Legislature(2011 - 2012)BARNES 124


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Heard & Held
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        HB 264-MUNI PROPERTY TAX DEFERRAL: SUBDIVISIONS                                                                     
8:03:48 AM                                                                                                                    
CHAIR MUNOZ announced  that the first order of  business would be                                                               
HOUSE  BILL NO.  264, "An  Act allowing  a deferral  of municipal                                                               
property  taxes on  the increase  in the  value of  real property                                                               
attributable to  subdivision of that property;  and providing for                                                               
an effective date."                                                                                                             
8:03:52 AM                                                                                                                    
CHRISTOPHER  CLARK,  Staff,  Representative Munoz,  Alaska  State                                                               
Legislature, speaking  on behalf  of the  sponsor, Representative                                                               
Munoz,   paraphrased  from   the   following  sponsor   statement                                                               
[original punctuation provided]:                                                                                                
     Passage of House Bill 264  will give municipalities the                                                                    
     option  to provide  an incentive  to  develop land  for                                                                    
     housing by  deferring for up  to five years  a property                                                                    
     tax  increase associated  with subdividing  a piece  of                                                                    
     property into three or more parcels.                                                                                       
     The measure  would give municipalities  the flexibility                                                                    
     to  defer increases  in  property  taxes on  subdivided                                                                    
     parcels  until  a  lot  is  sold or  a  city  grants  a                                                                    
     building permit  for that piece  of property.  It would                                                                    
     allow  a   local  government  to  adopt   the  optional                                                                    
     deferral for all or a  portion of a subdivided portion.                                                                    
     It would let a municipality  decide the terms of paying                                                                    
     the tax deferral and when those payments would be due.                                                                     
     Supporters  of  this  measure say  it  would  remove  a                                                                    
     disincentive  for developing  privately owned  property                                                                    
     by holding  taxes at the  undeveloped land  value until                                                                    
     improvements  occur  that  lead  to  a  parcel's  being                                                                    
     developed and  sold - thus  becoming more  valuable and                                                                    
     capable   of  generating   more   revenues  for   local                                                                    
     governments that choose to exercise this option.                                                                           
     The  purpose   of  the  bill   is  to   encourage  land                                                                    
     development for more housing  and let local governments                                                                    
     decide  whether a  property tax  deferral will  benefit                                                                    
MR. CLARK  then noted his  appreciation for how  this legislation                                                               
was drafted.   Section  1 creates the  proposed tax  deferral and                                                               
when it  would expire.  The  property tax deferral could  last up                                                               
to five years,  but would end for a particular  parcel after it's                                                               
sold or  the municipality grants  a building  permit for it.   He                                                               
noted that  there will be an  amendment to address the  fact that                                                               
not  all boroughs  in Alaska  issue  building permits.   He  then                                                               
pointed out  that HB 264 provides  for an effective date  of July                                                               
1, 2012.                                                                                                                        
8:07:13 AM                                                                                                                    
REPRESENTATIVE  FOSTER  asked  if   this  proposed  property  tax                                                               
deferral is primarily for  residential property versus commercial                                                               
MR.  CLARK  answered  that  although  it  could  be  either,  the                                                               
sponsor's intent is to focus on residential property.                                                                           
8:07:54 AM                                                                                                                    
REPRESENTATIVE FOSTER inquired as to  whether there is a tracking                                                               
mechanism to ensure the first five  years of the property tax are                                                               
deferred correctly  to taxes.   He then mentioned the  time value                                                               
of  money  and  questioned  whether  that  has  been  taken  into                                                               
MR. CLARK responded that in some  ways how to defer and implement                                                               
the property  tax deferral is  being left to  the municipalities.                                                               
The local  government of  Juneau seemed to  be receptive  to that                                                               
8:08:58 AM                                                                                                                    
REPRESENTATIVE GARDNER  pointed out  that backup material  in the                                                               
committee packet speaks  to the need for  residential housing and                                                               
the need  to make it  easier [to develop],  but there is  no such                                                               
documentation for commercial properties.                                                                                        
CHAIR  MUNOZ   related  that  commercial  property   is  a  broad                                                               
application that  includes commercial  rentals, homes  that could                                                               
be rented, and subdivisions that are mixed/multiple use.                                                                        
8:09:59 AM                                                                                                                    
ALAN WILSON, Chair, Juneau  Affordable Housing Commission, noting                                                               
that he is also a builder  in Juneau, informed the committee that                                                               
the Juneau  Affordable Housing Commission  was formed in  2007 to                                                               
address  the  tight housing  situation  in  Juneau.   The  Juneau                                                               
Assembly established the group for  three years, during which the                                                               
commission was  then changed  to be an  ongoing commission.   Mr.                                                               
Wilson emphasized  that housing  is a  complex problem,  and thus                                                               
the commission  has reviewed the  issue from various  angles with                                                               
some success.   The commission  has reviewed how to  motivate the                                                               
private sector  while acknowledging  the land  costs, development                                                               
costs, and construction costs all of  which amount to the cost of                                                               
a house.   In  2010, the  Juneau Affordable  Housing Commission's                                                               
analysis found the need for 343  housing units in Juneau to reach                                                               
a 5 percent vacancy rate.   The aforementioned breaks down to 205                                                               
single family homes  with an entry level price  of about $250,000                                                               
as well  as 138  multi-unit residences.   Mr. Wilson  pointed out                                                               
that providing municipalities  the ability to defer  the costs of                                                               
land from the front of the project  to the end of the project can                                                               
make a substantial difference.   He told the committee that tools                                                               
such as  the proposed deferral are  used in various parts  of the                                                               
country, albeit  in different  ways.  In  the five  years working                                                               
with the  Juneau Affordable Housing  Commission, Mr.  Wilson said                                                               
that  HB 264  is the  first private  sector based  proposal.   He                                                               
indicated that  nonprofit developers are good  at utilizing cheap                                                               
money while the  private sector is not.  He  characterized HB 264                                                               
as a major step for obtaining affordable housing in Juneau.                                                                     
8:14:34 AM                                                                                                                    
REPRESENTATIVE  AUSTERMAN asked  if a  municipality's ability  to                                                               
divide  into service  districts  is presumed,  although it  isn't                                                               
specifically spoken to in HB 264.                                                                                               
MR. WILSON  said that in  discussions with Juneau's  planning and                                                               
revenue  departments, those  sorts  of  concepts were  discussed.                                                               
The  sentiment   was  that  there   was  enough   flexibility  to                                                               
accomplish such.   The discussions progressed to  the extent that                                                               
there was the  belief that incentives could be  given to targeted                                                               
8:15:32 AM                                                                                                                    
CHAIR MUNOZ  requested a real  example of development  seeking to                                                               
subdivide a parcel  into six to eight lots and  the carrying cost                                                               
with additional taxation after development.                                                                                     
MR. WILSON deferred that question to others present.                                                                            
8:16:07 AM                                                                                                                    
REPRESENTATIVE  CISSNA  highlighted  the  varying  situations  in                                                               
Alaska and inquired  as to how many communities  Mr. Wilson would                                                               
estimate the proposal in HB 264 would work.                                                                                     
MR. WILSON informed the committee  that since the introduction of                                                               
HB  264, he  has been  surprised with  how many  communities have                                                               
expressed interest.   In fact, after presenting  this proposal to                                                               
the Alaska  Homebuilder's Association about  a month ago,  he was                                                               
further surprised to hear  Interior builders expressing interest,                                                               
particularly in terms of commercial land.   He opined that it's a                                                               
larger need  than is known.   Mr. Wilson told the  committee that                                                               
the deferral of municipal property  taxes is a common, often-used                                                               
tool in  the Lower 48.   He characterized  HB 264 as  an economic                                                               
8:18:38 AM                                                                                                                    
REPRESENTATIVE CISSNA  expressed the need  to keep a log  of this                                                               
process because it  may be applied in other  locales that haven't                                                               
been developed or have had federal housing development.                                                                         
MR. WILSON confirmed  that the commission keeps  good records and                                                               
it has  been at  the forefront  of developing  new tools.   While                                                               
some  concepts may  be  new  to Juneau,  they're  not always  new                                                               
8:20:52 AM                                                                                                                    
DARRELL BOURNE, President,  Interior Alaska Building Association,                                                               
said  that as  a  30-year building  contractor  in Fairbanks,  he                                                               
supports HB 264.  He told the committee  he is a partner in a 52-                                                               
acre subdivision  that sits on a  paved road that is  a 10-minute                                                               
drive from Fairbanks and for which  all the roads and most of the                                                               
power were completed five years ago.   There are 18 river lots on                                                               
which he  wants to build  homes for package  sales.  In  2007, 10                                                               
lots were subdivided  on a cross street that  travels through the                                                               
subdivision.   The intention was  to build  on those 10  lots and                                                               
subdivide 10 more  lots in order not  to pay the high  tax on the                                                               
individual divided  lots.   However, due to  the downturn  in the                                                               
economy in the  last five years only three houses  have been sold                                                               
and six lots  for which he has to pay  full borough taxes remain.                                                               
Mr. Bourne  told the committee  that there are the  following two                                                               
types of  buyers.   Most homebuyers  are on  a fixed  and limited                                                               
income and want a nice home,  but aren't very particular in terms                                                               
of the location of the home.   There are also homebuyers who want                                                               
to live  in a particular location,  such as the Chena  River, and                                                               
have the money  to make it happen.   He related that  in the last                                                               
five years,  he has  missed five  sales because  he hasn't  had a                                                               
river lot  available.  Mr.  Bourne said  that he can't  afford to                                                               
subdivide the  river lots and  pay the  taxes on them  because if                                                               
they didn't sell for  some time, it would cost too  much.  If the                                                               
borough  adopted  this  amendment  as  proposed,  he  could  move                                                               
forward easily to provide more  saleable home lot packages on the                                                               
river.   He  told the  committee that  if HB  264 passed,  he was                                                               
confident he and  his partner would subdivide eight  or more lots                                                               
on  the  river and  accommodate  people  who  are waiting.    The                                                               
aforementioned would  be a great  economic boost to  his business                                                               
and eventually  place more homes in  the borough's tax base.   In                                                               
conclusion, Mr. Bourne encouraged the passage of HB 264.                                                                        
8:24:45 AM                                                                                                                    
REPRESENTATIVE  GARDNER inquired  as to  the residential  housing                                                               
vacancy rate in Fairbanks, Alaska.                                                                                              
MR. BOURNE responded that he didn't know.                                                                                       
8:25:05 AM                                                                                                                    
DAVE HANNA related his support for  HB 264.  He then informed the                                                               
committee  that it  can  be  a fairly  lengthy  process to  bring                                                               
online  a   new  subdivision,  particularly  in   an  area  where                                                               
available land is lacking and land  costs are high.  Once land is                                                               
obtained,  a  jurisdictional   determination,  which  requires  a                                                               
botanist,  regarding  how much  of  the  property is  wetland  is                                                               
performed.    Afterwards, the  U.S.  Corps  of Engineers  has  to                                                               
approve the jurisdictional determination.   Also, geologists have                                                               
to be  hired to  perform a topographical  survey and  sometimes a                                                               
traffic  study  is necessary.    Moreover,  engineering is  often                                                               
involved.   Mr.  Hanna related  that often  it takes  one to  two                                                               
years before one  is even ready to apply for  a permit to develop                                                               
a subdivision.   During this time, a developer has  spent lots of                                                               
money, sometimes  hundreds of thousands  of dollars.   Even after                                                               
applying   for  a   permit,  there   can  be   lots  of   review.                                                               
Furthermore,  adjacent  landowners  can bring  up  concerns  that                                                               
delay the process.  Mr. Hanna  highlighted that the land is being                                                               
developed because  there is demand/need  for it, but  time passes                                                               
during  the  aforementioned  processes.     Once  the  permit  is                                                               
received and the  plat is recorded, the  property taxes increase.                                                               
Unfortunately, what  frequently happens  is that during  the time                                                               
in which  it took  to complete the  process for  development, the                                                               
market disappears; as was exemplified  by Mr. Bourne's situation.                                                               
Not only  is someone in  this situation paying interest  on money                                                               
that might  have been  borrowed, but  he/she is  paying increased                                                               
property taxes  on lots that  can't be  sold.  He  mentioned that                                                               
for some  such a situation doubles  the carrying costs.   He then                                                               
directed  the  committee's  attention   to  a  document  entitled                                                               
"Ramifications  of  Proposed  Tax Legislation"  that  provides  a                                                               
rough example of  what results under the  existing tax structures                                                               
and  what could  result if  taxes  on newly  developed lots  were                                                               
abated.   Mr. Hanna related  his observation that there  was only                                                               
one letter  in opposition to  HB 264,  which was from  the Alaska                                                               
Municipal League  (AML).   The letter from  AML related  that the                                                               
developer  could just  elect to  wait to  develop property  until                                                               
[there is demand].  Waiting until  the demand is present isn't an                                                               
option  for developers  because by  the time  the subdivision  is                                                               
online,  the demand  may very  well  be gone.   Therefore,  there                                                               
needs to  be additional incentives  so that developers  begin the                                                               
process  prior to  the  demand/need.   There has  been  a lot  of                                                               
support for  the proposal  in HB 264,  including from  the Juneau                                                               
Assembly.    In conclusion,  Mr.  Hanna  urged the  committee  to                                                               
strongly consider  approving HB  264 because there  is a  need in                                                               
many of Alaska's small communities.                                                                                             
8:31:23 AM                                                                                                                    
REPRESENTATIVE  CISSNA related  that  in Anchorage  she has  seen                                                               
large  developments constructed  without  considering the  larger                                                               
picture  and  planning  for  it.   With  regard  to  river  front                                                               
property,  she surmised  that  one would  want  to maintain  some                                                               
sense  of the  environment prior  to construction,  such as  with                                                               
public spaces, in  order to keep the value high.   He inquired as                                                               
to whether there is a manner  in which to integrate planning in a                                                               
way that is supportive of people  being able to develop land in a                                                               
quality fashion without going broke.                                                                                            
MR. HANNA stated  that the aforementioned is exactly  what HB 264                                                               
can  help  address  because  it  provides  broad  flexibility  to                                                               
municipalities  in   terms  of  how   it's  applied.     In  many                                                               
municipalities  down South,  similar tax  incentives are  used to                                                               
encourage  in-field  development,  planned unit  development,  or                                                               
larger park spaces.   This legislation, he  opined, would provide                                                               
municipalities a tool to have  development occur in their area as                                                               
they see fit.                                                                                                                   
8:34:17 AM                                                                                                                    
REPRESENTATIVE  FOSTER,   referring  to  the   document  entitled                                                               
"Ramifications  of  Proposed  Tax Legislation"  provided  by  Mr.                                                               
Hanna, inquired as  to the number of lots upon  which the example                                                               
is based.                                                                                                                       
MR. HANNA answered  that the example used an average  of 56 lots.                                                               
The  example  illustrates  how bringing  property  online  sooner                                                               
provides  a net  revenue  increase for  the  municipalities.   He                                                               
characterized HB  264 as  a stimulus for  increased cash  flow to                                                               
CHAIR  MUNOZ, in  response  to  Representative Foster,  explained                                                               
that AML  isn't present today, but  was invited and aware  of the                                                               
meeting.  She  offered to ensure that AML is  present at the next                                                               
meeting on HB 264.                                                                                                              
8:36:17 AM                                                                                                                    
DAVID  OWENS,   Legislative  Chair,  Alaska   State  Homebuilders                                                               
Association, related  support for  HB 264, which  he opined  is a                                                               
great  option  for municipalities  and  developers.   He  further                                                               
opined that [Alaska's]  economy needs to be stimulated  and do so                                                               
in as  innovative a manner  as possible.   This legislation  is a                                                               
step in the right direction.                                                                                                    
8:37:23 AM                                                                                                                    
FRED MARINO (PH), D.J.G. Development,  stated that real estate is                                                               
a commodity  and should  be treated  like other  commodities, and                                                               
thus  shouldn't be  taxed until  it's sold.   He  opined that  no                                                               
matter the location  in Alaska, the development  process would be                                                               
assisted by the proposal embodied in HB 264.                                                                                    
8:38:27 AM                                                                                                                    
REPRESENTATIVE GARDNER pointed out that  in Anchorage there is an                                                               
inventory tax that's payable annually.   Although she didn't know                                                               
the rate, she knew it has to reach a certain threshold.                                                                         
MR. MARINO  highlighted that Anchorage's inventory  tax isn't 100                                                               
percent  on  value,  whereas  these real  estate  taxes  are  100                                                               
percent on value.   He then suggested that  [developers] would be                                                               
willing  to   invest  in   commercial  or   residential  property                                                               
development,  if they  knew for  five years  they would  have the                                                               
opportunity  to  fluctuate with  the  economy  and build  housing                                                               
without additional taxes.                                                                                                       
8:40:10 AM                                                                                                                    
MICHAEL  SATRE,  Chair,  Planning  & Zoning  Commission,  City  &                                                               
Borough  of Juneau,  clarified that  since the  entire commission                                                               
hasn't taken official action on  this proposal, he would speak to                                                               
his  experiences on  the commission  over the  last seven  years.                                                               
Juneau  and many  other communities  in  Alaska have  a need  for                                                               
affordable  housing, which  he interpreted  to mean  there are  a                                                               
range of options in all  housing sectors.  Mr. Satre acknowledged                                                               
that  there  is  no  single solution  and  that  strong  economic                                                               
drivers, control of energy costs,  and a variety of housing types                                                               
are needed.   Over  the years, the  Planning &  Zoning Commission                                                               
has  identified  the need  for  the  ability  to defer  taxes  on                                                               
subdivided land.   As  has been  clearly related,  the developers                                                               
bear the  initial financial  burden of  developing property.   He                                                               
recalled  observing  the  rush to  subdivide  land  when  housing                                                               
markets are  good, but by the  time the process was  complete the                                                               
market had changed and developers  ended up sitting on large lots                                                               
on  which  the  developers  were   taxed  as  if  the  lots  were                                                               
developed.   The aforementioned,  he recalled,  caused developers                                                               
to consolidate  the lots and take  them off the market,  which is                                                               
how it remains  today.  This legislation would  address one small                                                               
part of the  problem and would place control in  the hands of the                                                               
local  boroughs to  decide  if the  proposed  deferral would  fit                                                               
their situation  and adapt  to current market  conditions.   In a                                                               
case such  as Juneau where  there is stagnate demand  for certain                                                               
levels  of the  housing market  and  it results  in blocking  the                                                               
development of  a wide  range of  housing options,  this deferral                                                               
could work nicely.   He acknowledged that some would  say that HB                                                               
264 doesn't  go far enough  and want to  see an exemption  to the                                                               
property   taxes.      With  regard   to   the   concerns   about                                                               
commercial/industrial  property versus  residential property,  he                                                               
encouraged  the  committee   to  take  care  if   it  amends  the                                                               
legislation to  differentiate between the  two.  In  Juneau, some                                                               
of  the  commercial  property  has  the  option  for  residential                                                               
development, and therefore  he wouldn't want to  preclude that by                                                               
amending  the legislation.   He  noted that  sometimes commercial                                                               
property is  an opportunity  for mixed  use development,  such as                                                               
having  retail  space  at  the  ground  level  and  high  density                                                               
residential  units  above.   Since  industrial  property  doesn't                                                               
generally have  a housing  [option], [the  differentiation] might                                                               
be addressed there.  Although AML  believes that HB 264 creates a                                                               
special  class  of  taxpayers,  he disagreed  and  said  that  it                                                               
encourages  development.   Furthermore, the  taxes will  be paid,                                                               
they will just be deferred.   In closing, Mr. Satre urged passage                                                               
of HB 264.                                                                                                                      
8:46:30 AM                                                                                                                    
REPRESENTATIVE  CISSNA recalled  when  Northern Lights  Boulevard                                                               
was all  cleared and  ready for  development for  30 years.   She                                                               
asked if  there is a way  to complete permitting on  a site close                                                               
to  development, while  keeping  a moderate  amount  of flora  to                                                               
avoid just having fields.  She  inquired as to how fast units and                                                               
buildings can be constructed.                                                                                                   
MR.  SATRE  opined that  it's  incumbent  on everyone  to  become                                                               
involved in comprehensive planning  processes so that values they                                                               
might have can be incorporated into  the local plan.  However, he                                                               
wasn't sure how that could be  integrated into HB 264.  Mr. Satre                                                               
reminded the  committee that  the tax deferral  is only  for five                                                               
years.    Therefore, it  will  allow  a developer  to  subdivide,                                                               
implement  improvements,  meet  the  requirements  of  the  local                                                               
subdivision ordinances,  and develop the  land in a  short period                                                               
of time as opposed to subdividing  it and letting it sit foul for                                                               
many years.                                                                                                                     
8:51:36 AM                                                                                                                    
BRUCE  GRIGGS,   Developer,  told  the  committee   that  he  has                                                               
developed two subdivisions in the last  few years.  One was a 27-                                                               
lot  residential subdivision  that went  fairly quickly  and thus                                                               
the property  taxes weren't an  issue.  However, three  years ago                                                               
he finished  a light  commercial subdivision and  was hit  by the                                                               
[real estate] crash, which left him  still sitting on some of the                                                               
lots.  The  property value of the raw land  was roughly $800,000,                                                               
which increased  four-fold as soon  as the land was  approved and                                                               
plated.   The  property tax  increased  from $800  to $3,500  per                                                               
month.   Although he sold  some of the  lots, they sold  for more                                                               
than they  were assessed,  which resulted in  an increase  in the                                                               
property tax of the other lots.   Mr. Griggs then related that he                                                               
has  a  75-lot  subdivision  for   which  he  has  paid  for  the                                                               
engineering, surveying,  and other costs.   Although he  is ready                                                               
to move  forward with permitting, he  said he is afraid  to do so                                                               
because it's  a larger  subdivision and there  isn't any  tool to                                                               
develop smaller portions  of it.  The current  property taxes for                                                               
it  are roughly  $1,000 per  month and  would likely  increase to                                                               
about  $6,000  a month  once  it's  permitted.   Furthermore,  he                                                               
estimated that it  will take about two years to  get through [the                                                               
permitting]  process during  which  he would  face  a $6,000  per                                                               
month tax bill.                                                                                                                 
8:55:11 AM                                                                                                                    
CHAIR MUNOZ announced that HB 264 will be held over.                                                                            
8:55:29 AM                                                                                                                    
The committee took an at-ease from 8:55 a.m. to 8:57 a.m.                                                                       

Document Name Date/Time Subjects
HB_312_Fiscal_Note_SENATE VERSION.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Sectional.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Sponsor_Statement.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Support_Fairbanks_Proposed_Gas_Distribution.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Support_FNSB_Priority.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Support_Fuel_Prices.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Support_Sierra_Research_Memo.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
HB_312_Support_Newsminer.pdf HCRA 2/14/2012 8:00:00 AM
HB 312
02 - HB 264 Sponsor Statement, Version B.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
02 - HB 264 Sponsor Statement, Version B.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
04 - HB 264 Fiscal Note HB264-DCCED-DCRA-02-10-12.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
05 - HB 264 Supporting Documents - Juneau Empire Editorial - City's Top 10 Goals - Tricks or Treats, 13 November 2011.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
06 - HB 264 Supporting Documents - Alaska State Home Building Association Resolution in Support of HB 264, 20 January 2012.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
06 - HB 264 Supporting Documents - Alaska State Home Building Association Resolution in Support of HB 264, 20 January 2012.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
07 - HB 264 Supporting Documents - Letter of Support from the Alaska Association of Realtors, 4 February 2012.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
08 - HB 264 Supporting Documents - Letter of Support from the Juneau Affordable Housing Commission, 17 January 2012.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
09 - HB 264 Supporting Documents - Letter of Support from DJG Development, 19 January 2012.pdf HCRA 2/14/2012 8:00:00 AM
HB 264
03 - HB 264 Sectional Analysis.pdf HCRA 2/14/2012 8:00:00 AM
HB 264