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What is a condominium?
A condominium consists of an individually-owned "Unit" and a share of group-owned "Common Area". The "Unit" is the space within the walls, floors and ceilings of a dwelling, and the "Common Area" is the remainder of the property. Owners pay their own mortgages, property taxes, and utilities, plus monthly "Homeowners' Association Dues" to cover repair and insurance of the Common Area. A lengthy document called the "Covenants, Conditions and Restrictions" or "CC&Rs" establishes the rights and duties of the condominium owners.
Buildings with more than six residential units are not eligible for conversion. Buildings with 2-4 residential units may qualify for conversion three ways: (i) automatic (lottery bypass) qualification for two-unit buildings where each unit is owner-occupied be a separate owner; (ii) the "Expedited Conversion Program", created June 11, 2013, under which buildings owned as a TIC as of April 15, 2013, may convert between 2013 and 2020; and (iii) the annual conversion lottery, which has been suspended but is expected to return beginning in 2024. Buildings with 5-6 residential units are also eligible for the Expedited Conversion Program, but are no longer eligible to participate in the conversion lottery. This means that 5-6 unit buildings that were not already TICs as of April 2013 cannot be converted to condominiums.
Can eviction history disqualify buildings from being converted to condominiums?
A building's eviction history may disqualify or delay its conversion. The specific rules relating to eviction history are complex, and depend on who was evicted, the legal basis for eviction, when the eviction occurred, whether the tenant re-occupied after eviction, and which conversion eligibility program the building wishes to use. For detailed information on how past evictions effect eligibility for condominium conversion, see the article entitled The Effect of Eviction History on San Francisco Condominium Conversion Eligibility.
Can a past "tenant buyout" disqualify buildings from being converted to condominiums?
Under a recently enacted law, a tenant buyout can also affect a building's eligibility for condominium conversion. A "tenant buyout" occurs when a tenant agrees to leave voluntarily in exchange for money or other consideration from a building owner. Effective March 2015, all tenant buyouts must be reported to the San Francisco Rent Board, and meet certain other requirements. Any tenant buyout that occurs after October 31, 2014 can disqualify a building from conversion, or delay conversion eligibility. If the buyout involved an elderly (over 60) or disabled person who has resided in the building for 10 years), or if the buyout involved a or catastrophically ill person (regardless of residency duration), the building is disqualified under all conversion eligibility programs. If the buyout involves two or more tenants, none of whom satisfy the "protected" criteria described in the preceding sentence, then the normal owner-occupancy duration requirement under all conversion programs is extended to 10 years. The new law is not clear as to whether the 10 year occupancy requirement applies when two tenants vacate the same unit, or only when tenants vacate two different units; however, we expect the latter interpretation to apply.
Two unit buildings with a clean eviction/tenant buyout history bypass the conversion lottery if both units are occupied for one year by separate (unmarried) individuals who each own at least a 25% interest in the property during the entire occupancy period. This exemption from the lottery is also applicable to mixed use buildings having no more than two residential units, both of which are owner occupied. Occupancy is proven by sworn statement. Vacant apartments do not count as owner-occupied. A two-unit building cannot bypass the lottery if an elderly (over 60 who has resided in the building for 10 years), disabled or catastrophically ill person was evicted from the building after November 16, 2004. Two-unit bypass conversion is also impossible if, after October 31, 2014, there was a buyout of an elderly (over 60) or disabled person, who has resided in the building for 10 years), or a catastrophically ill person (regardless of residency duration). A building from which two or more tenants (regardless of age or disability) were evicted from separate units for any reason unrelated to the tenants' behavior after May 1, 2005 can be converted only after 10 years of owner-occupancy unless each unit was occupied by a separate owner on April 4, 2006. A building from which two or more tenants were paid to vacate after October 31, 2014 similarly must be owner-occupied for 10 years.
How does San Francisco's new "Expedited Conversion Program" work?
What are the owner-occupancy requirements under the Expedited Conversion Program?
For 2-4 unit buildings, at least one unit must be occupied continuously for the required owner-occupancy period by an owner of record that uses the unit as his/her principal residence. For 5-6 unit buildings, at least three units must be occupied continuously for the required owner-occupancy period by separate owners of record, each of whom uses his/her unit as his/her principal residence.
The required owner-occupancy period is six years. Note that these owner-occupancy periods can be extended as the result of the building's eviction/tenant buyout history.
The text of the law seems to state that the identity of the owner occupying a particular unit can change over the course of the occupancy period so long as the owner claiming occupancy at the time of filing the conversion application has lived in his/her unit for at least one year. So, for example, if John Smith, who occupies Apartment 301, sells his TIC interest to Jane Doe in Year 3 and she moves in and stays there through the rest of the occupancy period, Unit 301 will satisfy the continuous owner-occupancy requirement. However, in June 2015 DPW stated in a letter that its interpretation of the law would allow such a changeover in only one instance per building. We sent a responsive letter, and filed an appeal, and DPW then allowed an application to be processed with multiple owner-occupancy changes. Please contact us for the latest information on this issue.
Note also that when a rental tenant purchases, he/she is considered an owner-occupant from the date he/she moved in as a renter.
What are the "Impact Fees" that must be paid for conversion under the Expedited Conversion Program?
Owners will pay an impact fee ranging from $4,000 per unit (if the building has entered and lost five or more condo lotteries) to $20,000 per unit (if the building has never participated in the condo lottery). Ten percent of the impact fee will be refunded for each unit in which a rental tenant accepts a lifetime lease. The impact fee is in addition to the normal conversion application fees discussed below.
Which buildings can enter the condominium conversion lottery?
San Francisco's condominium conversion lottery has been suspended. The lottery will resume in 2024, 2025 or 2026. The exact length of the suspension will depend on how many buildings convert under the Expedited Conversion Program and how many new units are constructed with the money generated through impact fees.
When the lottery returns, it will be open to 2-4 unit buildings in which all but one of the units have been owner-occupied continuously by the same owner for at least three years. Each qualifying owner-occupant need only be an owner at the time the building enters the lottery; he/she could have been a rental tenant in the building for the previous three years. Occupancy is proven by sworn statement. The three-year period is measured backwards from the lottery entry deadline. So to qualify in 2024, the required number of owners would need to have occupied continuously since January 2021. Note that the owner-occupancy period can be extended as the result of the building's eviction/tenant buyout history.
How does the condo conversion lottery work?
The condominium lottery is held annually during the first quarter of the calendar year. Tickets cost $250 and are available for a two-month period ending about two weeks before the drawing. Up to 200 units may be converted through the lottery each year. Note that the lottery selects 200 units, not 200 buildings. The actual number of buildings that convert to condominiums annually through the lottery system is only 50-60, depending on the total number of dwellings in the winning buildings.
The lottery system is designed to favor buildings that have previously lost. To create this preference, the lottery drawing is divided into two parts, each of which selects 25-30 winning buildings that, collectively, comprise 100 dwelling units. The first part of the selection process, called "Pool A", selects winners from among applicant buildings that have lost the lottery at least three times, and is designed to guarantee that a building that continues to participate will eventually be guaranteed to win. The second part of the selection process, called "Pool B", is open to all applicants and operates by random selection. The overall idea is that your chances of winning will increase each time you enter, but this goal had been undermined in recent years by the rapid increase in the number of buildings entering the lottery.
Pool A buildings are grouped according to the number of years they have entered and the continuity of ownership during the period of entry and loss (as discussed in the next section). Buildings that have previously entered and lost seven times are considered "Class 8", buildings that have entered and lost six times are considered "Class 7", and so forth. If the number of units in the most senior Class is less than 100, all of the buildings in that Class automatically qualify for conversion. The unused Pool A places are then available for the next most senior Class. For example, if the total number of units in the senior Class is 32, 68 places will be available for the next Class. When the number of units in a particular Class exceeds the number of places remaining in Pool A, a lottery drawing will select the winning buildings from that Class.
Buildings that do not qualify for, or are unsuccessful in, Pool A, are eligible to participate in Pool B. Each Pool B entrant gets a number of tickets equal to the number of times it has participated in the condominium lottery, provided there has been a continuity of ownership during the period of entry and loss (as discussed in the next section). For example, a first-time lottery entrant gets one Pool B ticket while a fifth-time entrant (with continuity of ownership) gets five.
How does continuity of ownership affect lottery priority?
A building gets credit for past lottery participation based upon the number of years that its most junior current qualifying owner could have participated in the lottery. This means that in a four-unit building, where three qualifying owner-occupants will be required, lottery priority will be determined based upon the duration of the occupancy of the owner that moved in the latest. If the building had lost the lottery seven times, but currently has only two owner-occupants that have been in the building since it first became owner-occupied, it will not get credit for all its losses; rather, it will get credit only for those years in which the third qualifying owner-occupant had eligibility. This means that in Pool A, which requires three years of owner-occupancy plus three years of lottery losses, the building will get credit only for those losses that occurred after the most junior of the three qualifying owner-occupants had been in the building for six years.
What are the odds of winning the condo conversion lottery?
At the time of its suspension in 2013, the chances of winning the condominium conversion lottery were very poor. But when the lottery returns, the vast majority of buildings previously in the lottery will have been converted through the Expedited Conversion Program. Moreover, 5-6 units buildings will no longer be eligible for the condo lottery, and 3-4 units buildings will be required to have more owner-occupied units. These developments should significantly decrease the number of building participating in the lottery, and significantly increase the odds of winning. On the other hand, the 10-12 year suspension of the lottery will create a backlog of buildings waiting to convert, and this will likely mean a larger than average number of buildings will enter the lottery for the first time when it resumes. On balance, we project that the odds of winning the lottery when it comes back is likely to be better than it was at the time the lottery was suspended, but still relatively low.
What rights to tenants have when their building is being converted to condos? Do tenants have a right to purchase their apartment after it is converted? Can tenants be evicted before, during or after condominium conversion?
Buildings with rented units must comply with additional requirements. All renters get an opportunity to purchase after conversion. The tenant can exercise the purchase right regardless of whether the owner wants to sell, but the owner can effectively discourage purchase by setting the price as high as he/she wishes. In buildings converting under the Expedited Conversion Program, all non-purchasing renters get lifetime rent-controlled leases. In buildings converting under the lottery system, disabled and senior (over 62) renters get lifetime rent-controlled leases, and other tenants get one-year rent-controlled leases. All tenants must be notified of their rights before a lottery conversion application is filed. Contrary to popular misconception, converted units are not exempt from most rent control restrictions until they have been sold following conversion. But at the conclusion of a lease period, renters may be evicted in connection with the sale of a unit.
What is a lifetime lease?
A lifetime lease is a written contract between the owner and the tenant under which the tenant is entitled to possession of his/her apartment until he/she dies. If the tenant is living in the apartment when he/she dies, and there is surviving household member who is elderly or disabled, the lease continues until that person's death. A lifetime lease tenant cannot be evicted except for non-payment of rent or other lease violations. This means no owner move-in, relative move-in, renovation, or Ellis Act eviction of the lifetime lease tenant by the current owners or subsequent owners.
Can a tenant waive his/her right to a lifetime lease? Can an owner pay a tenant to give up his/her lifetime lease rights?
Because the lifetime lease provisions of the Expedited Conversion Program are so new, many details have not yet been clarified, particularly with respect to lifetime leases. But there is nothing in the written law that prevents a tenant from waiving his/her lifetime lease or prevents an owner from paying a tenant, or offering some other concession or benefit, in exchange for the tenant giving up his/her life lease. Keep in mind that there is a difference between paying a tenant to move out and paying a tenant to waive his/her lifetime lease. Paying a tenant to move out is clearly a violation of the rent control law, and an agreement by a tenant to move out in exchange for money is therefor unenforceable. But paying a tenant to give up a lifetime lease, while continuing to live in his/her apartment as a "normal" rent control tenant, does not seem to be illegal, at least under the written law of the Expedited Conversion Program. Since the City will be recording lifetime lease documents against the building even if the tenant has agreed to waive his/her lifetime lease rights, the paperwork used for such a tenant buyout must be prepared carefully to ensure that the condo can be sold for its full value and that a lender will provide a mortgage based on that full value.
Could a lifetime lease tenant assign or sublease the apartment? Could the tenant move out and still collect rent from the apartment?
The law does not contain details on the ability of a lifetime lease tenant to assign or sublease his/her apartment, and the courts will ultimately have to resolve the issue. The most likely interpretation is that the assignment/subletting restrictions in a particular tenant's lifetime lease will be the same as those that apply to his/her previous tenancy. For example, if the tenant's existing tenancy is subject to a legally enforceable absolute ban on assignment/subletting, that ban can also be placed in his/her lifetime lease. Note, however, that, under the SF Rent Board Regulations, such bans are only enforceable if they meet certain very specific requirements, and even then do not apply when an original tenant is replacing a departing co-occupant with a new occupant. This may mean that, regardless of what the lease states, lifetime lease tenants can assign/sublease so long as at least one of the tenants named on the lifetime lease continues to reside in the unit.
To make matters worse, it has been very difficult for owners to successfully evict occupants based on the fact that the last "original tenant" has vacated, because the tenant often claims that he/she is still living in the unit or is just away temporarily. Owners should expect this problem to continue, or even worsen, in the context of a lifetime lease tenant who is living elsewhere while still claiming to occupy the owner's condominium.
A related question is whether a lifetime lease tenant can continue to pay his/her low rent to the condo owner while charging a higher amount to the "subtenants" or "roommates" living in the lifetime lease unit. SF rent control law prohibits this by requiring rent-control tenants to charge subtenants/roommates no more than a pro rata share of what the tenant is paying to the owner. This same limitation can probably be included in the lifetime lease; however, in practice, it is close to impossible for an owner to know or prove how much the subtenant/roommate is actually paying the original tenant.
Converting buildings need not meet current building codes, be seismically upgraded, or have parking. But the City does require a building inspection. The inspection process has six steps: (i) submittal of the inspection request form and fee, (ii) a site visit by City building, plumbing and electrical inspectors, (iii) issuance of a written inspection report, (iv) receipt of a building permit for corrective work, (v) completion of all required work, and (vi) City inspection of the work and issuance of a completion certificate known as a "CFCO". Recently, there has been a delay in obtaining inspections. For two-unit buildings bypassing the lottery, applying for an inspection several months before the one-year occupancy requirement is reached can expedite the conversion. Note that once a City inspection is requested the cited work must be completed whether or not the conversion is pursued.
Inspection reports typically cover three types of problems: (i) work which was completed without required permits (including everything from kitchen renovations to decks to in-law units), (ii) conditions which present safety hazards (like poor fire egress or dangerous electrical wiring), and (iii) energy and water conservation violations. In cases where a significant amount of work is suspected pre-inspection by a private consultant familiar with conversion requirements may be beneficial. Such a consultant can provide advance warning of likely inspection issues, recommend prophylactic measures to minimize work requirements, establish the legality of preexisting improvements, and obtain building permits.
How do qualifying properties begin conversion?
Owners of qualifying buildings must submit an application package to the City. The major components of the package are:
How long does application processing take?
The application is processed by the Department of Public Works with approval required by several additional city departments. During 2012, the median length of a 2-4 unit conversion has been four months and the median length of a 5-6 unit conversion has been six months; however, we expect processing periods to at least double in 2013-2015 due to the large number of applications submitted under the Expedited Conversion Program. This timeline includes the time it takes the owners to make required building improvements. A professional with knowledge of the process and the processors, and the ability to focus on the progress of the application, can accelerate approval.
What other documentation is required?
All condominiums must have CC&Rs which describe the rights and duties of the owners. CC&Rs should be prepared by an attorney and include:
Some 5-6 unit properties must also obtain a "Final Subdivision Public Report" from the California Bureau of Real Estate by submitting a separate application. Please call us for a determination of whether a particular 5-6 unit building will need this.
What steps remain after an application is approved?
The approved survey must have a notarized signature from all recorded owners and, in the case of 5-6 unit buildings, all lenders. It is then returned to the City with an updated title report, a certificate of completion of the inspection work, and a Tax Certificate showing property taxes are paid current. The building officially becomes condominiums when the survey and CC&Rs are recorded.
Final recordation does not alter the ownership or financing of the property. All of the condominiums in the building remain owned by the same individual or group, and all remain subject to the same mortgage. Thus if two owners each own 50% of a duplex before conversion, they will each own 50% of both condominiums after conversion. Separation of the condominiums so that particular owners have title to particular units generally requires refinancing with separate mortgages for each unit.
What are the costs of condo conversion?
The following are the costs incurred in a typical San Francisco condominium conversion:
Must the pre-conversion lender consent to the condominium conversion?
Until June 2006, the San Francisco Department of Public Works ("SFDPW") would not record the condominium map (the event that signified completion of the condominium conversion process) unless all lenders with mortgages on the property had signed the map signifying their assent to the conversion. If a conversion applicant could not get his/her lender to sign, he/she could not complete the conversion without refinancing with another lender that would agree to sign. Often, this requirement caused delay while the refinancing occurred, and imposed significant additional costs in the form of appraisal fees, loan origination costs, and title and escrow expenses. The new loan would typically be paid off immediately after the condominium map was recorded as the owners sold or financed the condominiums. This inconvenient and expensive process was becoming more and more common as an increasing number of lenders refused to sign.
SFDPW announced in June 2006 that it will no longer require the consent of a property's existing mortgage lenders in order to allow a 2-4 unit property to be converted to condominiums. Although the new policy will allow most owners with non-compliant lenders to complete their conversion, these owners will not be able to record their covenants, conditions and restrictions ("CC&Rs") until they are ready to sell or refinance the condominiums. California law requires that lenders sign the "condominium plan" (an attachment to the CC&Rs which shows the spaces included within each condominium) as a condition of condominium formation. As a result, where the pre-existing lender has not signed the condominium plan, title companies will require that funds from replacement loans (either refinance loans or purchase loans) be in an escrow account with the title company before the CC&Rs and condominium plan can be recorded. This requirement will impose only a minor inconvenience on condo converting owners because there is no reason to record the CC&Rs and condominium plan until the owners are ready to sell or refinance.
Note that the new SFDPW policy does not apply to buildings containing more than four units. Such buildings will continue to need to obtain lender signature on their condominium maps.
Do I need to refinance after conversion?
Refinancing is not required by most lenders but is necessary prior to transferring any of the condominiums individually. Most owners refinance for the following reasons: (i) to allow the condominiums to be transferred to individual owners or sold separately, (ii) to eliminate the default risk associated with sharing a loan obligation with other owners, (iii) to eliminate the risk that a future job loss, illness, or credit blemish will make refinancing difficult or impossible, (iv) to qualify a unit for eventual exemption from San Francisco's limitation on rent increases, or (v) to replace one large loan on the entire building with several smaller and lower-interest loans on individual condominiums.
Will conversion increase my property tax?
Conversion will not increase the assessed value of your property. The current value will be allocated among the condominiums, and each condominium will get a separate tax bill based on the allocation.
Will conversion increase my insurance premiums?
Conversion often increases insurance costs, particularly in 3-6 unit buildings, and you may be required to switch insurance carriers. Consulting your insurance agent early in the conversion process will help eliminate unpleasant surprises once the conversion is complete.
About the Author
Sirkin & Associates has been guiding clients through San Francisco condominium conversions and subdivisions for more than 20 years, and have completed more SF conversions than any other firm. Over the years, we have been involved in drafting many of the laws that govern SF condominium conversions, and have helped develop many of the procedures used by the San Francisco Department of Public Works ("DPW") Bureau of Street Use and Mapping ("BSM"). Our breadth of experience makes it likely that if a glitch appears in the condominium conversion process, we will have seen something similar before and know exactly what to do. And for those rare occasions when a completely new issue arises, we are the recognized masters at developing creative solutions that save our clients time and money.
Experience has taught us that the most important things to our clients are the immediate availability of staff to answer client questions and diligence in following the process of governmental approval. To ensure we achieve these goals, we have a full-time paralegal, Cam Perridge, devoted to client contact, preparation of subdivision applications, and monitoring subdivision approvals. Cam maintains a direct-access telephone line and can be reached easily any weekday to discuss the status of a conversion or subdivision process. And for those occasions when you need to speak with an attorney, Andy Sirkin is committed to being available to you when you call or within the next 24 hours. Andy is known for his diligence in calling clients back quickly, and is more committed than ever to being easily reached.
But while processing the condominium conversion or subdivision quickly and efficiently may be our client's most immediate priority, the governing documents (the Declaration of Covenants, Conditions and Restrictions, or "CC&Rs" supplemented in some cases by Bylaws and/or Articles) will have much greater long-term impact. The quality of the governing documents will directly affect the quality of life of the owners, as well as their ability to refinance and sell. Andy Sirkin has been co-author of the past 10 editions of The Condominium Bluebook, and his expertise in preparing condominium governing documents is recognized throughout California. Sirkin & Associates governing documents continue to be the ones other firms emulate, and Realtors, lenders and buyers strongly prefer. This leadership results from constant improvement and innovation that makes our documents easier to read and understand, as well as more efficient and less expensive to enforce.
Before you choose a lawyer to handle you condo conversion or new construction subdivision, take a moment to speak with Cam, Andy, or attorney Rosemarie MacGuiness, at Sirkin & Associates. Our practice includes all required City and State applications and filings, as well as preparation of any governing documents you may need. We offer these services on a flat-fee basis, and our rates are generally lower than those of other firms. Contact us via email at [email protected]


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Ultrasone IQ
"I went to shop for upgrade from my beloved Westone 4. Didn't bother to get custom. Aiming around $500-1000 options Audition candidates 1. Ultrasone IQ $730 2. AKG K3003 $1,140 3. Sennheiser IE800 $ 660 4. Aurisonics ASG-2 $653 5. Heir Audio IEM 5.0+ $ 690 Here are the mini review of IQ and versus of the other candidates. ..." --darkinners
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subset: commoncrawl


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RudiStor IMD-3
" After around 50 hours burn-in: - Muddy, fat yet shallow bass, recessed mids, non-existent highs. if the mids aren't this recessed it is actually quite smooth, and there/s no sibliance problem cos there's no highs. one should not underestimate the power of burn-in but if burn-in can turn this into something half-decent i'd be really pleasantly surprised. i'll do another review after maybe a..." --productred
JVC HA-FX101VR Inner-Ear Headphones (Red)
Ear-Clip Headphones for Light Sports With Bass Enhancement. JVC Xtreme Xplosives Inner Ear Headphones. Cordless: No. Headset Type: Headphones. Extreme deep bass ports and 8.5mm Neodymium driver units. Rubber protectors for durability. Superior sound isolation. Ergonomic contoured comfortable form. Cord length: 1.2m with gold plated slim plug. Includes 3 sizes silicone earpieces


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Director Walt Becker re-teams with his Road Hogs star and apparent muse John Travolta for another execrable entry in the aging boomer buddy "comedy" genre. Travolta smarms it up as Charlie, the babe-bagging counterpoint to Robin Williams's earnest sad sack Dan, who mopes about failed love and takes off his shirt way too much.
The two sports marketers are gunning for a big Japanese account when Dan's former fling (Kelly Preston) shows up, tells him that he's the father of her seven-year-old twins (Conner Rayburn and Travolta's daughter Ella Bleu), and dumps the office-upending kids on him for two weeks. From there, the cringingly unfunny fart, crotch, and urine gags uncork at 15-minute intervals; racist and homophobic jokes — an inspired contrast to the violin-backed family values crap — are equally well paced.
The only amusing scenes involve facial paralysis and a gorilla. Yet the film is notable for being Bernie Mac's last. Too bad it's not Becker's.
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Radeka Downunder Underground Motel & Backpackers Inn is an Undergound Accommodation outlet consisting of Underground Motels, Budget Rooms and Dorm Beds. 6.5m Deep Down Underground. Warm in Winter, Cool in Summer. Daily 4 Hour Opal Field Tour at 1pm.
Begin your new life together with a private and magical experience. We offer the ultimate honeymoon accommodations at affordable price.
Personalised small group 4WD tours of the Outback region of far-west NSW, with the emphasis on professionalism combined with fun. Our country is a land blessed with great diversity. It epitomises the harshness of the Australian outback, the serenity
Enjoy the world famous Barossa fine wines and regional food with a private & exclusive tour while discovering our unique German and British culture, history, terrior and wine styles. Cost = $300pp (min 2-6 guests)
Underground bed and breakfast is a five bedroom four bathroom two kitchens two lounges two outdoor barby living areas ,safe and secure undercover car parking
2 fully self contained 2 bedroom cottages set amid an australian bush garden in the famous Barossa Valley, Australias premier wine district. Quoted rates are for 2 guests. Additional guests $60.00 pp per night.
Atherton Tablelands situated in the Cairns highlands. A range of B&B rooms, apartments, holiday sc rentals, at the highest point in Atherton. Great views,native wildlife & rainforest walks. Central to all Tableland attractions & activities.
Epic Horizon Paragliding Australia. We offer Paragliding instruction, Tandem flights, Paragliding tours and guiding. Based On the Sunshine Coast, Noosa, Queensland, Australia. Just 1.5 hours from Brisbane
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South, Australia visitors guide to accommodations, adventure travel, unique tours and rentals. Check out top South, Australia getaways & destinations. South, Australia vacations, packages & travel spots. Visit South, Australia !.


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Posted 5 years ago
(51 items)
Solid Silver combination dip pen and propelling pencil decorated with hand engraved floral swags and Oval Union Jack & Double Crown sliders (1st & 2nd photos). Plain rounded finial with flat faced purple stone (Amethyst) which unscrews to reveal the single lead storage chamber. The length fully retracted is: 9.2cm. With pen advanced it is: 10.2 cm. (not including fitted nib). Length with pencil advanced is 11.4cm. the Weight (no nib fitted) is: 13g. The Nib fitted has a large impressed "J" and is further engraved with "W. OWEN WESTBOURNE GROVE W".
The hallmarks are the "Lion Passant": Sterling Silver (925). "O" for 1888 (although in lower edge bevelled cartouche not expected circular). The "Anchor" for Birmingham Assay Office. Finally "F.W" for F. Webb Ltd. the Birmingham maker who's mark was registered in 1887 the year before this pen/pencil was made.
Although assayed in 1888 It is a fact that the Oval Union Jack & Double Crown motifs were connected to the celebration or recognition of Queen Victoria's Golden Jubilee which had been celebrated on 20 and 21 June 1887. This motif appears on other pencil and pen sliders made for the Golden Jubilee by various silversmiths.
The body of the Pen / Pencil is personalised with the engraved "copperplate" script: "A.Wilkinson" in a slanted cartouche.
This beautiful example of silver pens and pencils of the latter Victorian era was purchased from famous dealer Karen Dalmeny (3rd photo). Karen has appeared and "starred" in many British television shows about antiques and collectables as an expert, valuer and dealer. This includes a majority of episodes of "Dickenson's Real Deal" and many episodes of "Secret Dealers". She is a very knowledgeable dealer with a "bubbly" and "photogenic" personality. She attends most of the major antique fairs and shows around the UK, buying and selling antique and collectable items. We had a good chat while she was quiet on her stand. Regarding provenance or background; Karen stated that she had bought this pen/pencil combination from a member of the public and this had been filmed during the last episode of "Dickenson's Real Deal" for 2012. As a "TV Celebrity" she kindly autographed the back of one of my business cards....which unfortunately as you can see in the last photo is one of those "cheepskate" free varieties available online...ho..hum!


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My buddy who smokes the deer hams owns 3 restaurants and he has a lot of practice smoking meats. He usually cooks it for a long time at a low temperature to amp the taste of the meat up. It is really good, though can be dry if overcooked. Most meats he smokes have a fair amount of natural fat in them, while deer doesn't & what fat they do have tastes nasty. Rainbow trout smoked is also hard to beat, so is pheasant far as that goes.
I usually cube turkey breast into 1 inch squares & marinate it in a Teriyaki ginger - lime marinade overnight, then skewer it and grill it with some fresh pineapple spears. It is quite tasty. I pretty much like turkey served any way but overcooked. I got permission to turkey hunt one small farm because I shared some turkey I killed with the farm owner. She liked it so much that she wanted to buy a license and hire me as a contract turkey killer and use her tags. I'm not willing to put my hunting license or my gun on the line to do that though. Now if she wants to buy me a license & find me a place to hunt in Virginia, that's another story. I promised to invite her to another wild turkey meal when the time comes. I haven't seen or heard any gobblers on her land since I got permission to hunt there though.


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Finally back in .dk again, love it. Froze my balls of the first night of drinking, but it was worth it. Survived christmas with good loot and too much food.
Find mig de saedvanelige steder, eller ring til min søster hvor jeg stener paa sofaen.
Finally back in .dk again, love it. Froze my balls of the first night of drinking, but it was worth it. Survived christmas with good loot and too much food.
Find mig de saedvanelige steder, eller ring til min søster hvor jeg stener paa sofaen.
Seen Spinal Tap and Built to Spill. SP was pretty good, but we had seats (seats at a concert? what the fuck...) and there was too much music and too little show, and afterall, their music isn't that good. They did have a dancing miniature Stonehenge, but no dwarves. Built to Spill was pretty good guitar rock, but the venue was too hot, and their ending jam was about 15 minutes to long.
Except for that, the days are still a blur. I think today is wednesday. Wobbled home from the kilowatt at 5 this morning after sitting all not listening to Red Warszawa with Buddah.
I think I should start go see movies during the day, just for the fuck of it. There's all these crappy movies out these days that would amusing to see.
Venter stadigvaek paa at kunne starte paa det nye job. Det kommer nok til at tage nogle uger da de ikke engang har begyndt ansoegningen endnu. Saa jeg rykkede dem idag, bla. da det jo ik' er gratis at leve her og der er graense for hvor lang tid jeg kan gaa uden loen. Men det skulle nok ordne sig sagde de, og pengeprobs skulle de nok hjaelpe med hvis det blev et problem.
(summary for the danish impaired : fuck off).
some gnome-pilot crack and a cute little cli ripper with cddb lookup. It was fun to code c++ again, but returning to gnome-pilot and it's c/gtk+ hell was a downer, really should start working on porting gnome-pilot to c++...
I need to move the gnome-pilot pages to eskil.org, having them on gnome.org is just pretty pointless when you can't edit them nor get anyone to fix the problems, so don't expect to see those pages updated ever again.
The job hunt is over, signed the offer letter from VerdiSoft, should be able to start as soon as the visa transfer stuff begins.
I got really sick and tired of talking to companies/recruites who were all gung-ho about scheduling interviews (or even actually did the interviews), untill the came across the H1B thingy on the visa and suddenly were "oh, you might not excatly have the skill set we want" or in some cases (recruiters only) just flat out "oh, if we'd known, we wouldn't have bothered". All these companies will be screaming for more H1B's in 6 months. Wankers.
Sunday we (mfleming, jsh) grilled in out "back yard", that was pretty neat, should do more of that while I'm still just sitting a home twiddling my thumbs.
Other than that, most of my time is spend doing nothing, except for the daily tour down to the kilowatt for a few pints. Oh yeah, had some danes visting, they were here for Java One, so sunday night we went to (surprise) kilowatt for some (surprise again!) beer.
Een ting der isaert var bittert var da to af de ho'der jeg bor med fik job i et firma hvor jeg interviewede (og en fra Eazel jeg arbejdede taet sammen med) hvorimod jeg fik en formumlet historie om at "uhm, du er lissom ikke helt hvad vi soegte efter til at lave embedded systemer". Jeg interviewede lissom overhovedet ikke for det job, men for server side tingene, blabla... Isaer da de ogsaa droppede min fjerde slof (som ogsaa er paa H1B og en sparke-roev programmoer) var det ligesom klart hvad der foregik.
Men nu kan jeg da i det mindste holde op med at se paa fragtpriser. Til gengaeld kan jeg ikke rejse ud af landet indtil visum overfoerslen er overstaaet, det kan tage 2-3mnd, saa eskil skal ikke til roskilde i aar heller, waaah.
(summary for the danish impaired : fuck off).
Wow, Vegas was a trip. We arrived thursday night and checked into the luxor, wonderfully kitsch egyption decor, inclinators (escalators that move in an angle, really amusing when you're drunk) and the vegas casino scene (no windows, no clocks, no way to figure out what the time is).
So basically the trip involved drinking margaritas at the pool, eating goot expensive food (oh man, the steak at mon ami blabla was the best steak I've ever had</a>), and getting drunk at the roulette (yeah yeah, so I lost money, but I had a good time) and thereafter just getting a bit more drunk.
My flight out was at 7:40, so I spend most of the night with three brits in the Nefertiti Lounge at the luxer, inflicting liverdamage with the help of whiskey-sours and corona (you can't get decent beer in these hotels).
I of course almost managed to miss my flight home, so I got upgraded to first class (boohoo), fell asleep before we took off and didn't wake up till we had landed, excellent.
Now I have sunburns on my legs, more sunscreen next time.
Oh yeah, click here for the proof (bemaerk forresten haaret, naesten normalt!).
I'm still looking for a job, have had a few interviews but still no offers. Also some more recruiters from agenciens saying "we don't want no steenkin' H1b's". So my deadline for a job is around start of june, since my employment/eazel will stop mid-june and so will my cashflow. So somewhere around that time I'll have to decide what to do with my life (og mangel paa samme).
Heh, intet at sige som ikke taaler dagens lys i denne omgang. Tak til de folk som har skrevet og sagt buhu at firmaet doede, luner i disse haarde kolde tider.
(summary for the danish impaired : fuck off).
It wasn't a great surprise to any of us at that point, we had spend the last month assuming this would be the outcome, but it still is sad. The engineering team we had was truly awesome and I'll miss the people.
So now what ? Well, frankly I'm been more and more dissappointed with the gnome community as such, so I won't be weeping if I'm not getting a job in some gnome/linux/free-software company, even though it'd be nice. I'd like to work on setting up a server for the trilobite-install stuff, frankly, I still believe it's the coolest apt-get clone for rpm distros. If anyone wants to work on this, feel free to contact me (eskil at eskil dot dk).
So now I'm looking for a new job, and it's not going well. Even though I've only had two interviews the outlook isn't good. Both companies turned me down for hard-to-parse reasons and I suspect that it's the H1B visa issue. Most other companies reeled backwards as soon as they realised that they would have to sponsor a visa transferral. But I have about six weeks till the cash dries up, so I won't be planning relocation for the next five weeks.
Ikke meget at sige. Jeg vil foretraekke at blive her, da en flytning igen simpelthen bare er for besvaerligt. Men hvis der ikke er jobs at faa (industrien har virkeligt taget et nedsving), saa maa jeg vel nok se mig om efter groennere marker.
Hvad gik galt med biksen ? Tja, daarligt tidspunkt at soege investering, ideen var ok (havde sine mangler). Derudover var der en del skidte ting, f.eks. hyrede vi alt for mange marketingstumper som bare slugte loen og saa smarte ud, brugte for meget energi paa at lave en nyserlig filhaandteringsdimmelut og alt for faa folk til at implementere de ting som vi skulle tjene penge paa. Intet som bagklogskab.
(summary for the danish impaired : fuck off).
Also got to see Nightwatch, a yank version of Nattevagten. Man did they manage to dumb down the movie and put in the nessecary action stuff to satisfy the locals. If they could, there would probably also have been a carchase somewhere.
The jobhunt is slow, have had two interviews and a no-go on both of them, not promising, but I still have a job, so it's not terminal yet. If anyone has leads, feel free to email me (eskil at eskil dot dk).
Last night the kilowatt was closed! Horror, apparantly the staff went away on some three day drinking binge (and didn't invite me...). So instead I ended at Lucky 13 instead, where I actually managed to beat the neighbours in pool (wow).
On thursday I'm taking of for Las Vegas for some much needed relaxation.
tja, biksen er saa godt som lukket, men pga. min visastatus er jeg ikke blevet sagt op ligesom alle andre, men istedet for opsigelsesbonus er jeg bare stadigvaek ansat indtil min bonus er udbetalt, biksen er helt lukket eller jeg finder et job. Bedre end at blive smidt ud af landet...
(summary for the danish impaired : fuck off).
So another 1st May passed without any of the usual singing and drinking. I live amongst docile sheep.
Spent a sunday climbing around at a beach up north with while star was freediving and hunting for his dinner. I also went to kilowatt every night for 15 days in a row - it's good to have achievable goals.
This morning my room got flooded as the drain in the shower backwashed. Think it might be related to the losers in the top floor apartment who use the garden (where there's another drain) as their ashtray. Smelled wonderful.
Kigger mig omrking efter et nyt job, det' stadigvaek temmerligt uvist hvad der sker med biksen her. Og lige nu ville jeg meget gerne vaere sikker paa at have et nyt job, saa jeg kan raese ud og koebe billetter til roskilde e.lign.
(summary for the danish impaired : fuck off).
So I was apparently even more pissed at the guadec issue than I initially thought, think I'm over it now.
The campingtrip was good for me. The drive up north 101 is pretty neat, loads of nice scenery which is good and all and becomes boring after the first two or three hours. So in my quest for a change, I picked up a hitchhiker ; it was a big burly guy with an unkept beard, old military clothes, a unfriendly expression, a bottle in a brown paper bag and a chainsaw... He didn't talk much, but actually was just a lumberjack on the way home, but since his car was dead, he had to hitch back and forth between home and work, so no chainsaw massacre.
So I finally came to the turnoff for highway 1, went down that about 15km and then weered onto Usal Road for another 12km or so. Usal Road is an unmaintained dirttrack, that was sort of fun to drive on that.
Finally you come to the campground, which sucked, so I just payed my camping fee, went back the road to this really neat place about 100m over the ocean on a hillside leading directly into the unfriendly waters of the pacific pond. At this time the sun was setting, so I hurriedly put up the tent and moved in the sleeping gear and whatever food stuff I needed, cooked crap dinner and went to sleep.
Next day the weather was bloody good, more or less just sat in the sun all day, reading Cerebus, sipping heineken and getting a good old sunburn on the back. Then spent some hours gathering rocks for a campfire and firewood. Cooked more crap dinner, watched the sun go down, watched the fire go out and went to sleep.
Started friday morning with removing a tick from my leg (using peanutbutter, a knife and vodka..) thereafter I concluded that the weather sucked severely (rained all day), mostly stayed inside the tent except when I needed to piss or cook water for some coffee, finished cerebus vol 2.
The night sucked, the tent wasn't as watertight as I hoped, so I had to get up in the middle of the night and put my tarp over the tent so could sleep well, froze my butt off.
Saturday morning the weather was ok, but I was in too foul a mood because of lack of sleep and whatnot, so I just started packing and drove back to SF, stopping on the way to "rent" a motelroom for an hour so I could grab a shower.
At this point, the tickbite had begun to look (quoting yakk:) "festy", but there was drinking at the kilowatt to be done, so I ignored my leg for that day.
The next day it looked even more "festy", and was definitely infected, so I wobbled up the hospital, got to stare at a wall for two hours untill a doctor poked a bit at me, concluded that I probably didn't have any of the five hundred bad diseases that ticks carry (since it wasn't on me for more than 10 hours or so), but put me on antibiotics for the infection, great.
Now I'm back at work, not that I've done any so far...
... og ikke at jeg' i humør til at lave meget pt. Men det kommer vel på et eller andet tidspunkt.
(summary for the danish impaired : fuck off).
Well, since last I've spent a weekend being slightly sick (think I got the Bolivian DeathPlague from Ramiro), watched dvd's all day with Ian ("The Filth and The Fury" and "Pi"). Other than that, it's been pretty much slacking around on my part. Been going to the kilowatt a lot (apparently so often now, that I occasionally get a free beer from Karla, what a wonderfull person!) went to a fun houseparty which was more or less in a Wallgreens parking lot somewhere on 3rd Street (party got shut down by SFPD around 4am).
I was supposed to be leaving for .dk today, but alas Eazel must have felt my time was so valuable that they chose not to send me (røvhuller), so I'm still in my cube. But I'll be taking of for some solitude hiking over the next few days, spending my birthday in the second best company available (myself), some books, fresh air and optionally some snaps.
We're still having fun with our property manager and the roofdeck (short summary is, that we thought we would have access to the roofdeck, but it turned out that only the topfloor appartment can use it, unfortunately our lease says we have access to it), he basically will not let us use it, so now we're at the point were we're considering filing a "reduction of services" suit with help of the SF Tenants Union to get a rent decrease or at least just to raise hell to ensure he/they don't get away with dicking us around too easily.
The office is pretty different these days, empty and a lot of people have moved around to be closer to each other. We now also have a lounge with the bar and a fishtank, I've expanded my territory to where mfleming used to sit, so now I too have a cozy little corner in which I can sleep in my beanbag.
And on the good side was, my muse sent me a package with two excellent items for me, that made my day.
Tja, som sagt er jeg temmelig bitter over ikke at være på vej til danmark lige nu, der var så mange jeg gerne ville se igen... Næsten alle som skulle have været afsted til konferencen fik et nej, kun nogle få kom afsted. Begrundelsen var, at det ville være ufedt for biksen af miste så mange arbejdsdage lige nu, hvilket lyder ok, på den anden side er det ikke just fordi vi er ved at slå os selv ihjel, tværtimod...
Men hey, jeg tager revance senere på året.
(summary for the danish impaired : fuck off).
Fixed various bugs in libeazelinstall.
Still waiting for a pilot-link release so I can release a new gnome-pilot.
Think I've found a bug in glibc's writev, will mail mailinglists next week.
So we finally moved (well, thats two weeks ago now). It was UHaul action time, I took the truck down to Sunnyvale to pick up yakk and his stuff (of course, as soon as we started moving stuff out, it began to rain, duh), and then went on to Eazel to pick up jsh and his furniture (a lot less than any of us). After unloading at the new place, we went to pick up my crap and then the move was complete, yay, time for beer at the kilowatt.
The next morning disaster struck - first off, I had to return the truck by 7, so I got up at 6. Then the truck just wouldn't start, the batteries seemed to be utterly dead. Now I was pretty sure that we didn't leave any lights on, and I had noted that the battery indicator had been on all day during the move. So I went down to the UHaul place and explained my issues, and they told me to call their repair center number. So I waddled back to the truck, found a payphone and called. It took about an hour to actually get them to send a guy by, during which I was standing in the rain, enjoying the scenery that is 16th street sunday morning at 7 till 8, really wonderfull, I'd suggest that to anyone coming by. So finally the repair dude called back and said he'd be at the truck in twenty minutes (woohoo). After a few attempts at jumpstarting the truck, he also arrives at the brilliant conclusion that both batteries are utterly dead. So he ends up replacing them before the truck will even sound like the old piece of crap it is.
So I conclude the affair with having to search frantically for a gas station that has diesel, drive the truck back and almost have to pay 40$ for being four hours late (which I didn't). Thereafter I went back to the old apt to clean on the rest of my room, and the move was complete.
Of course now we have do deal with a property manager who seems to be fucking people over. The add for the apt mentioned the great view from the roofdeck, even had a picture. When we looked at the place, and signed the lease, we were told we could use the roofdeck and the lease specifically mentions that we can use the roof. Of course then the people who moved into the topfloor apartment (which is a two-story apt of which the top story is on the roof) were told that the roofdeck was exclusively theirs. So now we either fight it out with them or with the property managers. In addition to that, the two windows where the frames are broken still haven't been fixed and we still miss keys for various doors. Too much shit to deal with right now...
... since the company also just laid of more than forty people, basically everyone but a few managers (founders) and engineering got laid off. So we release version 1.0 and lay off about 60% of the staff, that was a pretty though day for many of the eazelites. Apparently with the generel dropping stock market, some investors pulled out and therefore we did not get the third round of funding we wanted (which should also have been our last). By laying off all those people, the company can continue a bit longer, giving us a chance to raise the needed money - it's going to be a though few months now.
This also means that I might not be able to go to Guadec, since everyone will be doing 14 hour workdays the next few months (again...) - that would totally blow.
So Kvan just visited me for a few days, he was in the states for his annual cigar-smoking-visiting thing. Amongst things we did was getting drunk, driving down highway 1 to Santa Cruz (beaches), Fry's, go to a cigar lounge and meet with other cigar people, shopping spree in Japantown, looking at traffic accidents on Market Street. Luckily I had gotten three days off this week (after working three weeks straight), so I took wednedsday till friday off to hang out with Kvan, just dropped him off at the airport again...
Tja, så man må sgu nok sige at nedsvinget lige pludselig ramte os smak mellem øjnene. Vi har gryn til nogle måneder, men hvis der ikke sker noget så lukker og slukkes biksen, hvilket jo unægteligt ville sutte temmeligt meget. Men jeg agter at blive ved til den bitre ende og så se om vi overlever eller om jeg skal på jobmarkedet igen.
Det hårde smæk er at jeg nok ikke kommer til dk igenigen, det stinker unægteligt. Problemet er at så snart jeg er ude af thermostaterne skal jeg til en ambassade for at få stemplet mit pas. Og det kan snildt tage dem en uges tid (pga. deres latterlige åbningstider), hvoffor jeg skulle have mindst halvanden uge i Københavnstrup og det er lige akkurat lidt for lang tid.
Det må man jo nok sige alt i alt sutter væmmeligt meget, finder ud af det i løbet af ugen.
(summary for the danish impaired : fuck off).
Slaved through the Nautilus 1.0 milestone. It was though, but it was worth it. The installer was really a pain in the butt and caused the usual few firedrills ; eg. if run on a stock RH70 with glibc 2.1.9x, rpm could hang while waiting for /sbin/ldconfig would wait for someone to empty it's stderr output, good thing anyone tried on a stock 70 before we shipped.
Other that libeazelinstall stuff and installer testing/fixing etc, haven't done much other hacking. With the new situation, I may get to work on other things, time will show.
New HTML Parser: The long-awaited libxml2 based HTML parser code is live. It needs further work but already handles most markup better than the original parser.
Keep up with the latest Advogato features by reading the Advogato status blog.
If you're a C programmer with some spare time, take a look at the mod_virgule project page and help us with one of the tasks on the ToDo list!


text:
Actually, I'm still a bit of a Luddite and have my bills sent by mail, etc. Like that hard copy. This video makes a pretty valid point for the retention of the use of paper under some circumstances.
Click here: Paper is not dead - ????? ?? ?? - YouTube


text:
Deeplinks Blog posts about PATRIOT Act
This week, Wired's Danger Room blog reported on the FBI's efforts to track Muslims in the United States using "geo-maps." The maps, released in response to ACLU Freedom of Information Act (FOIA) requests, show that the FBI is tracking Muslims and mapping Muslim communities extensively and with little, if any, suspicion of criminal activities.
In yesterday's Senate Judiciary Hearing, "Oversight of the Federal Bureau of Investigation," FBI Director Robert Mueller testified about the Bureau's desire to extend three expiring provisions of the USA PATRIOT Act -- PATRIOT Section 215, authorizing secret court orders for the Internet and financial records of innocent Americans; the "lone wolf" wiretapping provision, which unconstitutionally allows foreign intelligence investigators to bypass traditional wiretapping protections and spy on people inside the U.S. who have no link to any foreign organization; and the "John Doe" roving wiretap provision, which allows blank-check wiretapping orders that don't identify the suspect or the particular phone or Internet connections to be tapped.
This week marks the seventh annual Sunshine Week, a national initiative to promote dialogue about the importance of open government and freedom of information. As our little way to celebrate, EFF has recently posted nearly nine thousand pages of government documents to our site. For the majority of these documents, many of which were previously classified, this is the first time these files have been added to the public domain. The documents were all obtained in conjunction with EFF's FOIA Litigation for Accountable Government (FLAG) Project, which aims to expose the government's expanding use of new technologies and to protect civil liberties by increasing government transparency.
The trove of documents include:
UPDATE (3/24/11) -- Unfortunately, it looks like there will not be live-streaming video for this event. However, it will be recorded and broadcast at a later date. We'll let you know the details so you can watch it later.
On the evening on March 24, 2011, EFF staff activists will discuss the state of government surveillance and privacy in the United States at "Government Surveillance in a Digital World," an event hosted by San Francisco Intersection for the Arts, with a live video stream by BAMM.tv.
Despite the valiant efforts of liberty-defending congresspersons from both political parties, the House of Representatives has just this evening passed an extension of the three USA PATRIOT Act surveillance powers that were set to "sunset" at the end of February, by a vote of 275 to 144. Now, the Senate is our last hope to stop PATRIOT renewal and obtain meaningful PATRIOT reform. The Senate is expected to vote on a PATRIOT renewal bill this week, so contact your Senators today and urge them to vote NO on the PATRIOT Act!
Of the 144 votes against the House bill, 26 came from Republicans, who argued that the law's broad surveillance powers constitute a big government intrusion into the lives of private citizens. For example, California Republican Dana Rohrabacher said:
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School of Management to celebrate milestone at Homecoming
BINGHAMTON, NY -- The Binghamton University School of Management (SOM) will celebrate its 40th anniversary with a reception and gala dinner to be held at 6 p.m., Saturday, Oct. 9, in the University Union's Mandela Room. This event is part of the University's annual Homecoming weekend, which is scheduled for Friday-Sunday, Oct. 8-10.
Dean Upinder Dhillon will join faculty and alumni in celebrating the SOM's growth and success since its inception in 1970. The school is recognized among the elite business schools in the nation. Earlier this year, Bloomberg BusinessWeek ranked SOM's undergraduate program 12th in the nation among public institutions and 35th overall – this represented the highest rankings in the school's history.
The cost to attend the dinner is $50/person. The registration deadline is Thursday, Sept. 23. For more information about the event – as well as other Homecoming activities – and to register, visit http://homecoming.binghamton.edu.


text:
When the temperature drops we're ready for you with our collection of homemade soups. They come from the same philosophy as our ice cream: homemade and locally sourced.
We source our produce from local farms and herbs from Croton Middle School. The weekly menu always has some daily standards for you to count on plus a special or two. Feel free to call ahead to reserve your pints and quarts for those chilly nights at home- or as an addition to your dinner/holiday party. Plus, there's always room to eat here at our Soup Bar where you can relax and eye up some ice cream for dessert :)
Just a hint of our soup menu...
Thai Butternut Squash
We start with local squash and roast them to get the most flavor. Then we add coconut milk, fresh grated ginger and garlic, and just the right touch of curry and tumeric. A vegetarian treat that will make you glad Fall is here.Potato Leek- A smooth version of the classic. All flavor.
Potato Leek
Local potatoes and lots of sauteed leeks. Blended with chicken broth and spice. Thick and smooth, a perfect version of the classic. All flavor.
Black Bean
Local onions,peppers,and celery sauteed in olive oil. We add spices, vegetable broth and simmer with black beans till tender. Topped with sour cream and fresh cilantro. And always a big chunk of Balthazar bread to accompany your soup. This year we will add an offering of gluten free bread from Three Dogs Bakery (Briarcliff Manor. NY)
This is an ice cream shop after all, so of course we'll have our Fall ice cream line up in the freezer as well, including: brown sugar cinnamon, pumpkin spice, salted caramel and a variety of other delicious favorites.
Orders for Thanksgiving were very popular last year, take those pies to a new level with our homemade, locally sourced ice cream.
"like" us on Facebook to see ourdaily flavors/specials/and events or follow us on Twitter.


text:
I have the best family and friends in the world, I have the best job in the world, with the best fans in the world, I live in the best place in the world, get to travel the world, and eat the best food in the world, and get to see everything that this world has to offer....man, I am very blessed!!
You have a great sense of
You have a great sense of humor ! Both you and Taylor haha
Forrest Gump *o* amo esa
Forrest Gump *o* amo esa película♥
hi Jeremy!!!!!! you totally
hi Jeremy!!!!!! you totally rock, every sound you make with the bass in every single song is just amazing, if i could describe paramore in one word it would be A-W-S-O-M-E
Que bonito! Igual de bonito
Que bonito! Igual de bonito es Taylor pero por que no puedo ver el " About" de Hayley?! Maldita, lo tiene privado buuuh!!
you are my favorite bassist
you are my favorite bassist in the world! I love your flipping thing with taylor whenever you two do it together! hope to see you soon jeremy and ofcourse taylor and hayley. such the best band ever
you have a very adventurous
you have a very adventurous life! :D
maybe i should consider being a musician
You are totally cool <3
You are totally cool <3
Happy Birthday!!!I love you.
Happy Birthday!!!I love you.
I just want to say that I
I just want to say that I think you guys incredible! When I was younger, I used to watch MTV only to see your videos, I really loved to watch "Misery Business" and "Ignorance" but I never repair the name of the band. Two years later, my friend showed to me some of your musics and I was in love with your song. This year I went to one show, here in Brasil, I still don't believe that I saw you. I enjoy so much that night!!! I can't wait for you come back! luv ya
OMG!!!! I went to your
OMG!!!! I went to your concert the very first time and I loved it! you guys rock! <3 I love you guys so much!!!! <3 and I love all your music!! <3 You and Hayley Taylor are the Best Ever!!! <3 :)) And I am so going again with my bro he loves you to guys <3 I can't wait for Hayley's birthday to! <3 :DD HAPPY BITHDAY ALMOST HAYLEY!!!!! <3 Love Ya! <3 So Much!!!! ^^ <3 <3 <3 <3 <3 <3 <3 And hey when ever you have time can you tell Hayley I said Happy Birthday to her when it comes I know you guys don't know me that well yet and I know We have not met I really hope I can meet you guys when you come back to do your concert but I been listening to your music For Awhile now! <3 <3 <3 <3 <3 <3 <3 <3 <3 <3 You Guys are so way better then any singer and any band and any Rocking Band You are just to Awesome! <3 I love it!!!! <3 <3 I So Can't Wait for the next Concert! <3 you all seem so nice and Hayley seem really nice to <3 <3
Hi Jeremy i'm new here I love
Hi Jeremy i'm new here I love you as a fan of course.. You had the best job in the world??? It's my first post???
Aweeeesome band. Jeremy you
Aweeeesome band. Jeremy you rock♥ hoho
I love you Jeremy!! You're
I love you Jeremy!! You're hilarious and awesome. I hope I get a chance to meet Paramore and you one day!!! I love playing the bass by the way so you inspire to improve myself.
taylor you r AMAZING. (side
taylor you r AMAZING. (side note: I <3 your new music a lot more than your old. Also, we happen to like a lot of the same movies and bands. PARAMORE <3 wish I could go to one of your concerts, never been to one been waiting for two to three years.)
heya :)
heya :)
I had the awsem oppitunity of seeing u at birmingham on monday n i was on your side near the front so i could see u really well, i thought it was awsem on 1 of the last songs when you did the horn sign inbetween playing bass notes as ive never seen any1 do that before :) thnx for the awsem show
Jeremy, I love you this big.
Jeremy, I love you this big.
That's what she said.
LOL ur so cool jeremy,I lov u
LOL ur so cool jeremy,I lov u so much ;) Stay dangerous :)
"that's what she said" was
"that's what she said" was awesome....LOL
Hi jeremy you're the best lmL
Hi jeremy you're the best lmL
Hi Jeremy, you beautiful
Hi Jeremy, you beautiful talented beast! We LOVE you guys SO MUCH here in GREECE. please come for a concert! :D
Hello, Davis. I am Vira Natio
Hello, Davis. I am Vira Natio from Indonesia. One thing I really want to say is, you are my inspirator in playing bass. I am a bassist and I want to be a professional bassist just like you. I really love your style in playing bass. You can make a complex bass pattern, but people will enjoy that pattern. That is the best thing you have. Thank you for being my inspirator. I hope someday I could go to Paramore show and I could go to the stage, and I would meet you first to say hi and thank you to you. Once a again, a billion thanks, Davis.
"that's what she said" lol.
"that's what she said" lol. Jeremy you're really funny. You're one of the reasons that bassist are one of my favorite members of bands.
"that's what she said"
OMG Jeremy i love you XD
I love Sigur Ros and Death
I love Sigur Ros and Death Cab For Cutie too!
jeremy i love you so much
jeremy i love you so much that i spent four days and nights on paramore sites looking up ur quotes and looking at pictures of the band without you hayley and taylor i probably wouldnt be here today thank you for being you and being so talented and being my escape from the rest of the word i love paramore so much i cry thinking what if paramore broke up and i laugh at what if they all went as solo artists for a day you are my insiration and if i could only have one of you the members of paramore to reply to this comment i would be forever greatful because i love you and i know you love me and the rest of your fans because if you didnt you wouldnt have a fan site for them i havent been able to go to a concert as i had no one to take me but i know you love all your fans not just the ones at the concert if paramore ever broke up i would die literally becaus ei love you guys soooooooooooooo much it hurts to think you would and i have all your albumns and singles because i am such a huge fan of paramore you hayley and taylor are amazing you might not be the original paramore but the three of you are so much better the farro brothers were fools to leave the band and i love every single paramore song ever but my favourite is turn it off and my favourite album is RIOT becaause it is amazing your music has so much meaning in my life so please please promise never let paramore break up because soooooooooooo many peple would be sad and heart broken so please please please reply to this comment and you will make me the happyist paramore fan ever
love you xxx
love you xxx
And you're the best person in
And you're the best person in all the world, love u jeremy!
You are amazing jeremy,
You are amazing jeremy, always so lovely with us! WE are blessed for have you, hayley and taylor in our lives. I love you!
I love you Worm ♥
I love you Worm ♥
Love you Jeremy!!!!!!! :D
Love you Jeremy!!!!!!! :D sending love from Costa Rica
I'm studying music BTEC level
I'm studying music BTEC level 3 and I need to do some performances. I was hoping to sing Last Hope but I can't find a backing track so I was wondering if you guys could upload one that I could use? You would help me out soo much. I really want to sing it and I need it for the 9th of May :(
Dear Jeremy Davis, I'm a big
Dear Jeremy Davis, I'm a big fan of you, Hayley, and Taylor. I look up to you guys so much and I appreciate the music yall create. I would have to say, you BETTER keep making music because I am counting on you guys. I feel as if I have grown up as yall have grown up writing music. I relate to most of the songs and I really appreciate the bass guitar. I also enjoy Taylor's solos too. I really love you and you're amazing. P.S. I was to your right last night in Houston..I was jumping up and down and making a heart with my hands..when the others around me were calm, lol. I came to the concert hopped up on coffee and energy drinks. :D <3 See you at Voodoo. I've been waiting for yall to come to my state. Is there any way to get backstage passes? I hope you can let me know! If not, I understand, you guys are on tour and have many fans to attend to. -Love, Heather
Aha unhealthy food, i'd have
Aha unhealthy food, i'd have to agree
Jeremy, you're such an
Jeremy, you're such an amazing person in every aspect, love ya!
P.S. You rock!!!
Jeremy rocks and everyone can
Jeremy rocks and everyone can't deny it!
love you so much schzimmy
love you so much schzimmy deanie
wow, what can i say...i LOVE
wow, what can i say...i LOVE you guys! your my inspiration for me being a Vocal Music Major today :) i never could afford to go to any Paramore concerts until this year. NOW ILL BE SEEING YOU GUYS IN MAY AT THE TABERNACLE IN ATL!!!!! OMG!! seriously everybody knows in my town that im the BIGGEST fan EVERRR!!! its such a blessing to be able to finally see my idols in person (and not having to play The Final Riot up on max and pretend i was there in chicago with you guys). cant believe my dreams are FINALLY coming true!! now just waiting for the PFC to come available again & waiting on news about meet & greets I HOPE YOU GUYS DO ONE!! plz! but I LOVE YOU GUYS AND KEEP ROCKING ON!!!!!!!!!!!!!!!
-Michelle' GA,USA
Hiya! Wasn't sure where to
Hiya! Wasn't sure where to comment for this, but:
I was wondering if someone could please say if Paramore is coming to South Africa or not,cos they actually have a huge fanbase here. My friends and I LOVE LOVE LOVE them, but can't exactly afford to go see them live in other countries.If anyone could shed some light on this, I'd be very grateful, thanks!! :)
Oh hey Jeremy, I have a
Oh hey Jeremy, I have a question...actually, 2. Nah, make them tree LOL. Okaay, first, why is Schzimmy Deanie one of your nicknames? Second, what is the meaning of "that´s what she said"? I don´t live in the USA, so I´ve never understood that XD And finally, third: Why are you so amazing? Haha, ignore that one, I already know the answer ;D
Hello! I'd just like to say,
Hello! I'd just like to say, thank you for your music, it's actually inspired me to make a band of my own. You are so inspirational and have impacted me so much and I can't wait to see you in concert some day!
I love you!!! :)
I love you!!! :)
I Love Saw movies! marry me
I Love Saw movies! marry me now. ok no.
I really want to go to a
I really want to go to a concert but my parents won't let me ._.
Aloha Jeremy! Love the bass
Aloha Jeremy! Love the bass playing style you got! Keep on rocking the hell outta venues and hope to see you and the band back in Hawaii very soon!
Seeing you guys in Detroit in
Seeing you guys in Detroit in May. Good luck on the rest of your tour. Can't wait for the new album. The bass is definitely the next instrument I want to take up.
Hello Jeremy !
Hello Jeremy !
hello jeremy you know that
hello jeremy you know that one day before you have your 16 birthday i burn and when i play the bass to so you are one of y idols and i like death cab for cutie
Jeremy , My Hero (8)
Jeremy , My Hero (8)
Dude, you're my idol!
I deeply respect you!
i love you, Jeremy you are so
i love you, Jeremy you are so handsome, your wife had luck!


text:
Web Stories
Distinguished Fellows named by Princeton Plasma Physics Laboratory
Posted November 8, 2000; 12:12 a.m.
Francis "Rip" Perkins and Charles Neumeyer, researchers at the U.S. Department of Energy's Princeton Plasma Physics Laboratory (PPPL), have been named the 2000 PPPL Distinguished Research and Engineering Fellows. (Full details, PPPL News Release )
Perkins, who is on long-term assignment at General Atomics in San Diego, was recognized for his outstanding contributions in many critical areas of plasma physics research with applications in fusion, basic plasma physics experiments, and ionospheric physics, and for leadership in an international collaborative effort to document and assess the physics basis of a next-step burning plasma experiment. He was further honored for contributing prominently to graduate education in plasma physics.
Neumeyer, the lead project engineer for the National Spherical Torus Experiment (NSTX), was cited for contributions and technical leadership of the engineering effort to design power systems for several magnetic fusion devices, including the Tokamak Fusion Test Reactor, the Tokamak Physics Experiment, and NSTX, and for extraordinary creativity and accomplishments in the development of control systems for fusion devices. NSTX began operating at PPPL in 1999.
For more information, visit PPPL .
Contact: Justin Harmon (609) 258-3601


text:
Please post all finds in the correct categories of threads. Please don not start multiple threads or they will be merged.
KB finds is for KB.com finds, etc.
All other retailers thatare not listed please feel free to starta thread or use the Another site to buy from
Mod Staff.


text:
|"Water cooperation in action: approaches, tools and processes"
Final report of the UN-Water Annual Conference in Zaragoza now available
|Time to share your experience!
We now welcome your case studies and success stories of water cooperation at any given time and level - local, regional, national or international. Showcase actors and cooperation mechanisms involved [...]
|Check out our Advocacy Guide, now available in French!
The Advocacy Guide is intended to offer ideas, pieces of advice and links to useful resources to help you plan your advocacy campaign and make your voice heard.
|The brochure is now available in Spanish!
Check out our 8-page brochure that contains all you need to know on the key areas of water cooperation to get you informed for your event or celebrations. It is [...]
|New "Water and Biodiversity" factsheet
On occasion of the International Day for Biological Diversity on 22 May on "Water and Biodiversity" this year, new factsheet looking at both the role of water to sustain biodiversity [...]


text:
Toggle: English / Spanish
Idiopathic pulmonary fibrosis is scarring or thickening of the lungs without a known cause.
Idiopathic diffuse interstitial pulmonary fibrosis; IPF; Pulmonary fibrosis; Cryptogenic fibrosing alveolitis; CFA; Fibrosing alveolitis; Usual interstitial pneumonitis; UIP
Doctors do not know what causes idiopathic pulmonary fibrosis (IPF) or why some people get it. Idiopathic means the cause is not known. The condition may be due to the lungs responding to an unknown substance or injury. Genes may play a role in developing IPF. The disease occurs most often in people between 50 and 70 years old.
When you have IPF, your lungs become scarred and stiffened. This makes it hard for you to breathe. In some people, IPF gets worse quickly over months or a few years. In others, IPF worsens over a much longer time.
The health care provider will perform a physical exam and ask about your medical history. You will be asked whether you have been exposed to asbestos and if you have been a smoker.
The physical exam may find that you have:
Patients with idiopathic pulmonary fibrosis have abnormal breath sounds called crackles. Patients with advanced disease may have blue-colored skin (cyanosis) around the mouth or in the fingernails due to low oxygen.
Examination of the fingers and toes may show abnormal enlargement of the fingernail bases (clubbing).
Tests that help diagnose idiopathic pulmonary fibrosis include the following:
There is no known cure exists for IPF.
Treatment is aimed at relieving symptoms:
Making home and lifestyle changes can help to manage breathing symptoms. If you or any family members smoke, now is the time to stop right away.
Some patients with advanced pulmonary fibrosis may need a lung transplant.
You can ease the stress of illness by joining a support group. Sharing with others who have common experiences and problems can help you not feel alone.
These organizations are good resources for information on lung disease:
Some patients may improve or stay stable for a long time with or without treatment. Most people get worse, even with treatment.
When breathing symptoms become more severe, you and your doctor should discuss
Call your health care provider promptly if you have any of the following::
American Thoracic Society (ATS), European Respiratory Society (ERS), Japanese Respiratory Society (JRS), and Latin American Thoracic Association (ALAT). Idiopathic pulmonary fibrosis: evidence based guideline for diagnosis and management. Am J Respir Crit Care Med. 2011; 183:788-824.
Raghu G. Interstitial lung disease. In: Goldman L, Schafer AI, eds. Goldman's Cecil Medicine. 24th ed. Philadelphia, Pa.: Elsevier Saunders; 2011:chap 92.
Selman M, Morrison LD, Noble PW, King TE Jr. Idiopathic interstitial pneumonias. In: Mason RJ, Broaddus VC, Martin TR, et al., eds. Murray and Nadel's Textbook of Respiratory Medicine. 5th ed. Philadelphia, Pa.: Elsevier Saunders; 2010:chap 57.
A.D.A.M., Inc. is accredited by URAC, also known as the American Accreditation HealthCare Commission (www.urac.org). URAC's accreditation program is an independent audit to verify that A.D.A.M. follows rigorous standards of quality and accountability. A.D.A.M. is among the first to achieve this important distinction for online health information and services. Learn more about A.D.A.M.'s editorial policy, editorial process and privacy policy. A.D.A.M. is also a founding member of Hi-Ethics and subscribes to the principles of the Health on the Net Foundation (www.hon.ch)
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text: Doha: Azarenka vs. Stosur Victoria Azarenka takes on Samantha Stosur in the final of the Qatar Total Open. Published February 19, 2012 05:32 Embed x Width: px Height: px Embedded code: Topics: 2012, tournaments, singles, photos or videos, samantha stosur, victoria azarenka, doha Share this page! Print Email Related videos Doha: Best Shots Of The Week February 18, 2017 Watch all the best shots from this week at the Qatar Total Open - right here on wtatennis.com! SAP Stat Of The Day: Karolina Pliskova February 18, 2017 In today's SAP Stat Of The Day, Karolina Pliskova becomes the first person to reach a very important number in 2017. Doha: Karolina Pliskova's Shot Of The Day February 18, 2017 Karolina Pliskova has Saturday's shot of the day at the Qatar Total Open. To The Top 3