, and the last report that I found on the website said that 41 showed contamination,” said Bellaire resident Charles Platt at the July 11, 2019, P&Z meeting, referencing the TCEQ Continue reading
Click the graphic at left to review the 8 page draft of the end product from the recent City Council Workshop. It is a 5-year priority plan distributed by the City Manager, and a lot for citizens to digest. For most intents and purposes, for now the future of Bellaire was basically decided in these 2 days. Continue reading
I watched the recent Flood Mitigation Task Force meeting held on March 26, 2019, available on Facebook. The focus was streets and drainage. How to prioritize what streets get fixed first. Suggested ranking criteria was first discussed – how many houses flooded in a block. How old the houses were. Continue reading
The Council meeting on March 4th was a quiet affair with one highlight – local resident 
Dan Sebesta registered his objections to having his engineering qualifications questioned by the the City Manager. The highlight of his talk was his sign: VOTE NO BONDS. He opined that giving this City Council more bond money in November was like handing booze to an alcoholic.
Speaking about the upcoming election, four council seats will be in play. Hold that thought.
After the meeting the Council retired to a closed session and returned to the dais to vote in favor of a $6,000 raise for the City Manager. Six votes in favor, Council member Pat McLaughlan abstained. Video of the meeting can be found here.
Bellaire’s Debt is estimated to be $124.8 million at the end of FY2019
Not including the interest
Email your thoughts or opinions to the Mayor and members of City Council in care of our City Clerk, Tracy Dutton, at tdutton@bellairetx.gov
Back in 2017 City Council approved $50,000 for a branding study, with a no-bid contract to a company owned by a Bellaire resident. The results 
of that study, a B/leaf logo, a verbal identity, and a green font, were met with derision by many Bellaire residents.
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Over half of the $23.38 million in bonds approved in 2016 for Water and Wastewater Improvements did not go toward new water or sewer lines. It was devoted to a contract with Siemens for new water meters and improvements to the wastewater treatment plant.
According to our longtime Public Works director, who retired prior to this bond issue, the wastewater plant was in working order and in compliance with the TCEQ. However Council approved $8 million in renovations for the plant. Complete water meter replacement was based on tests on 70 water meters that showed ‘low flow’ was under-reported. Continue reading
Don’t be fooled by recent City Council votes on sidewalks. Five foot wide sidewalks are still the standard with street reconstruction. The stand-alone sidewalks have been shelved but the funds have not been redirected by City Council to other projects like new streets or drainage, even as Council is considering another $47 million dollar bond issue in 2019 and another $36 million in 2022. Take a look at the page below. Continue reading
NOTE: The State of the City Powerpoint presentation from February 4, 2019, can be found at the end of this article.
Despite the large number of speakers at recent City Council meetings who opposed the Spruce/Fifth St project as planned, plus an overwhelming number of emails to members of City Council and the Nextdoor posts in opposition, the mayor and council approved the plan by a 6 to 1 vote at the February 18, 2019 City Council meeting. Only Pat McLaughlan opposed the project.
Although the 2016 bonds were promoted for the design and construction of streets and drainage systems with sidewalks on at least one side of the street, the $2.5 million dollar award to Astatus for the Spruce/Fifth project includes $360,449 just for landscape and irrigation costs.
Further costs cannot be determined for the 7-foot wide sidewalks on both sides of the streets, curbs, angled public parking, decorative street lights, tree wells, etc. that are included in what is described as a street and drainage project. Continue reading
Welcome to Bellaire in the first decade of the twenty first century. From 9/11/2001 to Bellaire’s Centennial year of 2008. A new city manager, new parks, more bonds for streets, drainage and sidewalks, aquatics centers and municipal facilities. Zoning changes, and more park projects.
Find Lynn’s latest chapter on our town’s history here.
All Chapters are listed under Bellaire History on the main menu.
Council sang the praises of city staff at the January 7, 2019 council meeting for some cost savings – the cost for change orders for the Municipal Facilities was reduced to $302,516.
So far the amount for the new structures, estimated in 2017 to run about $19 million, is now close to $21 million, paid almost entirely from bond funds. Still to be completed is the demolition of the old city hall, the construction of a new Civic Center, parking lots, landscaping, and miscellaneous costs. Continue reading
Can’t the appearance of downtown Bellaire be improved without spending hundreds of thousands of dollars to drive out our longtime businesses?
We already have everything we need to remain a successful and attractive community. A great location, terrific schools and parks. Friendly residents living on tree-lined streets in quiet neighborhoods. A city government that includes our own library, police and fire departments, and a public works department. Continue reading
UPDATE 2/18/2019: Find the breakdown for the final proposed cost of $5,200,890.50 for the Spruce/Fifth ($2.5 million) and Maple/Bolivar ($1.76 million) projects – plus $1 million to the engineering companies. About 10% of the 2016 bond issue. The project was approved on at the City Council meeting. The full agenda can be found here. Agenda for February 18, 2019
The six (6) estimates are available at the end of this post.
Please email the Mayor and City Council via tdutton@bellairetx.com regarding these projects. Your comments at the Council meetings matter, too! Here’s my email of February 13, 2019.
February 5, 2019
Dear Mayor and Members of City Council,
It is important that you understand not only the financial damage that the proposed Spruce/Fifth St project as designed will inflict on our local businesses, but also the added cost to Bellaire taxpayers. Continue reading
The January 28, 2019, City Council meeting went off like a rocket and just kept climbing. A link to the video of the meeting is available at the end of this article. Please watch the video, you’ll find it interesting. Continue reading
The highlight of the December 17, 2018, Council meeting was the presentation a Bellaire Master Drainage Concept Plan, beginning with a proposed interlocal agreement among Bellaire, TX-DOT, and the Harris County Flood Control District. Bellaire is located at the east/southeast terminus of various watersheds that flow into Brays Bayou. Continue reading
At this point the proposed date for Council’s approval of the project is February 18, 2019. A pdf of the presentation can be found here: 1_7_19_Spruce&Fifth
The City of Bellaire seems determined to narrow 60 foot wide commercial streets to 26 feet wide (about the width of a residential street) – for 2 lanes of traffic. Traveled every day by 18-wheelers! With 2016 Bond money as part of a project to reconstruct streets, drainage, and sidewalks.
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At the November 19th City Council meeting, Denton Ragland, CEO of the Bellaire Business Association, made a presentation promoting a campaign to encourage residents to ‘Stay Local to Bellaire Resources’ and stay loyal to their local businesses, then City Manager Paul Hofmann presented his report. Continue reading
It was the last decade of the twentieth century. There was much speculation and even foreboding by some that the century’s end might be doomsday…
Bellaire in the 1990s was fraught with controversy, criminal charges, and a succession of mayors. Find Lynn’s latest chapter on our town’s history here.
All Chapters are listed under Bellaire History on the main menu.
Find information on Bellaire’s recycling program
. The wrong items in our recycle bins cost us money! Find tips on other forms of recycling via the Our Environment tab on the menu. A Holiday Note: Did you know that MOST wrapping paper is NOT recyclable?
At the 
November 5, 2018, City Council meeting a specific use permit for a car wash business at the corner of Bellaire Blvd and Ferris St. was not approved. The vote was 5 to 2, with Council members Pappas and Montague voting for the permit. Council had voted unanimously to approve a specific use permit for SLS Properties’ plans for the Chevron Continue reading
The Bellaire City Council, City Manager, and City staff discussed the possibility of another bond issue in 2019. The amount proposed by City staff is $47 million. A second bond issue in 2022 was also mentioned, at this point it would be an additional $36 million. Continue reading
Are you aware of Bellaire’s History Walk? Lynn’s latest chapter of Bellaire history, History In Tangible Form, explains the background of Bellaire’s History Walk and the various monuments around town. Part of the City’s centennial celebration. Find it here!
All Chapters are listed under Bellaire History on the main menu.
Call for Referendum To Require a Vote on Sidewalks!
SidewalkChoice was founded by a group of Bellaire residents who feel the $55 million dollar 2016 Bonds for Better Bellaire bond issue left out important facts about how the funds would be applied, and changes were made that obscured the true use of a portion of the funds. For more information on the petition calling for a vote on sidewalks go to www.sidewalkchoice.com
Preface: On August 15, 2016, City Council approved a motion to call a bond election for November 8, 2016, for $53,980,000. Four propositions were initially discussed: 1) street and drainage facility improvements for $20 million); the construction of new municipal buildings for $5.9 million (City Hall/Civic Center and Police/Courts Building), 3) water line improvements, for $20.38 million and 4) sidewalk improvements for $4 million.
However Council member Pollard proposed that Prop 4 for sidewalks be included in Prop 1, and that proposition be changed to 1) streets, drainage, and sidewalk improvements for $24 million, effectively removing the opportunity for Bellaire residents to approve funding for stand-alone sidewalks. Mayor Friedberg objected to this change. In addition, the $12.8 million Siemens no-bid contract was included in Prop 3, not listed as a separate proposition.
In response to requests for a printed version of my comments at the October 15, 2018 Council meeting I am posting it below:
Good Evening Mayor, City Council, and Citizens, Continue reading
From boomtown to slowdown, in 1980 population in Bellaire dropped from a high of almost 20,000 to less than 15,000. President Ronald Reagan defeated Michael Dukakis and reigned for the decade until George H.W. Bush took over in 1989. There was Black Monday in 1987, when the Dow Jones Industrial Average fell 22.6% on October 19th, largest one-day decline in history. The Exxon Valdez oil spill in 1989 closed the decade. Read the next chapter of Lynn’s Bellaire history!
All Chapters are listed under Bellaire History on the main menu.
Preface: In order to maintain our current revenue stream City Council has agreed on an increase to our property tax rate from $ .4159 to $ .4313 for tax year 2018 to compensate for the lower property values on the tax roll. Those residents whose assessed value increased or remained the same as the prior year will see an increase in their property tax for 2018. Those whose assessed value declined will see their tax bills remain the same or may see a decrease. Here’s a random example of the current situation, a beautiful 3200 square foot home in Southdale built in 1996 that suffered flood damage and was completely rebuilt. It sold this past July:
Assuming the new owners protest the 2018 appraisal, this property’s value on the tax roll will be lowered a total of $141,160, or about 17%, from the 2017 value. And this is just one of approximately 2000 homes that flooded in Bellaire, many with lowered HCAD appraisals FY2018. Continue reading
Many city governments find themselves up against a wall when they need money for day-to-day operating expenses, building new structures, improving existing structures or making repairs. Ongoing expenses, including employee wages, maintenance andinsurance, plus periodic projects including building schools, improving roadways and ensuring the safety of bridges, represent significant costs for city governments. To pay for these costs, a city’s resources include licensing fees and tax payments. But there are times when city budgets simply cannot sustain the city’s operating costs and city coffers come up shorthanded (or empty-handed) to cover expenses or fund needed projects. During times like these, government officials often turn to city bonds as a resource for raising the money. Continue reading
A few weeks ago, out of the blue, 4 members of Council chose to ignore the Bellaire residents who spoke out against the Pathways Plan and others who spoke against sidewalks in their front yards. By their vote to add 5 foot wide stand-alone sidewalks and even more concrete to our City those 4 members also turned their backs on the many residents who fear another flood. How much more concrete will cover Bellaire with 5-foot wide sidewalks? Or with more sidewalks, period? Continue reading
It was 31 years ago, in 1977, that 4,619 Bellaire voters at a Special Recall Election called by a citizens’ initiative referendum succeeded in recalling from elected office the Mayor and three of the five City Council members.
Bellaire citizens were up in arms when the City Council insisted on going against the majority of residents who opposed more commercial development. Read Lynn’s latest history article here!
You’ve heard the phrase ‘Not in my backyard’, right? This Spruce St/Fifth St project is everyone’s back yard. We tend to spend most of our home time in our neighborhood, but just about everyone in the City spends some time in our downtown area.
The plans are about 90% complete and the City is still determined to narrow the streets and build public parking – for who?
These folks are our neighbors. Some of them have been in business for 20 or 30 years or more. A bite to eat at Jax, windshield wipers or a plug for the lawn mower at O’Reilly’s, drop off your car at Bellaire Auto or your youngster at Treehouse Learning Center. How will you replace this kind of service if these trusted longtime businesses go away? Accessing the new H-E-B won’t be easy, either, with all the traffic forced into a constricted area if this street is narrowed.
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SPOTLIGHT – – Important Meetings and Announcements
Spruce and Fifth Streets
Delays and excuses. The approximate $3.2 million dollar contract for this project calls for completion by February 15, 2020. Instead not even Fifth Street was completed on time. Here’s some background on this project.
Bolivar – What has happened to this quiet tree-lined cul-de-sac? 
Recycling, organic gardening, less pesticides – all win/wins for our kids and our community. So are reusable bags!
Find informative articles here.
Click on the Trolley to view the Table of Contents for Lynn McBee’s history of Bellaire. Great information on your Home Town!
And for a terrific photo history check this out:
According to the City manager and staff our longtime City logo, representing Bellaire as a City of Homes, will soon be gone, thanks to City Council and the $50,000 branding study. Read more here.
Jim Blackburn, J.D. Professor in the Practice of Environmental Law, Rice University; Philip B. Bedient, Ph.D. Herman Brown Professor of Engineering, Rice University © 2018 by the James A. Baker III Institute for Public Policy of Rice University Read more here.
Bellaire Flood Plain Elevation Map
Link to Harris County Flood Map (include your zip code)
Using a Flood Insurance Rate Map
FEMA Flood Map Service Center
How Base Flood Elevation is Determined
Find information on Flood Insurance here: https://www.bellairecivicclub.com/are-you-covered-up-to-date-on-your-flood-insurance/
Find Updates on the actions of the Harris County Flood Control District actions that affect Bellaire and Southwest Houston – the Brays Bayou Watershed.
Find your address on the FEMA Flood Map Residents are encouraged to examine the maps to determine their location and risk in the flood zone.
Leaks
at or near water meters have been reported around town. City crews make repairs for some residents, but others are advised to call a plumber. Check with the City, ask if Siemens is responsible for the repair.
Construction on the new Bellaire High school began in 2018.
The ne
w school was financed by the 2012 HISD bond election and completion is expected in 2022.
You’ll find Little Free Libraries popping up throughout Bellaire. Loftin Park, Evelyn’s Park, Ware Family Park, plus private LFLs. “A reader lives a thousand lives before he dies . . . The man who never reads lives only one.” – George R.R. Martin
FEMA imposes requirements for new structures and limits on existing structures in flood zones. Check with Development Services for more information,