text:
In all cases where this chapter requires authorization and approval of plans by the Planning Board, no building permit shall be issued by the Building Inspector except upon authorization of, and in conformity with the plans approved by, the Planning Board. All uses other than one-family detached dwellings and agricultural uses shall require site plan approval by the Planning Board.
Change of use or conversion.
In cases of changes of use of an existing use or structure to a use permitted in the district, the Planning Board is hereby authorized to waive all or part of the requirements of Subsection C and § 250-38 where the Board determines the same are not applicable under the facts and circumstances of a particular application.
In cases of a change of use of an existing structure or use to a conditional use, the Planning Board may waive all or part of the requirements of § 250-38 where they do not apply, or their requirement would not provide the Planning Board with additional information necessary to make a judgment on the specific use.
A change of ownership of a given use in and of itself shall not constitute a change of use for the purpose of these regulations, so long as there is no change in the use itself.
Public hearings. The Planning Board shall, except as provided herein and above, fix a time for the conduct of a public hearing on the matter of a site plan application within 62 days from the date the application is received. The Planning Board shall mail notice of said hearing to the applicant at least 10 days prior to the hearing. Public notice of said hearing shall be printed in the official newspaper of the Town at least five days prior to the date thereof. The Planning Board shall decide upon the application within 62 days after the conclusion of the final hearing. The time within which the Planning Board must render its decision may be extended by mutual consent of the applicant and the Board. The decision of the Board on the application after conclusion of the public hearing shall be filed in the office of the Town Clerk within five business days after the day such decision is rendered, and a copy thereof mailed to the applicant. Notification of other municipalities and agencies shall be made in accordance with § 274-a of Town Law and §§ 239-l and 239-m of General Municipal Law and as spelled out in § 250-64B below for variances. Notification of property owners shall be in accordance with § 283-a of the Town Law in regard to Farm Operations in Agricultural Districts.
The Planning Board may, at its sole discretion, engage the services of such experts and/or consultants, including but not limited to engineers or other analysts, as it determines shall be required in order to properly evaluate a site plan application pursuant to this chapter. The costs for such expert consultation shall be limited to that necessary for proper consideration of said application, and shall be paid for by the applicant.
[Amended 3-17-2014 by L.L. No. 2-2014]
The Town Board of the Town of Mount Hope shall be responsible for appointing an attorney or attorneys to represent the Planning Board and to make all appropriations necessary for the attorney.
[Added 3-17-2014 by L.L. No. 2-2014]
Submitted applications shall include a description of all proposed uses, a State Environmental Quality Review (SEQRA) Short or Long Environmental Assessment Form, as determined by the Planning Board, and a site plan. The site plan shall show the subject lot and all structures on adjacent properties within 100 feet of the lot lines of subject lot, plans and elevations of all proposed outdoor signs, floor plans and plans for exterior alterations of all existing and proposed structures and any other such building plans and elevations as the Planning Board may require. Site plans shall indicate the following:
Location of all existing and proposed structures and outdoor signs.
Location of all uses not requiring a structure.
Location of driveways, parking and loading areas with the number of stalls provided therewith.
Existing and proposed storm drainage facilities.
Location of buffer strips and screening where necessary.
Where the applicant wishes to develop in stages, a site plan indicating ultimate development shall be presented for approval.
In the case of uses requiring approval of the New York State Department of Health, the approval of said Department.
Names of all other agencies whose approval is needed for the proposed use.
All easements, restrictions, covenants and other matters of record affecting the subject premises shall also be shown on the plan. Written copies of said restrictions shall be provided, if requested.
All farm operations in accordance with the New York State Agriculture and Markets Law within 500 feet of the property.
All existing or proposed wells and septic systems.
Stormwater pollution prevention plan. A stormwater pollution prevention plan (SWPPP) consistent with the requirements of Article X of this chapter shall be required for site plan approval. The SWPPP shall meet the performance and design criteria and standards in Article X of this chapter. The approved site plan shall be consistent with the provisions of Article X of this chapter.
[Added 6-14-2010 by L.L. No. 1-2010]
In authorizing any use, the Planning Board shall take into consideration the public health, safety and general welfare, and comfort and convenience of the public in general and of the residents of the immediate neighborhood in particular, and may attach reasonable conditions and safeguards as a precondition to its approval. The Board shall consider the special conditions set forth for any use requiring Planning Board authorization and the following general objectives:
That all proposed structures, equipment or material shall be readily accessible for fire and police protection.
That the proposed use shall be of such location, size and character that, in general, it will be in harmony with the appropriate and orderly development of the district in which it is proposed to be situated and will not be detrimental to the orderly development of adjacent properties in accordance with the zoning classification of such properties.
That, in addition to the above, in the case of any use located in, or directly adjacent to, a residential district:
The location and size of such use, the nature and intensity of operations involved in or conducted in connection therewith, its site layout and its relation to access streets shall be such that both pedestrian and vehicular traffic to and from the use and the assembly of persons in connection therein will not be hazardous or inconvenient to, or incongruous with, said residential district or conflict with the normal traffic of the neighborhood; and
The location and height of buildings, the location, nature and height of walls and fences, and the nature and extent of landscaping on the site shall be such that the use will not hinder or discourage the appropriate development and use of adjacent land and buildings or impair the value thereof.
In approving the plans for a particular use, the Planning Board shall give specific consideration to the design of the following:
Traffic access. That all proposed traffic accessways are adequate but not excessive in number; adequate in width, grade, alignment and visibility; not located too near street corners or other places of public assembly; and other similar safety considerations.
Circulation and parking. That adequate off-street parking and loading spaces are provided to prevent parking in public streets of vehicles of any persons connected with or visiting the use and that the interior circulation system is adequate to provide safe accessibility to all required off-street parking.
Landscaping and screening. That all playground, parking and service areas are reasonably screened at all seasons of the year from the view of adjacent residential lots and streets and that the general landscaping of the site is in character with that generally prevailing in the neighborhood. Preservation of existing trees over 12 inches in diameter to the maximum extent possible shall be provided.
Character and appearance. That the character and appearance of the proposed use, buildings, and/or outdoor signs shall be in general harmony with the character and appearance of the surrounding neighborhood and that of the Town of Mount Hope and will not adversely affect the general welfare of the inhabitants of the Town of Mount Hope. Such considerations shall not include the architectural period or style of any proposed building.
On application, and after public notice and hearing, the Planning Board may authorize the issuance of special permits for conditional uses. All applications for special permits and/or conditional use require site plan approval. In authorizing the issuance of special permits, the Board shall take into consideration the public health, safety and welfare and shall prescribe appropriate conditions and safeguards to insure the accomplishments of the objectives of site plan approval as described in § 250-39 above and of this chapter and the conditions peculiar to the specific use proposed as found in § 250-42 below.
In authorizing the issuance of a special permit, it shall be the duty of the Board to attach such conditions and safeguards as may be required in order that the result of its action may, to the maximum extent possible, further the general objectives of this chapter.
The Board may require that special permits be periodically renewed. Such renewal shall be granted following due public notice and meeting, and the Planning Board shall conduct a public hearing. The Planning Board, in determining whether to grant renewal of such special permits, shall determine the same following receipt of a report of the Building Inspector as to whether such conditions have been complied with as may have been previously issued and/or prescribed by the Board in conjunction with the issuance of the original permit. In the event such conditions have not or are not being complied with, a period of 60 days shall be granted the applicant for full compliance prior to the revocation of the permit.
All conditional uses shall require site plan approval in addition to special permit for conditional use. The procedure for a special permit for a conditional use shall be identical to and may be made simultaneous with the procedure, notifications and hearings for site plan approval as defined in §§ 250-37 and 250-38 above.
Campgrounds. Campgrounds are regulated by the Town Board of the Town of Mount Hope as described below in order to provide municipal supervision for the public welfare and benefit in relation to construction, maintenance, sanitary facilities and general orderliness and conduct of such campgrounds.[1]
Each campground shall be provided with safe and convenient access for the ingress and egress of traffic from the public highway.
All service roads shall be constructed at a minimum width of 12 feet for one-way and 20 feet for two-way traffic, to permit safe and convenient movement of traffic and shall be maintained in a proper state of repair.
All campsites shall be set back at least 100 feet from any public road and 100 feet from an adjoining property line.
Suitable parking for campers shall be provided which does not interfere with access and service road traffic.
Campsites in a campground shall not exceed an average of 20 campsites per acre inclusive of service roads, toilet buildings, other buildings and recreation and service facilities.
Each campsite, including parking space, shall provide a minimum of 1,500 square feet of space per tent site and 2,500 square feet of space for travel trailer and/or recreational vehicle site.
Each campsite shall be well-drained and laid out in such a manner as to provide sufficient open and graded space for the accommodation of camping units and shall provide parking space for an automobile which will not interfere with the convenient and safe movement of traffic.
Consistent with these requirements, trees for the provision of shade shall be disturbed as little as possible, and, whenever practicable, trees, underbrush, large rocks and other natural features should be left intact at the edges of the adjoining campsites to insure privacy. Natural vegetative cover shall also be retained, protected and maintained within the campground wherever possible so as to facilitate drainage, prevent erosion or gullying and preserve the scenic attributes of the area.
Occupancy, other than by the owner/caretaker, of the campground between December 15 and March 15 by the same person or persons shall not be permitted to exceed 15 days.
Occupancy of any campsite shall not be permitted to be used for the purpose of establishing residency, for example; withholding taxes, voting, schooling, licenses, etc.; and under no circumstances shall the occupancy of any campsite by an individual or any individuals in any form of permitted temporary, movable, or portable shelter be used as a home for any children while they are attending regular school sessions.
During the period of November 1 through April 1, unoccupied camping units and equipment shall not be permitted to remain on any campsite if the camping units are unoccupied for more than seven days.
Between December 15 and March 15, unoccupied camping units shall not be permitted to remain on any campsite.
Any unoccupied camping units and equipment must be stored at a designated storage area on the campground.
Fireplaces, if provided, shall be located in a safe and convenient location where they will not constitute a fire hazard to vegetation, undergrowth, trees and camping units.
An adequate supply of potable water shall be provided within 200 feet of all campsites. One water spigot with soakage pit or other disposal facilities shall be provided for each 10 campsites without water facilities capable of providing a minimum of 500 gallons of water per day at a minimum pressure of 20 pounds per square inch. Where spigots and sewer hookups are provided at each site, a minimum volume of 150 gallons of water per site per day at a minimum pressure of 20 pounds per square inch shall be provided.
Only water from a source approved by the local Board of Health shall be provided at a campground. Individual point or driven wells, dug wells, springs, and other sources of supply may be used if approved by the Orange County Department of Health. Such source of supply shall be properly located, constructed and maintained to avoid contamination of the water therefrom.
Toilets and urinals shall be provided at one or more locations in every campground and shall be convenient for access. Separate toilet facilities shall be provided for males and females and shall be clearly marked. Each toilet shall be in a separate compartment and a door shall be provided for privacy. Toilets and urinals shall be maintained in a clean condition.
The owner of a campground shall provide for the collection of refuse and garbage daily and shall also conveniently locate refuse containers at each campsite. Refuse containers shall be cleaned and maintained as often as may be necessary to promote a wholesome and nonodorous condition to prevent the breeding of insects.
The owner of a campground shall adopt control measures for insect, rodent and weed control and shall keep the campgrounds free of refuse, stagnant water areas, and other articles which may provide temporary breeding places for insects and rodents.
No owner of a campground shall cause or permit any discontinuance or unnecessary interruption of any services, facilities, equipment or utilities on the campground.
Every campground shall be under the supervision of the owner or caretaker to maintain order and to insure compliance with the regulations herein.
Every camper, during the period of his occupancy of any campsite, shall be responsible for the conduct of the members of his party and shall be responsible for the maintenance of his campsite in clean and wholesome conditions, shall see that his campsite is not littered with debris and refuse, shall maintain all pets under control so as not to create a public health or noise menace, shall not leave a dog unleashed and unattended at a campsite, shall not leave fires unattended at a campsite, and shall not permit undue noise at any time.
Whenever a camper has terminated his stay at a campground, he shall not leave the campsite without clearing the same of litter and debris and leaving it in a clean and wholesome condition. All fires shall be extinguished and all possessions of the camper and his party removed.
Each camper, upon arriving at a campground, shall register, leaving his name, address, car registration, and number of persons in his party with the owner or caretaker of said campground.
It shall be the responsibility of the owner of the campground to maintain accurate records for the dates campers check in and check out, campsites assigned, etc. The owner of the campground will provide documentation concerning compliance with this chapter with respect to camping to the Town Clerk's office as requested.
Sanitary facilities.
Every campground shall have a minimum of three toilets for male persons, and a minimum of three toilets for female persons. If there be over 20 campsites in a campground there shall be an additional toilet for both male and female persons for every 10 campsites. In no case shall toilets be located more than 300 feet from any campsite or 500 feet from sites with water and sewer hookups. Urinals shall be provided. Up to 1/2 the male toilets may be urinals.
If drinking fountains are provided, they shall be constructed of impervious material and have an angle jet with a nozzle above the overflow rim of the bowl. The nozzle shall be protected by a nonoxidizing guard. The bowl shall be of easily cleanable design and be equipped with a strainer.
If showers are provided, there shall be separate showers for males and females clearly marked. Shower stalls and dressing compartments shall be maintained in clean condition. Showers must be served with hot and cold or tempered water between 90° F. and 110° F. and be available at a ratio of two showers for each 50 sites for each sex.
If a holding tank emptying station for camping vehicles is provided, each station shall be convenient for access, shall be at least 50 feet from any campsite, and shall be equipped with means of flushing the camping vehicle holding tank. Such station shall be posted to warn against unreasonable access.
Lavatories or other hand-washing facilities shall be provided at a ratio of one for each 15 sites (minimum of two for each sex). Utility sinks shall be provided. The sinks shall be near the door if located within a building where they can be utilized for the disposal of dishwater brought in buckets.
At least one toilet, lavatory and shower for each sex; at least one water fountain and access to utility and recreation areas and building shall be so construed as to accommodate the physically handicapped.
No person shall construct, expand and/or operate a campground without a permit.
Any person desiring to construct, expand and/or operate a campground shall make application therefor in writing to the Town Board. Such application shall include:
The applicant's full name, residence, post office address and whether the applicant is an individual, firm or corporation.
If a partnership, the names and addresses of the officers of the corporation.
A diagrammatic sketch plan of the proposed campground or expansion showing the location, dimensions of the area, proposed service roads, campsites, water supplies, sanitary conveniences, sewage disposal facilities, storage areas, and auxiliary buildings.
Distances from adjoining public highways and adjoining owners.
Approval of the Board of Health shall be attached in relation to sanitary and sewage disposal facilities.
The Town Board, upon approval of such application, shall authorize the Town Clerk to issue a permit, and such permit shall be conspicuously posted on the campground premises.
A fee for an initial permit is hereby fixed in the sum of $250 and shall be valid from the date of its issuance until the last day of the year of issuance, and shall be renewed annually. The renewal fee shall be $75 per annum.
Inspection. The Town Police, Building Inspector or the Town Board or any of its representatives or designated agents shall be granted access to the area of such campground at all reasonable hours to inspect the same for compliance herewith.
Revocation and suspension of permits.
A permit may be revoked by the Town Board after a public hearing thereon at which the licensee shall have an opportunity to be heard.
Upon complaint filed with the Town Board in writing or upon the Town Board's own initiative, a permit may be suspended or revoked for a violation of this chapter or for failure to conform to any rules and regulations of the Department of Health, or any other state or local agency.
While a permit is suspended or if a permit is revoked, no owner of any campground shall permit the same to be used or occupied by any camper.
Conversion of an existing one-family detached dwelling to a two-family detached dwelling structure, provided that all of the following criteria are met by the applicant and structure.
Such dwelling contains at least 1,000 square feet of habitable floor area as defined in the New York State Building Code for the first dwelling plus at least 600 square feet of similar area for the second dwelling.
In order to be eligible for conversion, the original structure shall have been constructed no later than 1960. Evidence of age satisfactory to the Planning Board shall be submitted along with the application.
Direct egress to the exterior of the structure must be provided for each unit.
No office or retail or service commercial uses shall be permitted within the structure.
The front yard and side yard facing a street shall be properly landscaped prior to the issuance of a certificate of occupancy, or a cash performance bond to insure completion of said landscaping may be required to be posted with the Town Board in an amount to be determined by the Planning Board at its discretion and upon the advice of the Town Engineer.
The structure's final appearance shall be in keeping with the character of the immediate neighborhood within 300 feet of the side and front lot lines. Only one entrance shall be permitted for each facade of the structure per floor or story.
Each dwelling unit shall contain its own separate and private bathroom and kitchen facilities wholly within each dwelling unit.
Each structure proposed for conversion shall have one dwelling unit occupied by the property owner, and said property owner shall have been a resident of the premises for at least four consecutive years preceding the application for conversion. Should the owner have a place of permanent residence other than the premises for a period of more than six consecutive months, the conditional use shall become null and void and the premises shall revert to its original permitted use which existed immediately prior to the issuance of a permit.
The location of the existing well and septic system shall be shown on the site plan. Expansion of the septic system and/or a new well may be required if there is evidence that their capacity is not adequate for the units proposed, based upon current engineering and health standards of the Town, county or state. A professional engineer shall certify that the existing septic system is adequate for both units or that modification is needed.
A new owner shall apply for a new permit for an existing accessory apartment within two months of taking of title to the property. Such application shall be made directly to the Building Inspector. The Building Inspector shall issue said permit, if after inspection the premises are in the condition approved in the original application, and the application was made within two months of the initial ownership. If these conditions have not been met, the application shall be rejected and the applicant shall reapply to the Planning Board.
The permit shall terminate upon the sale and/or conveyance of the property by the owner(s) or by the death of the owner or survivor, or by the owner(s) no longer occupying the premises as their primary residence.
All new and existing units for which a conversion has been approved shall be brought up to current Building Code requirements as a condition of approval. Such condition shall be noted on the plans and the Building Inspector shall determine such changes have been made prior to the issuance of a certificate of occupancy.
Home occupations are permitted, provided that:
The actual floor area of accessory restaurant, conference, or banquet facilities shall be subtracted from the site area available for motel or hotel use.
The entire property occupied by a hotel, motel, and related accessory restaurant structures shall be maintained in common ownership and control throughout the life of the development.
Access conditions shall be adequate for the estimated traffic to and from the site to assure the public safety and to avoid traffic congestion in the surrounding neighborhood.
Vehicular entrances and exits shall be clearly visible from the street with adequate sight distances along the main street.
All parking areas, lots or garages shall be adequately screened from neighboring residential properties.
Units shall not contain kitchen facilities or be used as apartments for transient tenants. Each unit shall be at least 200 square feet and have bath or shower facility, toilet and sink.
The minimum lot size shall be 20,000 square feet plus 1,500 square feet per guest room.
"Kennels not associated with a veterinarian's office" are defined as any use involving the keeping of more than six adult dogs. The minimum lot size shall be five acres. No dog runs or pens shall be located within 100 feet of any property line.
Machinery repair or service station and repair garage, convenience store with conditions as noted in Subsection K below.
Mining, loading, hauling and/or processing of sand, gravel, shale, topsoil or other aggregate provided under the jurisdiction of the New York State Department of Environmental Conservation (NYSDEC). All other mining activities shall be subject to § 250-42I below.
All applications to the Planning Board for plan approval shall present to the Board proof of application for a mining permit to the NYSDEC and copy of the mining plan. In addition, the following shall also be submitted and/or approved:
The location of site ingress and egress points to roads controlled by the Town of Mount Hope.
The routes to be taken by mineral transport vehicles on roads controlled by the Town of Mount Hope.
The requirements and conditions as specified in the permit issued by the NYSDEC under Part 420 of Title 6 of the New York Code of Rules and Regulations (NYCRR), when such requirements or conditions are established, concerning setback from property boundaries and public thoroughfare rights-of-way, natural or man-made barriers to restrict access, dust control, hours of operation and enforcement of reclamation requirements. The Town has the right to regulate these areas of concern and can make certain they all meet local requirements of this chapter. Section 250-42I below shall be used as the basis for these criteria.
Mining, loading, hauling and/or processing of sand, gravel, shale, topsoil or other aggregate not under the jurisdiction of the NYSDEC.
All applications to the Planning Board for plan approval shall include plan requirements contained in Article IX of this chapter as well as the following:
All excavations shall conform to the following rules and regulations:
The proposed operation shall not adversely affect soil fertility, drainage, and lateral support of abutting land or other properties nor shall it contribute to soil erosion by water or wind.
Within 1,000 feet of any residence, there shall be no operation on Sundays or legal holidays, nor between 7:00 p.m. and 7:00 a.m. on Monday through Saturday.
Where any open excavation will have a depth of 10 feet or more and a slope of more than 30°, there shall be a substantial fence approved by the Planning Board, with suitable gates where necessary, effectively blocking access to the area in which such excavation is located. Such fence shall be located 50 feet or more from the edge of the excavation. All operations shall be screened from nearby residential uses as required by the Planning Board.
There shall be adequate access to and from a public street without using said access for processing and loading purposes and shall not be located nearer than 200 feet of a lot line; such access road shall be provided with a dustless surface.
The top of the natural slope in cut for any excavation and any mechanical equipment shall not be less than 50 feet from any lot line.
Where any excavation or part of any excavation is within 200 feet of any abutting public road and results in a depth below the level of such abutting road, such excavation or part of such excavation shall be restored to the elevation of such abutting road or to the highest elevation of the land which existed prior to the excavation.
After any such operation, the site shall be made reusable for a use permitted in the district. Where topsoil is removed, sufficient arable soil shall be set aside for retention on the premises and shall be respread over the premises after the operation. The area shall be brought to final grade by a layer of earth two feet or original thickness, whichever is less, capable of supporting vegetation. Fill shall be of suitable material approved by the Planning Board.
At all stages of operations, proper drainage shall be provided to prevent the collection and stagnation of water and to prevent harmful effects on surrounding properties.
In granting site plan approval, the Planning Board may require that the owner or his agent post a bond in the amount to be determined by the Town Engineer sufficient to secure the rehabilitation of the site in accordance with the approved site plan. Such bond shall be approved by the Town Board as to form, sufficiency and manner of execution, and shall run for the same term as the term of the site plan approval. In the event the owner or his agent does not fulfill the conditions of the bond, the Town shall, after due notice to the owner or his agent and to his bonding or surety company upon their failure to comply with the terms of the site plan approval, proceed to rehabilitate the premises in accordance with the plan described above, either with its own forces or by contract, and shall charge the costs to the owner, his agent, or the bonding or surety company.
Mobile home park in the SR-2 District, provided that:
The lot area shall be not less than five acres, and a proposed site development plan for the entire site, prepared by a licensed professional engineer, shall be submitted for approval. The initial development shall cover at least two acres and subsequent additions shall not be less than one acre.
The park shall have a street system providing either a thirty-foot wide paved roadway in the event that on-street parking is permitted; or, where on-street parking is prohibited, a twenty-foot wide paved roadway provided with common off-street parking areas distributed around said park in approved locations. Said roadway(s) shall be provided with curbs and gutters and shall have a fifty-foot wide right-of-way reserved for the same regardless of the pavement width option that is chosen. Said street system shall provide access to all mobile home spaces and shall provide at least two access drives to and from the public street. Except that, the requirement for provision of two or more access drives to and from the public street may be waived by the Planning Board based upon the establishment of alternative requirements that are acceptable to the Planning Board, including but not limited to the establishment of a boulevard (or double-wide divided road) access drive connecting to the public street, as well as parking restrictions as needed.
Mobile home spaces shall have a minimum area of 5,000 square feet for single units, and 8,000 square feet for double-wide units and have a maximum density of six units per acre. The average width of all spaces shall not be less than 50 feet. Drainage easements and all other easements that prohibit development shall not be included in the minimum lot area or dimensions. Each space shall provide:
All mobile homes and their accessory structures shall be at least 30 feet apart from all other mobile homes and accessory uses. There shall be a fifty-foot setback for all mobile homes from the right-of-way of any public street or highway, a twenty-five-foot setback from the outside edge of mobile home park street rights-of-way, and a thirty-foot setback from all property lines.
The park shall have an on-site stormwater drainage system, including provisions for well-drained mobile home spaces, interior private streets and other public areas, as well as consideration for natural watercourses.
The park shall have a central water and sewer system approved by the New York State Department of Health and/or New York State Department of Environmental Conservation.
The park shall have a complete electrical system in conformance with municipal Electrical Code provisions, including outdoor lighting along all interior streets, entrances and exits and in public open spaces, with light illumination for these spaces to be determined by the Town Engineer.
The park shall be served with garbage and trash collection points so located that no mobile home is more than 150 feet from such point, which point shall be equipped with an adequate number of garbage cans with tight-fitting covers or dumpsters appropriately screened from view.
The park shall, at the discretion of the Planning Board, provide:
Appropriate community facilities such as a meeting hall.
A recreation facility with an area that is not less than one acre for the first 50 units or increment thereof, and one additional acre for each additional 50 units or increment thereof.
A walkway system of paved or stabilized gravel all-weather paths along interior streets and leading to public open spaces.
All mobile homes, accessory structures and appurtenances shall comply with applicable provisions of Article VIII in this chapter, other provisions of this chapter, the New York State Building Code, Energy Code and such other codes, ordinances and regulations as shall apply and a new certificate of occupancy is required for any new mobile home located at the site.
Motor vehicle sales, gasoline service station and repair garage, with or without convenience stores, provided:
No entrance or exit driveway shall be located closer than 10 feet to any property line and shall be laid out so as to avoid the necessity of any vehicle backing out across any public right-of-way.
No gasoline pump shall be located closer than 25 feet to any street line.
Minimum street frontage shall be 150 feet.
Parking shall be provided for all uses proposed and the pump area shall be counted as parking spaces, provided at least five other spaces are available away from the gasoline pumps.
Nonnuisance industry. Any industry which is not detrimental to the environment in which it is located by reason of the emission of smoke, noise, odor, dust, vibration or excessive light, beyond the limits of its lot, or by reason of generating excessive traffic with attendant hazards and which does not include any outdoor processing of materials, or open accessory storage yard unless completely enclosed by a solid wall or fence not less than six feet in height.
Outdoor storage of goods. Outdoor storage of goods shall be screened from view of adjacent streets and properties with a solid fence or evergreen plantings or a combination of both satisfactory to the Planning Board.
Recreational facilities providing for permitted recreational uses as follows:
Permitted recreational uses. Permitted recreational uses for a recreational facility include but are not limited to uses such as indoor and outdoor tennis courts; indoor and outdoor public swimming pools; "health club" as defined in this chapter;[2] batting cages; shuffleboard courts; golf (including miniature golf); jogging trails, hiking trails, horse trails, or ski trails; indoor shooting ranges; indoor or outdoor ice-skating rinks, indoor roller-skating rinks, indoor or outdoor skateboard facilities, and the like.
The Planning Board shall consider the plan and layout of permitted recreational uses with respect to factors including, but not limited to, the noise generated by the recreational use itself and the noise generated by any spectators or participants; lighting; any outdoor public address or sound system; hours of operation; parking; access; waste generation and handling; and may impose such conditions as it deems reasonably necessary to minimize any potential impacts on current or future surrounding land uses and community character and the public health, safety, and welfare.
Prohibited recreational uses. Prohibited recreational uses for a recreational facility include but are not limited to uses such as outdoor shooting ranges (whether or not involving the use of live ammunition, and involving any type of ammunition and method of propulsion); bungee-jumping facilities; carnival rides such as roller coasters, Ferris wheels and the like except by temporary special permit of the Town Board; automotive race tracks; motorcycle, motorbike, or other automotive vehicle tracks including all-terrain vehicle tracks or trails; and the like. Other uses which may create an objectionable nuisance by reason of their inherent generation of noise or unreasonably large crowds, excessive off-sight visual impacts, or other nuisance factors as determined by the Planning Board shall be deemed to be prohibited recreational uses.
Boardinghouse/bed-and-breakfast residence.
Boardinghouse. Renting of rooms by a resident family in the dwelling for rooming or boarding purposes only, for the accommodation of not more than two persons per dwelling.
Bed-and-breakfast residence. Accessory to a resident single-family detached dwelling, renting of up to four bedrooms of the dwelling for transient purposes (not more than 14 consecutive days), with food service limited to those renting rooms.
Such uses shall not alter the character and appearance of the structure as a single-family residence. Sufficient parking of one space per rental room with full turnaround (in addition to the residence requirement) shall be provided for rental rooms, with provision of adequate water supply and sanitary facilities.
Restaurants/eating and drinking places.
[Amended 3-8-2004 by L.L. No. 1-2004]
The entire lot except for areas covered by buildings, parking lot or loading areas shall have a landscape plan approved by the Planning Board and be properly maintained.
Exterior lighting shall be restricted to that essential for safety and convenience of the users of the premises; and the source of such illumination shall be shielded from the view of all surrounding streets and lots.
The entire lot except for the area covered by buildings, parking lot or loading areas shall have a landscape plan approved by the Planning Board.
Exterior lighting shall be restricted to that essential for the safety and convenience of the users of the premises; and the source of such illumination shall be shielded from view of all surrounding streets and lots.
Wearing apparel or accessories manufacturing:
A manufacturing use must not create any dangerous, noxious or otherwise objectionable fire, explosion, radioactivity or other hazard, so as to adversely affect the surrounding area.
Outside storage of materials shall not exceed 70% of the lot area when combined with the building and all other paved surfaces.
The outside storage area shall be screened from an arterial or collector road or adjacent residential district. Screening shall take the form of either evergreen landscaping, walls, topographic break or fencing of a height of at least eight feet.
Utility structures (public), buildings, and rights-of-way necessary to serve areas within the Town but excluding building offices, repair or storage of equipment. Also included in this category are structures such as transformers, telephone and utility pads, pump stations, etc., but specifically excluded are antennas, radio and other communications towers, etc. or additions thereto.
Public communications utility towers/antennas. The construction or erection of new radio antennas, radio towers and other public communications utility towers and equipment mounted thereon, and/or the reconstruction, addition or alteration to existing such towers, antennas and equipment mounted thereon used to send, receive, and relay transmissions, shall constitute a conditional use subject to special permit in the LB, ORIP, and RP-2 Districts only, subject to the restrictions and requirements of this section. The Town of Mount Hope desires to preserve the visual and community character of the bulk of its residentially zoned areas, and, in particular, desires to preserve the unique scenic and visual qualities of the Shawangunk Ridge and its viewshed, with the objective of limiting the visibility of communications towers above the skyline and mountain ridge tree line, so as to reduce or avoid visual impacts connected therewith. The Town notes the visual incompatibilities of tall and highly visible structures such as public utility communications towers and devices mounted thereon with the Town's residential areas in general. The Town particularly notes the visual incompatibilities with locating such structures on the easterly slopes of the Shawangunk Ridge, which are open, more gently sloped and less wooded, and therefore on which such towers and devices are more prominent and more visually intrusive to greater land areas. The Town further recognizes that the placement of such structures and access drives thereto may be needed within selected areas of the Town, notwithstanding their undesirable prominence and the general visual incompatibility of such towers and utility structures with the primarily residential character of the Town, in order to provide vital utility services within the Town and/or its surrounding region. Accordingly, the Town Board has provided for the needs of public utility communications within the Town of Mount Hope in the following way:
The utility requesting to site a public utility communications device shall constitute a genuine public utility providing commercial communications services to the public. Any public utility communications device to be located within the Town of Mount Hope shall fully conform to the Federal Communications Commission's (FCC's) current regulations and requirements concerning radio frequency emissions, as the same may be amended from time to time.
Public utility communications towers and devices shall be a conditional use in the ORIP and LB Districts, subject to the procedures and special permit requirements listed hereinbelow and the requirements of site plan approval.
In the event that, due to technical reasons, the necessary service cannot be provided by siting such facility in the ORIP and/or LB Districts, the utility requesting such use shall make application to the Town of Mount Hope Planning Board and shall demonstrate this factually to the satisfaction of said Planning Board. Said utility shall then endeavor to locate the proposed communications device(s) on existing communications or other existing towers within the RP-1 District of the Town of Mount Hope, subject to the requirements of site plan approval and the requirements listed hereinbelow.
In the event that the necessary service cannot be provided by locating such device(s) on existing communications or other existing towers in the RP-1 District, the utility requesting such use shall demonstrate same factually to the Town of Mount Hope Planning Board, and shall then endeavor to locate said communications device within the RP-2 District, subject to the requirements of site plan approval and the requirements of this section. The Planning Board may require a good faith demonstration that the owner(s) of such structure(s) were contacted and either denied permission for such shared use, required economically infeasible lease or rental provisions, or in the alternative, the applicant may demonstrate factually to the satisfaction of the Planning Board that the necessary service cannot be provided by use of such locations.
Lot size and setbacks. The lot size and setback requirements for a public communications utility tower/antenna shall be related to the height of said tower/antenna. Pursuant to the requirements of this chapter, said structure shall be located in the center of a lot, which lot shall measure not less than 1/2 the height of said tower in all directions, so that in the event said tower should collapse or fail, no structure or persons on any adjoining properties will be placed at risk.
Any antenna or other communications device that is accessory to and attached to a building located in the LB or ORIP Districts which does not exceed the height limitation for buildings in said districts by more than 10 feet shall be considered a permitted accessory thereto. Such device shall not require further review pursuant to this section, except pursuant to Subsection X(5) and (7) of this section, to the extent that they apply. Such accessory communications devices shall be camouflaged by making it resemble a structural or architectural element of the building to which it is accessory to the extent possible.
Other utility structures, such as storage buildings necessary to the operation of said tower/antenna may be located on the same lot if such location is necessary for the operation of said facility, subject to site plan approval by the Planning Board as to color, location, visual screening, access control and/or other valid site plan review considerations.
Visual impacts. All public utility communications structures shall be sited to create the least practicable adverse visual impact on the surrounding community. Any applicant pursuant to this section shall provide visual impact assessment information as reasonably required to evaluate the visual effects of a proposed communications tower/antenna or device pursuant to this section, with particular attention to key vantage points or viewshed areas both within the Town of Mount Hope and in other municipalities as may also be affected during both daytime and nighttime conditions. To the extent practicable, reasonable screening shall be provided from scenic vantage points, and/or other means of minimizing the visual effects of said facility, including but not limited to the color of the tower and appurtenances, which shall be light grey or have a galvanized finish above the tree line, and a grey, green, or black finish below the tree line, to the extent that such color is not preemptively regulated by the Federal Aviation Administration (FAA). The Planning Board may permit the use of vegetation, either alone or in combination with topography, fences, walls or other features to achieve sufficient screening. If vegetative plantings are proposed for screening purposes, the Planning Board shall require planting and replacement specifications to ensure that the intended effect is achieved and maintained. Siting of such facilities shall where possible avoid the need for compliance with FAA lighting and painting requirements.
Access and parking. The Planning Board shall review the means of access to the public communications utility tower/antenna site and shall consider its sufficiency with regard to relevant factors including but not limited to width, surfacing, slope, side slopes, drainage and erosion control, access control device(s) restricting unauthorized entry, as appropriate to the utility and any emergency vehicles needed to access the site. Adequate parking and turnaround area shall be provided for the site. Care shall be taken to minimize the visual impacts of such means of access, parking and turnaround area as seen from key vantage points, and the visual impacts of the same shall be evaluated and mitigated as set forth in Subsection X(5) of this section.
Public safety. The applicant shall demonstrate that the proposed communications utility tower/antenna and/or appurtenant device(s) will not pose a threat to public health and safety as a result of falling or blowing ice and/or other debris, that public access to the same has been restricted so as to prevent climbing or other trespass on the structure itself, and/or any other relevant health and safety concern under the jurisdiction of this chapter.
Nothing herein shall be construed as preventing the continued existence of any public communications tower/antennas that are lawfully in existence at the date of enactment of this chapter. Further, nothing herein shall be construed as preventing the maintenance and continued operation of such preexisting facilities, including the utilization of "state of the art" equipment for the facility in order to maintain its existing level of service consistent with current technology. However, any increases in tower/antenna height or visibility for the purpose of increasing the service area or population shall be considered a new application and shall conform to the locational and other requirements set forth in this section.
Inspection. The Town Building Inspector or any authorized agent for the Town shall have the right to enter upon any area with existing or proposed towers in order to inspect the same for any lawful purpose, including but not limited to safety, structural integrity, visual impacts, conformance to approved plans and the requirements of this chapter and any other applicable statutes, rules and/or regulations.
Utility building (public), plant, office structure or storage yard:
The Planning Board may require that such use be enclosed by protective fencing with a gate and have controlled access to such use.
The installation shall be so designed, enclosed, painted and screened with evergreens that it will be harmonious with the area in which it is located. The property shall be suitably landscaped and maintained in reasonable conformity with the surrounding neighborhood.
In appropriate cases, satisfactory evidence shall be submitted establishing that there will be no interference with radio and television reception on adjoining property.
Senior housing developments.
[Added 12-10-2001 by L.L. No. 4-2001]
No overall dimension of any building with one habitable floor shall exceed 250 feet in length. No building with more than one habitable floor shall exceed 160 feet in length, and, in addition, any such building shall be provided with a minimum five-foot offset at a maximum of every 40 feet of any such building. The aforesaid offset shall include the rooflines and extend a minimum of one unit width or a maximum of 40 feet.
[Amended 8-12-2002 by L.L. No. 2-2002]
The design and layout of the site, all buildings and all improvements shall be planned for the convenience of the senior citizens and in accordance with applicable federal, state and local codes, rules and regulations.
Handicapped access to all buildings and all floors, units and rooms therein within said buildings shall be provided. Installation of ramps and elevators shall be in accordance with all applicable codes and regulations.
The minimum distance between facing elevations of principal dwelling buildings shall be 35 feet.
Any inner court shall have a minimum dimension of 60 feet. Any outer court shall have a minimum dimension of 20 feet, and its depth shall not exceed its width.
The development shall provide adequate on-site active and passive recreational facilities such as recreation and social gathering areas, sitting areas, gardens and usable open space, which shall be fixed by the Planning Board.
Off-street parking shall meet the following requirements:
One space per habitable room;
Provisions shall be made for handicap parking spaces as required by law;
Every attempt shall be made to design the development such that no off-street parking areas are located within the minimum yard setbacks;
Access to and from the street shall be a minimum 24 feet in width;
All access and parking areas shall be properly drained, paved and striped;
The development shall have central water and sewer systems which shall be commonly owned by the developer and/or owner of this project, shall be approved by the New York State Department of Health and/or New York State Department of Environmental Conservation.
A paved walkway system shall be provided leading from all units to parking areas and public streets.
The allowable number of dwelling units shall be determined utilizing the following minimum required square footages per dwelling unit:
Number of Habitable Rooms
Minimum Lot Area/Unit
(square feet)
To derive the acreage used in computing the allowable number of dwelling units on a given property, use the gross acreage minus the area allotted to bodies of water, areas subject to flooding, ponding or officially designated freshwater wetlands, areas which have slopes in excess of 20% and existing rights-of-way and easements.
For the purpose of this section, an efficiency unit contains one habitable room, a one-bedroom unit contains two habitable rooms and a two-bedroom unit contains three habitable rooms.
The minimum livable floor area and occupancy standards for all units shall be as follows:
Number of Habitable Rooms
Minimum Livable Floor Area/Unit
(square feet)
Maximum Number of Persons
The development shall be adequately landscaped throughout the site and provide adequate vegetative screening along all property lines to provide a privacy and noise barrier, as may be deemed appropriate and in the discretion of the Planning Board. A landscape plan shall be submitted to the Planning Board for its review.
Architectural renderings shall be submitted to the Planning Board for the purpose of evaluating aesthetic impact of the development on the community. The renderings shall be complete, including, but not limited to, color schemes, architectural details, material, landscaping and any other information requested by the Planning Board.


text:
Use the map or search bar to locate wildland fire and other natural resource incidents. Click a marker on the map and use the "Go to Incident" button for detailed information. From the incident page you can access announcements, closures, news, maps, and photographs from the menu below the map (on mobile phones tap the menu button).
The redesigned site has a modern layout and can be viewed from your phone, computer, or tablet.
Map options:
Cog Icon for map settings Change map properties
Location Icon Find your current location
Back arrow icon for resetting map Reset map position
The page you are looking for is either missing or no longer available.
You may want to try selecting another incident from the incident map.

subset: commoncrawl


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Consumer Services, Mayor's Office of[Record group 60-15]
- Alternative/Former Names
- Consumer Services, Division of
Agency Function
- The functions of this office are performed by the agency currently called the Mayor's Action Center.
- Agency History
- The Mayor's Office of Consumer Services achieved independence from the Mayor's Office of Information and Complaints (MOIC) in January 1972. It continued an independent existence as an agency in the Mayor's Office until 15 March 1985 when it was reunited with the Mayor's Action Center (formerly MOIC) under Executive Order 85-2.
- Archival Records
- 60-15.1 Consumer Complaint Files (1968, 1970-1972, 1975, 1977, 1980)
Click on a folder or file to return to that level...
PhILS Home
City Agencies
Current Agency Information Sheet. (Text-only version of this page)
Send your comments to email@example.com
Last updated on November 8, 2000


text:
By Sekou Smith, NBA.com
VIDEO: Kevin Durant has more than just the MVP trophy on his mind this year
HANG TIME HEADQUARTERS — Kevin Durant really was tired of being No. 2, finishing second, being a groomsman and never the … you get where this is going.
When the Oklahoma City Thunder star declared earlier this season that he was tired of leading a life filled with being second best, dating as far back to his prep days to Draft night and all the way through his first six seasons in the NBA, he meant every word.
Once the ballots come in for the KIA MVP Award, Durant should finally be able to shed that No. 2 label. He's already achieved as much in our eyes, topping reigning back-to-back and four-time MVP LeBron James and the rest of a star-studded field for the No. 1 spot on the KIA Race to the MVP Ladder.
Durant has already claimed his fourth scoring title in just seven NBA seasons. But has he played his way into that intergalactic category with some of the other universal superstars — James, Kobe Bryant, Tim Duncan, Dirk Nowitzki, Dwyane Wade, Tony Parker and Kevin Garnett rank among the active MVP or Finals MVPs still in business today?
Could be. He certainly has all of the credentials necessary for inclusion … well, everything but the official word that he is the most valuable player in the NBA. And even that might not be enough validation for Durant, who holds himself to a championship standard.
NBA TV research ace Kevin Cottrell agrees that Durant has only finished half the battle, provided he walks off with KIA MVP honors. Oh yes, there's definitely more to be done this season …
Spoiler alert: Kevin Durant will win his first ever Most Valuable Player award.
Durant is average career highs in points (32.0) and assists (5.5) while shooting 50.5% from the field. K.D. winning the award may come as no surprise but the odds of him doing so in route to winning a title may shock you.
Since the inception of the MVP award (1955-56), the hardware has been handed out 57 times. There have been 36 players to win the award however only seven first time MVP winners went on to win a title in the same season.
Surely Durant can make it eight but it's been 20 years since we've last seen it done. The 1993-94 award went to Houston Rockets center Hakeem Olajuwon after which he led them to their first of two NBA titles. According to Elias Sports Bureau, the other six players to join Olajuwon in this feat are no doubt Hall-of-Famers (as seen below) but there are many other legends that didn't make the cut.
First Time MVPs to win a title in same season
56-57–Bob Cousy (Celtics)
69-70–Willis Reed (Knicks)
70-71–Kareem Abdul-Jabbar (as Lew Alcindor)- Bucks
83-84–Larry Bird (Celtics)
86-87–Magic Johnson (Lakers)
99-00–Shaquille O'Neal (Lakers)
93-94–Hakeem Olajuwon (Rockets)
Keep in mind 5-time MVP Michael Jordan was occupied with batting cages when Olajuwon won in 1994. As for Durant, former MVPs Tim Duncan and LeBron James still stands in his way.
Consider this, despite the greatness of Bill Russell, Wilt Chamberlain, Oscar Robertson, Julius Erving, Jordan, Duncan and James, none of those luminaries were able to win a title the same year they captured their first MVP award.
There's so much energy exerted throughout an 82-game season, one can only imagine how tough it would be for a player to win the MVP award for the first time and have enough left for the post season. The edge for Durant may be his 2012 Finals appearance, which resulted in disappointment and ultimately the fuel needed to elevate his game to another level.
Let me be the first to congratulate Durant and lead the applause on becoming the 37th different player to be named League MVP. It truly is an honor.
So prepare for your twitter mentions to hit a new high.
However, if @KDtrey5 can find a way to become the eighth player to win his first MVP award and a title in the same season, his mentions will far surpass social media.
VIDEO: Kevin Durant has put up fantasty-like numbers all season for the Thunder


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Giancarlo Stanton Obliterates Home Run No. 52 in Marlins' 10-9 Win
Marlins' Giancarlo Stanton Jacks Home Run No. 50 on the Season
Giancarlo Stanton Jacks Home Runs No. 48, 49 Against San Diego Padres
Watch: Marlins' Giancarlo Stanton Crushes 47th Home Run Of Season
Watch: Marlins' Christian Yelich Robs Home Run From Phillies' Nick Williams
Marlins' Dee Gordon Outraces Runner to First Base For Crazy Unassisted Out
Marlins' Giancarlo Stanton Hits Home Run No. 44, Has Homered in 6 Straight Games
Marlins' Giancarlo Stanton Hits No. 43, Has Homered in 10 of Last 11 Games
Marlins' Giancarlo Stanton Smashes 41st Home Run of Season 463 Feet
Derek Jeter Leads Group Buying Miami Marlins from Jeffrey Loria for $1.2 Billion
Giancarlo Stanton Crushes Two Home Runs Traveling Total of 901 Feet
Giancarlo Stanton Robs Home Run With Phenomenal Leaping Catch To End Game
Marlins' Dee Gordon Breaks Up Gio Gonzalez's No-Hitter With Single in 9th Inning
Miami Marlins' Dee Gordon Gets Kicked By Young Cincinnati Reds Fan
Giancarlo Stanton Mashes Ninth HR in 12 Games to Tie Aaron Judge for MLB Lead


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New Masters Classic Acrylics were developed specifically to complement Old Holland's existing oil and watercolor ranges. Paints dry to a satin gloss and offer minimum brush drag, making them ideal for a variety of techniques.
Color Swatches created using heavy application/medium application/50% tint and were applied on acrylic primed canvas (7 oz) material.
iron oxides with manganese silicates or dioxide
Fe2O3,MnO2 or Fe2O3 + MnO2 + nH2O + Si + Al2O3
Burnt Umber is a more intense reddish brown pigment that results from heating the clay pigment Raw Umber. It has medium to excellent tinting strength and high opacity, and it is quick drying in oil form. Burnt Umber is somewhat more transparent than Raw Umber. It has excellent color properties and can create a variety of subtle, clear tints when mixed with white. It can tend towards chalkiness in dark mixes in oil form, but overall it mixes well with other colors. To create a black color in oil form, mix Burnt Umber with Phthalo Blue or Ultramarine. To achieve a similar color in watercolor form, mix it with Ultramarine or Payne's Gray.
Burnt Umber has good permanence.
Burnt Umber itself is considered non-toxic. If contaminated by manganese compounds, it may be highly toxic if inhaled and moderately toxic if ingested.
This pigment gets its name from the Latin word umbra, meaning shadow or shade. Its full name is listed as terra di ombra, meaning earth of shadow/shade, due to its original extraction from the area of Umbria, Italy. It has been used as a pigment since prehistoric times. Currently, the finest umber comes from Cyprus.
Chestnut Brown, Euchrome, Jacaranda Brown, Mars Brown, Mineral Brown, Raw Brown, Spanish Brown, Van Dyke Umber. Cyprus Umber, Turkey Brown, and Turkey Umber are the best quality umbers.
Lamp black is a very opaque, heavily staining black pigment that does not have much covering or tinting power. It is typically the most opaque black in watercolor form. Though a very pure black, it tends to muddy slightly in mixtures. Natural sources may be brownish or bluish in tone because of impurities. When used in oil paints, it is one of the slowest drying pigments, and should not be used in underpainting or applied in layers underneath other colors.
Lamp Black is very lightfast and absolutely permanent. It is used in all techniques in permanent painting.
Carbon itself is not considered hazardous, however other combustion products that are hazardous are often present as impurities when Lamp Black is produced from natural materials. For this reason, commercial preparations of the pigment should be considered slightly toxic. Avoid skin contact and inhalation. Where such impurities are present, Lamp Black is a possible human carcinogen.
Lamp Black is a carbon based black traditionally produced by collecting soot (known as lampblack) from oil lamps. It has been used as a pigment since prehistoric times. It is the black found in Egyptian murals and tomb decorations and was the most popular black for fresco painting until the development of Mars Black.
Carbon Black, Channel Black, Furnace Black, Oil Black, Vegetable Black. Flame Black is an impure version of Lamp Black. An alternate spelling is Lampblack, in which the first syllable is stressed and the two words are elided to form a closed compound.
earth, synthetic
iron oxides (synthetic), iron oxide, silica, alumina, lime, and magnesia or hydrated iron oxide
Fe2O2 or Fe2O3 • H2O
Red iron oxide varies in hue and transparency, depending on hydration and slight impurities. Indian Red is a slightly duller, deep brick hue with a bluish undertone. It is very dense and opaque, with excellent tinting strength and covering power. It is dependable when mixing with all other permanent pigments and yields good flesh tints when mixed with Zinc White. It is the synthetic version of PR102, which is a pigment made from earth reds, or natural red iron oxides, and the names applied to PR101 and PR102 often overlap. The synthetic red iron oxides have mostly replaced natural red iron oxides and are brighter, stronger, finer, and more permanent. Indian Red is the highest grade bluish shade. Light Red, English Red, and Venetian Red are yellowish shades. Mars Violet is a dull and subdued bluish or purplish oxide.
Red iron oxide is very lightfast with excellent permanence.
Red iron oxide has no significant hazards.
Natural red iron oxide comes from the mineral ore hematite, called bloodstone by the ancient Greeks from the word hema, meaning blood. It is one of the oldest pigments, has been used by every major civilization, and was an important mineral for medieval alchemists. It was not widely used in artists' materials until the 17th century and was not produced in large quantities until the 18th century.
Indian Red, Colcothar, English Red, Light Red, Mars Red, Mars Violet, Morelle Salt, Pompeian Red, Indian Red, Red Oxide, Sinopia, Spanish Red, Terra Rosa, Tuscan Red, Venetian Red, Venice Red.
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pwggrodd wrote:Ah, OK. Thanks for that. Anyway, I was watching The Gentle Art of Making Enemies yesterday, and Bryan Danielson was on commentary with Excalibur, and weirdly enough, Kane came up. Danielson proceeded to laugh about how Kane murdered his family. I don't think anyone could've imagined that a little over four years later, those two would be a team. Weird how things turn out.
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Rupert Murdoch's son James runs News Corp.'s sprawling operations in Europe and Asia, and he's had it with the search engines, consumer electronics companies, and users who want access to his company's content without paying a "fair contribution."
In a speech this week to University College London (home to Jeremy Bentham's bizarre "auto-icon"), where Murdoch oversaw the opening of a new Centre for Digital Humanities, he expressed his astonishment that anyone could object to such absolutely ripping ideas as Internet disconnections for copyright infringement.
"Governments should enforce basic property rights—even in this digital environment," he said. "Some have started. In some quarters this has caused alarm. But what is really alarming is that it is controversial at all to shut down vast pirate sites or disconnect repeat offenders who have no regard for creators' rights." (The Lib Dems, the junior coalition partners in the new UK government, are among those who don't support this approach to piracy.)
Given the good of copyright, Murdoch can't help but wonder why the forces of copyright skepticism are having such success. Moving beyond the "utopian arguments" and the "rhetoric of freedom," he argues that the device makers and the search engines are the new parasites of the digital age.
"Take the search business," he said. "It depends on an ability to index and search other people's material, and present the results of those searches to its users surrounded by advertising. Search is a highly profitable business, because the raw material presented to customers can be indexed at essentially zero incremental cost. Therefore, information that might only be searched or indexed with a fair price paid to the producer undermines that model."
Thus, when Google makes its arguments in favor of copyright limits or fair use or tries to push through its Google Book Search proposal, content creators see only an attempt to enrich itself.
The same is true of device makers. Content owners, especially music labels, have long felt that device makers like Apple and Microsoft have reaped huge profits based on user infringement. Selling iPods at a couple hundred bucks apiece has been a great business for Apple; if those iPods are filled mainly with illicit copies, it's not such a great business for the labels. If the device makers cared, surely they would do more?
"We should also consider consumer electronics companies and device makers," said Murdoch. "Devices—however smart they look and however innovative they are—are lifeless without content. Manufacturers have a clear incentive to drive the cost of content toward zero—in order to drive customers to buy their products, without additional competition from rights holders for their customers' money."
Both are fair points, though the argument may be simplistic—one persuasive story about technology argues that "connectivity" is king, not "content." (Why were a bazillion cell phones and service contracts sold even before the devices could deal with music? And how important is instant messaging, Facebook, Twitter, and e-mail to current devices?)
Murdoch quotes with agreement Daniel Defoe, who once said, "To print another Man's copy is much worse than robbing him on the Highway; for the Thief takes only what he finds about him, but the Pyrate Printer takes away his inheritance [which] both is and ought to be the Due, not of the Author only, but of his Family and Children." (Incidentally, Defoe even proposed his own model statute that would hit "pyrate printers" with "treble Costs"—the forerunner of today's "triple damages" idea.)
So what does Murdoch want? Judging from the complaints in the speech, he appears to believe that governments have given up on defending intellectual property, though even a cursory glance at the recent legislative history of the UK, the EU, the US and others shows this to be an absolutely ridiculous assertion. And what is ACTA if not a new attempt to extend the power of copyright ever further?
But Murdoch wants more: Google needs to pay. "Is it, moreover, unreasonable to suggest that companies that make a living out of indexing and sharing the creativity of others might make a fair contribution to those who create the material they need for their businesses?"
The speech is well worth reading and, for the most part, a legitimate defense of the basic principles of copyright, which Ars has always supported. But in his "war on search engines" rhetoric and amazement that anyone could object to Internet disconnections, Murdoch shows himself to have the same basic preoccupations as his father.
But at least he's still young enough to be transfixed by the huge outpouring of creativity on the Web. "A lot of digital change is genuinely exciting and fun to be involved in. Anyone who has watched the two minute and 18 second retelling of the entire Star Wars trilogy—in Lego—will know what I mean," he said, before heading off to drinks beneath the benevolent gaze of Jeremy Bentham's head.


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Oct 27, 2010
COOKEVILLE, Tenn. – Members of several different sports teams from Tennessee Tech will be on hand to participate in the annual Cooking on the Square fundraising event.
"This will be the first year we have a booth," compliance coordinator Mandy Thatcher said. "We're very excited about the amount of student support we have gotten for the event."
Both the Student-Athlete Advisory Committee (SAAC) and the women's basketball team will run booths for the two-hour event.
Both booths will be open on the courthouse square from 11 a.m.-1 p.m. Other individual businesses will also be on hand and bowls will be donated by local artists. Bowls cost $20 each and all proceeds go to Habitat for Humanity.
The SAAC booth will be set up by members of the men's golf team, while members of the women's golf team will be on hand to serve. Three dishes will be available including Thatcher's gumbo and a vegetarian black bean soup. Volleyball head coach John Blair will also provide his own gumbo concoction.
"I'll be preparing a chicken and sausage gumbo, which is one of my favorites," Blair said. "It is for a great cause and I have been a strong supporter of Habitat for Humanity. The work they do is exemplary and it was an easy decision to take part in this event."
The women's basketball coaching staff and sophomore guard Katherine Barker will also be on hand as they will man 'The Big Easy Eagles' booth. They will serve Cider from the Sideline.
"We always look for ways to give back to the community," head coach Sytia Messer said. "This is a great cause to be a part of and we really hope this helps people live a lot more comfortably for the holiday season."


text:
This week I met new Internet friends. I was on Ancestry.com working when I noticed a new message. It was from a lady wondering if my John Naggas was the person who had married her great aunt. She asked if he had ever lived in Montana. I knew that he had spent a little time in Montana, so I told her that it was a possibility. I asked her to go to this blog where I had pictures posted of him.
My grandpa had been married before he met my grandmother, but we did not know much about it, and thought that it had been for a short amount of time. In fact, we had no pictures of my grandpa before he married my grandma. He was about 32 when he married my grandma.
Well, in a few minutes I received a new message saying that it was the same person! This lady had a wedding picture of my grandpa and her great aunt, Minnie Scott! He was 22 when he married her. From what I can tell, they were married for eight or nine years. She sent me the pictures and also introduced me to the lady that she got the pictures from. I am so lucky to have met these two ladies and am so grateful for their generosity in sharing these pictures with me. Here they are:
Here are some snapshots that I also received:


text:
Hermes Birkin Bag 40 Clemence Light Coffee
The Clemence and the Togo are two of the most popular leather when comes to Birkin and Kelly bags.hermesseller have combined the Golden Hardware and the Palladium together to save your time since the price is the same. when ordering the bag, choose the color you want and leave the note to us.
Color: Light Coffee Size: W40 X H28 X D20cm Pattern: ClemenceHardware: PHW/GHWLine Color: White/Original Color Accessories: adlock,Key,Cotton bag.
© 2012 ~ 2017 Guangzhou cnitbag LLC


text:
Monday, May 19, 2008
It's A Giveaway!
If you're a polka-dot-jumbo-flower-yo-yo kinda gal, you are gonna love this bodacious little pillow. From side seam to side seam, it measures 11-1/2-inches. The jumbo yo-yo measures a whopping 4-inches. Wouldn't it look sweet nestled amongst a cute doll collection on a shelf or if you decorate in brights for summer, this would make a lovely addition to a side chair.
Tell me you are interested in the giveaway by making a comment under this post. I love quirky quotes and sayings like, "Raising kids is like being pecked to death by a chicken" so please include one in your comment. You will not be judged by your comment or quote. This will be a random drawing. I will run this giveaway until May 31 to give everyone an opportunity to enter. A winner will be chosen on June 1.
I was recently introduced to yet another fabulous blog called Bits and Pieces. Pat has a great blog filled with beautiful quilts and stitcheries and many other projects that she loves. In celebration of her birthday, she is hosting a giveaway for "quilty" goodies. Run on over and enter her giveaway. You won't be sorry!
Have a sweet, polka-dotted kinda day!
50 comments:
- Sasparilla Sue said...
Oh my gosh!!!! I actually started drooling when I saw that picture! Polka dots make me happy!! Sorry, I don't have any quirky sayings for you, my mind has only one thing on it...polka dot yoyo flower pillow!!!!!!
- Mon May 19, 01:33:00 PM 2008
- Andre'a said...
What about "Money often costs too much". I don't know the author but I agree!!
I'm loving that pillow....my couch could use some sprucing up. I hope I win!!
- Mon May 19, 01:56:00 PM 2008
- Catherine said...
That is a wonderful pillow!! I love it!! Quirky saying? Hmm -- I can't think of anything!!
- Mon May 19, 01:57:00 PM 2008
- annemarie said...
I am drawing a blank also as to a quirky saying but I do absolutely love that pillow - so springlike - makes me smile!!!
- Mon May 19, 03:02:00 PM 2008
- Hil'Lesha said...
A clean house and raising kids should not be in the same sentence. It is like trying to staple Jello on a tree. ;)
- Mon May 19, 03:21:00 PM 2008
- sweetiepie said...
Lettie - I love the pillow! I think that would go in most any room in the house. It has every color in it!
I am always looking for quirky sayings too. I make little signs to sell at craft shows. My quirky saying is....A woman with an immaculate house and a great dinner on the table is a woman expecting her mother-in-law for dinner. Joyce in Iowa
- Mon May 19, 03:28:00 PM 2008
I don't have a quirky saying, though if you want my children I would cheerfully giftwrap them for you at the moment.
Gorgeous little pillow.
- Mon May 19, 03:38:00 PM 2008
- Elly D said...
Lettie, I just love your pillow!! It would make a lovely ray of sunshine in my living room here in Scotland.
An old piece of hand embroidery which was in a glass frame in my grandparents house has this saying on it:-
All the world is queer,
Save thee and me,
and even thees a little queer...
No idea who wrote it originally but I often wonder about it.
Hugs Elly
- Mon May 19, 04:18:00 PM 2008
- Kim West said...
Aloha! That is a great pillow!! Where in Hawaii are you? I am in Honolulu.
As far as sayings go... I am horrible at thinking of them on the "fly"... I might have to come back and give you one later...
- Mon May 19, 04:27:00 PM 2008
- Nancy said...
Oh such a perky polka dot pillow....
My dad always said " Are you going out looking like that?" Oh, BTW, my Dad was blind....
- Mon May 19, 04:41:00 PM 2008
Cute pillow and yo-yo!!! Sorry, nothing original here.
- Mon May 19, 06:22:00 PM 2008
- Paula said...
I would love to own that pillow...
My quirky saying? What if the hokey pokey really is what it's all about?
One more for those who didn't have one: I dream of a better tomorrow where chickens can cross the road without having their motives questioned.
I'm a bit more than a bit quirky!! LOL
- Mon May 19, 06:45:00 PM 2008
- Darlene said...
Another sweet and adorable project - you are soooooo talented, Lettie.
A quirky saying - HMMMM - "I may have been born at night, but it wasn't last night".
I'd love to win your adorable pillow so pick me, pick me!
- Mon May 19, 08:10:00 PM 2008
- Linda said...
Great little pillow - it's late here in Mexico & all I can up with is: "At Home Sunday Between 2 & 4, Hope You Are The Same."
- Mon May 19, 08:57:00 PM 2008
"May those who love us, love us, And those that don't love us, May God turn their hearts: And if He doesn't turn their heartts May He turn their ankles so we'll know them by their limping." an old gaelic blessing...:-)
I am so liking that pillow. You do absolutely wonderful creations.
- Mon May 19, 11:41:00 PM 2008
- May Britt said...
Such a wonderful pillow. Love the colours of it and I really need a new pillow in my sofa. Just discovered your blog. I always end my posts with a saying and yesterday I used this one: "If women's work is never done... why start!?"
- Tue May 20, 12:17:00 AM 2008
This would so fit the new bedroom we want to create for my little princess.... she would love it to bits!
I never used much make-up but once I did and painted my lips red... all my mom could ask was: which chicken did you bite it's head off???? lol
Hugs from the Netherlands
Winda aka Dutch Quilter
- Tue May 20, 12:39:00 AM 2008
- Sew Prim Khris said...
What a cute pillow...my daughter would adore it. As for quirky sayings...how about "Woman are like tea bags. You dont know how strong they are until you dunk them in hot water"
Hugs Khris in Oz
- Tue May 20, 03:55:00 AM 2008
- Mom2fur said...
How about the one from the top of my blog--"Money will buy you a pretty good dog, but it won't buy you the wag of his tail."
Just wanted to let you know it was my pleasure to include you in my blog ABCs!
- Tue May 20, 05:55:00 AM 2008
- sbonetsue said...
My brain is pretty dead but we have a family favorite expression from my daughter who at 4 years old yelled out "I'm off on an adventure" as they rolled her in to have her tonsils out. Ever since that's what we say whenever we have to do something that could be scary or bad.
By the way, I love the pillow, it is perfect.
- Tue May 20, 07:12:00 AM 2008
- Stephanie said...
Oh, what a sweet little pillow! Please count me in.
Quirky, huh? Let's see:
As you slide down the bannister of life, may the splinters never point the wrong way.
- Tue May 20, 09:19:00 AM 2008
oh my poor brain can't come up with a cute quote to match your cute pillow....but you said you wouldn't hold that against us (G)!!!! Thanks for sharing. I am CRAZY for DOTS!!!! Hugs, Annie from San Diego
- Tue May 20, 09:23:00 AM 2008
- Annette said...
What a beautiful pillow!! I love it! And I love polka dots. My favorite little saying: Any day spent sewing is a good day. I believe that with all my heart.
- Tue May 20, 10:24:00 AM 2008
- sweetiepie said...
Lettie - I know I already commented on this post, but I remembered a real quirky saying I just had to share. I once saw this on a t-shirt and it made me laugh. Here it is: A woman without a man is like a fish without a bicycle.
- Wed May 21, 04:42:00 AM 2008
- LC said...
I love dots too... and your pillow is really cute. I also love quirky sayings and this one makes me LOL every time I read it!
Mahatma Gandhi, as you know, walked barefoot most of the time, which produced an impressive set of calluses on his feet. He also ate very little, which made him rather frail and with his odd diet, he suffered from bad breath. This made him .... what? A super callused fragile mystic hexed by halitosis.
- Wed May 21, 10:08:00 AM 2008
- Julie said...
I adore your pokey dots! I don't remember where I read this but it made me laugh out loud: I have flying monkeys and I'm not afraid to use them!
Aloha from a frequent island visitor.
- Thu May 22, 06:07:00 AM 2008
- Valerie said...
I love your pillow! I would love to win something especially this! My saying is one I love, "Home is where my story begins."
- Thu May 22, 06:33:00 PM 2008
- Alice Grace said...
My saying is what everyone has said in their comments! "I love that pillow!"
- Thu May 22, 06:47:00 PM 2008
- Jackie said...
Thanks for doing the giveaway...love the pincushion! My saying.."It ain't over 'til it's over!"
- Thu May 22, 07:13:00 PM 2008
- Lissa Jane said...
cute cushion!
quirky saying? hmmmm I like 'If you are not liking me know, imagine me as your EX-wife'...
- Thu May 22, 07:48:00 PM 2008
- sweetsue said...
Well butter my butt and call me a biscuit-I shure like that there pillar!
- Thu May 22, 08:23:00 PM 2008
- Netter said...
I love your quote but I heard it with "ducks" instead of chickens. Ducks would be worse...they have rounded bills. I always say, "That's enough to choke a goat!" when something tastes bad. I have two favotite quotes. The first is by Mr Rogers who said, "You can never go down the drain." I have that on a bracelet. My second favorite is from Leave it to Beaver...Ward Cleaver said, "You're never too old to do goofy stuff." I live by that motto!
Why is it you can't think of the fun quirky things when you want to. I know I say quirky things all the time, people make comments about it. My mind has gone blank.
- Thu May 22, 09:30:00 PM 2008
- julie said...
"back up the truck mini-mac" a favorite in our house!
3beez at bellsouth dot net
love the pillow!
- Fri May 23, 05:21:00 AM 2008
- Karin said...
So cute!!
- Fri May 23, 09:22:00 AM 2008
- windycindy said...
What a lovely pillow you have created! Thanks for the tip about the quilter's giveaway. One thing I always say about my graying hair is that I have earned them raising my two sons!!!!! Have a wonderful weekend. Thanks,Cindi
- Fri May 23, 10:20:00 AM 2008
- MCJunkie said...
Thats the cutest pillow I have seen today! beside itching today cause of menopause i promise not to beat on it!
- Fri May 23, 10:50:00 AM 2008
Polkadots are my favourites too, but I've always hated yoyo's. Thought they were boring.....Today I discovered your blog: I was soooo wrong about the yoyo's!!! Your projects/fabrics/colours are very inspiring. Gonna make a yoyo NOW!
For quirky sayings check this:http://www.loesje.org/
- Fri May 23, 03:57:00 PM 2008
- kcenya1950 said...
This pillow is cool as a moose. I would love to win. Not good at pithy sayings though
- Fri May 23, 04:15:00 PM 2008
- Annie said...
The greatest gift of all, is to love and be loved in return!
I know, not really quirky, but I love that line!
Your Polka Dot pillow would brighten up any day!
- Sat May 24, 06:43:00 PM 2008
- Dayna said...
I love color and that quilt you posted about on the 17th is gorgeous! Nice and bright and well.....colorific!
Love the pillow too. I'm no good at quirky lines. sorry....
- Sun May 25, 03:34:00 AM 2008
- ababe28 said...
It's really fabulous...in fact all of it is great...polka dot me!
- Sun May 25, 04:59:00 AM 2008
- Jeanne said...
Your pincushions are adorable! The polka dot fabrics are perfect and make me smile.
- Mon May 26, 07:34:00 AM 2008
- Judy said...
Love poka dots my favorite colors, would look really great in my new house.
quote: "from pillar to post".
- Mon May 26, 08:27:00 AM 2008
- Lilly said...
Your pillow is beautiful. Love the big yo-yo. And you are giving away? I want it!!!!! Here is a very quirky poem for you. Hope it isn't too, too quirky.
Father heard his children scream
So he threw them in the stream
Saying as he drowned the third
Children should be seen not heard.
- Tue May 27, 03:44:00 PM 2008
If at first you don't succeed, destroy all evidence that you tried.
I love that bright and happy pillow. The center reminds me of some pillows my grandparents used to have that were made entirely of those scrunchy button looking things. It brings back fond memories.
- Tue May 27, 04:27:00 PM 2008
- Charmingdesigns said...
Me Me Me!! I need to win!! I LOVE this!! Sooooo cute! Laurie
- Tue May 27, 08:04:00 PM 2008
- Donna said...
I think that your polka dot yo-yos are fabulous! I would love to win the pillow!
Here's one of my all-time favorite quotes: Time wounds all heels.
- Fri May 30, 04:11:00 PM 2008
- Treasa said...
lettie, love your pillow. I just found your blog. I will be back. Please enter me in your contest.
- Sat May 31, 03:02:00 PM 2008
- Calise said...
I love your blog and this pillow is adorable!
- Sat May 31, 08:24:00 PM 2008
- Debra said...
What a wonderful pillow! The only quirky saying I can think of right now is "a bird in the hand is worth two in the bush!
- Sun May 16, 06:47:00 PM 2010


text:
The Constitution of the United States, Article II, Section 3: "He may, on extraordinary Occasions, convene both Houses, or either of them…"
We have a jobs emergency and the Congress has not acted. Almost everything the Senate does is being blocked by an obstructionist minority that is trying to tank the economy, believe a demoralized public will blame the other party and won't bother to vote, which will help them take power in November.
The government is not governing and the consequences for working (and out-of-work) people are severe. Millions of unemployed are not finding jobs. People can't pay their mortgages or rent and are losing their health care. Small businesses are reaching the end of their ability to hold out. Communities, even whole states are out of money to cover even basic services.
The President has the the power to do something about this. He has the power to show the public where he and his party really stand on doing something about the jobs crisis. He has the power to show that he can put his foot down and demand action.
The Congress is planning to go on recess soon and the President has the power to make them stay until robust jobs legislation is passed.
This is an opportunity to show the public who is acting and who is blocking. This is an opportunity to clarify for the voters who is working to get jobs going and who is keeping the Congress from acting.
The President has the opportunity to lead. He has the opportunity and the responsibility to govern.
This is an emergency. Make them stay.


text:
Are you open about your frugal lifestyle? If you've been keeping it hidden, maybe it's time to celebrate your thrifty ways. Here's why.
A financial emergency can seem insurmountable — but if you follow these steps, you can get through unscathed.
Making financial decisions can be tough, and with a partner, they become even tougher. Learn how to decide with partners what's best for your business.
Recently, my sister announced her engagement. Her announcement made me think more and more about how important it is to discuss finances early on in a relationship. It also sp
As I alluded to in another article, I am amazed at how people will si
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text:
I put this pasta together on the fly when I was home alone. I made one serving, and now I want to make it again as soon as possible. Thanks to baaaaad recessed lighting in high ceilings (and hasting shooting), the picture doesn't do it justice.
The "sauce" is canned pumpkin gently sauteed with some garlic and sage to take off the raw edge. I tossed it with penne, chopped leftover chicken breast, caramelized onions, chopped chestnuts (from a jar) and sauteed spinach. Then I used some of the pasta cooking water to loosen it up a bit.
I just loved this. I multiplied the recipe to serve 2 or 3, depending on your appetite. It is so filling and hearty. If you aren't the type to hoard jars of chestnuts around the holidays (therefore having them on hand on a random weeknight), you could skip it, or replace them with sauteed mushrooms. As a matter a fact, you could add a lot of different veggies or meat. It's the tasty pumpkin sauce that's kind of special here. And always remember: caramelized onions make anything wonderful.
Whole wheat penne with pumpkin, chestnuts, chicken and spinach
You can use rotisserie chicken if you're not one to have leftovers on hand. You can also use chicken sausage or go veg and use cannellini beans. When I first made this, I used caramelized onions that I had on hand, but you can certainly cook up a fresh batch. To do it, thinly slice an onion and slowly cook it in 1 Tbs oil on medium-low to low for 15 to 20 minutes, stirring once in a while.
Serves 2 to 3
1 Tbs unsalted butter
2 cloves garlic, finely chopped
1 1/4 cup pumpkin puree
Salt and freshly ground black pepper to taste
4 to 6 sage leaves, finely chopped, or pinch of dried thyme
1/4 cup caramelized onions
3 huge handfuls spinach leaves
6 oz whole wheat penne or rigatoni
6 oz cooked chicken breast, chopped
12 cooked (from jar or vacuum pack)chestnuts, broken up or chopped
Heat the butter in a nonstick skillet on medium low. Add garlic and cook 1 minute. Add pumpkin, season with salt and pepper and cook, tossing and turning, 3 minutes. Add sage or thyme and cook 1 minute more. Transfer to a large bowl. Add onions.
Mist the same skillet with cooking spray and add spinach. Season and cook until wilted and tender. Remove from heat and set aside.
Meanwhile, cook the pasta in well-salted water to al dente. Before draining, reserve about 3/4 cup of the cooking water. Add pasta to bowl with pumpkin and combine. Microwave the chicken to warm it up, then stir it in along with the chestnuts. Stir in spinach. As you combine the pumpkin and pasta with the other ingredients, add reserved pasta water in small amounts to loosen up the consistency as desired. Divide among 2 or 3 bowls and top with grated Parmigiano.


text:
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