text:
Contact us: Box Butte Development & Tourism, 305 Box Butte Ave., Alliance, NE 69301
Ph: (308) 762-1800 or Email Here
Alliance was founded on March 28, 1888 and is located in Box Butte County in western Nebraska.
The name Box Butte was named for the unique box-shaped buttes that jut up from the surrounding sandhills in the northeast section of the county.
In 1886 when Box Butte County was organized from land formerly in Dawes County, there were only a few white settlers, all looking to the day when the steel rails would arrive in western Nebraska from Grand Island.
A post office called "Broncho Lake" at the Philip Grover home, northwest of where Alliance is today, was registered in 1886. In June 1887 a town was founded and given the name "Grand Lake." Early in 1888 when the Chicago, Burlington, & Quincy Railroad arrived, it was decided the town should consider a simple, one-word name. The railroad superintendent, G.W. Holdrege, suggested that "Alliance" embodied all these ideas and would place it alphabetically near the top of the list for Nebraska towns. The fact that an engineer, J.N. Paul, came from Alliance, Ohio, may also provide a link to its selection, as does the fact this was to be the junction point of two rail lines, also making the name an appropriate choice.
The new village was incorporated in the summer of 1888. Within eight weeks of the founding, 250 buildings were built, mostly of wood and tar paper, all of which was shipped in by rail. Although a town well was established very early, three fires swept through Alliance between August 1892 and July 1893, leaving a healthy respect for bricks and an improved waterworks. By August 1893 Alliance had established a water tower, a volunteer fire department, and a clay brick factory.
Four years from its founding, Alliance had a population of more than 1000 people and boasted a U.S. Land Office, and a division headquarters for the CB & Q Railroad. In 1899 it won the election contest with Hemingford for the county seat. By 1900 another 500 people had moved to this location. The population remained relatively steady until 1942, during World War II, when there was an influx of people connected with the Alliance Army Air Base. After the war the population fell to about 6,000, but peaked again in 1980 at 9,869 due to the activities of the Burlington Northern Railroad. The town has remained at about 9,000 population.
Although the railroad was its primary reason for existence, the importance of agriculture and ranching cannot be ignored. The Homestead Act of 1862 provided 160 acres of free land to homesteaders who could "prove up" their claim after five years. An additional 160 acres could be acquired as a "tree claim" as the Congress attempted to forest the Plains. In 1904 Moses P. Kinkaid of Nebraska sponsored a bill changing the number of acres in the semi-arid regions to 640 acres per homesteader. With that bill, farming came to western Nebraska. Popular crops included potatoes and wheat. Dairy farming in this area was very popular and the Alliance Creamery was established to process cream and butter.
Ranching was equally important to Alliance. The Nebraska Stock Growers Association, founded in Alliance in 1889, was to protect stockmen from illegal rustling. The Alliance Livestock Commission Company bought and sold market cattle locally until December 1976.
Alliance was the first town in Nebraska to adopt the city manager form of government. Initiating this innovative system in 1921, it is still in use today.
Downtown Alliance is an old town, where many beautiful brick buildings carry the names of past owners and early-1900 dates. Older homes with elegant designs, from Sweetwater to Cheyenne Avenues and 1st to 8th Streets, bespeak of gracious living and citizens with much community pride. Alliance has survived the drought and grasshoppers, business booms and busts, and many social changes. The town's history is at times comical, joyous, and tragic. But throughout the years, the steadfast character of the true pioneer comes through. The stories of the strength, integrity, and love for Alliance carries on today.


text:
Secondary links
The U.S. Virgin Islands is home to many internationally recognized sporting events from triathlons to sportfishing competitions. The islands provide optimal conditions for these events including challenging race courses, deep troughs and temperate waters. Many hotels and resorts offer packages for participants and spectators. Here's a sampling of the best of the best in ST. Croix sporting events.
Coral Reef Swim
One of America's most successful swim competitions, the meet features swimmers from all over the world, including some former Olympians. The open water course runs from Buck Island National Monument, a U.S. underwater coral reef park, to the Buccaneer Hotel, a luxury resort on St. Croix's east end. The event is held annually during the month of October. For additional information visit www.swimrace.com
Half Ironman 70.3 Triathlon
One of the premier triathlons in the world, the annual event lures top professionals to the island to compete in the challenging course. The event includes a 1.24 mile swim through the Christiansted Harbor, transitioning to a 56-mile bike course featuring the legendary climb up "the Beast," a 600-foot, 7/10-mile climb at grades between 14-21%. The race culminates with a 13.1 mile run back into Christiansted. Top finishers can fill 28 qualifying slots to the Ironman World Championships in Hawaii and 40 slots to the World Championships in Florida. To learn about the 2009 race, visit www.stcroixtriathlon.com.
Golden Hook Challenge
The challenge is the first in a series of tournaments hosted by the Golden Hook Fishing Club. The organization encourages saltwater game fishing while instilling an awareness of marine life conservation. The billfish tournament begins just two miles offshore in one of the world's deepest troughs close to shore. Fishermen also travel east to Lange Bank, about five miles north of Buck Island, where marlin and other game fish are known to run. In addition to the cash purse, winning teams receive a gold marlin pendant and their boat name on the perpetual trophy. Details on this and other club tournaments can be found at www.fishstx.com
Virgin Islands Half-Marathon
This is long distance running with the best scenic background. The race travels the east end loop of St. Croix from north to south, and is certified by the International Association of Athletic Federations and the Association of International Marathons and Distance Races. Finishing participants are awarded Pace Runners Virgin Islands Half-Marathon medals. Race details and registration forms are available at www.virginislandspace.org
Annual Fort-to-Fort Relay
Open to teams of four runners made up of all male, all female, or combination teams, this race begins in Christiansted near the fort and finishes at Fort Frederik in Frederiksted. The race benefits the VI Pace Runner's athletic programs and the Ten Thousand Helpers program which serves the homeless and mentally ill. The event is sanctioned by the VI Track and Field Federation. For more information visit www.virginislandspace.org.

subset: commoncrawl


text:
Phonak Roger Receivers
At FM Hearing Systems we can supply Phonak Roger receivers that conveniently clip to the bottom of your hearing aids (if you wear BTE (behind the ear) hearing aids), tucked away neatly and discreetly, or you can wear a neck worn receiver (like a Roger Mylink) with nothing clipped to your hearing aids.
Mostly and where we can, we advise that people use ear level receivers, particularly when wearing 'behind the ear' hearing aids, and where 'ear level' is not possible often there is an alternative with some kind of neck worn receiver.
Phonak Roger ear level receivers can be universal (Like Phonak Roger X – they work in conjunction with any brand of hearing aid) or Integrated – they are specially designed to work with specific Phonak 'behind the ear' hearing aids, matching in design with Phonak hearing aids in colour etc).
If the hearing aid wearer is using any brand of hearing aid but Phonak the choice of ear level receiver needs to be Roger X, if the wearer is using Phonak hearing aids the alternatives are Integrated or Roger X.
The image to the left shows firstly a Phonak hearing aid with an integrated receiver attached, and then a Phonak hearing aid with a DAI shoe (used with all different brands of hearing aids as an interface to connect to Roger X receivers) and a Roger X receiver.
Top Tip for Phonak hearing aid wearers – integrated receivers are a little more elegant for sure, but it is worth considering how long you will be using your present Phonak hearing aids. If it is reasonably likely within a few years the hearing aids will be changed for a different model (Phonak or other brand), a universal receiver such as a Phonak Roger X may be a better option. Roger 02 Band or Roger 03 band?
- Sort by Rating


text: KBCC11a (06-30-13-12-28-57) By Mary Connor|2013-06-01T00:00:00-05:00June 1st, 2013| Please share or save for later.... FacebookTwitterPinterest About the Author: Mary Connor Full time working mom making the most out of time with my family through travel, crafts & photography. Owner/designer of Capturing Magical Memories® and co-owner of the Magical Blogorail travel co-operative. In my free time it is all spas, wineries and concierge. Leave A Comment Cancel replyComment This site uses Akismet to reduce spam. Learn how your comment data is processed.


text:
Auto Publishers Price Starting at
*Based on model year EPA mileage ratings. Use for comparison purposes only. Your atual mileage will vary, depending on how you drive and maintain your vehicle, driving conditions, battery pack age/condition (hybrid only) and other factors.VIEW OUR INVENTORY
Futuristic styling; practical, but compact design; sporty handling; long standard feature list
The Toyota C-HR, which the automaker says stands for Coupe High Rider, is a brand-new vehicle from Toyota, aimed at buyers who want a little bit more aggressiveness from their compact SUV. The 2019 C-HR is now offered in three separate trim levels named LE, XLE and Limited.


text:
Make it simple for students and staff to perform daily, housing-related tasks– all while improving the on-campus housing experience.
Simplify more complex housing processes, like room change requests, special accommodations, early move-ins and more.
Collect and share key student data to help you enhance the overall housing experience and support campus safety.
Data Synchronization
Do you use Ellucian, Oracle, Jenzabar or another enterprise platform? We deliver sophisticated integration with student information and financial systems via web services, sFTP, and other methods.
Make your software even easier to use by integrating your portal with single sign-on or shared authentication.
Automated Billing
Does your institution work with a merchant service vendor such as Stripe™ or PayPal™ for credit card processing? Symplicity is PCI compliant and has proven performance integrating with leading merchant services providers.
Residence makes it easy for students and residential life staff to communicate by keeping all housing tasks in one place. Day-to-day tasks and processes like room selection, managing assignments, selection windows, room condition reports, and inventory are made simple. We spoke to Office Manager of Residential Life at Colgate University Ashley Weaver about how Residence allows her office to efficiently collect the right data and streamline the housing process.


text:
Ohio University Online Master in Coaching Education infographic: The Evolving Modern Professional Athlete.
New Motion-Tracking Tech Allows NBA Fans to See Players Like Never Before.
With the Rio 2016 Olympics at a close and the Paralympics underway, there were many exciting stories to come out of this year's events including those with a sports technology focus, yet none received as much media attention as 12-time Olympic medalist Ryan Lochte and his three USA Swimming teammates involvement in the gas station fiasco down in Brazil which came to light after a video was revealed catching them all in a cover up lie...Read More


text:
Tagged: "straw castle"
Decorating with Indian Corn
I saw this picture and immediately fell in love. It would be wonderful hanging on a front door, from a mantle, or from a porch railing. I think we're going to have to make some of these to sell this fall at The Pumpkin Ranch. I hope you love them as much as I do!Continue Reading
Beautiful Madison County
We love Madison county and the community of Winterset. We have gorgeous scenery, loads of history, and really kind, caring people. When you plan your visit to The Pumpkin Ranch, we highly recommend you consider taking in the other wonderful sights and businesses in our area. If you have young children, the city park, including […]Continue Reading
We go through a lot of bales of straw here at The Pumpkin Ranch each fall. We sell a lot to customers, but we use the majority of our 600 bales to create fun! When you come out this fall and enjoy these bales to sit on, jump on, jump over….think of poor old Dave […]Continue Reading
5th Anniversary
I cannot believe it! This fall will mark our 5th anniversary as The Pumpkin Ranch. When I look back, I can't believe how fast the time has gone. When we started our kiddos were just 2 and 4 years old. Now, our oldest is about to turn 9! Last year she opened a candy shop […]Continue Reading
It's been hammer down here at The Ranch this past month. The list seems to never end, yet when opening day arrives it seems to be done enough. We have an incredible support staff! If you've never been to The Pumpkin Ranch, I can't wait for you to meet them. They all showed up Saturday […]Continue Reading
Can I redeem myself after my last post/confession? I may not be a pumpkin carver, but this ABSOLUTELY INSPIRES ME! So beautiful! I am going to replicate this for a display this year. I think…If I have enough time…and can find these benches. 🙂Continue Reading
Clever Carvers
Believe it or not, I'm not a fan of carving pumpkins. Seriously…should I even admit that here? It's messy and hard and my poor kids usually have to do it with a babysitter or family member who takes pity on them. I know, I know…bad mom…bad pumpkin farmer! However, here is one I think I […]Continue Reading
One more day…
"One more day of heat, I can do this. One more day of heat, I can do this. One more day of heat, I can do this." This is what I keep telling myself. I know I'm not the only one ready for this heat to break. It's hard on all of us! But then […]Continue Reading
Benefit of Bees
This story was on my local, morning news feed. So interesting! We have bee hives here at The Pumpkin Ranch. The bees work hard for us, pollinating our plants AND giving wonderful honey to sell to you! This is an interesting read.Continue Reading
The Heat of the Moment
Does anyone remember the great (maybe not so great) song by Asia, "The Heat of the Moment?" Ahhhh, the good old days! I can't seem to get that song our of my head these past 2 weeks. Do you know why?!?! It's been blazing hot here, that's why! We've cooled down to 90-ish degree and […]Continue Reading


text:
Write an iPhone-Ipad application (+Android)
Бюджет $250-750 USD
I need to make an app in 10 days
you will have to do everything yourself including API's and news feed etc...
the app must function completely autonomously with ability to send push notification and news updates
App will feature
Book PDF ($2.99)- in-app purchase
10 MP3 sessions with reminders that can be programmed ($2.99)in-app purchase
10 HMT Guided Meditations ($2.99) in-app purchase
Programmable Reminders
Alarm that will play morning meditation ( 3 different ones w/wo music - music option to overlay on the words )
Links to our website
Email subscription
News feed updates ( Like the home button on SHAZAM, has the news feed scrolling down)
Will work with the Apple Watch
Will be monitoring sleep cycles at night ( if person wakes up at night will suggest our Insomnia Session)
Meditation Music (FREE) mp3 to listen from the cloud
Sound of Nature (FREE) mp3 to listen from the cloud
Will show on the map of like minded people that are using the app ( makes people feel that they are a part of the big community) Like in Shazam (Explore Button)
On the world map it will show ( in different color) HMT professionals that can help them (virtual referral system)
Video chat ____Each person will be able to be a part of the club ( $29.00 / month) where they can send the message anytime on their phone to us with the question and get the reply from the specialist.
They will be able to Video Chat for ( $15.00 / 10 minutes ) with one of our specialist
Everyone will get invitation to attend our training through the app
Trainings can be broadcasted through the app worldwide
The app will be able to broadcast the HMT facilities ( in the future) where people can see them in 360
App will broadcast the news from google about tennis
Our company will be able to communicate with all app subscribers through news feed ( our news will be placed as ghost post in the news feed)
Ability to use google hangouts and broadcast video to all app users
Trainers recomendations
News reminder where event is happening ( like wikkido ) show 10-50 miles around
All products have to be HOSTED on Apple's server and downloaded as needed after purchase.
Videos will have to be streamed from youtube or vimeo
Attached is the design that you will have to follow
29 фрилансеров(-а) готовы выполнить эту работу в среднем за $792
Greetings We have completed 120+ projects in iPhone/Android. Please interact with us .You can check my reviews on freelancer to get an idea of quality of my work. Please find a few samples of our work below: Больше
Dear client, Thanks for your attention. I am android and iOS app, web server developer. I will like to work on your project and deliver the project. I have developed many applications involving various functionalit Больше
Hi Thanks for your valuable time. :-) Just reply with 'Yes' and We will come up with a. Detail project plan with our comments/queries. b. Best-feasible-real COST & TIMELINE We will provide you a. Nice Больше
Dear Sir, Trust us we can do this project as we had done similar project of our clients. We want to work with you and build a healthy longterm relationship so please contact us and discuss for this project before fi Больше
How are you? I am a Mobile App developer and have 5 years experience of program develop. also I have rich develop experience with XCode, Android studio, Eclipse, Xamarin,PHP Storm and have developed many apps . Больше
Hello, How are you? I had read your job description and many interest. I check all tech problem via google,and known that i can do this project well. This project match with my skill and experience, i have fu Больше
We are happy to discuss our proposal with you. KEY POINTS THAT MAKE US DIFFER FROM OTHERS: ~ We have 5+ years of experiences in Unity 3D, Xcode, CoCoa 2d, Phonegap and major iOS and Android developement. ~ 150+ su Больше
Hello , I am experience developer in iphone and android application please share your full requirement and we discuss more about the project and i also support to your idea and i share my experience . I have 5+ y Больше
Hello Sir, First of all, we would like to tell you how we will initialize the project with you Please have a look at our portfolio for Mobile App and Unity Game based projects: [login to view URL] Больше
Hello, I understood the initial scope of this project. Although i want to discuss further this job in order to prepare the final concept for this project. After Complete discussion over the call or in chat, i wi Больше
Hello, I can see that you are looking to develop mobile app. We at 'Excellent WebWorld' have also gone through all requirements which you have mentioned and feel that we can be your best expert for this project. Больше
Hi,I have gone through your project description. I could be confident if we can proceed towards more discussion. I am an individual developer and you will be working directly with me if we proceed work on this project Больше
Dear Client, Greetings !! Thanks for providing us a chance to discuss this project. We have gone through your initial requirements. We have good expertise in this field and confident to provide you best quality Больше
Hello, Let's discuss in detail about your project. We have great skills in Android, iPhone/iPad, PhoneGap,Cordova, ionic, php, Angular JS,Node JS, Laravel Codeigniter, Wordpress, Magento, Joomla, HTML/CSS, Databa Больше


text:
[Ord. No. 858 §1, 6-19-2000]
It is hereby determined and declared by the Council that in certain portions of the City there are obsolete, decadent, substandard, unsanitary or blighted areas which because of age, obsolescence, inadequate or outmoded design or physical deterioration, as well as inadequate planning, lack of proper light, air or open space and defective building arrangements, have impaired economic value and that these areas have become economic and social liabilities to the City and its citizens. These areas are characterized by depreciated real property values with reduced or negligible income potential and consequent inability to pay reasonable taxes and are conducive to ill health, transmission of disease, infant mortality, juvenile delinquency and crime. Such obsolete, substandard, unsanitary and blighted areas constitute a menace to the health, safety, morals and welfare of the citizens of the City. These poor conditions occur frequently in areas which are subdivided into small parcels with multiple owners where there is frequent confusion as to who owns individual parcels. The Council further determines and declares that individuals would find it difficult and costly to assemble parcels of land for the purpose of clearing, replanning, rehabilitating, reconstructing and redeveloping these areas and that the failure to clear, replan, rehabilitate, reconstruct or redevelop these areas results in progressive deterioration of the City as a whole, continued decline in the City's population, and excessive and wasteful expenditures of public funds for policing and sanitation and other public services. The Council further determines and declares that such conditions can be improved but that improvement may require the investment of large amounts of capital so that adequate parcels of land can be acquired at fair prices, such areas can be cleared by demolishing existing old, obsolete, inadequate, unsafe or unsanitary buildings, and such areas can be redeveloped using appropriate land use planning under proper supervision. The large scale redevelopment of these areas is necessary for the public welfare and constitutes public uses and purposes for which the City may acquire private property by purchase or eminent domain. Therefore, the provisions hereby enacted are declared as a matter of legislative determination to be in the public interest.
[Ord. No. 858 §2, 6-19-2000]
The provisions of the "Urban Redevelopment Corporations Law", found at Chapter 353 of the Revised Statutes of Missouri, are hereby accepted and shall apply to all persons and corporations operating under this Chapter.
[Ord. No. 858 §3, 6-19-2000]
The following terms, whenever used or referred to in this Chapter, shall, unless a different intent clearly appears from the context, be construed to have the following meanings:
- That portion of the City which the Council has found or shall find to be blighted so that the clearance, replanning, rehabilitation or reconstruction thereof is necessary to effectuate the purposes of this Chapter. Any such area may include buildings or improvements not in themselves blighted, and any real property, whether improved or unimproved, the inclusion of which is deemed necessary for the effective clearance, replanning, reconstruction or rehabilitation of the area of which such buildings, improvements or real property form a part.
- That portion of the City which the Council determines that by reason of age, obsolescence, inadequate or outmoded design or physical deterioration have become economic and social liabilities and that the conditions of such localities are conducive to ill health, transmission of disease, crime or inability to pay reasonable taxes.
- The Planning and Zoning Commission of the City of Caruthersville.
- The City Council of the City of Caruthersville.
- The amount determined by the Commission to be actual cost of redevelopment or of that part thereof for which such determination is made. The term shall include, among other costs, the reasonable expense of planning the redevelopment, including preliminary studies and surveys, neighborhood planning and architectural and engineering services, the reasonable value of the services performed in connection with the development plan, interest during construction, the actual cost of the real property or any part thereof where acquired partly or wholly in exchange for securities, the actual cost of demolishing existing structures, the actual cost of utilities, landscaping and roadways, the actual cost of constructing and furnishing buildings and improvements, including the costs of equipment and architectural, engineering and builder's fees, the actual cost of reconstruction, rehabilitation, redevelopment, remodeling or initial repair of existing buildings and improvements, reasonable management and operations costs until the redevelopment is ready for use and the actual cost of improving those portions of the area which are to remain open spaces; together with such additions to development costs as shall equal the actual cost of additions to or changes in the redevelopment in accordance with the original development plan or after approved changes therein or amendments thereto.
- A plan, together with any amendments thereto, for the development of all or any part of a blighted area.
- A mortgage, trust indenture, deed of trust, building and loan contract or other instrument creating a lien on real property to secure the payment of an indebtedness, and the indebtedness secured by any of them.
- Includes any natural person, firm, partnership, joint venture, association, corporation (except a redevelopment corporation), whether organized for profit or not, estate, trust, business trust, receiver or trustee appointed by any State or Federal court, syndicate or any other group or combination acting as a unit.
- Includes lands, buildings, improvements, land under water, waterfront property and any and all easements, franchises and hereditaments, corporeal and incorporeal, and every estate, interest, privilege, easements, franchise and right therein, or appurtenant thereto, legal or equitable, including restrictions of record, created by plat, covenants or otherwise, rights-of-way and terms for years.
- The clearance, replanning, reconstruction or rehabilitation of any blighted area and the provision for such industrial, commercial, residential or public structures and spaces as may be appropriate, including recreational and other facilities incident or appurtenant thereto.
- An urban redevelopment corporation organized under and pursuant to the provisions of the Urban Redevelopment Corporations Law and shall include any life insurance company organized under the laws of or admitted to do business in the State of Missouri which shall undertake a redevelopment project under the provisions of this Chapter.
- A specific work or improvement to effectuate all or any part of a development plan.
- Chapter 353 of the Revised Statutes of Missouri as it may be amended from time to time hereafter.
Words used but not otherwise defined herein shall have their common meanings. Words used in the present tense include the future, the singular number includes the plural and plural includes the singular, unless the context clearly implies otherwise.
[Ord. No. 858 §4, 6-19-2000]
Submission Of Application Form. Any redevelopment corporation proposing to file a development plan for the approval of the Commission and the Council must first file the development plan with the City Clerk. Immediately after receipt of the filing of the development plan, the City Clerk shall forward the development plan to the Code Enforcement Officer. The Council shall not act on a development plan until the Commission has submitted a report on such plan to the Council.
[Ord. No. 858 §5, 6-19-2000]
Blight Study. Any application for approval of a development plan shall include evidence that the area is a blighted area as defined by Section 353.020(2), RSMo., and Section 160.030 of this Chapter, which evidence shall include the following:
Identification of facts which demonstrate that by reason of age, obsolescence, inadequate or outmoded design or physical deterioration the area as a whole has become an economic and social liability and is conducive to ill health, transmission of disease, crime or inability to pay reasonable taxes.
The existence of those conditions set out in Section 160.010 upon which the redevelopment corporation relies.
Identification and a factual description of each parcel within the area, including the nature and age of any improvements on the parcel and the physical condition of the parcel and any improvements thereon.
Cause Of Blight. No condition caused by the redevelopment corporation shall be considered evidence of blight.
Review By City Planning And Zoning Commission. The Commission shall review the blight study along with other evidence submitted to it.
Review By City Council. The Council shall analyze the blight study along with other evidence and determine if the area is a blighted area. The Council may, at its discretion, request an additional study of the area.
[Ord. No. 858 §6, 6-19-2000]
Notification. Prior to the public hearing before the Council, the redevelopment corporation shall provide the Council a form of written notice for the Council to furnish to each political subdivision whose boundaries for ad valorem real estate taxation purposes include any portion of the real property to be affected within the area which is the subject of the development plan.
Method Of Notice. Any notice required by this Section shall be in writing and mailed by certified or registered mail, return receipt requested, postage prepaid.
Contents Of Notice. Any notice required by this Section shall state the reason for the notice and, if the notice is a notice of a public hearing, the time, date and place of the hearing. The notice shall include:
A general boundary description of the area within the development plan;
The nature of the development;
A tax impact analysis indicating the actual and current ad valorem real estate taxes on the property proposed for redevelopment by parcel paid to each political subdivision and the estimated effect the development plan would have on such taxes if it is approved; and
An estimate of the amount of ad valorem real estate tax revenues of each political subdivision which would be affected by the proposed tax abatemert, based on the estimated assessed valuation of the real property involved as such property would exist before and after it is redeveloped.
Comments From Taxing Authorities. Any affected political subdivision may comment on the proposed development plan either in writing to the Commission or the Council or through a representative who appears at any hearing before the Council.
[Ord. No. 858 §7, 6-19-2000]
A development plan shall contain the following:
Legal description. A legal description of the proposed development area by metes and bounds or other definite designation.
Description of the redevelopment project. A description of the redevelopment project, including various stages of development, if any, and the approximate time each stage would begin and be completed, together with a description of the real property to be included in each stage so that each stage can be reasonably identified. The description shall include a time schedule for the commencement and completion of:
Property to be demolished immediately. A list of existing buildings or improvements in the development area which would be demolished immediately, if any, and the approximate period of time during which such demolition would take place.
Property not to be demolished immediately. A list of existing buildings or improvements in the development area which would not be demolished immediately, if any, and the approximate period of time during which demolition, if any, would take place.
Building renovation. A description of the proposed improvements, if any, to each building not to be demolished immediately, any proposed repairs or alterations to such buildings and the approximate period of time during which such improvements, repairs or alterations are to be made.
New construction. A description of the type, number and character of each new residential, commercial and industrial building or other type of improvement to be erected or made in the proposed development area.
Amenities. A description of those portions of the blighted area, if any, which shall be determined to be amenities to the redevelopment project including, but not limited to, any permanent residential open space for recreation, streetscape, plaza areas and other similar amenities.
Property for public agencies. A description of those portions of the blighted area, if any, which are proposed to be sold, donated, exchanged or leased to the Board of Education, Public Library Board, Art Commission or other public agency and an outline of the terms of such proposed sale, donation, exchange or lease.
Zoning changes. A description of the proposed changes, if any, in zoning ordinances or maps, necessary or desirable for the redevelopment, and protection against blighting influences of these proposed changes.
Street changes. A description of the proposed changes, if any, in streets or street levels, alleys, any proposed street closings and any changes which would have to be made to streets or alleys adjoining or near the redevelopment project including the plan for financing these changes.
Financing. A description of the estimated costs and the proposed method of financing the costs of the development plan including:
An estimate of the approximate costs of acquisition, demolition, construction and rehabilitation, if any; and
The amount of capital required. Evidence shall also be submitted that sufficient funds are available, or will be available upon approval of the development plan, for the acquisition of property within the area, completion of all planned demolition, construction and/or rehabilitation activities of the redevelopment project, and that those funds shall remain available until the redevelopment project is completed.
Management. The names of the individuals who are expected to be active in or associated with the management of the redevelopment project during the first (1st) year following the date the development plan is approved and the name and address of the registered agent in the State of Missouri for the redevelopment corporation.
Eminent domain. A legal description of the real property owned or proposed to be purchased or acquired by eminent domain by the redevelopment corporation, if any, and the reasons why this property must be acquired by condemnation.
Eminent domain on behalf of proponents of plan. The legal description of the real property, if any, proposed to be purchased or acquired by eminent domain by the City on behalf of the proponents of the development plan or by any other body authorized to acquire by eminent domain and the reasons why the aid of the City or other body is sought for that purpose.
Assignment of plan. The development plan shall provide appropriate restrictions on the right of assignment of the redevelopment project to any other entity to ensure that the intention and purpose of the redevelopment project will be carried out, provided that the redevelopment corporation may be permitted to assign the redevelopment project in the event such restrictions are available.
Certificate of incorporation. The redevelopment corporation shall include a copy of the certificate of incorporation from the Secretary of State in its plan.
Other information. The development plan and any application amendment thereto shall contain such other descriptions or exhibits as may be deemed relevant.
[Ord. No. 858 §8, 6-19-2000]
Payments In Lieu Of Taxes. In the course of considering any development plan for approval, the Commission and the Council shall consider any agreement in writing on behalf of the redevelopment corporation that, notwithstanding the provisions of the Missouri Redevelopment Corporations Law, it will make payments in lieu of real property taxes to the appropriate political subdivisions in such amounts which, together with the real property taxes to be paid on the land for the first (1st) ten (10) years shall, at minimum, equal the total real property taxes on the land and improvements during the tax year immediately preceding purchase of the property by the redevelopment corporation.
Distribution. Payments in lieu of taxes shall be distributed to all political subdivisions levying taxes on the area to be redeveloped on the same pro rata basis and in the same manner as the ad valorem real property tax revenues received by each taxing authority from such property in the year such payments are due.
Hearing And Report. As part of the consideration of any development plan, there shall be a full report on any agreement for payments in lieu of taxes.
[Ord. No. 858 §9, 6-19-2000]
Certification To Be Made With Application And Prior To Approval. At the time a development plan which provides for the acquisition of property by eminent domain is filed, the redevelopment corporation shall certify, as a consideration for approval of the development plan, that after the plan is approved:
It shall make a good faith attempt to purchase such property within sixty (60) days if the owner of the property indicates in writing to the redevelopment corporation that he desires to proceed with the sale of the property; and
It will, if a sale of the property cannot be consummated within such period, proceed forthwith to file a proceeding in condemnation after sixty (60) days have elapsed. This certification shall be filed with the City Clerk. Failure to abide by the terms of the certification shall be grounds for finding of a breach as hereinafter provided.
Certifications To Be Filed After Approval. After the Council has approved a development plan, the redevelopment corporation shall file an annual report which provides the following information:
The availability of equity financing as provided for in Section 160.070(11) hereof or some other acceptable alternative financing.
A legal description of any property acquired and the name in which such property was acquired as required pursuant to Section 160.120.
The addresses of all occupied residential buildings and structures owned or under the control of the redevelopment corporation and the status of compliance of such buildings and structures with the provisions of the City's Building Codes.
The status of the redevelopment project as to any permits applied for or issued, and any certificates of occupancy issued and any other appropriate documentation relevant to the information as part of Section 160.070(2) through (6).
Additional Certifications. The redevelopment corporation shall certify that the notices required by Section 160.060 have been given as there provided.
[Ord. No. 858 §10, 6-19-2000]
Determination Of Blighted Area. As part of its review of an application for approval of a development plan, the Commission shall review the evidence provided pursuant to Section 160.050(A) concerning the designation of the area as a blighted area and determine whether the declaration of blight is necessary and advisable to effectuate the public purposes set forth in Section 160.010 hereof.
Determination As To Development Plan. Regardless of the recommendation of the Commission on a determination of blight, the Commission shall review the development plan submitted and forward a recommendation on the development plan to the Council concerning the following:
Compliance with the City's development plan;
Necessity of the power of eminent domain to carry out the redevelopment project and to effectuate the purposes set forth in Section 160.010 without creating a negative effect on adjacent properties;
Sufficiency of size to allow redevelopment of the area in an efficient and economically satisfactory manner;
Practicality of the development plan;
Adequacy of public facilities for services to be provided concurrent with the redevelopment project including, but not limited to, school, fire, water, sewer, Police, transportation, park, playground and recreation, considering current facilities and any proposed facilities;
Appropriateness of any changes to zoning ordinances or maps, vacating or closing streets and alleys or the construction of streets and alleys; and
Determination As To Financing. The Commission shall review the description of financing provided pursuant to Section 160.070(11) and forward a recommendation on the adequacy of the financing based upon the costs proposed in the development plan to the Council.
Determination As To Tax Abatement. The Commission shall review the proposed redevelopment project and forward a recommendation as to the need for tax abatement considering the estimated cost of the redevelopment project and assessment of the effect of such tax abatement on the political subdivision affected by such abatement to the Council.
[Ord. No. 858 §11, 6-19-2000]
The Commission shall review the development plan and make a recommendation to the Council. In arriving at its recommendation, the Commission shall consider the blight studies, the development plan and whether the type of development is desirable for the area concerned. After fully considering each development plan, the Commission shall forthwith transmit its recommendation thereon to the Council.
[Ord. No. 858 §12, 6-19-2000]
Sunset Provision. After a development plan has been approved by the Council, the redevelopment corporation shall expeditiously acquire ownership of the property within the blighted area and commence the clearance of blight. Failure to acquire the fee interest and any lesser interest in the name of the redevelopment corporation or on behalf of the redevelopment corporation by a designated person within three (3) years after the date specified in the contract between the City and the redevelopment corporation for phase I and each phase thereafter shall result in an automatic loss of the development rights, including the rights of eminent domain and tax abatement, and the development plan and contract shall become null and void as to the respective and all subsequent phases; provided however, that if such failure is not a result of any fault on the part of the redevelopment corporation, a time extension may be granted pursuant to Section 160.140(C) hereof.
Certification. Prior to the expiration of time provided in Section 160.120(A), the redevelopment corporation shall notify the Mayor of all interest acquired by the redevelopment corporation or on behalf of the redevelopment corporation and identify any person acquiring such interests on behalf of the redevelopment corporation.
Condemnation. For purposes of this Section, the initiation of condemnation proceedings by the filing of a petition in the appropriate court and the continued pursuance thereof shall be deemed acquisition of the parcels of land under condemnation, provided that the redevelopment corporation has notified the Mayor of the condemnation action.
Contract Provisions. Any contract approved hereafter pursuant to Section 160.160(A) shall identify the provisions of this Section.
Applicability. The provisions set forth in this Section shall not apply to contractual arrangements entered into now or hereafter concerning termination of an approved redevelopment project, and any amendment thereto shall not be affected by this Section.
[Ord. No. 858 §13, 6-19-2000]
The Commission shall review any amendments to a development plan previously approved by ordinance and make its recommendation accordingly to the Council. No amendment shall be reviewed by the Commission unless and until an application for amendment has been filed with the City Clerk by the redevelopment corporation or its assigns which contains any information relevant to the proposed amendment which is required by Section 160.070, and unless and until the Commission has made all determinations required by Section 160.100 which are relevant to the proposed amendment. The notice and hearing requirements of Section 160.060 shall also apply.
[Ord. No. 858 §14, 6-19-2000]
Investigation. It shall be the duty of the Commission, after a development plan has been approved by the Council, to investigate and determine from time to time during construction of the redevelopment project whether the redevelopment corporation undertaking such development plan is fully complying with the provisions thereof, in the manner and at the times fixed therein for the performance of the various stages thereof, if any.
Reports. It shall also be the duty of the Commission to make reports on each redevelopment project from time to time during the construction of the redevelopment project, and at least once a year to the Council, about the performance or compliance with the development plan and the compliance with the provisions of this Chapter by any corporation operating thereunder; provided however, that no report is required if the plan has been amended within the preceding twelve (12) months.
Time Extension. The Council may, upon the recommendation of the Commission and for good cause shown, grant a redevelopment corporation which is operating under an approved development plan an extension of time in which to complete the redevelopment project or any stage thereof.
Recommendation Of Certification. When a redevelopment corporation operating under an approved development plan has completed the redevelopment project in accordance with the provisions of the development plan in the manner and at the time fixed therein for the performance of the various stages thereof, the Commission, upon the written request of such redevelopment corporation, shall conduct an investigation, and if the Commission determines that the redevelopment project has been so completed, it shall recommend to the Council that a certification of full compliance be issued to the redevelopment corporation for each stage, and the Council may authorize the Code Enforcement Officer to issue a certificate of compliance which shall be conclusive evidence of such compliance, except upon proof of fraud. The investigation and reports of the Commission required by Subsections (A) and (B) of this Section shall not be required or made subsequent to the date of issuance of such certificate; provided however, that every redevelopment corporation shall render annually to the Mayor during the existence of the tax relief period provided in Section 160.230 three (3) copies of its financial report for the preceding year, which report shall disclose the earnings of the redevelopment corporation and the disposition of any net earnings in excess of those provided for under Section 160.190 and the interest rate on income debentures, bonds, notes or other evidences of debt of the redevelopment corporation. The Code Enforcement Officer shall review the financial report of the redevelopment corporation and thereafter file the financial report, accompanied by his opinion as to compliance by the redevelopment corporation with Section 160.190, with the City Clerk and the Commission.
Assistance For Commission. The economic developer of the City of Caruthersville shall provide such assistance as requested by the Commission in making the investigations and preparing the reports required by this Chapter.
Rules And Regulations. The Commission shall have power to make and adopt the rules and regulations necessary and proper to effectuate the purposes of this Chapter.
[Ord. No. 858 §15, 6-19-2000]
The Commission may adopt a schedule of fees to be paid by the proponents of any development plan by filing its report on each development plan, any amendments thereto and other instruments in connection therewith, with the Council. The amount of these fees shall not exceed the reasonable cost of the examination, inspection and supervisory services required under this Chapter and shall be subject to the approval of the Council.
[Ord. No. 858 §16, 6-19-2000]
The Commission's report on each development plan shall be filed with the City Clerk along with a copy of the ordinance providing for the approval, disapproval or other action on such plan. If the ordinance provides for the approval of the plan, the Council may, if it so desires, authorize the Mayor to enter into a contract on behalf of the City with the proposer or proposers of the plan, such contract to contain the provision that the applicable provisions of this Chapter shall be incorporated by reference into such contract, and a provision that the terms, conditions or provisions of the contract can be neither modified nor eliminated except by mutual agreement between the City and the proposer or proposers of the plan; provided however, that no such contract shall be construed as an enlargement of the authority conferred upon the City by the Urban Redevelopment Law. The City Clerk shall submit such ordinance, together with such report and plan, to the Council at its next regular or special meeting thereafter. At such meeting a date shall be set for a public hearing thereon.
After a public hearing has been held upon development plan, and after the Commission has submitted its report thereon, the Council shall:
Unconditionally approve the plan;
Approve the plan subject to such conditions, exceptions or restrictions as the Council may deem to be in the public interest;
Refer the plan to the Commission with recommendations as to changes or amendments to be made therein; or
[Ord. No. 858 §17, 6-19-2000]
In any ordinance approving a development plan, the Council shall make the following findings and declarations:
That the area included within a development plan is a blighted area and that the clearance, redevelopment, replanning, rehabilitation or reconstruction thereof is necessary for the public convenience and necessity.
That if a redevelopment corporation seeks to acquire all or any part of the real property within a blighted area by exercise of the power of eminent domain, such acquisition by the power of the eminent domain is for the public convenience and necessity.
That approval of the development plan and construction of the redevelopment project are necessary for the preservation of the public peace, property, health, safety, morals and welfare.
[Ord. No. 858 §18, 6-19-2000]
If the redevelopment corporation proposing a development plan seeks to acquire by eminent domain in its own name all or any part of the real property described in the development plan, the Council shall, by ordinance, determine that the public convenience and necessity will be served by the development plan and redevelopment project, and grant to such redevelopment corporation a certificate of public convenience and necessity authorizing and empowering the redevelopment corporation to acquire by the exercise of eminent domain such real property in fee simple or other estate, provided that such real property shall be devoted to the purposes and used subject to the conditions described in the development plan. Such redevelopment corporation may thereafter exercise the power of eminent domain in the manner provided by any other applicable statutory provision. Property already devoted to a public use may be acquired in like manner, provided that no real property belonging to the City or to the State or any political subdivision thereof may be acquired without its consent.
[Ord. No. 858 §19, 6-19-2000]
Obligations, Interest Thereon. No redevelopment corporation whose development plan has been approved by the Council shall:
Issue income debentures, bonds, notes or other evidences of debt bearing or paying an interest rate in excess of that permitted by State law.
Pay any interest on its income debentures or dividends on its stock, regardless of class or preference, during any dividend year unless there shall exist at the time of such payment no default under any amortization requirements with respect to its indebtedness, nor unless all accrued interest, taxes and other public charges shall have been duly paid or reserves set up for the payment thereof, and adequate reserves provided for depreciation, obsolescence and other proper reserves.
Net Earnings. The net earnings of a redevelopment corporation whose development plan has been approved by the Council shall be limited to an amount not to exceed eight percent (8%) per annum of the cost to the redevelopment corporation of the redevelopment project including the cost of the land or the balance of the total cost of the project as reduced by amortization payments; provided that the net earnings derived from any redevelopment project shall in no event exceed a sum equal to eight percent (8%) per annum upon the entire cost thereof. Such net earnings shall be computed by deducting the following from gross earnings:
All reasonable costs and expenses of maintenance and operation;
All amounts paid for taxes, assessments, insurance premiums and other similar charges; and
An annual amount sufficient to amortize the cost of the entire project at the end of the period which shall not be more than sixty (60) years from date of completion of the redevelopment project.
[Ord. No. 858 §20, 6-19-2000]
The development plan may, upon approval of the Council, contain provisions that the surplus earnings provided under Section 160.190:
May be held by the redevelopment corporation as a reserve for maintenance at such rate of return in the future and may be used in such rate of return which may have occurred in prior years;
May be used to accelerate the amortization payments;
May be used for the enlargement of the redevelopment project; or
May be used for reduction in rentals therein; provided, that at the termination of the tax relief granted pursuant to Section 160.230, the redevelopment corporation shall make a strict accounting of surplus earnings and shall turn over to the City any excess of such surplus earnings not previously used as provided in (1), (2), (3) or (4) of this Section.
[Ord. No. 858 §21, 6-19-2000]
Any life insurance company operating under this Chapter shall be limited in its net earnings derived exclusively from the ownership and operation of any redevelopment project constructed pursuant to a development plan to an amount not to exceed eight percent (8%) per annum upon any sums actually invested in or devoted to such redevelopment project after setting aside the reserves required by Section 160.220; provided however, that any surplus earnings in excess of such rate shall, in the discretion of the Council, be held either:
As a reserve for future eight percent (8%) per annum returns upon its investments;
For use in the maintenance or enlargement of the redevelopment project; or
For reduction in rentals charged tenants thereof. In each case, such net earnings shall be computed according to standard accounting practices.
[Ord. No. 858 §22, 6-19-2000]
Acquisition Of Property. A redevelopment corporation may acquire real property or secure options in its own name or in the name of nominees, and it may acquire real property by gift, grant, lease, purchase or otherwise.
Encumbrance Of Property. A redevelopment corporation may borrow funds and secure the repayment thereof by mortgage which shall contain reasonable amortization provisions and shall be a lien upon no other real property except property forming the whole or a part of a single development area, or any part thereof, may create a first (1st) lien, or a second (2nd) or junior lien, upon such real property.
Disposal Of Property. A redevelopment corporation may sell or otherwise dispose of any or all of the real property acquired by it for the purpose of a redevelopment project. The ordinance approving any development plan and any contract entered into pursuant thereto may provide that in the event of the sale or other disposition of real property of any redevelopment corporation by reason of the foreclosure on any mortgage or other lien through insolvency or bankruptcy proceedings, or by order of any court of competent jurisdiction, or by voluntary transfer or otherwise, the tax relief provided under Section 160.230 of this Chapter shall inure to any purchaser of such real property so long as such purchaser shall continue to use, operate and maintain such real property in accordance with the provisions of the development plan. If such ordinance and contract do not so provide and the purchaser of such real property shall continue to use, operate and maintain such real property in accordance with the provisions of the redevelopment plan, the Council may grant the tax relief provided in Section 160.230. If such real property shall be used for a purpose different than that described in the redevelopment plan, or if the purchaser does not desire the property to continue under the redevelopment plan, or if the ordinance approving the plan does not provide for continuing tax relief and the Council shall refuse to grant the purchaser continuing tax relief, the real property shall be assessed for ad valorem taxes upon the full true value of the real property and may be owned and operated free from any of the conditions, restrictions or provisions of this Chapter and the Urban Redevelopment Corporations Law.
[Ord. No. 858 §23, 6-19-2000]
In any ordinance approving a development plan, after public hearing, the Council shall set the level of any tax relief to be provided pursuant to the Urban Redevelopment Corporations Law. Such relief shall be set as follows:
Full exemption. The real property of a redevelopment corporation which is acquired pursuant to this Chapter and in compliance with the Urban Redevelopment Corporations Law shall not be subject to assessment or payment of general and valorem taxes imposed by the City or by the State or any political subdivision thereof for a period set by the Council by ordinance, not in excess of ten (10) years after the date upon which such redevelopment corporation became owner of such real property, except to the extent and in such amount as may be imposed upon such real property during such period measured solely by the amount of the assessed valuation of the land, exclusive of improvements, acquired pursuant to this Chapter and owned by such redevelopment corporation, as was determined by the Assessor of Pemiscot County, for taxes due and payable thereon during the calendar year during which the redevelopment corporation acquired title to such real property; and the amounts of such tax assessments shall not be increased by the City or by the State or by any political subdivision thereof during such period so long as the real property is owned by a redevelopment corporation or its permitted successors and assigns pursuant to Section 353.150.4, RSMo., 1994, and used in accordance with a development plan authorized by the Council.
Property already exempt. In the event, however, that any such real property was tax exempt immediately prior to ownership by any such redevelopment corporation, the Commission shall immediately request such County Assessor to promptly assess such land, exclusive of improvements, in accordance with the provisions of Section 353.110, RSMo. The amount of such assessed valuation so fixed by the County Assessor shall not be increased by the City or by the State or by any political subdivision thereof during set pursuant to subparagraph (1) above, so long as such real property is owned by the redevelopment corporation and used in accordance with the development plan authorized and approved by the Council.
Partial exemption. For the next ensuing period set by the Council by ordinance, not in excess of fifteen (15) years, ad valorem taxes upon such real property shall be measured by the assessed valuation thereof as determined by the County Assessor upon the basis set by the Council by ordinance, not to exceed fifty percent (50%) of the true value of such real property, including any improvements thereon, nor shall such valuations be increased over fifty percent (50%) of the true value of such real property from year to year during such ensuing period, so long as such real property is owned by redevelopment corporation or permitted successors and assigns pursuant to Section 353.150.4, RSMo., and used in accordance with an authorized development plan. Notwithstanding the provisions of the Missouri Redevelopment Corporation Law, the redevelopment corporation and the Council may agree that such real property may be fully assessed for all or part of the term of partial exemption.
For projects related to any riverfront development designed to enhance the location of an excursion gambling boat licensed under the provisions of Sections 313.800 to 313.850, RSMo., real property tax abatement under Chapter 353, RSMo., shall not apply for each year of the redevelopment project to the assessed value of the real property for taxes due and payable during the calendar year preceding the calendar year during which a redevelopment corporation acquires title to such real property, but shall apply to any increase in the assessed value of such property after the acquisition of the real property by a redevelopment corporation.
Full assessment. After such periods, not in excess of twenty-five (25) years, such real property shall be subject to assessment by the City, State and County, and payment of all ad valorem taxes based on the full true value of the real property, and shall be owned and operated by the redevelopment corporation free from the conditions, restrictions and provisions of this Chapter, the approving ordinance and any rule or regulation adopted pursuant to this Chapter; provided that at any time after the completion of the redevelopment project, as authorized by ordinance, the redevelopment corporation may elect to pay to the City a sum equivalent to the amount of the general ad valorem taxes, not including interest or penalties, which would have been levied on the full value of the property from the date of the completion of the project, and from that date such real property shall be owned and operated by the redevelopment corporation free from the conditions, restrictions and provisions of this Chapter, the approving ordinance and any rule or regulation adopted pursuant to this Chapter.
[Ord. No. 858 §24, 6-19-2000]
Proceedings. Whenever any person or redevelopment corporation operating under an approved development plan does not substantially comply with the development plan or any contract entered into pursuant thereto within the time limits and in the manner for the completion of each stage thereof as therein stated (reasonable delays caused by unforeseen circumstances beyond their control excepted), or shall do, permit to be done or fail or omit to do anything contrary to or required of it by this Chapter or shall be about so to do, permit to do done, or fail or omit to have, then any such fact shall immediately be certified by the Commission to the Council, who may authorize the City Attorney to commence a proceeding in the Circuit Court in the name of the City to have such action, failure or omission or threatened action or omission stopped, prevented or rectified by injunction or otherwise, or in the name of the City to bring an action for damages against the redevelopment corporation for breach of any of the provisions of the redevelopment plan, provided that in the event the Commission determines that a redevelopment corporation has abandoned construction before completion of the project in accordance with the terms of an approved development plan and the Council accepts such determination, a declaration of abandonment shall be filed with the Recorder's office in Pemiscot County and the real property thereafter included in the plan shall be subject that date to assessment and payment of all ad valorem taxes based on the true full value of such real property.
Exception. If any person or redevelopment corporation shall propose more than one (1) redevelopment plan and such plans are approved as provided in this Chapter, the failure to comply with one (1) or more such plans within the time limits and in the manner for the completion of each stage thereof is therein stated shall not give the City any right of action with respect to plans which have been fully complied with within the time limits and in the manner for the completion of each stage thereof as therein stated, and the real property included in such plans which have been fully complied with shall be entitled to the tax relief provided for in this Chapter.
[Ord. No. 858 §25, 6-19-2000]
The City may:
Acquire by exercise of the power of eminent domain or otherwise an area designated as a redevelopment area;
Clear any such real property and install, construct and reconstruct street, utilities and any and all other City improvements necessary for the preparation of such area for use in accordance with the provisions of this Chapter and the Urban Redevelopment Corporations Law; and
Sell such real property for use in accordance with the provisions of this Chapter.
[Ord. No. 858 §26, 6-19-2000]
The City or any person or redevelopment corporation may accept grants or loans of money from the Government of the United States or the State of Missouri or any department or agency thereof to effectuate the purposes of this Chapter.


text:
Welcome to quantrillsguerrillas.com the most comprehensive on-line resource for all things related to William Clarke Quantrill, the men who rode with him and as those who violently opposed them!
Have You Seen The Live Rebel Yell Video? How many people can say they have heard an authentic Rebel Yell? Until recently, no known recorded examples were thought to exist. Fortunately there have been at least two examples recently uncovered. This example is a video-tape purportedly made in the 1930's at a reunion where numerous Ex-Confederates belt out their version of the Rebel-Yell, first in unison, then multiple solos examples are performed by identified veterans. Although both are well worth watching, since one picture is worth one thousand we decided to only include the video. Video©Smithsonian magazine, all video rights belong to Smithsonian magazine. NO COPYRIGHT INFRINGEMENT INTENDED. Presentation ©Patrick Marquisquantrillsguerrillas.com "Permission should be requested and agreed to before using this copyrighted essay and/or image."


text:
Though Toyota is launching its new, retro-inspired FJ Cruiser to rekindle the flame of the original Land Cruiser FJ40, affection for the original Japanese jeep has never really waned. TLC of Van Nuys, California has built a business around restoring old Cruisers and keeping customers' workaday models running. Now, the company is launching a nearly bang-on replica of the original FJ40. Dubbed the Icon, the modern take on the classic is hand built and is powered by a GM 350ci crate motor producing 350 hp and 400 ft.-lbs of torque. mated to a Venture 4500 five-speed tranny. Click through for more pics. [Thanks to Doug for the tip.]
TLC Icon [TLC]
s FJ Cruiser on Its Way


text:
Checkmate Powerboats to Attend 6th Annual Owner's Rally!
Checkmate Powerboats is proud to announce that they will be sponsoring the 6th Annual Checkmate Owners Rally on the weekend of July 17-19th 2015 at Lake Cumberland.
The owner's rally, with 25 plus boats already signed up will also have Dean Reynolds, the General Manager of Checkmate Powerboats in attendance along with Kip Combs to hand out some Checkmate swag, help troubleshoot Checkmate issues and answer any questions on new Checkmates.
If you would like more information on the owner's rally or would like to take part, please send a private message here on the forums to either JJG (Jeff) or RNGRDVE (Dave) the organizers of the Owner's Rally as they will be more than happy to answer any questions.
You can also get additional information in the event thread located here on the forums :)
|All times are GMT -4. The time now is 09:45 AM.
Powered by vBulletin® Version 3.8.4
Copyright ©2000 - 2020, Jelsoft Enterprises Ltd.
Copyright © 2002-2020 Checkmate-Boats.com & Whitecap Enterprises Corp. All Rights Reserved.
Images & Content are © Copyright material and may not used without prior written permission.


text:
Familiarise yourself with Lapland's nature.
Lapland is renowned as being the land of fells and northern lights, a place with winters where there's always snow and harsh temperatures. This is true, but Lapland's nature has plenty more to offer. Lapland has eight very distinctly different seasons, a limited but diverse flora and fauna, and expansive river waterways. Lapland's nature has species typical for such climates, species that are well acclimatized to the changing conditions of the region.
What images do you see when you think about Lapland's nature? Do you see snowy fells? Or perhaps reindeers or marshes blooming with cloudberries? The possibilities are many, as in the real world when you take a trip into Lappish nature. These pages showcase the diversity of Lapland's nature.
In Lapland, the eight seasons of the year differ greatly from each other. There are various factors affecting the climate, and it is thanks to them that we can enjoy warm and sunny summer days, frosty and beautiful winter days, as well as the uniqueness of the Polar Night and Polar Day, the long periods of continuous night and day.
The astonishing fells and fast-flowing rivers are perhaps the most well-known offerings of Lapland's nature. This is no surprise, since the fells have been here for tens of millions of years just where they are today. What kind of stories could they tell us? That is something we will probably never know. Lappi.fi, however, provides you with all the essential information that you need to know about our nature. You will learn about our fells, rivers, and lakes. We will also tell you about the plants and animals that are typical for Lapland.
Our soil is enriched with gold. There is something extremely fascinating and mystical about gold - it has, after all, been an object of passion for men for millennia. Lappi.fi offers you a story of the history and presence of gold.


text:
Now Available: Innovators Under 35 2013 See The 2013 List »
Samuel Madden, 29
Simplifying wireless sensor nets
Wireless sensor networks enable the remote monitoring of everything from the habitat of an endangered bird species to a buildings response to an earthquake. The problem, says computer scientist Samuel Madden, is that proper programming of the nets data-gathering "motes" can require months of expert attention. In 2003, while a graduate student at the University of California, Berkeley, Madden created software called TinyDB that translates high-level queries like "Whats the average temperature in the forest?" into precise instructions. Madden, an assistant professor of computer science, is now installing sensors in cars to monitor operating conditions and figure out faster routes.
2005 TR35 Winners
Parham Aarabi
Sharpening a computers listening skills
Regina Barzilay
Teaching computers to read and write
Stewart Butterfield
Building communities through photos
George Candea
Protecting software from crashes
Bryan Cantrill
Tracing software in real time
Andy Carvin
Bringing Internet power to the have-nots
Narashima Chari
Setting the mesh networking standard
Bram Cohen
Upending the file-sharing world, bit by bit
Dennis Crowley
Moving online socializing into the streets
Tracey Ho
Scrambling bits for a more efficient Internet
Samuel Madden
Simplifying wireless sensor nets
David Pennock
Predicting the future of markets


text:
Julian Assange's "crime" was revealing the wrongdoing of the national-security establishment. In the minds of those who blindly support the US state, this is not to be allowed, even if the information is 100% true.
SocialismWorld History
Sadly, the practice of branding political opponents as "insane" is not confined to the now-defunct Soviet state.
Taxes and SpendingMoney and Banking
We are told that if further signs of recession develop the government must spend more to keep the boom whipped up. This is false.


text:
Discussion of Motorola audio accessories such as speaker-mics, two/three-wire surveillance accessories, mics and speakers.
Use this control to limit the display of threads to those newer than the specified time frame.
Allows you to choose the data by which the thread list will be sorted.
Order threads in...
Note: when sorting by date, 'descending order' will show the newest results first.


text:
Photo: Hayley Barker courtesy Invercargill CIty Council.
Gala Street, Invercargill
Photo: Hayley Barker courtesy Invercargill CIty Council.
Powered by www.eventfinda.co.nz
The Chase's Governess is unhappy arrival of new Chaser means she's paid less
Love Christmas movies? Actually, this Season may just have provided a new fave
Netflix's We Are the Champions, TVNZ's Sister among great new shows to stream
Taylor Swift adds to her Folklore with Disney+'s intimate Long Pond Sessions
The best shows to watch on TVNZ OnDemand right now
How TV shows have handled the pandemic: The Good, the bad, and the not at all
'I just didn't believe that': Sean Astin recalls Peter Jackson's brutal critique on Lord of the Rings set
How soon is too soon to take your kids to big gigs?
Friends star Matthew Perry is engaged to 29-year-old girlfriend Molly Hurwitz
Mads Mikkelsen to replace Johnny Depp in Fantastic Beasts 3
What to watch on Amazon Prime Video
The Wiggles reflect on 30 years at the top of the kids' entertainment game ahead of New Zealand tour
Let Him Go: Diane Lane and Kevin Costner's unsettling, engrossing drama
Quiz: How well do you know your TV trivia?
So many lives would be different if we'd had The Queen's Gambit 50 years ago. Including mine
To have your Event appear on Stuff Events, go to www.eventfinda.co.nz who supply the event listings for this site.Click here to add your Event now!


text:
Harvard stripped of quiz tournament titles
Harvard student improperly accessed website
Harvard University has been stripped of four quiz tournament titles after organizers found a student improperly accessed a competition website.
On its website, National Academic Quiz Tournaments says it has awarded four Harvard wins from 2009 to 2011 to other schools.
See a slideshow of famous Harvard dropouts
The University of Minnesota now will claim two championships, and University of Chicago and Virginia Commonwealth University each get one win.
Tournament officials say Andy Watkins accessed website pages with information about questions on which he competed as a Harvard student.
Watkins, who was a writer for the tournament organization, says on its website he regretted his immaturity, but competed in good faith for Harvard.
NAQT says there wasn't evidence Watkins took advantage of access to help in game situations, but they vacated the wins because of fair play expectations.


text:
Follow this tag to curate your own personalized Activity Stream and email alerts.
Park(ing) Day is an international celebration of alternative street design, which started in 2005 when Rebar, a San Francisco art and design studio, converted a single metered parking space into a temporary public park in downtown San Francisco. Now it's a worldwide phenomenon, and today New Yorkers will transform more than 30 boring parking spots into temporary parks. — gothamist.com
Last year, PARK(ing) Day transformed 850 metered parking spots into temporary parks in 183 cities in 30 countries on 6 continents. View full entry
Current tag:


text:
We value your privacy. We may collect personal information from you for business, marketing, and commercial purposes. Read more
We value your privacy. We may collect personal information from you such as identifying information (name, address, driver's license number), transactional information (products or services purchased and payment history), digital network activity (interactions with our website, IP address), geo-location data, audio recordings and other forms of personal information. We use this information for business, marketing and commercial purposes, including but not limited to, providing the products and services you request, processing your claims, protecting against fraud, maintaining security, confirming your identity and offering you other insurance and financial products.
For California residents, click here to view the full version of the California Consumer Privacy Notice.Para español, haga clic aquí para ver la versión completa del Aviso de Privacidad del Consumidor de California. Read less
Start Of Main Content
Whether you're a new or seasoned driver, State Farm® has car insurance, maintenance and safe driving articles full of tips to make sure you're prepared for the open road. View entire collection of auto and vehicle articles.
These articles from State Farm® will help you and your car stay protected whether you're driving in town or on the open road.
These articles can help you when you are looking to buy a new or used car, sell your car, and understand the car buying process.
Let these State Farm® articles steer you right on premiums, deductibles, and other types of insurance coverages for your vehicle.
Articles about insurance for teenagers and driving safety tips to help keep your teen and others safe and knowledgeable about the rules of the road.
Motorcycle Insurance, maintenance, and riding articles from State Farm® to help you stay safe on the open road while biking.
Articles from State Farm® to help get you and your powersport vehicle ready for a ride.
Proper vehicle maintenance keeps your car running. These articles can help you maintain and repair your car, truck, or SUV.
The weather can have a huge effect on the driving conditions. These State Farm® articles will help you drive no matter what it's like outside.
Make the most of your RV or boating experience with helpful tips from State Farm® around purchasing, driving and maintaining your vehicle.
No matter if you're buying, selling or maintaining a home, apartment, or condo, State Farm® can help keep you on track with these tips. View the entire collection of residential articles.
State Farm® offers tips on safely maintaining your home, apartment, or condo for every season.
State Farm® offers tips on buying and selling a home or condo. Learn all you can about appraisals, realtors or how to stage a house.
Insurance tips that can benefit homeowners, renters, and condo owners from State Farm®.
Finding and renting a home or apartment that is right for you can be daunting but with a few simple tips and information, you can ensure a good rental experience.
Get the most out of your condo investment. Follow these helpful tips from State Farm® on condominium unitowners insurance, maintenance and safety of your condo.
State Farm® helps manufactured home owners get the most out of the property.
Articles from State Farm to help keep you, your family, and your home safe and secure from fires, theft, and other potential hazards.
Make sure your home is ready for weather related issues using these articles from State Farm®.
Home calculators from State Farm® to make smarter decisions when looking to refinance or buy a home.
Credit and loan tips to help you plan for the future as well as information on deposit accounts and how to help protect your financial information. View the entire collection of banking articles.
Check out the following tips from State Farm® on everything you need to know about credit, your credit score, and how to protect it.
Let State Farm® guide you through different types of loans, like auto loans, mortgages, and consolidation loans with scenarios to better understand the basics.
Checking accounts, money markets, savings accounts? Not sure what account is right for you? View these tips from State Farm® to help you decide.
Creating and maintaining a budget helps you stay on track, but you'll want to keep some important tips and suggestions like differentiating between needs and wants and expecting the unexpected in mind also.
Articles to help keep your personal and banking information secure while browsing, shopping, and banking online.
Let State Farm® help you secure financial goals for your young children and teens with these banking tips.
Child identity theft is a very real issue these days. Here are some ways to help you improve child security.
Must-dos before you host your next gathering.
Know how to keep spiders and insects away.
This loan payment calculator shows monthly amounts due on your loan and the total amount paid over time.
Use this calculator by entering the details of the purchase and lease options and see if buying or leasing a car is right for you.
Use this calculator to see if paying for you next car, truck, or SUV in cash is better than financing the vehicle with a low interest loan.
Collections of articles to help you through the many stages of life.
Collection of articles around trending topics.
Collections of articles to help protect you, your family, and your home.
The information in this article was obtained from various sources not associated with State Farm®. While we believe it to be reliable and accurate, we do not warrant the accuracy or reliability of the information. These suggestions are not a complete list of every loss control measure. The information is not intended to replace manuals or instructions provided by the manufacturer or the advice of a qualified professional. Nor is it intended to effect coverage under our policy. State Farm makes no guarantees of results from use of this information.


text:
Quality Product
Order On-line Tracking
Timely Delivery
Credit Rating
Credit Services
Credit Purchasing
pu frame with silver mosaic mirror around, wall decor item, wall decor,classical design,competitive price.
mirror frame with silver mirror sheet, home decor item, wall decor, contemporary wall mirror frame, silver finish,
we are manufacture of wall deco items: wooden mirror frame, pu mirror frame, wall art and wall plaques.
Character List
1. Low cost: The surface painting is finished and installation time is very short; Can be planed, sawed, nailed and glued by yourself.
2. Light weight: Good resilience, light and hard.
3. Entirety: Classic, elegant and uniform
4. Water-proof: No moisture-absorbing, water-permeation and mild-ew-arising; Anti-erosion, resist acid and alkali
5. Environment protection: Using polyester as raw material to avoid forest hag
6. Flower grain: Clear-cut, fluency, water caltrop clearly, lubricity rectitude
7. Using time: No limit weather change bend, no desquamating, no chap, using life-span long.
8. Painting color: Special type PVC leather & raw material integrative figuration synthesizing surface, lacquer oil no hell, and finished goods paint any color dope
1. What is our factory's vantage?
Our factory founded in 1998, and we have much experience in mirrors. And it is the family business, so we pay much attention on the quality.
2. What about the packing?
Now the carton packing or wooden carte packing both avaialbe for us. Or we can provide the packing as your requirement
3. What about the material of the mirror?
We have the material in 4mm, 5mm and 6mm silver mirror. It depends on the customer's requirement. We also can provide the 3.6mm, 4mm and 5mm aluminum mirror
1. Manufacturer Overview
|Year Established
|Annual Output Value
|Main Markets
|Company Certifications
2. Manufacturer Certificates
|a) Certification Name
|Validity Period
3. Manufacturer Capability
|a)Trade Capacity
|Nearest Port
|Export Percentage
|No.of Employees in Trade Department
|Language Spoken:
|b)Factory Information
|Factory Size:
|No. of Production Lines
|Contract Manufacturing
|Product Price Range


text:
Hey guys!!! Long time no see.
So Ishani (Fabulous) and I (Lostkitten) wanted to make a place for all us old tankers to hang out on. Seeing as tanked is pretty much dead, its hard to keep up with everyone so we thought it would be cool to make a discord server for all the old tanked members.
Heres the link: https://discord.gg/YCebwV
We hope to see you there, love ya all!


text:
Nominated as "Outstanding Teacher" numerous times since 1979 by Clark University's senior class, Nathaniel Chase Seale has been voted this award, as well. As a Clark graduate, long-time Worcester resident and human service professional, Mr. Seale has seen first-hand how much influence Clark exerts in the lives of its students and the contributions they, in turn, make to the Worcester community and beyond.
Mr. Seale's clinical work centers on student support services, school psychology and school counseling, as well as social work in schools and human service agencies. He coordinates the three course School Psychology Sequence and the four course Human Services Sequence. This includes the instruction and mentoring of undergraduates in all courses comprising both sequences. In addition, he is responsible for the development and selection of field experience relevant to each sequence as well as supervision of undergraduates during their placements.
Undergraduates engage in experiences encompassing a wide range of settings related to individual interests and possible career plans. Within the Human Services Sequence, Mr. Seale places and supervises students who work with client populations such as court-acquainted youth (the client base for his initial two years as a counselor at a Massachusetts Department of Youth Services institution), emotionally disturbed children and adolescents, victims of domestic abuse, the elderly, children with life-threatening illnesses, students with special needs and adults with developmental disabilities. Within the School Psychology Sequence, he places and supervises undergraduates with student support professionals in urban and suburban schools at both the elementary and secondary levels. Site supervisors for this sequence hold positions as school social workers (the field of his practice for 33 years with the Worcester Public Schools), school psychologists and directors of school guidance.
Mr. Seale's primary focus is on working with undergraduates who will be among the next generation of human service providers as they identify and develop the fundamental skills, attitudes and knowledge base essential for professional practice. Emphasizing the approach that clients "need an experience, not an explanation," he is interested in the core conditions underlying effective helping relationships. Related areas of inquiry and application include the influence of power, authority and organizational context within social work.
Mr. Seale is licensed by the Commonwealth of Massachusetts as a School Social Worker (K-12) and as a School Psychologist (K-12). He is the 2013 recipient of the Massachusetts School Psychologists Association "Educator of the Year" award.
Courses currently taught
Analysis of Individual Ability and Style (EDUC 266) Lecture/Discussion
Education and Social Policy (EDUC 155) Lecture/Discussion (also listed in Ethics and Public Policy)
Field Experience: Special Education and Human Services 1 (EDUC 194) Discussion/Field Placement
Field Experience: Special Education and Human Services 2 (EDUC 195) Discussion/Field Placement
Psychoeducational Practicum and Seminar: Sections 1& 2 (EDUC 268.1 & 268.2) Seminar/Field Placement
The Skilled Helper (EDUC 269) Lecture/Discussion/Practicum


text:
A few weeks ago on a Sunday afternoon I recieved a phone call from one of my real estate agent friends (yes I answered the phone on Sunday). His buyer had been pre-approved by a different mortgage lender but the lender had failed to explain to his client the difference between down payment and closing costs when buying ahome.
The buyer was using a FHA Loan and thought since the seller agreed to pay all closing costs, she did not need money at closing. To her suprise she was going to be short a few thousand dollars to cover the required minimum down payment for FHA Loans, which three and a half percent of the sales price.
They needed a solution and fast so they would not lose the contract on their desired home. The agent called to see if they could use grant money for down payment.
My answer was absolutely, if you are able to be approved for FHA Loan and have a credit score above 640 with income less than or equal to $125,580 the grant funds are a perfect fit, if short on cash. In a high cost area such as Woodbridge, Virginia saving for a down payment can delay homeownership for quite a while.
We approved the buyer and soon after the appraisal value of the home came back at $29,000 higher than the sales price.
First time buyer walks into home with $29,000 instant equity, cash back at closing and they used grant money to fund the down payment, an all around sweet deal.
Are you ready to see if accessing the grant funds can work for you when buying a home in Woodbridge, Virgina? Set up a consulation to chat with me at Queenofmortages.com or fill out our short application so we can create your specific buying plan.
I don't know about you but it could take awhile to save up $29,000 bucks!
Contact Markita Aldridge-Woods at (703) 929-2274 or via email for custom tailored mortgage solutions.
Let's stay connected:
Powered by Fairway Independent Mortgage, NMLS#2289, Equal Housing Lender


text:
Mobile Sensors Track Health of Elderly in Pilot Test
Small study found the technology useful for monitoring behavior, physical health
WEDNESDAY, July 13, 2011 (HealthDay News) -- A small pilot study of wireless mobile sensors used by a group of retirees suggests the technology may be useful in detecting meaningful changes in seniors' health, researchers at Dartmouth College report.
Eight elderly residents in a continuing care community, whose average age was 85, wore the waist-mounted, two-inch sensors for 10 days while the devices continuously measured such factors as time spent walking, sitting, standing and speaking with other people. These everyday behaviors often reflect physical and psychological health and potentially predict health problems, like depression or dementia, study author Dr. Ethan M. Berke said.
Men spent 21.3 percent of their time walking and 64.4 percent stationary, the study said, while women spent 20.7 percent of their time walking and 62 percent stationary. Time spent speaking with others was linked to mental health and social interaction scores, which were compared to participants' answers on four established questionnaires on health, physical activity, depression and friendship.
The sensor data in the study correlated strongly with the results of the four questionnaires, the investigators found.
"It's an easy jump to imagine other populations using this as well," said Berke, director of the Prevention Research Center at Dartmouth's Institute for Health Policy and Clinical Practice in Lebanon, N.H. "Our ability to sense and understand the behaviors . . . has been correlated with established metrics. Certainly we need to do much larger, more robust studies to see that these [results] correlate as strongly as they do."
The study was published in the July/August issue of Annals of Family Medicine.
While the sensor used in the study was a free-standing device, most smart phones could be outfitted to detect physical activity and mental cues, Berke said. Resulting data could potentially link to patients' electronic health records, providing medical professionals an objective source of information about the patient, he added.
This objective information would eliminate the bias and recall problems people can display when answering surveys or self-reports about their activities, Berke said.
"The number one thing we heard from participants was not that the device was difficult to use -- what they talked about was how inconvenient and difficult the surveys were to fill out. But we can't draw a lot of conclusions about this. I think it shows promise . . . but to say this is better than surveys at this point is a stretch," he added.
Dr. Gisele Wolf-Klein, director of geriatric education at North Shore-Long Island Jewish Health System, agreed with Berke's assessment and said she was concerned the small study size made it difficult to make recommendations about the use of the sensors.
"I think it's an interesting technology to see what kind of factors might influence overall quality of life," she said. "I would certainly question their attempt . . . I'm not sure you could statistically interpret this extremely small number."
More information
The AGS Foundation for Health in Aging has a wealth of information for the elderly in dealing with doctors.


text:
Welcome to Where in Sussex!
Where in Sussex is the site of a resident and explorer of Sussex, with information on Sussex Bonfire, Cycling in Sussex and various other pieces of information
Personal ChallengeTo cycle 2,012 miles in 2012Progress thus far: Unable to select database
South Street Archive
200 Days to GoPosted on Tuesday 15th February 2011 | 1 CommentThere are just 200 days until the start of the 2011 bonfire season in Uckfield on 3rd September! I am currently compiling information on all the main Sussex Bonfire events […]


text:
Earn a Graduate Certificate in Business Administration from Northeastern University
Meet your career goals at Northeastern University's D'Amore-McKim School of Business by earning a Graduate Certificate in Business Administration.
Northeastern University and the D'Amore-McKim School of Business are renowned for their expertise in experiential learning. Based in Charlotte, North Carolina, this short, full-time 8-month program, is designed to suit the needs of international students. Earning this graduate certificate may lead to additional opportunities for you to meet your professional goals.
If you would like to stay in the US after completing your certificate, you may be eligible to apply for Optional Practical Training (OPT) to work in the US for up to 12 months, or you could apply to one of many eligible master's programs at Northeastern University, including Corporate and Organizational Communication, Leadership, Project Management, and more.
To learn more about this exciting opportunity and to apply today, click here!


text:
|Would you like to get in touch with european ARTNET?
Contact one of the addresses below or use the contact form!
If you would like to give us your opinion, for further information or press material, and also for questions concerning possible cooperations, please contact:
basis wien
For technical questions or support, please contact:


text:
What are the meaning of the rings around the tree? What are they for?
Our Warranty Policy:
Alef Bet Jewelry offers free repairs for jewelry within one year of purchase.
Please note that repairs are reviewed on a case-by-case basis and additional charges may apply.
Alef Bet reserves the right to deny unreasonable repair and exchanges, notably items that have been altered, resized or repaired prior to being sent to Alef Bet Jewelry.
All sales & promotions are final, we do not make any adjustments to pricing.
If you have any questions about our Jewelry or how it's made, Call 818-882-9030 or Email email@example.com
We would love to hear from you!
What are the meaning of the rings around the tree? What are they for?