Notes from Zoom 2/19/21

February 19, 2021 ~ Marla Frazer ~ Leave a comment

Richard Adelson (retired Architect, Builder) will call Marla to make appointment to come talk to us next week
Follow page 2a Decisions to Make and Actions to Take on website. It will be outline of moving ahead and be kept up-to-date with changing knowledge base
Need to recruit and start marketing our community. Candy talked to Bernice at First UC to share info.
Follow page 1e Further Information about Cohousing for links with information.
Need A Name and Identity to start: Tampa Terrace Village is the winner for now.
Comments and Suggestions from people attending Zoom: (RP, JE, CG, TK, MF):

We need to calculate how much to maintain common areas, common houses, pool, utilities, etc. to include those costs into HOA fees
If we build our outdoor kitchen closer to church, we could use it and invite church members
We need to make sure there is room for visitor parking
We need to consider how far it would be to take garbage… width of driveway…turn around or cul-de-sac? What are rules for driveway size to allow garbage trucks in? Perhaps we want a dumpster closer to the road so we could limit the size of the common driveways?
Don’t driveways have to be big enough for fire trucks to enter? That may determine size of driveways.
Want curved driveways, not straight to keep speeds down.
220v for car parking and community electric car and golf cart
windows: must be impact resistant or have impact shields “storm stoppers” RP cost $5000 to make for his house.
Prefer garages attached to house? Or perhaps separate in a common garage area.

Tom contacted Bakari Kennedy, green energy consultant, to talk with. Marla will contact him this week.

Thank you everyone, Keep reading and learning about all we have to do to succeed.

Marla

We Did It!!

February 18, 2021February 18, 2021 ~ Marla Frazer ~ 1 Comment

We now own 4.22 acres and 2 houses to build a dream!!

The sale went through in spite of bank holidays and dozens of documents that were sent out and returned! Thank you to everyone. Without everyone’s participation this would not be happening.

We also have property insurance on both properties. All documents will be saved into the Files folder on this website for easy reference. Call Marla if you need the password.

I combined the 3 surveys of the 3 parcels into one big survey. (Survey of our Land 2/15/21 posted below). I can email you the .jpg file if you can’t download it off the website. Pro-Copy (5219 E Fowler – by the new Publix) will print it out 24 x 36″ for $2.50 if you want to have a bigger copy to play around with.

Zoom meeting tomorrow at 12:00 Candy’s Tea Time Link. Come if you can!!

I hope everyone has thought about what you would like to have included in the community. I outlined it in the Feb 10 post: The first Steps to Develop our land. That’s where we’ll start tomorrow.

Equally important is the need to recruit members of the community. There’s a lot of work to be done, and the more to help out, the merrier. Also, people who plan to build and move in should be involved in what gets built.

This evening I’ll be summarizing all my thoughts on the 2 main topics and be ready to share with you tomorrow.

See ya’ll soon,

Marla

Survey of Our Land 2/15/21:

February 17, 2021March 11, 2021 ~ Marla Frazer ~ Leave a comment

Download and print it out to experiment with community designs, house placements, driveways, and common areas.

Look over in the right hand column for the label 3c Survey for the latest updated survey information.

Feb 10: The first steps to develop the land

February 10, 2021 ~ Marla Frazer ~ 1 Comment

And now the work begins!!! No need to overwhelm anyone (except me?) with all that needs to be done. Here are the first two steps that need to be worked on immediately. Let me know what you would like to help with.

(I am workig to get a hold of the owner of the parce #3… yellow… so we can square out our plot.)

1. Decide on a plot plan of how we want our community to physically look.

We need to decide where we want driveways, where to put houses, define the common areas, sketch out the utility lines.

I have surveys of the 3 individual parcels, but we will have to obtain a survey of the total parcels with trees and topography marked. Later, the survey will have to be updated before anything can be built. I am searching for a surveyor now.

Since it will take weeks to get the survey, I would like to get out and mark trees on an unofficial plot soon. If anyone wants to walk the properties and help with marking tree, I would welcome your help.

We have a retired architect and builder who lives in Pinellas County who is willing to help us draw our plans. Once we have a preliminary tree drawing I will invite him over to work with us.

So, at the very least, if you want to contribute to the conversation, start thinking about how you would like the neighborhood to look. A unified style of houses? or let anyone build whatever style they want? Driveways around the perimeter or where?

2. Recruiting members to join our community

This needs to start immediately. We have one year to design and sell out community. Would anyone like to help me design an announcement to post on numerous co-housing boards around the country, including UU ones, and send emails to existing communities. Also we will need someone to answer responses via phone and email.

Feb 10: Upcoming Closing

February 10, 2021 ~ Marla Frazer ~ Leave a comment

I had thought I would be making daily posts to share information. But, I’ve found that I hold so many phone conversations with so many people, a lot of them mundane, that I barely have time to keep up. So here’s the latest happenings this week.

The closing on the purchase of the two properties will be on Monday, Feb 15, with fund disbursement to the sellers on the 16th, after the title company can verify all the funds have arrived over the weekend.

The Title Company, American Home Title of Tampa Bay (813) 870-0333, finally has the documentation ready and should be sending each of the investors the information for the wiring of funds to Regents Bank. From my previous closings I have learned that to verify funds were received, we do not call Regents Bank, but rather call the title company to verify the funds have been received into the Title Company Account at the bank. Your sending bank should receive an electronic verification receipt when the funds are sent. I plan to sit in the bank office of Friday until they hand me the verification receipt. I will do this because in December we left the bank, only having to return to the bank at 5:00 pm because they had not sent the money yet. It sat on a bank officer’s desk the whole day without their sending it. At 4:55 the wire transfer was sent and received in less than a minute. GRRR

The properties are having a 4 Point Inspection for insurance purposes on Friday the 12th. It will also have a Wind Mitigation inspection to lower the insurance rates. Both properties currently receive wind mitigation discounts from previous inspections.

Copies of all the closing documents will be stored in the Private Files, after I have received them.

More to follow… if needed.

email 1/25/2021

January 26, 2021 ~ Marla Frazer ~ Leave a comment

It’s Happening!!!

Dear Friends,

After days of waiting and numerous phone calls to the sellers of parcels 2 & 4, as well as their Realtor, the final contract should be ready to sign tomorrow. The sellers wanted to close in 2 weeks but I they agreed to push it to Feb 15, which would be 3 weeks. I think it will take that long to get the paperwork and funds available.

The sellers had received another offer from the St. Mark’s Church, but it was with financing and so they accepted our contracts. The realtor told me tonight that St. Mark’s had changed their offer to a cash offer. The realtor just called me and told me they have accepted the contract and are signing it now. It should be ready for me to sign and deliver a $5000 deposit tomorrow.

The sellers want to rent both houses for $3500 for up to 90 days. I’ve fine with that. That will pay our carrying costs for 3 months. Hopefully by that time, we’ll have a definite plan in place for developing the land.

I have pledges for $525,000 from 8 investors and one more had expressed an interest but not yet pledged. We need to raise another $145,000 to close. I will widen my publicity outside of our local church and publicize everywhere I can think of. All help in this endeavor will be welcome (please help).

A real estate attorney, Gordon Schiff, was recommended to me by an architect friend who has been advising me, Gerry Curts. Unless there are any objections, I will contact him tomorrow to discuss the project and begin the Trust, promissory notes, and mortgage on the property. I will also contact the title company, American Home Title of Tampa Bay, to find out how the closing funds should be delivered.

I am trying to create a blog space where we can share ideas and questions only among ourselves. I also want to create a record of communications. This is new for me… just one more technological skill to learn.

I’ll keep everyone informed of evolving events.

In community,

Marla

1/18/2021 Plan for Project Development

January 18, 2021April 17, 2021 ~ Marla Frazer ~ Leave a comment

Immediate Need: Preliminary Financing:

Step 1. Raise temporary funds to purchase 2 properties March 1, 2021

Parcel # 2 : 11215 Davis Road : Price $300,000

3 bedroom, 2 bath home on 2.11 Acres. Immediately adjacent to UUCT and Frazer properties. Concrete block. 2000 sf. Central Heat and Air. Handicapped accessible. + 2 car carport. + covered patio on back + Gazebo, Storage Shed, Nicely landscaped. Zoned RSC-4 (4 houses per acre). Septic Tank. City of Temple Terrace Water and Garbage. Built 1965. One non-functioning well on property.

Parcel 4: 11201 Davis Rd: Price $270,000

3 bedroom, 2 1/2 bath home on 1.45 acres. Adjacent to 11215 Davis Rd. Concrete block. 1551 sf. Central Heat and Air. Handicapped accessible. + patio on back + 1441 sf Metal Utility Building, Nicely landscaped. Zoned RSC-4 (4 houses per acre). Septic Tank. City of Temple Terrace Water and Garbage. Built 1973. One well on property.

Funding Strategy:

$650,000 needed (purchase cost + legal fees, development fees, holding costs)

offer 4% interest on investment for 1 year. = $26,000 / yr = 2, 166 / month

We’ve changed the interest to 6% for the year: = $39000/yr = $3250/mo

Rent out larger house: estimated rent $ 2000 might possibly rent for $2500

Rent out smaller house: Marla rent $1500

Total monthly income = $3500 / mo = $250/mo positive cash flow / month after interest payments. Will be used for taxes (estimated $4000 each) , repairs, as needed.

This gives one year time to develop plans to develop a plan and proceed ahead or sell the property and recoup investment.

For Example: We need 26 people to invest 25,000 with a return of $1000

OR 6 people to invest $108.300 with a return of $4,332yr or $361 month

OR lots of people in between these two examples.

Legal and Ownership Structure:

For this phase, Title would be held in a Florida Land Trust. All investments would be secured by promissory notes and a mortgage on the property.

Step 2: Recruit interested members to immediately form a coordinating committee to raise funds, research and decide the course of action.

Step 3. Decide on type of housing to develop. How much will it cost? How to do the most cost effective development. Affordable housing? Density?

Investigate Financing options to develop the property.

Plan Phases of growth

Decide on Ownership model to use.

Step 4: Decide on how the properties will be managed. Who will make decisions? How will income and expenses be collected and distributed?

Step 5: Recruit a team of specialists to write contracts, leases, participation agreements, etc:

Is rezoning or a PUD needed?

Architect to design master plan and housing units

Civil Engineer to do land tests, design utilities,

Building Contractors to develop utilities, remodel common houses, build units.

Update 1/2/2021: The Property is for Sale

January 3, 2021April 8, 2021 ~ Marla Frazer ~ Leave a comment

Immediate Need: Preliminary Financing:

Step 1. Raise temporary funds to purchase 2 properties March 1, 2021

Parcel # 2 : 11215 Davis Road : Price $300,000

Parcel 4: 11201 Davis Rd: Price $270,000

Funding Strategy:

$650,000 needed (purchase cost + legal fees, development fees, holding costs)

offer 4% interest on investment for 1 year. = $26,000 / yr = 2, 166 / month

We’ve changed the interest to 6% for the year: = $39000/yr = $3250/mo

Rent out larger house: estimated rent $ 2000 might possibly rent for $2500

Rent out smaller house: Marla rent $1500

Total monthly income = $3500 / mo = $250/mo positive cash flow / month after interest payments. Will be used for taxes (estimated $4000 each) , repairs, as needed.

This gives one year time to develop plans to develop a plan and proceed ahead or sell the property and recoup investment.

For Example: We need 26 people to invest 25,000 with a return of $1000

OR 6 people to invest $108.300 with a return of $4,332yr or $361 month

OR lots of people in between these two examples.

Legal and Ownership Structure:

For this phase, Title would be held in a Florida Land Trust. All investments would be secured by promissory notes and a mortgage on the property.

Step 2: Recruit interested members to immediately form a coordinating committee to raise funds, research and decide the course of action.

Step 3. Decide on type of housing to develop. How much will it cost? How to do the most cost effective development. Affordable housing? Density?

Investigate Financing options to develop the property.

Plan Phases of growth

Decide on Ownership model to use.

Step 4: Decide on how the properties will be managed. Who will make decisions? How will income and expenses be collected and distributed?

Step 5: Recruit a team of specialists to write contracts, leases, participation agreements, etc:

Is rezoning or a PUD needed?

Architect to design master plan and housing units

Civil Engineer to do land tests, design utilities,

Building Contractors to develop utilities, remodel common houses, build units.

Updates 9/2020

September 28, 2020February 3, 2021 ~ Marla Frazer ~ Leave a comment

9/28/2020

How much has changed in a short time. Refer to the map here to see what I’m talking about.

Marla’s plot of land is marked #1 (Blue) in the plot to the left. Parcels #2 & #4 are available now for purchase. This adds almost 3 1/2 acres to the existing 3/4 acre to add up to 4.25 acres. I have also put in a bid to purchase plot #3 (1.71 acres of vacant land) but have not yet heard back from the owners. If we can get these 3 parces we would have just over 6 acres. The front 2 parcels have 2 existing houses, a barn, a gazebo, city water already connected, 2 septic fields, 2 wells and full frontage on Davis Rd. It drastically changes the immediate outlook for deciding whether to try to create something that will outlive us all.

I have no idea how this might happen, but with vision and steady work, I do believe it can happen. Does anyone want to join in the work part with me?

This week I spoke to 3 architects and a builder about the planned village on my lot. (see below with the buildings A B C G & P). My head is spinning. So, I’ll try to arrange a Zoom meeting this week to talk to interested friends.

9/15/2020

Wow! 2 years have passed since Marla and a few others began this project. Since no one has officially committed to joining the project, I’ve decided to move forward, start the process, and look for others to join me once there’s actually something concrete to see. I have left all the background pages … just go to the Home page and follow the links to learn more about the concept and progress.

Briefly, here are the latest updates on topics of interest:

Surrounding Land: One of elderly neighbors in the big house on Davis Road has died. The spouse is in assisted living. His family plans to sell one or both houses on Davis Road after he passes. The adjoining church (Maranatha Church) on the South side on Davis Road has also expressed an interest in buying this property. I stay in contact with the owner regularly. This means that 2 – 4 acres of land on Davis Road might be available for purchase soon. The neighbors on the E side (adjoining Morris Bridge Road) are also elderly and not in good health.

Sewer: The city of Temple Terrace says there is sewer service on Davis Road. This would mean there would not have to be a septic system. I hope it’s true. The neighbor says it’s not true: he lived there at the time water was added and sewer was not put it. Architect AD told me he’s sure there is sewer on Davis Rd. Because of the distance from the land to the street, we might need 2 or 3 small pump boxes (solar powered ok) to pump the solid effluent to the street.

Land division: 3 houses can legally be built on the current property, as is, without any zoning changes. I have worked on preliminary designs of 3 houses to be placed on the 3 legal lots. If more land becomes available, more houses could be added to the community. If not, there could be three. I was told by an architect that we should not subdivide first because the county would make it be treated like a sub-division and have to follow many more laws and restrictions. He suggested to build it as a joint venture of several people with our own contract of ownership and consequences of sale and after it is built, then put title as a condominium or co-op.

Title and Ownership: The property can be divided into 3 lots, each held individually, with shared ownership of common spaces, in essence, a condominium or co-op plan. But, the buildings need to be built first, or it would have to be declared a sub-division and be treated as a commercial development. I am in contact with an attorney to start the legal process to figure this out. It has also been suggested to make it a non-profit organization or into an Affordable Housing Community Trust in which all future profits – above a fixed return on investment — into the Trust. That really sounds interesting to me, but it’s too much work for me to take on alone.

Moving Forward: I am actively looking for an architect and builder to get the project going. I have been advised that to develop the entire 11 acre project, it would be better to hire a development company to take over the project. That would save us a lot of trouble and make it happen quickly, but drastically increase the price and take a lot of the control away from us.

Preliminary New Plot plans and House Designs: Here are links to my latest design ideas for the 3/4 acre site. It would start with 3 houses, one of which would be used as a common house. Feel free to look and make suggestions.

We now own 4.22 acres and 2 houses to build a dream!!

Download and print it out to experiment with community designs, house placements, driveways, and common areas.

Look over in the right hand column for the label 3c Survey for the latest updated survey information.

1. Decide on a plot plan of how we want our community to physically look.

2. Recruiting members to join our community

Immediate Need: Preliminary Financing:

Step 1. Raise temporary funds to purchase 2 properties March 1, 2021

Parcel # 2 : 11215 Davis Road : Price $300,000

Parcel 4: 11201 Davis Rd: Price $270,000

Funding Strategy:

$650,000 needed (purchase cost + legal fees, development fees, holding costs)

We’ve changed the interest to 6% for the year: = $39000/yr = $3250/mo

Total monthly income = $3500 / mo = $250/mo positive cash flow / month after interest payments. Will be used for taxes (estimated $4000 each) , repairs, as needed.

This gives one year time to develop plans to develop a plan and proceed ahead or sell the property and recoup investment.

Legal and Ownership Structure:

Step 2: Recruit interested members to immediately form a coordinating committee to raise funds, research and decide the course of action.

Step 3. Decide on type of housing to develop. How much will it cost? How to do the most cost effective development. Affordable housing? Density?

Investigate Financing options to develop the property.

Plan Phases of growth

Decide on Ownership model to use.

Step 4: Decide on how the properties will be managed. Who will make decisions? How will income and expenses be collected and distributed?

Step 5: Recruit a team of specialists to write contracts, leases, participation agreements, etc:

Is rezoning or a PUD needed?

Architect to design master plan and housing units

Civil Engineer to do land tests, design utilities,

Building Contractors to develop utilities, remodel common houses, build units.

Immediate Need: Preliminary Financing:

Step 1. Raise temporary funds to purchase 2 properties March 1, 2021

Parcel # 2 : 11215 Davis Road : Price $300,000

Parcel 4: 11201 Davis Rd: Price $270,000

Funding Strategy:

$650,000 needed (purchase cost + legal fees, development fees, holding costs)

We’ve changed the interest to 6% for the year: = $39000/yr = $3250/mo

Total monthly income = $3500 / mo = $250/mo positive cash flow / month after interest payments. Will be used for taxes (estimated $4000 each) , repairs, as needed.

This gives one year time to develop plans to develop a plan and proceed ahead or sell the property and recoup investment.

Legal and Ownership Structure:

Step 2: Recruit interested members to immediately form a coordinating committee to raise funds, research and decide the course of action.

Step 3. Decide on type of housing to develop. How much will it cost? How to do the most cost effective development. Affordable housing? Density?

Investigate Financing options to develop the property.

Plan Phases of growth

Decide on Ownership model to use.

Step 4: Decide on how the properties will be managed. Who will make decisions? How will income and expenses be collected and distributed?

Step 5: Recruit a team of specialists to write contracts, leases, participation agreements, etc:

Is rezoning or a PUD needed?

Architect to design master plan and housing units

Civil Engineer to do land tests, design utilities,

Building Contractors to develop utilities, remodel common houses, build units.

9/28/2020

How much has changed in a short time. Refer to the map here to see what I’m talking about.

I have no idea how this might happen, but with vision and steady work, I do believe it can happen. Does anyone want to join in the work part with me?

This week I spoke to 3 architects and a builder about the planned village on my lot. (see below with the buildings A B C G & P). My head is spinning. So, I’ll try to arrange a Zoom meeting this week to talk to interested friends.

9/15/2020

Briefly, here are the latest updates on topics of interest:

Preliminary New Plot plans and House Designs: Here are links to my latest design ideas for the 3/4 acre site. It would start with 3 houses, one of which would be used as a common house. Feel free to look and make suggestions.

G: Double Car Garage with storage above.

Other plans I’ve worked on… other ideas…

Now What Happens?

Call Marla and join in the fun to create something that will outlast us all !!