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Monday, JANUARY 24, 2005
The Board of County Commissioners met at 3:00 p.m. with Rob Helmick, Principal Planner. Chair Rennels presided, and Commissioner Wagner was present. Also present were: Porter Ingrum, and Genipher Ponce-Pore, Planning Department; Jim Reidhead, Rural Land Use Center; Christie Coleman and Traci Downs, Engineering Department; Doug Ryan, Health Department; Jeannine Haag, Assistant County Attorney; and Gael Cookman, Deputy Clerk.
Chair Rennels opened the meeting with the Pledge of Allegiance and asked for public comment on the Larimer County Land Use Code and the County Budget. No one addressed the Board regarding these topics. Chair Rennels then noted that the following items are consent and would not be discussed unless requested by the Board, staff, or members of the audience. Mr. Reidhead requested that item #1 be removed from the consent agenda for discussion purposes.
2. SQUIRES RURAL LAND PLAN TIME EXTENSION; 03-S2127: This is a request to extend the Preliminary approval for the Squires Preliminary Rural Land Plan for six months beyond the 90-day extension allowed by the Rural Land Use Process. The preliminary approval for the Squires Rural Land Plan was granted on November 3, 2003, (see attached Findings and Resolution recorded January 12, 2004, at Reception No. 2004-0003048). The applicant is requesting this 6-month extension to complete the projects engineering and survey requirements. The applicant has received one extension to the Final Plat and Final Development Agreement deadline for 90 days (allowed by the Rural Land Use Process, Section 5.8.5.C.17), which will expire on January 31, 2005. This application is requesting an extension of the final plat deadline for 6 months, expiring on August 1, 2005. Staff findings are as follows: 1. The Squires Preliminary Rural Land Plan was approved November 3, 2003, with conditions. 2. The applicant is requesting a six-month time extension to submit the Final Plat, Final Development Agreement and other required submittals. 3. The proposed project is important because it is compatible with other land conservation efforts in the area. Developing through the RLUP, rather than the other development alternatives, will provide significant benefits to Larimer County. Staff recommendation is for approval of the six-month extension of the Squires Preliminary Rural Land Plan until August 1, 2005. All conditions of approval as stated in the Findings and Resolution dated November 3, 2003, continue to apply.
3. MEADOWDALE HILLS 2ND FILING LOTS 64 & 66 LOT CONSOLIDATION; 04-S2376: This request is to combine Lots 64 and 66 2nd filing in Meadowdale Hills Subdivision into one building lot. No neighbors have voiced any objections to this proposal. Additionally, the following Larimer County agencies have stated that they have no objections to this proposal: The Larimer County Department of Health and Environment; The Land Surveyor of the Larimer County Engineering Department; The Larimer County Engineering Department Development Review Team. Staff summary and conclusions are that the proposed Lot Consolidation Lots 64 and 66 2nd filing in Meadowdale Hills Subdivision will not adversely affect any neighboring properties or any County agency. The Lot Consolidation will not result in any additional lots. The staff finds that the request meets the requirements of the Larimer County Land Use Code. The Development Services Team recommends approval of the Lot Consolidation for Lots 64 and 66 2nd filing in Meadowdale Hills Subdivision (#04-S2376) to be known as Lot 1 of the Lot Consolidation of Lots 64 and 66 2nd filing in Meadowdale Hills Subdivision subject to the following conditions: 1. The resultant lot is subject to any and all covenants, deed restrictions or other conditions that apply to the original lots. 2. All conditions shall be met and the final executed deed and resolution of the County Commissioners recorded by July 24, 2005 or this approval shall be null and void.
4. BALLARD PLACE LOT 2, BLOCK 3 AMENDED PLAT; 04-S2372: This is a request for an Amended Plat for a portion of Lot 2, Block 3, Ballard Place to reconfigure lot lines on two contiguous lots. No neighbors have voiced any objections to this proposal. Additionally, the following Larimer County agencies have stated that they have no objections to this proposal: The Larimer County Department of Health and Environment; The Land Surveyor of the Larimer County Engineering Department; The Larimer County Engineering Department Development Review Team. Staff summary and conclusions are that the proposed plat amendment of a portion of Lot 2, Block 3, Ballard Place to reconfigure lot lines on two contiguous lots will not adversely affect any neighboring properties or any County agency. The Amended Plat will not result in any additional lots. The staff finds that the request meets the requirements of the Larimer County Land Use Code. The Development Services Team recommendation is for approval of File #04-S2372, the Amended Plat of a portion of Lot 2, Block 3, Ballard Place subject to the following conditions and authorization for the chairman to sign the plat when the conditions are met and the plat is presented for signature: 1. All conditions shall be met and the Final Plat be recorded by July 24, 2005 or this approval shall be null and void. 2. Prior to the recordation of the Final Plat the applicant shall make the technical corrections requested by Dale Greer, Land Surveyor of the Larimer County Engineering Department.
5. HIGHLAND PLACE TRACT 7 AMENDED PLAT; 04-S2285: This is a request to amend the plat of a portion of Highland Place Tract 7 in order to reconfigure the common lot line between two lots and clarify legal boundaries. Highland Place Subdivision Tract 7 was platted on October 5, 1909 and recorded at Book 2, Page 34. Over time, portions of Tract 7 were deeded, some transactions taking place before 1972, and some taking place after 1972. The exact legal boundaries of the subject lots are now in question. Following the resolution of legal actions, this request will amend Highland Place Tract 7 in order to clarify legal boundaries and bring the plats into compliance with current standards. No neighbors have voiced any objections to this proposal. Additionally, the following Larimer County agencies have stated that they have no objections to this proposal: The Larimer County Department of Health and Environment; The Land Surveyor of the Larimer County Engineering Department; The Larimer County Engineering Department Development Review. Staff summary and conclusion is that the proposed Amended Plat of Highland Place Tract 7 will not adversely affect any neighboring properties or any County agency. The Amended Plat will not result in any additional lots. The staff finds that the request meets the requirements of the Larimer County Land Use Code. Staff recommendation is for approval of File #04-S2285, the Amended Plat of Highland Place Tract 7 subject to the following condition and authorization for the chairman to sign the plat when the condition is met and the plat is presented for signature: 1. The Final Plat shall be recorded by June 24, 2005 or this approval shall be null and void.
Commissioner Wagner moved that the Board of County Commissioners approve items 2-5 of the Consent Agenda as presented and outlined above.
Motion carried 2-0.
1. SOMERVELL PRELIMINARY RURAL LAND PLAN; 04-S2127: The proposal for the Somervell Preliminary Rural Land Plan is to divide 70 +/- acres into three (3) lots in the following manner: Two (2) single-family residential lots and one (1) Residual Lot (private open space) with a residence. The two residential lots will be 12 and 5 acres in size and the Residual Lot will be 53 acres in size, containing a 3-acre building envelope for the residence and/or out-buildings, leaving about 50 acres or 71% as private open space. The Residual Lot will be protected from further development by either a covenant or deed restriction for a minimum of 40 years, as required under the RLUP. The residual land parcel will remain as dry grazing land and forest. The property is located in Section 23, Township 8 North, Range 71 West. It is generally located 8 miles west of Bellvue on County Road 52E and ½ mile up Stratton Park Road. The property consists of dry pasture land and forests. The land could be divided into two (2) 35-acre parcels without County input. The property is zoned O-Open. Under the propertys current O-Open (1 home site per 10 acres) zoning, up to 7 homes could potentially be built if brought through the County's Conservation Development (CD) process if adequate public facilities are provided.
One residence already existsthe home of Willis and Mary Somervelland it will be located within the 3-acre building on the proposed Residual Lot A. The new residential lots are close to existing roads and sheltered within the forested area at the south part of the property to minimize visibility. Because locating houses within a forested area increases wildfire hazards, thinning of the forests on the two residential lots will be required to be completed before the sale of lots. Building envelopes will be required for each residential lot; the envelopes will be generally located in the northern portions of the lots where the disturbance to the existing forest would be minimized in accordance with recommendations from the Environmental Planner, Mr. Porter Ingrum. A forestry management plan will address prescriptions and implementation strategies for reducing wildfire hazards on residential Lots 1 and 2. The residential lots will be roughly 5 and 12 acres in size. Water to these lots will be provided by on-lot wells, and each lot will have individual septic systems. The applicant is proposing appropriate architectural guidelines for this project to mitigate the visual impact of the proposed new residences and associated structures. The surrounding properties consist of the Stratton Park Estates to the northwest which includes 23 lots on approximately 621 acres (with an average density on one residence per 27 acres), with lot sizes ranging from 10 to 70 acres in size.
There is significant development pressure in this area for 35-acre parcels and smaller residential lots, if available. This pressure is caused by general growth along the Front Range, as well as by pressure specifically associated with growth in Fort Collins; and attractiveness of close-in foothills property. The proposed density of the Somervell Rural Land Use project, one unit per 23 acres, appears to be compatible with the neighborhood. The undeveloped portion of the residual land, approximately 50 acres and comprising roughly 71% of the property, will be protected from further development for a minimum of 40 years, as required by the RLUP. A management/use plan will be required to address hazardous fuel buildup, grazing, and invasive weeds on Residual Lot A. The owners of the residual land parcels will be responsible for maintaining the residual land and for providing a periodic monitoring report(s) to the County. A road maintenance agreement will include provisions for access road maintenance. Lots 1 and 2 and Residual Lot A will be party to this agreement.
Comments were solicited from the following agencies: Larimer County Engineering Department, Health Department, Larimer County Planning, Rural Land Use Advisory Board, and Rist Canyon Volunteer Fire Department. Because of the way the Administrative Process works, the Rural Land Use Advisory Board will not make an official recommendation regarding this project. The neighboring property owners were notified of the project by mail and have been given an opportunity for comment either by written correspondence or this public hearing.
This project is based on Section 5.8Rural Land Use Process of the Larimer County Land Use Code. Section 5.8.5.D (Administrative Process) was used to determine the maximum number of building lots, referrals sent, and hearings held. The development will comply with Section 5.11Street and Road Naming, Section 8.8Irrigation facilities and Section 8.10Management/Use Plans. The referral agencies have responded and applicable fees will be collected to meet the requirements in Section 9.0Land Dedications, Fees-in-Lieu of Dedications, Facility Fees and Capital Expansion Fees. The fees that will be collected on this project are park fees, school fees, and Transportation Capital Expansion fees. Other fees that will be collected are Rural Land Use Process fees in effect at the time of building permit issuance.
The Wildfire Safety Coordinator has requested that a dry hydrant should be installed within the pond on Residual Lot A, since water supply is limited in the area for fire suppression. However, this pond is intermittent with an unreliable water source and there is no road access to this pond, so installation of the dry hydrant will not be a requirement of this project.
There were five responses from the technical referral agencies. The main concerns are addressed below. All of the responses are included in this Staff Report.
Larimer County Engineering Department:
Global Engineering Issues:
1. Drainage paths and basins for historic flows must be identified and preserved. Effective drainage paths for new development must be provided. All building envelopes must be sited so that they do not interfere with existing drainage patterns.
2. Do the applicants have the legal ability to use Stratton Park Road for their new lots?
1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect.
Larimer County Health and Environment: The Department has reviewed the proposal noted above and has the following comments.
Water. Water is proposed to be supplied by individual wells. State statutes provide for the issuance of restricted well permits for lots in Rural Land Use developments. Those permits must be obtained from the Colorado Division of Water Resources prior to obtaining building permits. Water quality and quantity issues are important for new lot owners to consider. Water wells in this type of geology are known to show wide variations in the amount of water they produce. While some wells can pump tremendous amounts of water, other very deep wells are insufficient for residential use without large storage tanks. Once the wells have been developed, owners would be advised to perform water quality testing in addition to the yield tests normally performed. We recommend testing for coliform bacteria and nitrates.
Sewer. Sewer is to be provided by individual septic systems. A preliminary indication of the suitably of the building sites for these systems can by obtained by reviewing the County soil survey. The principle soil group in the area of the two new lots is the Elbeth-Moen loam. This soil is derived from material weathered from granite. It is classified as constrained for conventional type sewer systems due to slope and bedrock. During a site visit, it was apparent that there are areas where the slope was moderate and could accommodate septic systems. Our office has considerable experience dealing with septic systems in this type of geology. It is estimated that the most likely type of sewer system will include a septic tank followed by an engineer designed over-excavated absorption field. The purpose of the over-excavation is to rework the decomposed granite to create a better matrix for effluent filtration. In some cases the shallow bedrock will probably not be adequately decomposed, and other engineer designs such as mounding or sand filer beds would be required. Because of the variability in soil and bedrock conditions, it is important to provide adequate lot area so that future owners have several options when performing soil testing and siting these systems. With the Rural Land Use process density proposed, it is recommended that the individual lots be at least 5.0 acres in size.
Access. The access roads to this project are quite narrow in places. The issue of access contains an important public health component because of the need to ensure emergency ingress and egress. For this reason, it has been our recommendation that improvement to the appropriate road standards should be part of any land division approved by the County. In cases where improvement is not feasible, it is our view that a 35-acre development pattern is more appropriate. Given this need, our office would defer to the Engineering Department regarding the specific design standards for the roadway.
Rural Area Issues. The area surrounding this proposal is rural in nature and future occupants should be aware of some unique issues that may be encountered. Examples include lack of mosquito control, potential conflicts with wildlife and adjacent agricultural operations. It is recommended that disclosure affidavits be prepared to inform potential owners about these types of issues.
Horse Pasture Management. The zoning for this area allows for horses and other livestock. If livestock is to be kept, the owners should be aware that it has been our experience that lots of this size must be managed very carefully in order to maintain grass cover in the pasture. Overgrazing produces lots with bare ground and scattered weeds. Erosion and polluted runoff results from such a situation, and affect the lot owner, neighbors and the environment. The Larimer County Cooperative Extension Service has extensive information about pasture management. It is recommended that lot owners contact that office if they intend to keep livestock.
Larimer County PlanningEnvironmental Planner:
1. This site is generally located eight miles west of Bellvue on County Road 52E and ½ mile west up Stratton Park Road. 1999 aerial photos of this site indicate that the southern portion of the property, where the two residential lots are proposed, is heavily forested. The central portion of the site is used for grazing purposes and also contains a stock pond. The northern portion of the property, where the residual lot is proposed, contains the existing residence and is characterized by steep slopes and scattered trees. The heavily forested southern portion of the site is part of a contiguous forested area located to the west and east of this site. This area may serve as an important wildlife corridor and staff is concerned that placing houses in the center of the proposed lots could be disruptive to the existing wildife and wildlife that may be traveling through the area. Staff would encourage the applicant to place the building envelopes near the northern portion of the proposed lots where the disturbance to the existing forest would be minimized. It should be noted that the Colorado Division of Wildlife, which serves as a referral agency for RLUPs, has not yet commented on this proposal and may provide additional comments concerning wildlife and this RLUP.
Recommendation: The building envelopes for the two proposed lots should be located in the northern portion of the lots to minimize disturbance to the existing forest.
Larimer County Wildfire Safety: Somervell Preliminary Rural Land Plan submittal was reviewed to evaluate the property and proposed development for wildfire hazards. Evaluating the wildfire hazards includes assessing vegetation, topography, access, construction materials, the creation of defensible space, water supply, and overall development layout. The current hazards on the property range from moderategrass and isolated brush and shrubs; to severe forested areas where the additional lots are proposed. It is recommended that management plan for the entire proposed development is created by a range management specialist / profession forester. This plan should include objectives, current conditions, future desired conditions and options to reduce the wildfire hazards. Additionally this plan should prioritize treatment areas and establish time frames for implementation of the plan and identify funding sources to assure implementation. As a condition of approval a management plan, including an implementation strategy be reviewed and approved by Tony Simons, the Wildfire Safety Specialist or Colorado State Forest Service prior to final project approval. Due to severe wildfire hazard in the areas where the new lots are proposed it is recommended that as a condition of approval that forest management plan prescriptions be implemented on the entire 17 acres prior to the sale of the lots. New homes constructed will be required to meet Wildfire Hazard Mitigation Requirements -- Chapter 36 of the amended 2003 IRC. It is suggested that all new homes constructed utilize heavy timber construction or stucco construction with a Class A roofing material to provide additional protection from a wildfire.
One primary ingress/egress routes currently exist throughout proposed development. It is recommended that an additional means of ingress and egress be developed. If this cannot be accomplished the existing road should be brought up to appendix G standards. Water supply is limited in the area and is essential not only for suppression of wildfires but also for structure fires. It is recommended that the structures be constructed with an interior sprinkler system. Additionally, a dry hydrant should be installed within the pond on residual lot A. This dry hydrant shall be constructed with fittings compatible with Rist Canyon Fire Department.
Larimer County Parks and Open Lands: Larimer County Parks and Open Lands has reviewed this application and have no comments at this time.
· Fees for regional parks are assessed on all new residential developments in Larimer County.
· The fee amount depends on the type of structure being built (see fee schedule below).
· Park fees are collected by the building department at the time of building permit issuance.
· Please note, fee amounts may vary over time. The building department will collect the park fee that is in effect on the date the building permit is issued.
Staff findings are that this proposal is consistent with the policies of Section 5.8Rural Land Use Process of the Larimer County Land Use Code:
Support for the Somervell Preliminary Rural Land Plan is based on the following: 1. The applicants planning and design rationale for the project, which is consistent with the RLUP. 2. Conservation values of the residual land, including preservation of grazing land, open space and wildlife habitat. 3. The plan is generally compatible with the existing neighboring land uses. Support for this proposed plan takes into consideration the various other land development and design options, particularly the 35-acre alternative, for which there is no County review. The greater number of residential units possible under the zoning and the general development pressure within the immediate area for use-by-right 35-acre division of land supports our belief that this is an appropriate project.
As proposed, this project will also provide commensurate long-term benefits to citizens of Larimer County. Those benefits are summarized below:
· Protection of residual land for at least 40 years.
· Transportation capital expansion fees received from the project.
· School and park fees received from the project.
· Fewer residences than likely allowed through subdivision process.
· Ability to influence design of project, as compared to use-by-right division of property into 35-acre parcels.
The Rural Land Use Director recommends that the Board of County Commissioners approve the Somervell Rural Land Plan. The following contingencies must be met prior to approval of final plat by the Board of County Commissioners:
1. The Final Plat shall be consistent with the approved preliminary plan and with the information contained in the Somervell Rural Land Plan (File # 04-S2371) except as modified by the conditions of approval or agreement of the County and applicant. The applicant shall be subject to all other verbal or written representations and commitments of record for the Somervell Rural Land Plan.
2. All roads constructed within the Rural Land Plan shall be in accordance with Section 5.8.6.D of the Rural Land Use Process. All designs must be prepared and stamped by a qualified professional engineer licensed in the State of Colorado and certified before final approval. Internal roads may be contained in a private access and utility easement. Road names and addressing shall meet standards in Section 5.11 of the Larimer County Land Use Code.
3. The applicant must demonstrate through competent legal evidence that access exists via existing private roads for the new proposed use of the property. This evidence must be reviewed and approved by the County Attorney prior to final plat approval.
4. Building envelopes shall be placed on each residential lot and will be generally located within the northern portions of the residential lot. All building envelopes shall be located outside the drainage areas and shall meet minimum setback requirements listed in the Larimer County Land Use Code.
5. Residential Lots 1 and 2 shall contain a minimum of 5 acres to allow options for septic system placement and separation distance from wells. Residual Lot A shall include a building envelope for all structures and septic system(s). The septic system(s) must be located within the building envelope unless the Health Department approves otherwise.
6. A fire protection plan must be submitted and approved by the Rural Land Use Center Director and the Larimer County Emergency Management office before final approval. OR Automatic fire protection sprinklers will be required for all new residential structures or written permission for variance from this requirement from the fire district.
7. The residual land protective covenant and use plan must be reviewed and approved by the County Attorney and the RLUC Director prior to final plat approval. The Use Plan must be created by a range management specialist/professional forester. This plan should include objectives, current conditions, future desired conditions and options to reduce the wildfire hazards on Residual Lot A. This plan must prioritize treatment areas and establish time frames for implementation of the plan and identify funding sources to assure implementation. This forest/range management plan, including an implementation strategy must be reviewed and approved by the Wildfire Safety Specialist and/or Colorado State Forest Service and RLUC Director prior to final project approval.
8. A Forest Management Plan (thinning plan) for residential Lots 1 and 2 must be created by a range management specialist/professional forester and reviewed and approved by the Wildfire Safety Specialist and/or Colorado State Forest Service and RLUC Director prior to final project approval. This plan should include objectives, current conditions, future desired conditions and options to reduce the wildfire hazards. Additionally this plan must prioritize treatment areas and establish time frames for implementation of the plan and identify funding sources to assure implementation. The prescriptions (thinning) for Lots 1 and 2 shall be implemented prior to the sale of Lots 1 and 2.
9. Restrictive covenants, if any, and provisions for internal road maintenance, must be reviewed and approved by the Rural Land Use Center Director prior to final plat.
10. The final Development Agreement must be reviewed and approved by the Rural Land Use Center Director and the County Attorney prior to final plat approval.
11. A Lot Sale Prohibition shall be placed on this property preventing the sale of any new lots until the applicable improvements (i.e. Forest Management Plan (thinning plan) prescriptions, legal access and public utilities, including but not limited to water supply, electricity, and telephone facilities) have been completed and/or installed according to the project requirements. The lots cannot be sold, transferred or conveyed unless and until Developer provides written designation stating whether the improvements have been completed for the lot proposed to be sold, transferred or conveyed. The Lot Sale Prohibition will be recorded in the records of the Larimer County Clerk and Recorder and will be a covenant running with the Lots. Upon receipt of such written designation, County will provide to Developers a release of the Lot Sale Prohibition for the particular lot(s) for which the improvements have been completed.
12. The following must be listed as a note on the final plat and on a disclosure statement, approved by the County Attorney, available to lot buyers through the public records at the time of purchase:
a) LOT SALE PROHIBITION. Developers will execute a Lot Sale Prohibition Agreement which stipulates that Lots 1 and 2 cannot be sold, transferred or conveyed unless and until Developers provide to County a written designation stating that all the applicable improvements (i.e. Forest Management Plan (thinning plan) prescriptions, legal access and public utilities, including but not limited to water supply, electricity, and telephone facilities) have been completed and/or installed according to the project requirements. The lots cannot be sold, transferred or conveyed unless and until Developer provides written designation stating whether the improvements have been completed for the lot proposed to be sold, transferred or conveyed. The Lot Sale Prohibition will be recorded in the records of the Larimer County Clerk and Recorder and will be a covenant running with the Lots. Upon receipt of such written designation, County will provide to Developers a release of the Lot Sale Prohibition for particular lot(s) for which the improvements have been completed.
b) Depending on the fire protection plan, this note may need to be added: The construction of any single-family residence in this development will require the installation of residential fire sprinklers if fire hydrants and/or a public water supply are not present to provide fire protection unless written permission for variance from this requirement from the fire district is received.
c) Passive radon mitigation measures shall be included in construction of structures designed for habitable space on these lots. The results of a radon detection test conducted in new dwellings once the structure is enclosed but prior to issuance of a certificate of occupancy shall be submitted to the Building Department. As an alternative, a builder may present a prepaid receipt from a radon tester which specifies that a test will be done within 30 days. A permanent certificate of occupancy can be issued when the prepaid receipt is submitted.
d) Some or all lots in this development include building envelopes. All structures must be located within these Larimer County approved building envelopes, as shown on the approved subdivision plat. If a structure is within 5 of the building envelope, the owner/applicant for a building permit will be required to demonstrate that the structure(s) is located within the building envelope prior to the approval of the footing and foundation inspection. This shall be accomplished by a written certification by a Colorado Licensed Surveyor.
e) Engineered footings and foundations may be required for new habitable construction. Please check with the Larimer County Building Department for requirements prior to submitting a building permit application.
f) Lot owners should be advised that there is a potential for nuisance conflicts from wildlife (such as skunks, mountain lions, bears, raccoons, foxes, coyotes, prairie dogs and snakes). The Colorado Division of Wildlife can provide information to property owners about how to handle these situations, but lot owners are responsible for addressing wildlife conflicts if they arise.
g) No feeding of any wildlife. Any food placed for wildlife will eventually attract the Black Bears traveling through the area. Once a bear finds food around homes and trailers, they become habituated to humans, often causing damage to property in their search for food. The State of Colorado is not liable for damages to non-agricultural property. Homeowners insurance is strongly advised.
h) Keep trash and garbage removed from site. Bear proof containers are commercially available and they work. Garbage and trash can be as attractive to bears as placing out food for wildlife.
i) It is strongly recommended that trailers and motor homes not be left on site unattended. These items may be destroyed by bears if left unattended. This is particularly important during the months of July to September, when the bears are most active in their search for food.
j) Many other species of wildlife live in the area; some can be dangerous to humans and pets. It must be remembered that landowners will be living with wildlife. Species that may be found in the area are coyotes, mountain lions, bobcats, skunks, badgers, raccoons, deer, elk, hawks, owls and eagles.
k) Pets must be contained on property, either by leash or enclosure.
l) During certain times of the year mosquitoes may present a significant nuisance. Larimer County does not have a mosquito abatement program. Any mosquito abatement activity will be the responsibility of the homeowner; such activity must be according to applicable Federal, State and local rules and regulations.
m) Prairie dog colonies exist in the general area; prairie dogs can be a nuisance if they migrate to developed residential property. At times these animals are implicated in the transmission of plague to people or their pets. It is important for residents to observe animal control requirements for dogs and cats.
n) Agricultural operations and farming practices on adjacent properties can produce odors, noise and dust. These are a normal part of agriculture and should be expected to occur. In addition, plowing, planting, cultivating, spraying, harvesting, and various livestock operations may be carried out at all times including nighttime.
o) If livestock will be kept on these lots, it will be important to carefully manage grazing in order to maintain grass cover in the pasture. Overgrazing will produce bare ground, weeds, erosion and polluted runoff. Management of these lots should be coordinated with drainage and erosion control issues, siting of sanitation systems, fencing and feeding.
p) Larimer County has adopted a Right to Farm Resolution.
q) The following fees shall be collected at building permit issuance for new single-family dwellings: Poudre R-1 school fees, Larimer County fees for County and Regional Transportation Capital Expansion, Larimer County Park Fees (in lieu of dedication), and Rural Land Use Process fees. The fee amount that is current at time of building permit application shall apply.
r) Larimer County shall not maintain roads or streets in this development. Maintenance of the streets shall be the responsibility of the property owners. Failure to maintain streets may result in a lien being placed on these lots.
s) At time of real estate closing, owner shall provide purchasers of residential lots and residual lands with the Code of the West, a County document which addresses differences between urban and rural living in Larimer County.
t) The owners of the residual land parcel shall be responsible for providing a periodic monitoring report for the residual land to Larimer County Rural Land Use Center.
u) Lots in this Rural Land Plan are subject to the conditions and requirements of a Development Agreement. The Developer and Larimer County executed this agreement in consideration of the approval of this Development. This Agreement was recorded in the Larimer County Clerks and Recorders office immediately after this plat. All purchasers should obtain and read the Development Agreement.
Mr. Reidhead gave a brief description of the Rural Land Use Process and then outlined the project as described above and presented photos of the project and surrounding area. Mr. Reidhead noted that the lot owners will participate in the Road Association and will provide maintenance for the roads, and will present a management plan for the residual land. Mr. Reidhead then introduced the applicant, Bill Somervell. Mr. Somervell explained that the property has been in their family since 1972, and now that his parents are looking to moving closer to town, Mr. Somervell wishes to utilize the Rural Land Use Process so that he can develop the land while still maintaining its heritage. Mr. Somervell invited the surrounding neighbors to come and talk with him about any issues they might have with the proposed development. Chair Rennels opened up the hearing for public comment. Bill White addressed the Board stating that in his opinion dissemination of the information to the public regarding this proposal was inadequate. Mr. White stated that the neighbors should have to opportunity to discuss this proposal with the applicant and he requested a continuance of this item in order to give the community time to do so. Chair Rennels questioned how far Mr. White lives from the proposed development and Mr. White replied that he lives about a half a mile away. Commissioner Wagner asked Mr. White what he felt the biggest impact would be to his property regarding this proposal, and Mr. White stated that the water would be an issue, both in terms of usage and possible negative effects to the water table itself; he also noted concern with increased traffic and road usage. Mr. Frank Desuza addressed the Board with similar concerns and stressed the importance of the water supply in this area and questioned the septic requirements. Chair Rennels asked if Mr. Desuza received notice of the meeting and he replied in the affirmative; however, stated that most people work at 3:00 p.m. in the afternoon and therefore could not attend this hearing. Dr. Paul F. Doherty stated that he would rather see the property split into two 35-acre parcels as there would only be two homes and two wells, rather than three homes and three wells. Mr. Jeff Wolf addressed the Board with questions regarding the wells, thinning of the trees, lot restrictions, management plan for the open space, and the zoning of the property.
Chair Rennels then closed public comment and Mr. Somervell addressed the Board and the audience stating that there has to be a balance as the private property owners right to develop his land, versus the surrounding neighborhoods needs and desires. Mr. Somervell explained that communication is vitally important and again invited any of the neighbors to come and visit with him regarding this proposal.
Mr. Ryan gave some technical background regarding the septic and sewer systems and the Health Department's recommendations and requirements regarding these items. Mr. Ryan noted that there will be three wells, but that the yield of the wells will be restricted and divided equally between the three homes. Commissioner Wagner asked if there were existing problems with the wells in this area. Mr. Ryan stated that he did not know of any existing problems; however, he mentioned that, particularly in the mountainous areas, some wells can be tremendous producers and others are not. Chair Rennels noted that Mr. Somervell has the ability to create two 35 acre parcels without restrictions or involvement from the County; she explained that with the Rural Land Use Process, the County does have some say as to placement of the home sites, management of open space, road maintenance plans, etc. Commissioner Wagner stated that had the Board known there would be this level of public interest, it would have been scheduled for a night hearing; however, she wanted the public to be aware that there are many other means of communication and welcomed e-mail, regular mail, and phone calls. Commissioner Wagner noted that the application does meet the Rural Land Use Plan criteria and therefore, she supports the application. Chair Rennels also noted that this will constitute preliminary approval and she encouraged the surrounding neighbors to meet with the applicant regarding this proposal as it continues to move through the process.
Commissioner Wagner moved that the Board of County Commissioners approve the Somervell Preliminary Rural Land Plan, File #04-S2371, as recommended by the Rural Land Use Center Director and outlined above.
Motion carried 2-0.
6. SHULTZ ZONING VIOLATION; 04-ZV0205: Mr. Helmick noted that Ms. Delude is working with the applicant on this zoning violation and has requested the Board table this item until March 14, 2005, at 3:00 p.m.
Commissioner Wagner moved that the Board of County Commissioners table the Shultz Zoning Violation, File #04-ZV0205, until March 14, 2005, at 3:00 p.m.
Motion carried 2-0.
The meeting adjourned at 4:00 p.m.
The Board of County Commissioners met at 9:30 a.m. with Assistant County Manager Neil Gluckman. Chair Rennels presided and Commissioner Wagner was present. Also present were: Frank Lancaster, Donna Hart, and Deni LaRue, Commissioners Office; Ginny Riley, Glen Rathgeber, Laura Sartor, and Tammy Olivas, Human Services; and Gael Cookman, Deputy Clerk.
1. PUBLIC COMMENT: No one addressed the Board for public comment.
Commissioner Wagner moved that the Board of County Commissioners approve the Minutes for the week of January 17, 2005, as amended.
Motion carried 2-0.
3. REVIEW OF THE SCHEDULE FOR THE WEEK OF JANUARY 31, 2005: Ms. Hart reviewed the upcoming schedule with the Board.
Commissioner Wagner moved that the Board of County Commissioners approve the following items as presented on the Consent Agenda for January 25, 2005:
PETITIONS FOR ABATEMENT: As recommended by the County Assessor, the following petitions for abatement are approved: Citicapital Technology; Magnolia Home Center; Walter D. Boettger Trust; First National Bank Leasing/Alumbre Tech (2); and Rolland R. McMahan (2).
MISCELLANEOUS DOCUMENTS: Department of Human Services Payment for December 2004; Community Services Block Grant (CSBG) Annual Work plan.
LIQUOR LICENSES: The following license was approved and issued: St. Louis Liquors - Retail Liquor Store - Loveland.
Motion carried 2-0.
5. ADOPTION OF THE AFFORDABLE, APPROPRIATE CHILD CARE POLICY: Ms. Riley explained that the County is required to maintain an individualized plan surrounding welfare reform programs, which is reviewed by the State, and periodically updated as legislation dictates. Ms. Riley noted that clients in the program are required to participate in a certain number of work preparation activities, unless they are unable to find affordable or accessible child care; she explained that the State has asked all the counties to develop a local policy defining what affordable and accessible child care is. Ms. Riley noted that staff from both the Department of Human Services and the Workforce Center has worked on the policy which is being presented to the Board today for approval.
Commissioner Wagner moved that the Board of County Commissioners approve adoption of the Larimer County Works Policy as part of our required State Plan and allow the Department of Human Services to implement this policy.
Motion carried 2-0.
6. INCREASE REIMBURSEMENT RATES TO LICENSED AND NON-LICENSED CHILD CARE PROVIDERS PARTICIPATING IN THE LARIMER COUNTY CHILD CARE ASSISTANCE PROGRAM (CCAP): Ms. Riley stated that this proposal relates to the rate of pay for participating child care providers in the CCAP program; however, in the presentation the requested effective date was listed as February 1, 2005, but due to timing issues, she requested this be changed to March 1, 2005. Mr. Rathgeber requested approval to increase the provider rates paid to childcare providers; he noted that Federal regulations require that provider rates are set in order to be comparable to the childcare rates of someone who is paying privately. He noted that the childcare assistance provided by the County is for people receiving Temporary Assistance for Needy Families, people in low-income situations, and for teen parents. Mr. Rathgeber stated that the County pays a portion of the childcare assistance and the participant is also required to pay a portion of the costs. Ms. Sartor noted that every two years the State conducts a study and compares CCAP rates in all the counties across the State and all must be as close to the market rates as possible; she noted that Larimer County is way below the market rates and she is concerned that this may cause a situation where there are not enough participating CCAP providers. Ms. Sartor noted that the proposal is to roll registration fees, activity fees and transportation fees now paid separately to licensed child care centers, into the daily rates paid to them by CCAP, and this will help in reaching the mandated 75th percentile of the market value. Mr. Rathgeber noted that the cost to increase the fees will total $222,162 for the period of March through December 2005. Commissioner Wagner questioned how the participating child care centers are determined. Ms. Sartor stated that it is up to the center to determine if they will participate or not; and noted that an increase in the rates will hopefully attract more providers for their clients.
Commissioner Wagner moved that the Board of County Commissioners approve the proposed rate structure, increasing reimbursement rates for Low-Income Families, Child Care Providers, Early Childhood Council and Employers.
Motion carried 2-0.
7. REQUEST THAT THE BOARD SET THE APPLICATION FEE FOR SPECIAL EVENT PERMITS ON PRIVATE PROPERTY AT $100: Mr. Lancaster gave some history on the Special Events Permits process, noting that the Planning Department and the Board came up with this process so that property owners would not need to go through the Special Review process, which is lengthy and expensive, to hold events on their property. Mr. Lancaster requested the Board set the application fee for the Special Event Permit at $100 to be consistent with the road race special events permit fees that were recently adopted by the Board. Commissioner Wagner asked if the fee is to cover the cost of staff time to review the application. Mr. Lancaster replied in the affirmative.
Commissioner Wagner moved that the Board of County Commissioners approve adopting a fee of $100 for a special event application as described in the Larimer County Land Use Code.
Motion carried 2-0.
8. WORKSESSION: Mr. Gluckman explained that the committee hosting the Cinco De Mayo Celebration on behalf of the Hispanic Community has requested $1000 from the Board in order to support the planned celebration in May. Mr. Gluckman noted that the Board has supported this activity in the past and he requested approval on the expenditure of $1000 from the Special Project Fund.
Commissioner Wagner suggested that Mr. Gluckman list this as an item on the Consent Agenda for next week, as she is somewhat opposed to approving items that were not published as part of the agenda, especially if time permits. Mr. Gluckman agreed and will present this next week as a published item on the agenda.
Ms. Hart requested Board approval to purchase tickets in order to host the annual employee Elitch Gardens Day event. She noted that although this item was not listed as part of today's agenda, time is of the essence and in order to purchase the passes at last year's rate, an answer must be provided to Elitch Gardens by close of business today. The Board agreed to support this request in favor of the employees.
Commissioner Wagner moved that the Board of County Commissioners authorize the expenditure of $2500 from the Special Projects Fund in support of the Annual Employee Picnic at Elitch Gardens Six Flags.
Motion carried 2-0.
9. COMMISSIONER ACTIVITY REPORTS: The Board noted their attendance at events during the past week.
12. LEGAL MATTERS: There were no legal matters to discuss.
There being no further business, the meeting recessed at 10:10 a.m.
Gael M. Cookman, Deputy Clerk


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Disappointed that Slaughterhouse pushed back their album welcome to : OUR HOUSE to August 28th? Well, the boys have something for you. Jenny Boom Boom interviewed Royce Da 5'9″, Crooked I and Joell Ortiz at the 2012 BET Awards this past weekend.
At the 3:20 mark, Nickle lets the cat out of the bag that they will be releasing a new mixtape around first week of August to hold fans over till August 28th. It's welcome over here.
Previous: Slaughterhouse 'LA Leakers' Freestyle

subset: commoncrawl


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H.R.4210 - Restore our Neighborhoods Act of 2012112th Congress (2011-2012)
BillHide Overview
|Rep. LaTourette, Steven C. [R-OH-14] (Introduced 03/19/2012)
|House - Ways and Means; Financial Services
|Latest Action:
|House - 04/26/2012 Referred to the Subcommittee on Insurance, Housing and Community Opportunity. (All Actions)
This bill has the status Introduced
Here are the steps for Status of Legislation:
- Introduced
Subject — Policy Area:
- Housing and Community Development
- View subjects
Related Bills: H.R.4210 — 112th Congress (2011-2012)All Information (Except Text)
No related bill information was received for H.R.4210.


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- Automotive
- Black banks
- black business
- Black Economics
- Black Food
- black owned
- Black Owned Vegan Businesses
- BlackOutMonth2020
- Body Butters
- California Black Businesses
- Chicago
- Cosmetics
- Farmers
- Feminine Care
- Gas Stations
- Gun Ranges
- Gun Stores
- Hygiene
- JuneteenthBlackout
- JuneteethBlackOut
- los angeles
- Make-up
- Men's Grooming Business
- Oral Care
- Restaurants
- Shaving Cremes
- Skincare Lines
- support black businesses
- Toilet Paper
- Vegan Business
- Women's Products
Dr. Rodney Bennett breaks barrier as first black president of Southern Miss
Dr. Rodney Bennett breaks barrier as first black president of Southern Miss
HATTIESBURB, MS — More than 50 years ago, the president of an all-white university in Mississippi went to such great lengths to keep a black man from enrolling as a student, that he had the man arrested on trumped up charges and sent to prison.
Treated harshly behind the walls of the historic Parchman penitentiary, that man — a Korean War veteran — was forced to work on their cotton plantation until he collapsed from the pangs of cancer and later died.
That man was Clyde Kennard.
Not many are familiar with Kennard's fight for admission into what is now the University of Southern Mississippi. But Dr. Rodney Bennett is, and he's grateful for trailblazers like Kennard, and for the opportunity he now has been given.
On Feb. 7, Dr. Bennett became the first African-American to head the historically white university some 58 years after Kennard's initial application to Mississippi Southern — as Southern Miss was then known — was rejected by the school's president William D. McCain.
McCain likely knew that as a rule, no convicted felon could be admitted to any of Mississippi's all-white colleges.
Like Kennard, Bennett never set out to make a historical statement. He does however, realize what his prodigious feat means to the black community.
"I certainly appreciate and recognize the reality that comes as a result of this," Bennett said. "And I'm grateful for the IHL Board of Trustees and Commissioner for having the courage, if you will, to put in place the person they thought was best for the opportunity, and that person happened to be me. And I have become, whether I wanted to or not, a sort of role model for young people of every stripe to seek out…and to have the confidence that they too can accomplish the goals they have for their lives."
Bennet is a Tennessee native, and prior to his position at Southern Miss, he was vice president for student affairs at the University of Georgia in Athens. Early in his career, he worked at Winthrop University in Rock Hill, S.C. and Middle Tennessee State University in Murfreesboro. Bennett holds bachelor's and master's degrees from Middle Tennessee State and an educational doctorate from Tennessee State University.
Ed Blakeslee, president of the College Board that oversaw Bennett's selection at Southern Miss, said it was Bennett's qualifications and experience in money management that made him attractive to the committee.
"It wasn't his skin color," said Blakeslee, who is white. "We selected Dr. Bennett for his leadership abilities. We understand the significance [of race], but it wasn't a factor in the decision. He is a man of integrity."
Dr. Bennett said his primary objective at Southern Miss is to improve their financial standing and recruit new students. But his focus shifted drastically when three days after becoming the school's 10th commander-in-chief, an EF4 tornado devastated the college town of Hattiesburg and much of the university's campus.
"It was a devastating experience," Bennett said. "Prior to this, I had never seen up close and personal the aftermath of a tornado. And until you've seen it firsthand, you can not imagine what it's like. Television and newspapers put it out there, but you can't really embrace it and appreciate it like you can when you're living it every day and you're standing in the middle of it. It was horrible.
But the best part of it was we didn't have any injuries or deaths and we're thankful for that. The things we lost can be replaced. But our focus was there was no loss of life. That's what kept us going every day."
Damages at Southern Miss are estimated between $20 – $30 million, with at least six buildings on campus suffering extensive damage.
The post Dr. Rodney Bennett breaks barrier as first black president of Southern Miss appeared first on theGrio.


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As of today, since the debt ceiling breach on May 16, the Treasury has plundered about $206 billion from the two primary retirement accounts: the G-Fund and the Civil Service Retirement and Disability Fund, according to calculations performed by Stone McCarthy. The full breakdown for sticklers is provided below, however what is more important is that with just 4 weeks left until the D-Day, there is about $62 billion in available debt ceiling stretching options. In other words, Tim Geithner has burned through 75% of his dry powder just 50 days into the debt ceiling breach. What happens in the next few days - Stone McCarthy gives the full breakdown "Based on our projections for marketable borrowing and trust fund flows, we think Treasury would need to use about $37 billion of that $62 billion in July, and would exhaust the rest with the settlement of auctions on August 1. If things go down to the wire, Geithner could create a little more room by declaring that the Debt Issuance Suspension Period will last longer than the original May 16-August 2 timeframe, which would be reasonable if Congress hasn't acted by August 1 or August 2." Said otherwise, with the market still completely ignoring the debt ceiling situation, if nothing has changed by the last week of July, it will once again, very much retroactively, panic.
SMRA reminds us that QE is now over, which means Primary Dealers will now be used as a monetization buffer. "Based on our current cash flow projections, we think Treasury could pay its obligations for the first couple of weeks of August, and probably manage to pay the August 15 coupon interest payment. That assumes that Treasury would be able to roll over maturing debt at auctions in the first half of August, even in the absence of a debt limit increase. We imagine under such a scenario that there would be stepped-up pressure on primary dealers to participate in Treasury auctions."
As for government retirees, here is how the funding backing your retirement accounts if being used:
A tabular summar of sources and uses to date:
As for what the current status of (non) negotiations is, here is the summary of SMRA's Nancy Vanden Houten:
Over the last few days, we've learned that the President has had some high-level budget talks -- notably with House Speaker Boehner The President met with Congressional leaders today, and will do so again on Sunday. If we can believe what we're hearing, the President and the Speaker at least appear to be aiming higher in their negotiations on a deficit reduction deal. Previously, the talks had been focused on deficit reduction of about $2.5 trillion, or a little more than any voted-upon increase in the debt ceiling. In the last few days, a deficit reduction package totaling about $4.0 trillion appears to be back on the table.
Certainly, a deficit reduction deal totaling $4.0 trillion would be a huge step toward addressing our long-term fiscal crisis. But we think an agreement of that magnitude is still a long shot. A deficit reduction deal of $4.0 trillion would have to have a fairly significant revenue component; otherwise, the necessary amount of spending cuts wouldn't get much support from Democrats in Congress. On the other side, a large block of Republicans still opposes a deficit reduction deal that raises any revenue all. Surely the President and the Speaker know this. Do they think they can persuade their parties to come around and sign on to a "grand bargain?" Or are they posturing in front of an agreement on a smaller deal that gets us through the next election? We could see how the President in particular might benefit from that outcome: "I was willing to meet them more than halfway...to accept less in revenues that I'd like and support more cuts in programs that are most important to Democrats, but they wouldn't take yes for an answer."
And for the latest update here is the NYT confirming that Republicans and Democrats were still "far apart" on said "grand bargain". Perhaps that article is best summarized with the following phrase:
"The big question everyone is asking is, 'What are we getting?' " said Representative Edward J. Markey, Democrat of Massachusetts.
Alas, gone are the days of idealistic monologues by JFK that would have provided a witty rejoinder to the above. Instead, we get the days of US insolvency and pillaging of retirement accounts of former government workers.


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Combining handicraft and strategy
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Companies can use my services for outsourced press office function or a media relations contact point in Germany. The tasks can include the day to day business, especially in the areas of developing stories, creating press releases and arranging press interviews. If desired, I can help to prepare managers for their briefings via individual media trainings.
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Special occasions need special words. You want to inspire and persuade the audience? I support you in performing skillfully and virtuoso. The process starts with a thorough but time-limited analysis of the speaker, the audience and relevant stakeholders. In the second step, both the speaker and I will review the relevance of the key messages. Then it will be up to me to prepare the first draft of your speech. If suitable, a presentation and speech coaching will follow. I offer this service only for speeches in German language.
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Careful and proactive communication is needed in difficult and delicate environments. For these kind of situations, a screening method has been developed and successfully used many times. For example, the method has been used in the creation of the first electronic exchange in Germany and the privatization of assets of the Federal Republic of Germany. This technique was also deployed during the process of introducing new products, such as the construction of the new headquarters of Mercedes-Benz Germany Marketing in Berlin and during several city quarter developments.
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"The Dark Knight Rises" Bat-Pod and Tumbler heading to a city near you
Posted by Terri Schwartz on
"The Dark Knight Rises" Tumbler and Bat-Pod will soon be coming to a city near you.
A new website called Tumbler Tour offers more details about the cross country event that starts in Arkansas on May 12 and ends in Los Angeles on July 7. So far 26 stops have been announced in 19 states, D.C. and Canada, but there are more locations to be added in the coming weeks. Stay tuned into Facebook and Twitter for updates, and check out the full list of stops so far at the bottom of this article.
In other "The Dark Knight Rises" news, Total Film has revealed a new high-res image of Bane and a snippet of their interview with Tom Hardy. When asked how it was working with the mask, he said it wasn't bad… if you like drooling all over yourself.
"It's not as bad as you might think. You just put it on. Work out where your drool goes. That's it," he said. "Mask work is good fun. This one wasn't painful; there was the stunt mask and there was the up-close on for the sexy glam shots."
SuperHeroHype has some snippets from the Total Film story as well, including producer Emma Thomas talking about Bane's brutality in "The Dark Knight Rises" compared to the Joker's mind games, and Christian Bale explaining how Batman's life is surrounded by pain. But his most foreboding clip came when he said that this movie is going to be action-packed.
"Chris is very good at recognising the kind of movie that we're making, that we're not making a little character piece," Bale said. "There's no reason why you can't have a substantial amount of character in it, but we're not going to go so far that people say, 'This is no longer the excitement I'm looking for.' It's the end of an era. For me, personally, and for Batman."
Directed by Christopher Nolan, "The Dark Knight Rises" stars Christian Bale, Michael Caine, Anne Hathaway, Tom Hardy, Gary Oldman, Marion Cotillard, Joseph Gordon-Levitt and Morgan Freeman. It's coming to theaters and IMAX on July 20.
Here's the tentative schedule for the Tumbler Tour:
5/12 Bentonville, AR
5/15 Tulsa, OK
5/19 Overland Park, KS
5/21 Kansas City, MO
5/25 Chicago, IL
5/27 Washington, DC
5/28 Baltimore, MD
5/30 Philadelphia, PA
6/1 Buffalo, NY
6/7 Toronto Canada
6/10 Montreal Canada
6/12 Purchase, NY
6/13 Columbus, OH
6/15 Lansing, MI
6/16 Detroit, MI
6/17 Brooklyn, MI
6/19 Indianapolis, IN
6/21 Nashville, TN
6/22 Knoxville, TN
6/23 Atlanta, GA
6/25 Dallas, TX
6/27 San Antonio, TX
6/29 El Paso, TX
7/1 Albuquerque, NM
7/2 Phoenix, AZ
7/7 Los Angeles, CA
Will you check out the Tumbler Tour if it comes to a city near you? Tell us in the comments section below or on Facebook and Twitter!


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Global assembling of Academicians, Researchers, Scholars & Industry to disseminate and exchange information at 100+ Allied Academics Conferences
Mohamed El-Sayed El-Shinawi , M.D, FACS is Professor of General Surgery- Ain Shams University, Egypt. Advisor to the Minister of Higher Education and Scientific Research. He is the Regional Lead Trainer of the Sequential Trauma Educational Programms in collaboration with Maryland University, USA. He is the President of Ain Shams Medical Student Research Association "AMSRA" and a member of a several prestigious associations and societies. He also pursues a career in trauma and emergency care and in the area of injury research. He is pursuing a career in breast cancer surgery and research. He was the Chair for 2 Institutes about Responsible Conduct of research in collaboration with the National Academy of Science, USA. His Biography was included in Who's Who in Medicine and Healthcare. He is an investigator on different projects with different universities in the United States.
He pursues a career in trauma, emergency care, area of injury research and in breast cancer surgery and research.


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+ healthy environment
provita medical does not only commit itself to customers' requests. But we also take social responsibility. This starts with a thought-out handling of our resources and extends to the support of social, humanitarian projects in the local, regional and international surroundings of our company. Because we are responsible to our environment, the company's facilities run with highly efficient heating systems as well as the compliance of legal waste separation where certified service providers arrange the recycling of reusable material.
+ careful sustainability
Holistic environmental protection and sustainability of products are of great priority at provita medical. From development to recycling of the respective product, we think environmentally responsible and try as far as possible to use only environmentally acceptable substances. We prove it by observing and complying with the RoHs directive and REACH regulations if desired.


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Description: Spinning out of the explosive new cartoon TV show, this stupendous second issue features Batman and the all-new Blue Beetle! It''s up to Batman and Blue Beetle to find out - and they discover that someone''s not just playing around! All this action plus Batman''s secret files await you in this ongoing series based on the newest cartoon incarnation of The Dark Knight!
Views: 5580 Rating: 4.00 out of 5 (Number of votes: 1)


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5 Ways to Boost Productivity in Chief Architect
by Adrean Stephenson
You don't know what you don't know.
No matter the type of tools you use, you want them to work for you and perform in ways that make your job easier. We know this is especially true for software, a tool that has specifically evolved in our culture to enhance speed, efficiency, and accuracy.Continue reading…


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Our receptionists will usually be the first people you speak to on the phone or meet when you come in for your first visit.
They will be happy to arrange appointments and answer general enquiries about the practice; however, the reception staff cannot give any advice on treatment or medical problems. If necessary, they can arrange for one of our Osteopaths to contact you if you need further information regarding how osteopathic treatment could help you.
On seeing your osteopath they will spend some time taking a medical history, which will include questions about your general health and lifestyle as well as asking you about the symptoms or injuries that you are seeking help with. With your consent they will then perform a physical examination which is likely to involve the osteopath touching areas of your body where you are experiencing pain and asking you to perform certain movements. They may also look at any test results, x-rays and scan reports if these are available.
It may be necessary for the osteopath to ask you to remove some clothing, so that they can see and touch the areas of the body causing concern. If you are uncomfortable undressing to your underwear the osteopath may be able to suggest clothing, usually shorts and a strappy top or vest, this lets us examine and work on the problem areas much more effectively without making you feel awkward. You are welcome to bring someone with you into the examination room if this puts you at ease and you may wish to specifically see a male or female osteopath.
After examination your Osteopath will discuss their findings, what they feel the problem is and what they can do to help. Your Osteopath will describe what techniques they will use to treat the problem and how these techniques will help your condition.
If your Osteopath feels the problem is not suitable to be treated with osteopathy you will be referred to the most appropriate person, which may be your GP, for further tests or treatment.
Your Osteopath will then move on to treatment using a number of manual hands-on techniques in order to improve the problems.
Your Osteopath may also suggest exercises or modification to your posture or lifestyle with the aim of helping the underlying problems and not just the symptoms.


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Have you ever considered turning the books on the shelf into a Christmas tree? Or what about a wall hanging Christmas tree? Don't let space or the headache of lugging a real tree to your apartment stand in your holiday decorating dreams! Use what you've got friend, even if that's yard sticks, books, bottle caps, cardboard, or egg cartons! Here's a list of 19 unique Christmas trees!
Unique Christmas Trees
I divided this list of unique Christmas trees into three sections. The first section is dedicated to Christmas trees crafted out of unusual things that most people do not have on hand. Things like fire hoses and lobster traps! I hope this list inspires you to turn things you have on hand into a one of kind Christmas tree!
1. Ladder Christmas Tree
Add a little rustic charm to your Christmas decor with a ladder Christmas tree. Cover the ladder in snowflakes, seashells, or vintage ornaments. Whatever you choose, the Christmas ladder is sure to be a conversation peice. Find more beautiful images at Desire Empire.
2. Fire hose Christmas tree
Rachael and her husband turned a 3.5" rubber retired fire hose into a unique Christmas tree. Rachael said the host is very rigid and took quite a bit of coaxing to get it into place. They used screws to adhere it to a wooden post. How perfect is the tree topper?
3. Lobster Traps
If you're anything like me, you likely don't have 100's of lobster traps on hand. But this idea could be done on a smaller scale with any type of box! Consider using cardboard boxes, gift boxes, or wooden crates. Image via Kennebunkport, Maine Christmas Prelude.
4. Wine Bottle Tree
This gorgeous "tree" is welded together and adorned with empty colored wine bottles, but wow!
5. Ornament mobile
If you have ornaments on hand, this modern Christmas tree mobile is perfect! Megan made this hanging Christmas tree with a few simple jewelry making tools and 100 green bulbs. Get the detailed tutorial at Not Martha.
6. Egg Cartons
While most people do have at least one egg carton on hand, collecting 200 egg cartons would take time. If you look closely, the ornaments are used Nespresso pods. This tree is an up-cycled masterpeice!
Up-Cycled Christmas Trees
The following unique Christmas tree are made of items you likely have on hand and can simple shred, paint, cut and/ or stack to create a festive Christmas tree.
7. Book Christmas Tree
Kristin created this book Christmas tree with books and a dowel. For the complete tutorial check out her site, mediatinker.
8. Chrsitmas tree tripod
My husband, Andy, decorated this tripod Christmas tree in 2011. It was before I moved to Florid with him so I sent him a Christmas tree in a box. Instead of using the supplies as intended, he got creative and used them to decorate his tripod.
9. Shredded Paper
If flocked christmas trees are more yoru style consider shredded paper! See more innovative Christmas trees from an installation at Michelle's blog.
10. Wrapping Paper
Here's a simple way to use the small scraps of leftover wrapping paper, turn them into a Christmas tree! Find the full tutorial on A Little Tipsy.
11. Cardboard Christmas Tree
Turn a cardboard box into a 3D christmas tree the kids will love to decorate. This cardboard christmas tree masterpeice was made by hoi pippo.
12. Bookshelf Christmas tree
Here's another simple version of the book Christmas tree that requires no holes in the books. Simply rearrange the books you already own.
Wall hanging Christmas tree
If you have a small space, these wall hanging Christmas trees are the perfect solution. These festive trees can be hung on any wall or window in your home.
13. Doilies
Turn simple doilies into a beautiful window display with tape. (Image found via Mom Filter.)
14. One Strand of Lights
Use one strand of Christmas lights and a few thumbtacks to create a triangle shape on the wall. Doesn't get much simpler than that!
15. Toilet Paper
Talk about something everyone has on hand- toilet paper! Who would have thought toilet paper could be so elegant? This tp Christmas tree is surprisingly chic and modern and can be hung on any blank wall. Image oringially found on feel desain.
16. Trinkets
While most people do have a junk drawer full or trinkets, this wall Chrsitmas tree takes the junk drawer to the next level. My favorite part are the framed pictures included on the Christmas tree. Consider doing this on a smaller scale to make it more manageable.
17. Christmas tree bottle caps
Turn trash into treasure by painting bottle caps green and arranging them in a Christmas tree shape on card stock. Consider making a larger on one a peice of card board.
18. Rulers
I love that this ruler Christmas tree is made on a cabinet door. It's proof that a Christmas tree can be created out of anything on anything. Collect old rulers, measuring tape, and yard sticks to make a charming tree of any size. Oringially created by My Salvaged Treasures.
19. Christmas tree card holder
Here's the perfect space saving, multi functional Christmas tree idea! Use your holiday cards to create a tree shape on the wall. This can be done with a DIY card holder like the one below or even with washi tape.
Which unique Christmas tree is your favorite? If you prefer a more traditional tree, you might like this post with 16 unusual Christmas tree themes.


text: Twitch Plays Pokemon (70,000-80,000 players on one save file?!) Posted February 22nd, 2014 by Hannah Rudow. 0 Comments Twitch.tv is a gaming community site focused on using live video streams to bring gamers together. The site usually features one gamer playing and allows the community to discuss the game live in a chat on the side next to the video. However, Twitch Plays Pokemon invites viewers to join in a game of Pokemon Red/Blue by giving button commands in the chat which are directly taken as commands by the game so that everyone commenting is playing the same game together as if thousands of fingers were ... read more


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Data from Experian Hitwise shows search query lengths of 8 words or more increased 3% in September. It's a reminder that not all search traffic focuses on one and two keyword searches. (more…)
Search Query Length Statistics
Ad Clicking Often A Matter Of Trust
A recent survey of nearly a thousand people found 21% don't click on online ads as they being hit with a computer virus and another 17% stated they don't trust ads to be truthful. (more…)
Beware Of Review Services
I received an email recently from a company offering to post positive reviews of my sites and products. I'm sure many other folks are getting these too. (more…)
Best Time To Post On Facebook
Have you every experimented with posting to your Facebook page at different times of the day to determine if it makes a difference to engagement? For retailers, it might be something worth looking into. (more…)
Free shipping still a favorite
Three quarters of consumers recently surveyed said free shipping would encourage them to purchase more products online. (more…)
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There are definitely a lot of downsides to college (no money, no sleep, racking up massive debt, listening to the rugby team party, etc.) but there are also some things I really miss. One of those is the ability to wander through the stacks of a college library. Curious to learn Egyptian hieroglyphics? No problem. Six books on that. Looking for a twenty volume history of the Church, the complete Loeb Library, four translations of Lucretius? All available for checkout. Wandering through the stacks always seemed to emphasize how much was out there to learn -- not that I followed up on all that opportunity, but at least it was there.
Lately what I have been missing is the ability to get hold of academic journal articles without paying for them. I discovered Google Academic Search and have been browsing abstracts of articles on religion demographics. But then, just as I've found something that looks really interesting (Fertility rates are lower among non-Hispanic white Catholics than among non-Hispanic white Protestants, but only if you count non-practicing members of both sects: non practicing Catholics marry later and have fewer children than non practicing Protestants) I run up against the "Pay USD26.00 to read whole article" notice, and there it all stops.
Sigh... Maybe grad school one of these days...
Unhappy Reformation Day!
1 hour ago


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Ulla Johnson
Aimie Polka Dot Maxi Dress
Tiered in polka dotted silk-cotton organza, the label's Aimie dress is structured along a sleeveless silhouette and tents out in a floor-grazing pleated hemline. Back zip closure.
- Fabric: 79% cotton, 21% silk
- Lining: 100% cotton
- Dry clean
- Imported
- Model is 5'10" and wearing size 2
Please note: This item was pre-shot and written from a sample. Details including fabric, construction, and measurement are subject to slight variations from the pictured item.
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{"name":"Ankle Tie String Flip-Flops","id":"STRING FLIP FLOP-PLATINUM","brand":"Ancient Greek Sandals"}Ankle Tie String Flip-FlopsAncient Greek Sandals Ankle Tie String Flip-FlopsStandard Price$210


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Dear Colleagues
I was fascinated but not surprised about the impact you can make on reducing crime in your local area – simply by being more entrepreneurial and opening a local retail or manufacturing business. Well - any business where people are employed and clients visit you.
Recent Research
Worldwide, there has been an uptick in mixed use development – combining residential and commercial properties in the same area. This makes it an easier commute and strengthens the local character.
Some interesting recent research showed that when retail establishments in Los Angeles were closed, crime jumped in these areas. Typical crimes that were reduced with people meandering about (i.e. foot traffic) are the usual ones - car and home break-ins.
People do speculate that certain businesses attract crime but this is especially not evident in this study (where medical marijuana dispensaries were shut down – Yes !). Similar patterns were shown for restaurants that were shut down – crime jumped with the absence of people circulating on the streets. Foot traffic provides free and casual surveillance. Naturally enough, you would say that the additional foot traffic in a neighbourhood actually provides additional thieves but this is not borne out with this research.
One key factor common to retail establishments, whether marijuana dispensaries or restaurants, is that they generate foot traffic. And with foot traffic comes informal surveillance. The researchers calculated that a retail business such as your local restaurant or supermarket typically cuts out a huge $US30,000 pa in local burglaries and theft.
So having additional 'eyes on the street' (as Jane Jacobs remarked in her book The Death and Life of Great American Cities) makes a huge difference to crime.
Build and They Will Come
So build your next engineering business close to a residential area. You will be doing a huge favour to local home owners in terms of reducing crime and helping your community cut down on policing (and indeed in hospital) costs. And, of course, in providing jobs.
Thanks to Professors Tom Y.Chang and Mireille Jacobson for reporting on their research in the Harvard Business Review entitled: Research: When a Retail Store Closes, Crime Increases Around It.
Rudy Giuliani makes a good point: It's about time law enforcement got as organized as organized crime.
Yours in engineering learning
Mackay's Musings – 27th June'17 #658
125, 273 readers – www.idc-online.com/blogs/


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THE Belgian capital has long been considered the jihadist capital of Europe but that was more because of the disproportionate number of locals who have gone elsewhere, notably Syria and Paris to carry out deadly terror strikes.
The country is tiny — just 11 million citizens — but 500 of them have left to fight in Syria, mostly for Islamic State or Al-Nusra and al-Qaeda, the highest per capita of recruited fighters of any nation in Europe. Up to 40 of these jihadists were from the Brussels district of Molenbeek alone.
In recent months Brussels had been on high alert with military deployed to its spectacular gothic and baroque public plazas and tourist sites amid reports those responsible for the Paris attacks late last year were being sheltered in the city.
But now the city, the home to the European Commission and other leading institutions of the west including NATO, has itself come under attack, stunning an already beleaguered, panicked and more critically divided people.
People of foreign origin make up a remarkable 70 per cent of the capital's population, largely from France, Turkey and Morocco, adding to an already confused picture of the country historically divided by language between French and Dutch speaking citizens.
But this attack is being seen not just as a strike on a city internally already in conflict on ethic, cultural and religious lines but because of what it represents to Europe as home to the EU.
Almost immediately after the bomb attacks yesterday, the governments in London, Paris, Amsterdam and Berlin held emergency internal meetings to discuss the implications of the attacks on broader EU security.
Authorities have already determined close to 5000 EU nationals are posing a direct security threat to Europe after having travelled to Syria for terror training and indoctrination by Islamic State. This is not an estimated figure but 5000 listed names of those known to have gone there for training with many suspected of having already come back and plotting home grown assaults.
Europol's director Robert Wainwright said of the threat: "Clearly, we're dealing with a large body of mainly young men who have the potential to come back and have the potential or the intent and capability to carry out attacks we have seen in Paris."
A new international police unit was this year opened to specifically shut down social media sites that inspire these attackers; there are 90,000 Twitter and Facebook accounts created to support ISIS, posting an incredible 100,000 Tweets a day.
In Brussels much of the animosity is directed at Molenbeek, a crammed but pretty cobbled-street district with a population of more than 100,000 people, mostly of Moroccan, Algerian, Gulf State, Turkish or North African decent.
It is predominantly Muslim, with more than 20 mosques, but it's the prayer halls and a history of the import of 600 ardent Salafist imams since the 1980s that has inspired some youths to join jihad.
But overall the EU's view that Belgium was the weak link in the fight against jihadism was recognised by the Prime Minister Charles Michel following revelations many of the Paris attackers were from his country, and mostly all from Molenbeek.
"This is a gigantic problem, apart from prevention we should also focus on repression," he said, adding his nation had suffered from a "laissez-faire" attitude and were now paying the price.
Well that price is now being paid by the rest of Europe with predictions the latest assaults is to change inter-border EU travel forever.


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text:
Grade: 3
Adductor strain started at corn maze, and has had its ups and downs since. Re-injured 9/25 at NAOC sprint.
More or less better, but not 100% out of the woods, and not convinced I won't re injure it again the next time I try to "sprint". Doing a lot of stretching and strengthening.


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from the GNU version of the Collaborative International Dictionary of English.
- adjective Reflecting light readily or in large amounts; having a surface luster; reflecting light directly rather than scattering it.
from Wiktionary, Creative Commons Attribution/Share-Alike License.
- verb Present participle of
from WordNet 3.0 Copyright 2006 by Princeton University. All rights reserved.
- adjective reflecting light
Sorry, no etymologies found.
Kentucky-bred Big Brown, his skin glistening in the morning sun, looked as if he was ready to get it on again as he was bathed outside Barn 22 on Sunday.
Three pebbles, cool and glistening from the river, fell wet into his palm.
A few yards away, just up from the white beach, a group of Sisters rested upon loungers in glistening nakedness, while a tall, lean Harlequin, a Mandroid pleasure server, offered them cold drinks.
365 tomorrows » 2007 » September : A New Free Flash Fiction SciFi Story Every Day
He hesitated for one eternal moment, fangs extended to their full length, throbbing, dripping the essence of his need onto Bimbette, her perfect skin glistening in the dim light.
Twinkling flashbulbs lit up Centre Court like fireworks in the night when Sampras kissed the trophy once again, his eyes glistening from the tears he had shed moments earlier after he whacked his final service winner to beat Patrick Rafter 6-7
We do not know what impulse sends up the water-lily from the stagnant ooze in glistening white, and lays a mauve mantle over the wistaria that feeds upon corruption; nor why two plants of the same genus in the same conditions should be so differently coloured as are the blue and yellow gentian.
On sidewalks were throngs of children, and babies in glistening perambulators pushed by nurses in full skirts, white caps and aprons.
Each door and window was framed in glistening green; the bright prints shone out still brighter from their background of glossy leaves.
The bananas are supposed to come out the microwave tender and glistening from the honey, instead mine emerged shrunk and awful-looking: (
He said that the biggest problem with 3D is that the effects are very shiny and a lot of glistening, which is difficult to get to look right in 3D.
Paramount Wants Michael Bay to Film Transformers 3 in 3D | /Film