Just rubbish and rates or is the Zionist lobby interfering in local elections?  Green Left

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Just rubbish and rates or is the Zionist lobby interfering in local elections? - Green Left

Council continues to push for the opening of Lucan pool  The Echo Newspaper

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Council continues to push for the opening of Lucan pool - The Echo Newspaper

Sometimes you see luxurious homes that boast beautiful landscapes, waterfrontage, spectacular views, large parcel of land, a pool, or maybe even a tennis court. This home in Islesboro, Maine, comes with all of those amenities, and is currently on the market.

No close by neighbors here. This home is situated on Keller Point in the town of Islesboro, which is essentially an island along with several smaller islands. According to the Census Reporter, Islesboro has a population of about 600 people. Wikipedia states that it can be accessed by the state ferry service departing from Lincolnville beach, which is about a three-mile ferry ride.

Welcome to 399 Hermit's Point Rd in Islesboro, listed by Joseph Sortwell of LandVest Inc. The specific features of this 9,000-square-foot home include eight bedrooms and 11 bathrooms, and it sits on just under nine acres of land. It also comes with 3,570feet of owned waterfrontage, and sits at the end of a private peninsula. The home also comes with a stone guest housethat's in need of renovation,but could be a perfect project for the new owner to remodel with their own ideas.

Welcome to 399 Hermit's Point Rd in the town of Islesboro, Maine, which is essentially an island along with several smaller islands, accessible by ferry, boat or water taxi. According to the Census Reporter, Islesboro has a population of about 600 people.

Gallery Credit: Rob Riccitelli

If you're looking for a peaceful compound away from the hustle and bustle of reality, this property could be yours for the current list price of $9,775,000.

Gallery Credit: Rob Riccitelli

Here is a list of Maine's single-family home buyers from the pandemic. It's a closer look at what state they came from.

This does not include sales from Maine buyers or those from Puerto Rico, military bases, and other territories.

Gallery Credit: Chris Sedenka

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Breathtaking Waterfront Maine Estate is Like Living in Italy - wcyy.com

After he closed Cyrus, the Healdsburg, Calif., restaurant for which hed earned two Michelin stars, in 2012, it took the chef Douglas Keane a decade to scout the dream locale for his new restaurant.

Mr. Keane finally landed last year at a former prune-packing plant overlooking vineyards where the Russian River snakes through the Alexander Valley. Those vineyards are not in Healdsburg, Sonoma Countys unofficial gastronomic headquarters, but eight miles north in blink-and-youll-miss-it Geyserville.

Geyserville is real, rural wine country: Farmers are out at 5 a.m., said the 52-year-old chef on what drew him to the town. Everyone knows each others name; there is a yearly tractor parade. The new version of Cyrus is putting Geyserville on the itineraries of more travelers, who are enjoying the towns buzzy bar and stylish eateries, the home goods shop that feels like a beefed-up flea market, and intimate, tucked-into-the-landscape wineries.

The whole town may be just two blocks of Wild West-looking storefronts, but its charms take an entire weekend to uncover. Here, some of the highlights.

In Japan, there is no culinary experience held in higher regard than kaiseki, the formal, multicourse meal that showcases seasonality with dishes served elegantly but without pretense. At Cyrus, Mr. Keane, who has visited Japan many times, presents his version of kaiseki through a California lens, a paean to local agriculture (though a few ingredients come from far-flung spots). The presentation wows with a whisper.

The meal unfolds in various locations throughout Cyruss 8,000 square feet. It kicks off with champagne and snacks that play on different aspects of taste: sweet, sour, salty, bitter and umami. Guests (there are four seatings of 12 diners four evenings a week) gather in the leather-accented lounge or outside among the olive trees, where the Mayacamas Mountains and surrounding vineyards shimmer on the surface of the reflecting pool.

For the next courses, the group proceeds to a moodily lit area adjacent to the open kitchen, where diners are invited to roam the kitchen as courses like sake-steamed abalone with shio koji corn consomm are being prepped. While diners ogling chefs in a gastronomic kitchen is not new, a midservice invitation to interact with them is.

More substantial savory dishes are served in the dining room, where floor-to-ceiling windows give the landscape center stage. Among the dishes: a seared scallop bathed in matsutake-mushroom-spiked dashi; a fillet of beef, cooked sous-vide and then plancha-seared; honey-glazed goats milk shokupan bread alongside custard blooming with puffed barley and nasturtium and mustard flowers. The meal culminates in a cocoon-like room with a bite of black-sesame-and-dark-chocolate pav and a parting gift: boxed chocolates that hit the five tastes again.

Fifteen courses is a lot. But Mr. Keanes umami- and acid-forward approach (meaning he uses less dairy and carbohydrates) translates into a lighter-feeling meal. (Cost: $295 without pairings; an additional $280 for wine pairings or $140 for nonalcoholic pairings.)

You get a sense of Geyserville as soon as you take the exit ramp off Highway 101 and encounter a field of large sculptures by various artists a 25-foot-tall steel horse mid-gallop, a towering man made of wine barrels and a galvanized-steel trout with blue-cereal-bowl eyes in a formerly derelict lot, thanks to a collaboration between Geyserville Community Foundation and the landowner, Bryce Jones. The sculpture garden is ever changing and sometimes includes installations of local students artwork; most pieces are for sale.

Though Geyserville proper extends between two exits on Highway 101, the actual town is tiny: Its one main drag with a handful of family-run businesses operating from buildings that look straight out of Butch Cassidy and the Sundance Kid.

There is Gingillis Vintage Home, a 1930s Ford dealership turned flea market emporium with 45 vendors selling everything from old tools and kitchen gadgets to classic toys and cool tote bags made of Pendleton blankets. (A stall with patched and studded vintage Levis provides some fashion forwardness.)

Bosworth & Son has occupied its building since 1904, first as a mortuary, then a wagon-painting shop and, finally, a general store that sold feed and, later, hardware. Now, its a cowboy hat and Western wear shop that doubles as a museum. In 2018, the current owner, Gretchen Crebs Bosworth, 51, combined four generations worth of family photos and memorabilia with relics donated by the community to tell the story of the towns evolution. On display: dozens of 19th-century photographs featuring the towns early settlers in covered wagons and log cabins and timeworn kitchen tools like a pitter splitter from the days when the crops were primarily apricots and prunes instead of grapes.

Geyservilles restaurants are supremely 21st-century on the design and flavor fronts. Corner Project, which inhabits the former parts department of the Lampson Ford Dealership, serves up craft beer and a simple menu of dishes like tacos and sandwiches made using locally sourced meats and produce ($12.50 to $20). On tap are dark and light beers, ales, pilsners and lagers, along with ciders and hard seltzers with whimsical names like Surly Temple.

Inside the largest of the towns buildings, the husband-and-wife team of Sonja and Dino Bugica, both 47, run Diavola, a trattoria-style pizzeria with Neapolitan sass. Pizzas with toppings like pork belly and Sicilian meatballs ($22) are the calling card of the restaurant, but there are also housemade pasta ($25 to $26) and dishes like brick-roasted chicken with seasonal beans and greens ($32) that nod to the decade that Mr. Bugica spent cooking in places like Forte dei Marmi and Pisa, in Tuscany. The sass unfolds on the plant-draped patio where laundry (including naughty lingerie) dangles from a clothesline la the alleys of Naples.

The couple also own the bar and live music space next door, the Geyserville Gun Club, named for the buildings former life as a shooting range. Cocktails like the mezcal-based She-Devil ($13) are good, but the ambience is what wows. A mash-up of taxidermy, blown-glass-antler lighting and salvaged claro walnut tables with kicky metalwork gives the place the edge of a Brooklyn lounge.

Along the same promenade, Catellis, an Italian mainstay for decades, offers classics like cheese ravioli ($23.50) and chicken Parmesan ($26). And nearby Fermata, which opened in 2022, has raised the towns coffee game. The owners, Ellen Lin, 40, and Jefferson Drudge, 47, not only offer barista-made beverages and pastries, but also showcase the wares of local makers and open their space for live music.

Most of these businesses have exuberant floral bouquets on their countertops. Their origin? A pollinator garden created by Mr. Jones of the public sculpture garden. He hand delivers them, at no charge.

The wines from the tasting rooms in Geyserville probably wont be available in your corner wine store. Small, family-run operations mean bottles are sold mainly through wine clubs and local distribution. In contrast to larger wineries, tastings at these vineyards are conducted by oenology-obsessed managers who tend to get so engaged with storytelling that they often forget the sales pitch. Which, of course, is part of the charm.

The Pedroncelli winery, which describes itself as on the big end of small, began supplying grapes to households in 1927. Post-Prohibition, it evolved into a premium brand with 14 varietals. Tastings include an appreciation of the winerys history, which includes the Pedroncelli familys role in placing the Sonoma County appellation on labels, and the appointment of Montse Reece as its first female winemaker in 2015. The tasting rooms are lined with family photos and feature redwood from the vineyards original 1940s tanks on the walls and ceiling. Tastings start at $20.

The Mazzoni family has been involved in grape growing and winemaking in Geyserville since 1897, when Giuseppe Mazzoni, along with scores of other Italians, immigrated to Sonoma to work for the Italian Swiss Colony. The Zialena winery is run by two of his great-grandchildren, the siblings Lisa and Mark Mazzoni. The sleek metal-and-wood-sided tasting room where visitors sample cabernet and zinfandel reflects the modernity that they bring to the 120-acre vineyard. Tastings start at $30.

As a collective, Locals Tasting Room offers an expansive experience where visitors can do varietal tastings from eight small-batch wineries. Opened in 2002 as the first independent collective tasting room in California, it is now owned by Dick Handal, 82, and his daughter, Doralice Handal, 51, who imbue the vintage-barware-filled tasting room inside the Bosworth building downtown with a welcome-to-our-family vibe. We encourage visitors to discover lesser-known varietals not normally associated with California, such as verdelho, grenache blanc and graciano, said Ms. Handal. Highlight: Winemakers are routinely on hand to pour and hang out with visitors. Tastings are complimentary.

If the weather is warm enough this is California, after all head over to Lake Sonoma, in the coastal foothills. Fringed with live oaks and rugged terrain, this recreation area, an outgrowth of the construction of Warm Springs Dam in 1983, offers hiking and a lake with 50 miles of shoreline and a marina where sport boats, pontoons, stand-up paddle boards, jet skis and kayaks can be rented by the hour.

There is one frill-free 41-room hotel in town, the Geyserville Inn (rates start at $335). An alternative is the just reopened Madrona Hotel in Healdsburg (about an eight-minute drive), whose co-owner is Jay Jeffers, a noted San Francisco interior designer. Mr. Jeffers deftly transformed the Victorian mansion into a 24-room inn brimming with patterned wallpaper, statement lighting, sumptuous textiles and a dynamic mix of artwork. A wraparound veranda and pool area are ideal perches to take in the spectacular scenery (rates start at $650).

To truly interact with what locals call Geyserville grit, you could book a stylish barn turned one-bedroom cottage on a private farm within walking distance of Geyservilles shops. The farm and rental are part of a nonprofit owned by the animal rescue advocate Danae Blythe Unti who uses all proceeds to shelter the goats, wild mustangs and cows that youll see roaming the property ($325 per night).

Follow New York Times Travel on Instagram and sign up for our weekly Travel Dispatch newsletter to get expert tips on traveling smarter and inspiration for your next vacation. Dreaming up a future getaway or just armchair traveling? Check out our 52 Places to Go in 2023.

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This California Wine Country Town Is a Prime Destination for Food ... - The New York Times

Sprawling across more than 12 acres, this awe-inspiring home comes with a guest cottage, heated pool, and fenced horse paddock.

Photograph by Halsey Fulton/FishHawk Films

401 Sandy Valley Road, Westwood Price: $13,500,000 Size: 12,012 square feet Bedrooms: 7 Bathrooms: 5 full, 3 partial

When you think about luxurious estatesyou know the ones featured in the movieswhat do you picture? Spacious grounds, lavish amenities, and the sort of long, winding driveway that makes you stop in awe as you finally reach the top? Then a breathtaking property with lush, manicured grounds comes into full view right before your eyes? Thats what we imagine too. This majestic residence at 401 Sandy Valley Road in Westwood definitely fits the billand then some. Sprawling across more than 12 acres, this estate provides its owners with a secluded and serene residential experience thats bound to impress every guest lucky enough to score an invite there.

Photograph by Halsey Fulton/FishHawk Films

Photograph by Halsey Fulton/FishHawk Films

This single-family residenceoriginally constructed in 1936was rebuilt in 2018 by Rob Lawrence and caters to intimate gatherings as well as formal entertaining while simultaneously providing family living at its best. With more than 12,000 square feet of space, seven bedrooms, and eight bathrooms (five full, three partial), making oneself at home comes easy herejust as long as you can determine which room each family member desires most (save for the spectacular primary suite, of course). But of course, thats just the beginning. Once youve gone past the inviting entrance hall, youll discover a welcoming living room complete with attached library; a vast formal dining room that includes an adjoining butlers pantry; and a chefs kitchen featuring an informal dining area overlooking the family room with a cozy fireplace plus a covered patio. In addition, the abode has an exercise space, two offices, and a playroom. And no matter where you are within the house, windows that showcase broad views of the gorgeous grounds are a plenty.

Photograph by Greg Premru

Photograph by Greg Premru

So what about guest rooms, you ask? Dont fret. You wont have to give up any accommodations for that (unless you want to). Instead, opt to set up your visitors in the splendid, two-bedroom guest cottage outside. Also found within the exteriors is everything you need to make the most of your leisure time including a sports court with a clubhouse, a heated pool and pool house, a tranquil stream-fed pond, a barn garage with a beautiful greenhouse and two horse stalls.

Conveniently abutting beautiful Lowell Woods and its landscape of 100-plus acres, which includes miles of equestrian and hiking trails, 401 Sandy Valley Road also offers accessibility to exceptional schools (both private and public) as well as Legacy Place, Norwood Airport, the train, and Boston/Logan via Routes 95/128.

For more information, contact Jay Boyle of LandVest | Christies International Real Estate,www.landvest.com.

Photograph by Halsey Fulton/FishHawk Films

Photograph by Halsey Fulton/FishHawk Films

Photograph by Greg Premru

Photograph by Greg Premru

Photograph by Greg Premru

Photograph by Greg Premru

Photograph by Greg Premru

Photograph by Greg Premru

Photograph by Greg Premru

The guest house. / Photograph by Greg Premru

Photograph by Greg Premru

Photograph by Halsey Fulton/FishHawk Films

The Boston Home team has curated a list of the best home design and home remodeling professionals in Boston, including architects, builders, kitchen and bath experts, lighting designers, and more. Get the help you need with FindIt/Boston's guide to home renovation pros.

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For Sale: An Awe-Inspiring Westwood Estate with a Private Pond - Boston magazine

The Invisible Houses heated indoor pool offers stunning desert views

Its eco-friendly construction shows a solid commitment to sustainability, resulting in an astonishingly minimal carbon footprint. With a 30-metre (100-ft) heated indoor pool and direct access to the Desert View Conservation Area of Joshua Tree National Park, the Invisible House offers a wealthy and wondrous experience indeed.

10 incredible airport hotels around the world, from Hong Kong to Dubai

Nestled within the exclusive Four Seasons Punta de Mita community in Mexico, Casa Kalika seamlessly integrates with nature, offering uninterrupted views throughout the house. The 10,000 sq ft private villa boasts a saltwater infinity pool overlooking the golf fairways and Pacific Ocean, an ocean view roof terrace, and a dedicated staff of four catering to your every need. From culinary delights prepared by your personal cook to attentive estate management and concierge services, youre ensured a luxurious and worry-free stay.

Palazzo della Storia stands as a testament to the charm of history and the allure of luxury. This remarkable 17th-century villa has been in the same family for nearly four centuries, and their passion for the property is palpable.

Spanning over 3,230 sq ft, the villa features two terraces that capture breathtaking sea views. Whether youre sipping morning espresso, dining alfresco or lounging on the sea-view terraces, the sights are mesmerising. Inside, the Palazzo dazzles with high, vaulted ceilings and a distinctive Amalfi coast style, offering four en suite bedrooms, each with its signature character.

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Your journey begins with a seamless airport transfer to the villa, where a warm welcome awaits, complete with fresh fruit and flowers. Daily continental breakfast is included, as are the services of a skilled Thai chef, a villa manager and a dedicated housekeeper to help you embrace the tranquillity of this tropical haven.

Just a 15-minute drive from St Andrews and an hour from Edinburgh, Dairsie Castle is a gateway to exploring Scotlands rich history and picturesque landscapes, perfectly blending its original medieval character with the modern comforts of a family home.

The 2.5 hectares (six acres) of grounds include a forest walk to the river Eden, and each room offers its own distinct character, from a dungeon bedroom to The Gallery on the top floor with remarkable artwork and panoramic countryside views, making Dairsie Castle is an unforgettable Scottish escape.

Offering an unrivalled Bali experience, Princess House is nestled amid lush bamboo and the enchanting sounds of the jungle, inviting you to immerse yourself in untouched beauty, panoramic views of rice terraces, Mount Agung and the mesmerising sunrises and sunsets that grace this tropical paradise.

Inside the rise of mystery travel to secret destinations

Princess House accommodates up to four guests and displays a unique design, with spacious pavilions set around the swimming pool, all facing the sea, open-sided living and dining areas that provide a shaded oasis, and glass walls enclosing a dining room and fully equipped kitchen.

This luxurious Costa Rica holiday rental offers the ultimate private retreat nestled within the dense forest, yet conveniently located on the grounds of the Los Sueos Resort, where you can access amenities such as a golf course, beach club, marina and more, all just a short golf-cart ride away.

This secluded villa features an expansive terrace with sun-drenched loungers, a pool and a hot tub, all surrounded by the jungles natural beauty. It spans nearly 9,000 sq ft of custom-designed living space with marble floors, plush leather sofas, wrought-iron chandeliers and a tasteful mix of wood and wicker furniture. With five bedrooms, each featuring an en suite bathroom, Casa Vista Paraiso is an ideal retreat for families or groups of friends.

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7 unique luxury Airbnbs to book for your next holiday, from Bali to Italy - Style

Mountain Village, a premium-class residential complex with comfortable, safe and high-tech infrastructure, is under construction in Dilijan, Armenia. The first phase of 22 apartments will be commissioned at the end of 2024.

Mountain Village is the first gated community in Armenia. It is located in a private area in close proximity to the international college UWC Dilijan. The housing stock of the community consists of apartments, townhouses, an apart-hotel, a club house and premium class cottages. The first stage of construction is the Terraces complex, which consists of 22 apartments and coworking space. The apartments are of different sizes and layouts, designed both for young people wanting to experience Dilijan activities and larger families seeking comfort within nature.

The architectural design developed by PROFORMA studio combines functionality with aesthetic appeal. The complex is perfectly incorporated into the natural landscape. Innovative architectural solutions made it possible to combine urban comfort and the advantages of living in nature. The cascading shape of the building provides a separate terrace for each apartment. The design of the complex is inspired by Armenian rocks, and the concept for maximum privacy, by cave cities.

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The complex will meet the needs of residents of different ages regarding daily activity, recreation, peace and security. It will feature a coworking center and playgrounds for childrens leisure. Residents of the community will be able to visit the sports facilities of the international college UWC Dilijan, which include a stadium, a tennis court, a swimming pool and a gym. Schools, kindergartens, shops, restaurants, medical and tourist facilities are all located nearby. A hiking trail to Dilijan National Park is available directly from the Mountain Village.

The architecture of the community complies with green standards. The principles of sustainable development, environmental safety and energy efficiency are observed in engineering, construction materials and operations.

The first phase of construction of the Mountain Village will be completed by the end of 2024. Sale of apartments has launched through CityNest Property management. The company presented the Mountain Village community and details for purchasing an apartment at TOON Expo 2023.

The Mountain Village project is implemented by Impulse Management Company, with financialpartner Ardshinbank.

Guest contributions to the Armenian Weekly are informative articles or press releases written and submitted by members of the community.

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The first gated town Mountain Village is being built in Armenia - Armenian Weekly

This article is part of MACos Deep Dive series, where expert analysts explore and explain the top county issues of the day. A new article is added each week read all of MACos Deep Dives.

As Maryland races to meet its goal of 100 percent renewable energy by 2035 and achieving net-zero greenhouse gas emissions across the states economy by 2045, there is mounting pressure to ramp up clean energy production.

Maryland has quadrupled its solar energy capacity from 258 to 1,000 megawatts (MW), and there is significant pressure to increase solar energy generation even further. In addition, counties face tremendous pressure on land use issues, from solar development to affordable housing to new and evolving agriculture.

While there are several renewable energy sources including sunlight, wind, biomass, geothermal heat, and more Marylands Renewable Portfolio Standard (RPS) requires that renewable sources generate specified percentages of Marylands electricity supply each year, including a solar carve-out at 14.5 percent by 2028.

And as much as solar power has popped up in suburban neighborhoods rooftop by rooftop in recent years, the real growth in solar worldwide has been in larger farms where electricity is generated and sold to utilities. This formula may help promote renewable energy, but its not always the best land use.

This year, the Maryland General Assembly established the Task Force to Study Solar Incentives to study and recommend tax policies to ramp up solar development across the state. The Task Force, staffed by the Maryland Energy Administration, includes three MACo representatives representing rural, suburban, and urban counties.

As the Task Force works to finalize its recommendations before its December reporting timeline, much of the discussion centers around adopting a Virginia-like tax model to incentivize solar development on rooftops, brownfields, and other already developed or degraded land rather than agricultural land.

Still, meeting Marylands RPS goal for solar energy will require more than 12,000 acres of land (over 7,000 acres of farmland) and an additional 130,000 homes with rooftop solar panels.

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First, take a look at Marylands solar tax incentives.

Maryland Solar Tax Incentives The Current Landscape

While Marylands local governments have the authority to impose personal property taxes on solar photovoltaic property, Maryland offers many incentives for solar development.

Maryland Solar System Sales Tax Exemption

All taxpayers in Maryland are exempt from paying sales tax on solar equipment. Solar energy equipment may include equipment that uses solar energy to heat or cool a structure, generate electricity for use in a structure, or provide hot water for use in a structure.

Maryland Renewable Energy System Property Tax Exemption

While most home improvement projects like an inground pool would raise a homeowners annual property taxes, Maryland residents do not have to pay taxes on the value added to their property due to a solar or wind renewable energy system.

Local Property Tax Credits and Incentives

Several counties offer property tax credits and other incentives for homeowners who use solar energy for heating and cooling, water heating, and electricity generation.

Community Solar Property Tax Exemption

Specified community solar energy systems are exempt from personal property taxes.

Community solar is used in at least 20 states to allow households unable to install solar panels on their roofs to participate in solar energy. These projects are small- to mid-scale solar facilities typically located on private land, commercial rooftops, landfills, industrial sites, and other preferred areas near the utility customers theyre intended to serve.

Maryland law exempts eligible community solar systems from the county or municipal personal property tax for each taxable year in which the property continues to meet eligibility requirements. A county or municipality may not accept an application for the exemption after December 31, 2025.

Utility-Scale Solar

As the demand for solar energy increases, large utility-scale operations threatening farmland and forests are being proposed across the state. Under current law, Maryland preempts local land use decisions for solar projects over 2MW. While Marylands Public Service Commission must give due consideration to local planning and zoning, local governments have no say over the siting of utility-scale solar projects.

Local governments can impose personal property taxes on utility-scale solar photovoltaic property or negotiate payment in lieu of taxes (PILOT) agreements with solar developers to compensate for some or all of the property tax revenue lost due to tax abatement.

The Virginia Model

In Virginia, localities are authorized to impose a machinery and tools tax (similar to Marylands business personal property tax) on solar photovoltaic property.

Local concerns that financial incentives offered to solar developers, like a reduction in local M&T tax payments, were building the states solar portfolio at the expense of local government revenues have led to legislation enacted in recent years that aims to make large-scale solar projects more attractive to local governments. The legislation creates multiple pathways for local governments to ensure fair taxation/revenue sharing for solar projects.

Revenue Share / Local Option by Ordinance for Solar Projects

Virginia offers local governments the option to adopt an energy revenue share ordinance to assess a revenue share of up to $1,400 per megawatt capacity (with a multi-year escalator to keep up with inflation). It includes energy storage systems (typically large-scale chemical battery installations) equipment per MW of storage capacity. This model is meant to provide solar developers and local governments with consistency and predictability in tax policy.

For example, in 2026, the $1,400 could be adjusted to $1,540 per MW and similarly in subsequent 5-year intervals.

The escalator addresses the diminishing value of the dollar due to inflation, thereby providing an added incentive to adopt the energy tax rather than M&T.

If a locality adopts a revenue share ordinance, regulated solar projects greater than 5 megawatts are entitled to a 100 percent machinery and tools tax exemption (as opposed to the 80 percent exemption that is currently available). In addition, no ordinance may apply retroactively to any project for which an application was filed on or before July 1, 2020, except by agreement.

Extension of M&T Exemption for Solar Projects

For local governments wishing to keep the current machinery and tools tax on solar equipment, Virginia extends the 80 percent exemption for solar projects from machinery and tools tax assessments from January 1, 2024, until June 30, 2030.

The statute also changes the date the exemption is triggered to the date the application is filed with the locality. In addition, it creates a step-down schedule that decreases the 80 percent exemption to 60 percent for solar projects for which an interconnection request was filed after January 1, 2019.

Siting Agreements for Solar Projects or Energy Storage Projects

This provision allows local governments to negotiate siting agreements with solar developers that can include incentives related to broadband or other projects in the local budget or capital improvement plans. For example, it allows them to negotiate siting agreements that can benefit the community through revenue sharing.

A Maryland Twist on the Virginia Model?

While solar tax incentives are beneficial, it remains unclear whether more subsidies would outweigh regulatory hurdles in ensuring Maryland meets its goals for solar energy generation, as delays in the interconnection process are hindering the timely approval and implementation of renewable energy projects.

Still, one idea emerging from the Task Force to Study Solar Incentives is exempting all rooftop solar from local business personal property taxes. In exchange, the State would guarantee local revenue from utility-scale projects through a predictable and stable revenue-sharing model. This policy proposal aims to incentivize more rooftop solar (thereby protecting more farmland and forests from solar development) while protecting local revenue sources for large-scale ground-mounted solar projects.

If the Task Force approves the proposal, it will likely be included in legislation during the 2024 legislative session. Accordingly, MACo will review such legislation and its impact on Marylands counties. If appropriate, MACos Legislative Committee, which includes local elected officials from every jurisdiction, will take a position on the proposal and its potential impact on local revenues.

The Bottom Line

County governments will continue working with policymakers and stakeholders to balance the need to reach clean energy targets while protecting local revenues and ensuring local input on large solar projects so communities can help guide their historical, agricultural, and residential character.

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Previous Conduit Street Coverage: Sowing Seeds for SolarAre Taxes An Essential Element?

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Is Virginia's Solar Taxation Model Right for Maryland? Conduit Street - Conduit Street

Stearns, Kentucky is rich in Appalachian history and culture, founded in 1902 by the Stearns Coal and Lumber Company. Centrally located within the state, adjacent to both the Daniel Boone National Forest and the Big South Fork National River and Recreation Area, Sterns was a company town for decades serving as a major player in the mining and logging industries. More than 2,000 people lived and worked throughout 18 coal camps.

Like many company towns throughout America, Stearns ensured its residents had the infrastructure and civil services they needed, while also providing theaters, pool halls, tennis courts and baseball fields for comfort. They even provided a celebrated golf course, which is still open today.

The company also operated a railroad that serviced several of these camps. Legend has it that it was this railroad that inspired the classic Tennessee Ernie Ford song 16 Tons. However, as mines began to close and industries began to shift, these railroad towns began to lose steam. The community needed to re-invent itself, and it looked towards tourism.

We wanted to preserve the history of our town so that todays generation can understand what their ancestors had, said Ray Moncrief, President of Outdoor Venture Corporation. The railroad is a central part of that story, but it hadnt been upgraded in over forty years.

Moncrief serves with the McCreary County Heritage Foundation, along with other long-time residents Bennie Garland and JC Egnew. In 2018, the trio spearheaded a grant application withthe Economic Development Administration, who provided the foundation with a $2 million Economic Adjustment Assistance award for the railroads restoration.

Today, the Big South Fork Scenic Railway serves as an economic driver in the region, providing travelers with a guided tour of the scenic Kentucky landscape. It also takes them back in time, as they visit the recreation of a 1930s era coal camp named Barthell. It features many of the same facilities that Stearns historically provided, including 13 cabins, a general store, a doctors office, and a building for church and school. There is even an undertakers office.

The train operates annually from April 1st to December 31st. During the holiday season, it serves as the regions official Polar Express, as inspired by the award-winning childrens book and Warner Brothers feature film. Visitors are transported from the Stearns Depot to the North Pole, where Santa Claus joins them for the return trip, providing presents, hot chocolate and more. In 2022, more than 12,000 riders celebrated the holidays on these rails

With the railroad serving as an anchor for tourism, the foundation turned its attention towards long-term sustainability.

We have all the things you need for tourism, but we need to create critical mass for our visitors, said Egnew, whom many of Stearns public buildings are named after. Our plan is to redevelop several buildings in the downtown area, that will expand our tourism outreach.

To help make that possible, the foundation applied for an additional EDA award in 2022 through the American Rescue Plans Travel, Tourism and Outdoor Recreation program. They received a $3.9 million award to support revitalization of the McCreary County Museum and for the establishment of a Southern Welcome Center, which will include a coffee and gift shop. The award also provided for infrastructure improvements like paving and plumbing upgrades.

Stearns is closely situated to Interstate 75, a major southern route into the Kentucky wildlands. There are a host of tourist destinations as close as 20 minutes away, including Cumberland Falls State Resort Park and the Natural Arch Scenic Area, which see more than 4 million visitors every year. The foundation hopes EDA support will help make the region attractive to tourists and support the small businesses and supply chains that will invigorate the regional economy.

McCreary County offers more than 1,000 miles of hiking trails, said Garland. The issue is getting people to stay in Stearns longer. We are currently looking to develop a new RV park and increase our AirBNB community.

The foundation anticipates the project will be completed in 2025.

To read about other projects supported by the Economic Development Administration, please visit eda.gov.

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Wembley Park has emerged as one of London's brightest new creative districts, but it is also steeped in history. From its deep past to the sparkling present, here are 12 things you might not know about the area.

Wembley's world-famous name can be traced back to the early middle ages. Wemba was the name of the local landholder, about whom nothing is known. The second part is from the Old English word ley, meaning a clearing or meadow. Football fans, who traditionally add an extra syllable in the chant of 'Wemba-ley, Wemba-ley, Wemba-ley', are actually being faithful to history.

While Wembley is ancient, Wembley Park was created in the late 18th century. Landscape architect Humphry Repton restyled the grounds of Wellers, the largest house in what was still a rural area. It was from this time that the lands became known as Wembley Park, a name probably coined by Repton himself. The results were very attractive. Repton described the site as "...a most beautiful spot near Harrow".

In 1880, the Metropolitan Railway (now the Met line) was extended out to Harrow, cutting through Wembley Park in the process. The railway company bought much of the land at Wembley Park, and drew up plans to develop it, as part of what they dubbed 'Metroland' a collection of several new developments in north west London. These plans included the largest tower ever attempted in London...

Above is the base of the Watkin Tower, constructed at Wembley Park in 1899. The megastructure was the idea of the Metropolitan Railway's Sir Edward Watkin. The plan was to build an observation tower to rival the similar structure in Paris. Had it been completed, the tower would have dwarfed its rival. At 358 metres (1,175 feet), it would also have stood taller than the modern-day Shard. Unfortunately, the tower only reached first base before funds dried up. It was demolished a few years later, and the original Wembley Stadium was built in its place.

Wembley Park would eventually become famous for its football stadium. But the area was an attractive destination long before. From 1893, the restyled gardens were opened to the public. The following year, 100,000 people visited in just three months and this in an age when leisure time was rare for the majority. Attractions included sports grounds, tea pagodas, bandstands, a lake, a nine-hole golf course and a variety theatre. In the winter, the lake was used as a skating ring. The Metropolitan Railway could whisk visitors from Baker Street to Wembley Park in just 12 minutes as it still does today.

The park was transformed in 1922-23 to prepare for the colossal British Empire Exhibition. This remarkable spectacle showcased the wonders of empire. Numerous pavilions were built in exotic styles, like the Malaya Pavilion with its dome and minarets, and the pagoda-topped pavilion of Burma. The exhibition was filled with head-turners, including electric shuttle buses, a (then rare) Indian restaurant, and a statue of the future Edward VIII made out of butter.

To help visitors reach the British Empire Exhibition, Wembley Park station was enlarged. But an entirely new station was also set up, known as Exhibition Station (Wembley), for trains running out of Marylebone. It opened on 23 April 1923 to bring supporters to the first FA Cup Final held at Wembley. It closed in 1969. The remains of this ghost station have long since been covered by industrial buildings, but the curve of the rail route can still be seen in satellite views, to the east of Wembley stadium.

Fans of the old Wembley Stadium can still pay homage to the demolished landmark. In a remarkable act of recycling, much of the rubble was transported to nearby Northolt and sculpted into four artificial hills. Northala Fields has won awards for its landscaping. You can see the modern Wembley Stadium and Wembley Park from the summit.

Such is the pulling power of the area that it's even visited by superheroes. In the film Avengers: Age of Ultron (2015), Iron Man and the Hulk duke it out in Johannesburg. The scenes were actually filmed inside Brent Civic Centre in Wembley Park. Fortunately, the damage was only digital!

In more recent years, Wembley Park has served as a film location for the likes of EastEnders, Ted Lasso, and the 2022 horror film, Choose Or Die. Wembley Stadium even has a brief cameo in Netflix's record smashing satire, Don't Look Up.

Wembley Stadium has famously played host to its fair share of world-class football matches, but did you know that OVO Arena Wembley (as it is currently known) has its own incredible sporting legacy? Originally called The Empire Pool, it opened for the 1934 British Empire Games, now the Commonwealth Games. The 61m pool featured Europes first wave machine and a diving pool parts of the former remain, hidden under the Arenas floor to this day!

As well as swimming, the venue hosted ice skating, horse shows, boxing, tennis, indoor speedway and wrestling events. Daily, the venue accommodated up to 5,000 visitors offering swimming, diving, cafs, restaurants, sunbathing on adjacent lawns and a dance floor.

The 1948 Olympics also took place here. Both The Empire Pool and Wembley Stadium were offered free of charge by the venues' chair Sir Arthur Elvin, of Wembley Stadium and Arena, amid post-war austerity.

Many legendary artists like The Beatles, Rolling Stones, The Who, Cliff Richard, and Status Quo played their first Wembley shows at the Empire Pool. ABBA had six sold-out concerts there in 1979. Cliff Richard holds the record for most shows by a solo artist at the venue 61! while Status Quo's the band thats set the stage ablaze the most times, with 45 performances.

Wembley Stadium, of course, boasts its own share of iconic moments in the history of music. Live Aid has got to be a particular highlight welcoming 72,000 spectators, raising 150 million for famine relief, and becoming one of the largest ever live global satellite broadcasts of all time, with an estimated global audience of 1.9 billion across 150 nations. More recently, The Weeknd drew 87,000 fans breaking the record for ticket sales with a traditional stage setup, as the Stadium celebrated its 100th birthday in 2023.

Building on this incredible history of entertainment, Wembley Park continues to put on a show. From light festivals to orchestral concerts in car parks, to seasonal events such as Diwali celebrations, there's always something going on much of it totally free!

And that's before we even get started on those held at the neighbourhood's various world-class cultural venues. You've heard of the stadium and the arena, but did you know that Wembley Park is now also home to a West End-calibre theatre. The Troubadour Wembley Park Theatre, which first opened in 2019, has hosted acclaimed shows like War Horse, The Curious Incident of The Dog In The Night Time, and Disney's Newsies. In 2024, the theatre will be transformed into the 'Starlight Auditorium' for Andrew Lloyd Webber's Starlight Express.

Wembley Park is gaining recognition for its art scene. The Wembley Park Art Trail offers a mix of permanent collections and seasonal exhibitions, turning public spaces into art galleries. Notable artists like Mr Doodle, Claire Luxton, and JR have left their mark on everything from buildings to steps, to pavements.

Since 2018, Wembley Park has been home to the largest BOXPARK in London. It features a huge selection of street food traders choose between gourmet vegan burgers, Brazilian BBQ, artisan doughnuts, London's best pok bowls (there was a vote and everything), plus many more.

BOXPARK Wembley also has a whole floor dedicated to gaming where you can play crazy golf inside a pop music video, play shuffleboard and roam through a range of virtual reality experiences.

Next time you're at the OVO Arena, check out its Square of Fame, emblazoned with bronze plaques imprinted with notable performers' names and handprints. The first star to have a plaque was Madonna in 2006. Others include Kylie, George Michael, Dolly Parton and Dame Shirley Bassey, added in 2019 to celebrate the Arena's 60th anniversary as a music venue.

You can find out more about Wembley Park here.

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15 Things You Never Knew About Wembley Park - Londonist