COMMERCE, WHAT HAPPENED?

I came across this writing from 2009 on an old cd.  Back then I was too worried about what others thought and never published it:

As your Mayor, I get the privilege of attending meetings and being involved in discussions about the future of our community.  While doing some research, I came across a report done in 2009 for a mobility study that projects Commerce to have a population of close to 16,000 by the year 2030.  An increase of over 6000 residents in 20 years!  Too many that may sound like a long way off, but as I get older, I realize that twenty years will be here in the blink of an eye.

To some in our city, the potential for 6000 new residents is frightening.  They want to keep Commerce just like it is; growth and change are dirty words.  For others, growth and change is embraced.  For those citizens, that embrace growth and change, you are my kind of people.

But if you are for growth and change, I can guarantee you this, if we fail to PLAN AND ACT, it will not happen.  One only needs to look at a study commissioned by the City in the mid 1960s.  Projected population of the City of Commerce in 1988: 23,638. Projected enrollment at the University: 25,000.

What Happened?

There is probably not one clear answer to that question.  If one looks at the reports, a road map was laid out in front of our leaders on how to plan for that growth and what steps needed to be taken.  Unfortunatly, like many reports it probably was used for a year or two and then put back on a shelf to collect dust.

What is clear today, just as clear as it was in 1966, is “it would be difficult to overstate the degree to which the economic prosperity and consequent growth of the City of Commerce is tied to the growth of East Texas State University (Texas A&M-Commerce).”  Did the leaders of Commerce do all they could to work with the University to ensure its growth and success?  I don’t know, I was not here at the time.  I can say this, going forward if we want “economic prosperity” the city must work to make Commerce a community in which students want come to get an education, faculty and staff wants to live and businesses want to locate.

Let’s make Commerce that place.  Let’s make Commerce a University Town.

The report also indicated the need to be a University town.  We are not a university town; we are a town with a University in it.  I challenge you to go to other communities with Universities and see how the people and businesses in the community are proud of the University.   They display the colors of the University, they attend events on campus and they play an active roll in the success of their University.  What are you doing?  And better yet, what are our leaders in the community doing?  Often times it is said that change starts with looking at the person in the mirror.  So change will start with me and I will practice what I preach.

I will take a more active role in our community and the success and growth of the University. I will promote the University in any way I can.  I will attend University events when possible.  I will be a proud alumni.

This is a simple step, but yet if we all do our part we can become a University Town and we can grow. 

I will close with this other part from the report.  “Population growth is dependent on economic growth.”  The University is our largest employer.  Its students, faculty and staff live in and support our local businesses.  It is the economic engine that keeps Commerce moving.  If we help their population grow, the City will experience economic growth.

Questionable Behavior Continues at Commerce City Hall

For those of you who did not attend the council meeting or read the Commerce Journal article then let me inform you on the latest twist at City Hall.

Now I did not attend the meeting but did watch the posted YouTube video. Click here to watch it for yourself.  (I would wager to say that following this blog the City will discontinue posting the meeting on YouTube within several months.)

So what's going on? The council failed to pass the 2015-16 City Budget. There were only 4 members in attendance and two voted for approving the budget and two voted against.

That's not the questionable behavior. 

What's questionable is the time of the next meeting.

During the discussion following the vote, several different times were suggested to hold a meeting to vote on the budget. 

It was suggested to meet on Saturday but Council Member Hill could not attend, so that time was ruled out.  It was suggested that since there was already a called special meeting Monday at 5, that the budget could be added to that meeting.  The Mayor said he could not make a meeting at 5.  It was then suggested that the meeting start at 4, but council member Martin could not make it because of her job, so that time was ruled out.  

So when is the meeting going to be? At 39:21 in the video the Mayor said and thus it became part of the official record of the City that the meeting to act upon the budget would be at 5 o'clock on Monday. 

When the Commerce Journal came out on Thursday it was printed: "Due to the failure of the budget to pass at Tuesday’s meeting, a special meeting will be held on Sept. 21 at 5 p.m."

If it was announced and then published in the paper for all to read that the meeting would be at 5, then why are they holding the meeting at noon on Monday? The image below was taken at City Hall the evening of the 18th:

Announce a meeting date and time at the council meeting, have an article in the paper but then post another time?  Dig a little deeper.

Let's back up and see how the vote came out.

Council member Hill and the Mayor voted to approve the budget.  Council members Martin and Davis voted against it.

So the Mayor and Hill are for the budget and can make a noon meeting, but Council member Martin who voted against the budget ,appears to have a scheduling conflict and most likely will not be able to make the noon meeting.

How do you guarantee something you want will pass? Have a meeting when your opponent(s) can't attend.

Also keep the citizens confused and uninformed so there will be zero input from them.  If you go to the City's website there is no posting of the meeting. Check it out here.

I guess here is how it works at City Hall:

1) have a meeting and vote where those who are against it will be unable to attend

2) keep citizen confused and in the dark about your meetings

Yes. Business as usual.

One Step Forward, Two Steps...

I have always said watch what politicians DO, not what they SAY.

Commerce city leaders cry out saying we need more university faculty and staff living in Commerce. The City spent $5000 to make Commerce a certified retirement community saying it will help attract retirees. 

So why did the city council pass an ordinance that would make any home buyer wait up to 15 business day before they could occupy the house?

Believe it or not, that is exactly what they did when they passed an ordinance on January 20th.

Now, I am not going to argue whether inspections are good or bad. My opinion is that the ordinance, as written, is bad for Commerce and the Commerce housing market.

Would you be happy to have paid half a month's mortgage on a home that you couldn't move into because you had to wait on the city to inspect the home before the water can be turned on?

And folks, ordinances are black and white. There is no gray. It is not left up to interpretation.  What applies to one, applies to all.  What you say, is what you mean. What you pass should be enforced as written or it needs to be changed.

When you use words in ordinances like "any", "each", "requires", "after", "and" & "before" there are specific definitions to those terms.

I would say break out your Webster's Dictionary but who has one of them anymore? I googled the definitions and welcome you to do the same.

Any means: every; all

Each means: used to refer to every one

Requires means: cause to be necessary.
After means: during the period of time following (an event).

And means: used to connect two clauses, the second of which results from the first.

Before means: during the period of time preceding (a particular event, date, or time).

Connected means: join together so as to provide access

So let's now look at a few key points in the ordinance that was PASSED as it affects the purchasers of a home (this also affects those who would lease a home or duplex). I have underlined and made bold parts for emphasis.

Click here for the complete ordinance as it was presented to Council on the 20th:

The City of Commerce recognizes the need for implementation of a policy that requires the issuance of a Certificate of Occupancy and performance of a Life, Health and Safety Inspection before water utility services can be connected or reconnected to any residential structure in the city in an effort to monitor ownership and standards of all residential structures, thereby reducing the number of demolitions of dilapidated and/or abandoned residential structures within the city. 

Section 3. Application and Issuance of Certificate of Occupancy.

(b) Each new owner of a residential structure shall make application for occupancy with the Building Inspector by submitting to the City a Residential Occupancy Application, within ten (10) business days after the date of acquiring ownership.

(f) The Building Inspector shall within fifteen (15) business days after receipt of the Residential Occupancy Application, either issue a Certificate of Occupancy or notify the owner that the application does not comply with the requirements of this ordinance.

So following (after) every (each & any) ownership change, the city has made it necessary (required) that the new owner must fill out the Residential Occupancy Application, which will then give the city up to 15 business days to issue a Certificate of Occupancy, then perform a Life, Health and Safety Inspection preceding (before) providing access (connected) to water. BRILLIANT!

Basically, if you buy a home, plan to wait up to 15 business days before the city will turn the water on. (This applies to folks who want to lease a home or duplex as well!)

And here is the kicker for me (since I sell real estate) and all real estate professionals that want to list and sell homes in Commerce, we have an ethical obligation to inform all potential buyers of any rules, regulations and ordinances that a city has that could potentially affect their home purchase decision.  

Thanks City Council, now every buyer, including those who are taking jobs at the University or retired couples that you say you so desperately want to live in Commerce, must be informed prior to making an offer on a home that they may have to possibly wait up to 15 business days before they can have water service and move in.

WELCOME TO COMMERCE!

Council members and citizens who cheered the passage of this ordinance, you have actually made other cities like Rockwall more attractive and appealing to home buyers.  No one likes the government meddling in their business and in particular a home purchase. 

Of course no one in Commerce, ever seems to mention the fact that property taxes on a $200,000 house in Commerce are $6440 per year while in Rockwall the taxes on a $200,000 house are $4660 per year.  It doesn't take a Ph.D. to figure out saving almost $1800 per year and keeping local government out of your personal life is a good thing and possibly a wiser choice when deciding where to live, open a business, work and gain an education.