text:
October 15, 2012
The Chairman David Hennessey called the meeting to order at approximately 7:00 pm.
The Secretary Robert Molloy called roll:
David Hennessey, Robert Molloy, Kevin O'Sullivan, Peter McNamara, Alternate Chris LaFrance, Alternate Lance Ouellette, Planning Director/Zoning Administrator Jeff Gowan
Svetlana Paliy
Case #ZO2012-00018 CROTEAU, Jay & LAFRANCE, Christopher - Kennedy Drive / Map 17 Lot 12-253-1 seeking a Variance to Article III, Sections 307-7, 307-8, 307-12 (Table 1) & 307-14 to permit the existing 6 acre lot to be subdivided into two duplex lots each with approximately 40 +/- of frontage along Kennedy Drive
Mr. LaFrance stepped down. Mr. Ouellette was appointed to vote regarding the case.
Mr. Hennessey said he was unable to attend the site walk due to illness, but had made a point to visit the site prior to the meeting. He stated that the abutter's list and Variance criteria had previously been read into the record.
The public hearing for the case was reconvened.
Mr. Joseph Maynard of Benchmark Engineering, representing the applicants, came forward to discuss the Variance request. He said the property contained approximately six acres and had approximately 90ft. of frontage on Kennedy Drive. He provided a brief history regarding the property and told the Board it had an approved three-lot subdivision with 1000ft. of Town built road (up to a cul-de-sac servicing the lots) that dated back to 1997. This plan is recorded at the Registry of Deeds. Mr. Maynard indicated with the lot sizing and a minor lot line adjustment they could end up with two lots, each greater than two acres and the required 200ft. of frontage and still retain a single-family residence lot. He stated they were looking to eliminate the need to build a new road and reduce the total build-out of the property to two duplex lots. The duplex lots would be approximately three acres in size and share a driveway.
Mr. Phil Lantagne, Kennedy Drive discussed the original project, which was for three single homes on a Town road. He said there wasn't discussion about duplexes. He said in the way the plan was drawn, only one lot met the requirements for size and frontage. With regard to public interest, Mr. Lantagne felt having rental property in an established neighborhood would drive home values down, which were already diminished due to the recession. He commented that dirt driveways would also have a negative impact on the area homes. He said the traffic increase would be 33% going from three families to four families. He noted that the plan for three families required a Town road, and the request for four families was proposed to be on a dirt driveway. Mr. Lantagne believed there were possible drainage issues due to having no oversight of the driveway maintenance during seasonal high water flows. For the Substantial Justice criterion, Mr. Lantagne said there were no other duplex or rental properties in the area. He reiterated that building a rental property in an established neighborhood would have a negative impact on surrounding homes. Regarding hardship, he felt the property could be developed as approved, which had little/no opposition. He noted that an alternative land use was suggested by applicant Jason Croteau during the site walk. Mr. Hennessey asked what was suggested. Mr. Lantagne preferred to have Mr. Croteau elaborate.
Mr. Frank Tredeau, 12 Kennedy Drive, stated he was in opposition to the issuing of the Variance. He read aloud a petition that had been circulated throughout the neighborhood as well as to abutters outside of the neighborhood. The petition was then submitted to the Board for the record. The petition reviewed the criteria and provided rebuttals to each of the points.
Mr. Ouellette asked if they were stating there might be a change in the wetlands from 1997 when the three-lot subdivision was done to present. Mr. Tredeau said only that there would be recourse for a Town road if it weren't properly maintained. People living on a driveway not properly maintained wouldn't have recourse in the event that it affected the wetlands. He said they wouldn't be able to go to a Town official to submit a complaint to have the road fixed. Mr. Ouellette said the map indicated there were some wetlands and he wanted to know if the area had stayed about the same, or if it seemed to get worse. Mr. Tredeau said the wetlands were directly behind his house. He had encountered some flooding during seasonal storms just about every year. He felt that a Town maintained road wouldn't make the situation worse, and a privately maintained driveway wouldn't be able to be counted on to keep the wetlands secure. There was seasonal flooding with just about every storm, the neighbors wanted to make sure the drainage was maintained.
Mr. Robert Spaulding, 66 Old Gage Hill Road told the Board that his property abutted the wetlands and ran along the wall where the proposed driveway would be located. He said he got water on his property and his foundation held it back, but it leaked through his foundation. The two duplexes were proposed to be located exactly behind his house. He noted that there were boulders on the property that were holding water back. He was concerned if they were removed, along with tree stumps, that water would find the least resistant path. He questioned if he could be assured that he wouldn't have water in his cellar after the project was done. Mr. Spaulding said the residents on Kennedy Drive wouldn't be affected by the water like he would be, but he wanted the Board to understand that (some of) those residents had been in the neighborhood for over thirty years. He said no one wanted duplexes in that area. He believed the applicants would be there in the beginning, but would not stay there in the future. This will lead to housing problems and rental problems. He felt it would affect the value. Mr. Spaulding reiterated his concern with the water coming into his property given the close proximity of the proposed driveway (being within 5ft of his property) and the duplexes.
Mr. Hennessey questioned Mr. Spaulding if he felt three single family homes would be more or less of potential danger than two structures (two duplexes). Mr. Spaulding said he would feel better with single family homes, because what he had heard/seen, the applicants were just going in the area to put the duplexes. He'd feel more comfortable if it was a builder doing three houses to make sure they didn't run into problems. He didn't think it was the right area to have duplexes and commented that the law was in place for a reason and questioned why they would change it for the future.
Mr. Maynard told the Board that they consulted with a real estate professional for an opinion on property values and if they would be affected by the project. Mr. Hennessey read the letter aloud that was composed by Kerry Nicholls of Remax Prestige. He stated he was a real estate broker, but wouldn't comment on values. He felt there was a misunderstanding about ownership; the Board didn't get into ownership, they discuss land use. He said there were quite a few rentals in Town and no guarantee that a single-family home wouldn't be rented out. He commented that the ownership, tenant versus owner, was not an issue in front of the Board. He said the matter in front of the Board was the use of the property and the type of the property it would go in via the zoning.
Mr. Maynard believed Mr. Lantagne's comment about Mr. Croteau, was that Mr. Croteau's family owned land directly behind the property. If that (family) land was ever incorporated with the proposed parcel there would be a potential to extend the road that was previously approved and give the ability to create ore lots. Whereas, if they did the project as proposed, there would be no ability (or intention) in the future to extend a road system into that additional acreage owned by the Croteau family.
Mr. Maynard spoke about the proposal. He said they would probably pave the apron to the gravel driveway that would lead to the houses. He said it might not be gravel forever. From a drainage perspective, anything they did would need Planning Board review. He discussed with the applicants some options that were passive in nature to help reduce the runoff coming from the property which wouldn't need a lot of maintenance. Mr. Maynard discussed the regulations regarding lots and contended if the lot lines were worked, the parcel could contain two duplexes and a single-family home on the proposed road. He said overall the way the road was designed up through the hill would be a huge impact on the neighborhood; there would be clear cutting (lot line to lot line) along the right-of-way. Whereas if the applicant's proposal was approved the impact would be half of that with the driveway. He commented that Zoning was non-specific regarding duplex lots. From a density perspective the lot had enough area to be two duplexes and a single-family. Mr. Maynard said the manner that zoning was written, duplexes weren't inconsistent with the neighboring single-family homes. He spoke about the traffic and contended with two duplexes the traffic would be less than with two duplexes and a single-family home. He covered economic hardship and noted to build the road would be a huge undertaking; there would be no money in the project based on the cost of the road compared to the value of the lots. He also noted the road would be a burden on the Town if it were to be constructed the three houses would never pay enough money in taxes to pay for the maintenance (or snow removal) of the road over its lifespan. Regarding the wetlands, Mr. Maynard didn't feel they had changed across the site. There's a dredge and fill permit in place that had been renewed (in the last couple years) with the State for an additional five years. Any Wetland Conservation District ('WCD') impact would be about half of what was originally approved because the driveway would be a lot narrower from that approval.
Mr. Ouellette said the Board heard several comments from abutters who were opposed to the project. He asked what Mr. Maynard felt needed to be done regarding the driveway and drainage to remedy the situation. Mr. Maynard said he reviewed what was originally done with the road, but hadn't evaluated the whole situation. He said it didn't appear to him that the original proposal was detaining any drainage; it was a number game. He believed they were trying to have the flow run off the property faster (by sizing the pipes bigger) before the upstream peaks hit the culvert it would balance out the numbers. When reviewing the lot from a house perspective, he would look for something to create detention and storage in the areas where the houses would be created so water would dissipate at a slower pace.
Based on the 1997 rendering with the small cul-de-sac (1000ft of impervious road with a circle) offered, it was Mr. Ouellette's understanding the proposed situation might be better because it was leaching surface. Mr. Gowan said anytime the amount of impervious surface could be reduced, it reduced the impact of runoff from a road. He said all the drainage associated with Town road designs dealt with runoff created by the impervious surface. He noted that the Planning Board would make the decision about how much pavement the apron would have. Mr. Gowan noted that the Planning Board could reduce the width of the roadway and the narrowest he could recall them allowing was 20ft. He spoke about the expense for constructing a road, which would include bonding a certain amount that would be tied up for a couple years.
Mr. Molloy asked for the length of roadway from Kennedy Drive to where the two roadways would break off. Mr. Maynard said that length would be just over 400ft.
Mr. Hennessey understood members of the Conservation Commission attended the site walk. He questioned if they had forwarded a report back to the Board. Mr. Gowan wasn't aware of the Conservation Commission submitting comments; he went to the Planning Office to see if anything had been submitted (see further in the meeting for additional comments).
Mr. Frank Tredeau, 12 Kennedy Drive came forward again. He commented regarding the letter received from the real estate professional and statement that multi-family dwellings and duplexes wouldn't have a detrimental effect on the value of the properties. He didn't see how a duplex would improve the value of the properties and believed it would decrease the value. He would find a mixed neighborhood less desirable to move into versus a neighborhood that contained all single-family houses. Mr. Tredeau discussed the driveway and didn't doubt the original road would be very good regarding drainage and handling runoff. The point of contention was the proposed driveway wouldn't be maintained by the Town. There was no guarantee or recourse for people in the neighborhood if the driveway were to be ill maintained. The abutters were concerned about erosion and deterioration of a non-paved driveway that would have a negative effect on wetlands and drainage.
Mr. Jack Tirrell, spoke on behalf of his wife, the recorded owner of 52 Old Gage Hill Road. He was asked to present a condition of approval that there shall be no access or right-of-way granted from Tax Map 17 Lot 12-253-1 and/or Tax Map 17 Lot 12-253-2 to Tax Map 17 Lot 2-33 for any purpose. Should there be consideration for any change in this requirement, the accepted shared gravel driveway shall be upgraded for compliance to meet the standards for public roads in the Town of Pelham. Mr. Tirrell explained if the Board approved a change in zoning to enable the proposed to occur, because of the proximity of the applicant and the adjoining property, there was concern of creating access to that for future development. He said if that were to occur, the request was that any access from Kennedy Drive all the way to the proposed expansion would meet the Town's codes and requirements.
Mr. Hennessey said the Board would consider the proposed condition.
Mr. Maynard had no issue with extension of the driveway for residential purposes, but was aware of a ski mobile trail that went along the back of the property. He noted that would be for recreational, not residential purposes. Mr. Hennessey suggested he work on an amendment if desired.
Mr. Ouellette noted one person gave testimony that the applicant made a comment during the site walk about an 'alternative use' for the parcel. Mr. Maynard said he touched on that comment and believed it related to Mr. Croteau commented that the property could be merged with the property his father owned and then additional lots could be created. Mr. Ouellette wanted Mr. Croteau an opportunity to speak to the comment. Mr. Hennessey invited Mr. Croteau forward to speak.
One of the applicants, Mr. Jason Croteau, 98 Dutton Road came forward to address the comment. He explained that the developers who previously owned the parcel approached his father to purchase (abutting) land so they could build an open space subdivision. He contacted the other applicant, Mr. Chris LaFrance to purchase the property so there would be less of a change on the parcel. He said by subdividing the land and having a private driveway versus a road, it could no longer be subdivided further to the abutting property. He said allowing the proposal would protect the abutters from future development.
Mr. Gowan returned from the Planning Office and told the Board that he had unapproved meeting minutes of the Conservation Commission's site walk. They had cancelled their October 10th meeting at which those minutes would have been approved. Mr. Hennessey stated the minutes were available to review. He said there were comments that pertained to the Planning Board, but was unsure if there was anything that needed to come in front of the Zoning Board.
Mr. Ouellette commented that he wasn't present at the last meeting, but noted he had walked the site on his own. He asked if the Board had requested that the Conservation Commission submit a letter. Mr. Hennessey replied that the Board asked the committee to attend the site walk. Should the Zoning Board approve the Variance, the committee made comments (regarding the wetlands crossing and mitigation) at their meeting about items that would need to be heard by the Planning Board.
Mr. O'Sullivan discussed his thought process when reviewing cases. He said the present case was difficult.
Mr. McNamara got from the testimony that a lot of the abutter's concerns stemmed from the nature of the building being duplexes. He said that issue was not what the Board was to speak about or consider. As presented, there was sufficient land and allowable under Zoning. Mr. Hennessey answered yes; if the road were to go in to provide sufficient frontage. The reason for the variance was the lack of sufficient frontage. One reason for the frontage requirement is to allow for sufficient spacing between properties. In the present case, the two lots are approximately three acres each.
Mr. McNamara said testimony was given that a 1000ft. driveway would require less clear cutting than the previously approved road and would be much less expensive. He asked if there had ever been a situation of a private road extending into another parcel. He believed if that were to occur, the Planning Board and/or Fire Department would require that private roadway to be brought up to Town standards, turning it into a road. Mr. Gowan agreed with Mr. McNamara, but at the same time couldn't recall a specific example of such. He said except in the cases of severe slope, or wetlands that would prevent that road from continuing, no cul-de-sac is permitted, which is a rule he keeps in his mind, although many people thought they were. Mr. Gowan explained cul-de-sacs were typically built in such a way that there is a right-of-way that extends from them to a back parcel. In the case of a private driveway possibly being extended into other properties, such as presently being discussed, it would be an issue that the Planning Board would have to look at. In that scenario, his concern would be the private road getting longer and longer with more and more homes. He said although there was no guarantee that a road wouldn't be pushed through (to another parcel) , it would have Planning Board review at a minimum.
Mr. McNamara commented that an abutter brought forward the concern regarding the degradation of a private driveway; in this case 1000ft is proposed. This brings forward the question about emergency responders and their ability to access the property. He asked if there were any guarantees that a private driveway be periodically inspected to ensure it would be safe for public safety vehicles. Mr. Gowan said it would depend on the conditions placed on it by the Planning Board. He guaranteed that the Fire Department would have to approve the private driveway in the context of fire prevention. He said they would want to ensure and be satisfied that the driveway could support the weight of a fire truck.
Mr. Ouellette believed abutters were concerned that a duplex would diminish surrounding property values. He had a hard time with that because recently the Board had allowed a couple duplexes, most recently one on Route 38 across from the church, where (by looks) it was difficult to determine if it was a duplex. He spoke about other duplexes in Town that he felt had been done beautifully. He didn't feel that the applicants would construct a duplex that wouldn't fit with the Planning Board or the Town of Pelham. Mr. McNamara asked Mr. Hennessey's opinion given he was a real estate expert. Mr. Hennessey responded that value is determined based on what people thought. He said currently foreclosures and empty single family houses were depressing values. He said duplexes (either rentals or condexes) have very few vacant units; they were being sold and transferred and maintained values strongly. Mr. Molloy reiterated that each of the proposed lots would contain three acres and the structures would be set back approximately 400ft. from the road.
The Board reviewed the five Variance criteria. Mr. McNamara believed the argument could be made because a Town road would not be built it would benefit the Town as a whole by not having to pave or maintain the road. The proviso would be that the proposed driveway would be properly maintained. Mr. Hennessey believed another modest benefit, given the sensitive nature of the parcel to water runoff, was that the concurrent driveways would be a non-paved surface. Mr. McNamara stated if the Variance was approved, the plan would have to go to the Planning Board and have the plan reviewed by the board's engineer. He further informed that the flow of water off a property had to be the same pre- and post-construction. A developer didn't have an obligation to improve the water flow, but at the same time they couldn't exacerbate it. Mr. Gowan said it was really about velocity pre- and post-development rather than total water. He concurred that the Planning Board's review firm would need to look at the plan and make recommendations that could be ensconced in their approval.
Mr. Hennessey commented that duplexes were allowed everywhere in Town. He said if the applicant had the frontage, they wouldn't need to come before the Board because they have a lot size sufficient to be approved as a duplex. He said the plan was in front of the Board because of the private road and understood the concern about it deteriorating in the future. Mr. McNamara believed the Planning Board could attach approval conditions. Mr. Gowan believed he and the Planning Board's engineer could address the lion share of the abutter's concerns. He said if the proposal were allowed, there would be no continued right-of-way to the back portion of the property.
The Board discussed Substantial Justice. Mr. Hennessey said he had the most trouble with this criteria. He said the subdivision had been through 'modern' vetting and approval; abutters came to the hearing and didn't have a huge outcry. He struggled with understanding why substantial justice would be done only with a variance when there was an approved subdivision in hand. Mr. Ouellette felt it was obvious; there would be less land impact, two buildings would be constructed versus three, one access driveway would be put in rather than a road with a cul-de-sac splitting into three driveways. He said there would be one less roofing system with sheathing. He reiterated the decrease in land impacts with only two homes instead of three. He noted that the Planning Board would make sure that the surrounding neighbors had justice.
Mr. Hennessey's question was how the current subdivision was not fair to the point that the Board should approve the requested change. Mr. Ouellette said the cost of installing the road would be approximately $300,000. He said it wasn't just cost, there would be an increase to the total impact of the land having three structures versus the two that were proposed.
Mr. O'Sullivan believed the issue wasn't about conservation anymore, but rather it was about duplexes. Mr. Hennessey said he told the public the subject in front of the Board was not the type of owners, the matter being discussed was the type of property.
The value of surrounding properties was a decision the members would have to determine on their own. Mr. Hennessey said there were people who thought the duplexes would diminish their values. In his personal opinion, he didn't feel it would happen.
As to special conditions of the property, Mr. Hennessey felt the Board should discuss what made the property different from others. He said the items that made the lot different in his view was a wetlands issue, currently there was potential for easier development to the back of the parcel and there were currently three structures plus an impermeable road surface. Mr. Ouellette noted the current plan dated back to 1997. He said that plan probably fit in 1997, but Pelham had been changing. There weren't a lot of duplexes in 1997. He believed the special conditions were the surface conditions, the decreased impact to the area of having two structures instead of three. He believed the proposed plan would have less impact that the plan from 1997. He felt it would help the neighborhood out.
The Board reviewed the wording for the proposed condition of approval. Mr. Ouellette questioned if it was ethical for the Board to add a stipulation given the parcel behind the property being discussed was owned by one of the applicant's family. Mr. Hennessey said it was fairly standard for the Board to have some sort of limitation for further development. He said he was looking for that type of stipulation in this case as well given the testimony the Board received that abutters were concerned about further development. Mr. Ouellette commented that the applicant Mr. Croteau and the representative Mr. Maynard accepted the Board including a stipulation if the Board were to grant an approval.
The Board asked Mr. Tirrell to provide the Board with his proposed approval condition. Mr. McNamara read aloud the proposed verbiage. Mr. Hennessey entertained public comment regarding the proposed condition of approval.
Mr. Tredeau came forward and asked that Lot 12-231 be added to the list of lots read aloud. He referenced the lot's location for the Board. Mr. Hennessey asked if there were any objections. Mr. Maynard said they had no objection. He clarified that it was Map 17 Lot 12-231.
Mr. Croteau told the Board the reason they were doing the proposed plan was so no further subdivision could be done.
Mr. Gowan noted that the lot numbers, except for the parent parcel, weren't official until they were assigned by Assessing. He then offered the Board a modification as follows: The subject parcel, or any subdivided lot thereof, shall not provide access to any other parcel without the access being brought up to Town road standards from Kennedy Drive with Planning Board approval.
(McNamara/O'Sullivan) Variance condition of approval is as follows: The subject parcel, or any subdivided lot thereof, shall not provide access to any other parcel without the access being brought up to Town road standards from Kennedy Drive with Planning Board approval.
(5-0-0) The motion carried.
Mr. Hennessey – Yes to all criteria
Mr. McNamara – Yes to all criteria, with conditions in motion
Mr. Molloy – Yes to all criteria, with approved motion
Mr. O'Sullivan – Yes to all criteria
Mr. Ouellette – Yes to all criteria, including accepted amendment
(5-0-0) The motion carried.
Case #ZO2012-00021 WUNDERLICH, Richard & Kathleen - 501 Bridge Street // Map 22 Lot 8-109-2 – Seeking a Variance to Article III, Section 307-12 (Table 1) to permit additions to the existing commercial building with the westerly addition to be no closer than 20 feet to the closest lot line with 30 feet required and no closer than 12 feet to the easterly lot line with 30 feet required.
Mr. LaFrance returned to the Board.
Mr. Joseph Maynard of Benchmark Engineering, representing the applicant, came forward to discuss the Variance request. He said they had come in front of the Board approximately two months ago for a building and received approval. They subsequently took that approval through the Planning Board review process and received a conditional approval from them for the proposed building and addition to the structure. Prior to having the plan signed the structural engineer dug test pits to verify site conditions; a stump dump was found underneath a majority of the building approximately seven feet beneath the course sand layer. At this point in time it isn't feasible to construct the building over the stump dump. The applicant was now back in front of the Board requesting a different variance for expansion to the property without contending with removal of the stumps or having supports for a building
Mr. Molloy read the list of abutters aloud. There were no persons present who did not have their name read, or who had difficulty with notification.
Mr. Maynard told the Board that they had done exploratory excavation around the property and believed the most suited location for a building was adjacent to the existing building. They were seeking to do two separate additions to the structure; one to the northerly side of the building and one to the southerly side of the building. The proposed 42ftx50ft southerly addition would be approximately 12ft. off the common lot line with the property owned by JayMor that has a similar use. It was noted that the previous variance allowed for 15ft. from that lot line. The second addition would be 22ft.x50ft. to the northerly side of the existing building, which was an already disturbed area with a gravel drive going around the building. This portion of the addition was approximately 20ft. to one of the abutters and 27ft. to the other lot line. Mr. Maynard said the proposed additions would have garage doors facing toward Bridge Street; any disturbance associated with the doors would be away from any residential properties and the commercial property sitting beside the applicant's parcel. The only door at the back of the building is the fire access door. The structure will be a metal building, similar to the existing. The ridge height of the proposed building will be nine inches lower than the existing building so the new roof line will adjoin underneath the current roof. He discussed the proposed building size and the purpose of such to provide structural cross bracing.
Mr. Maynard read aloud the Variance criteria as submitted with the application. He said the proposed addition was smaller than the previous building. He understood they would need to bring the new proposal back to the Planning Board.
Mr. McNamara discussed the plans that had previously come in front of the Board. Mr. Gowan commented that variances ran with the land, in perpetuity. He said it appeared the applicant was essentially undoing the previous variance and was not relying on any part of it for the current variance request. Mr. Maynard said that was correct. Mr. Gowan said in the context of granting a variance, questioned if the Board were able to condition that the new variance would negate, in its entirety, the previously granted variance. Mr. Maynard told the Board if the new variance were approved, he was willing to put a letter in the Planning Department's file indicating they would extinguish the previous variance. The Board discussed how to handle the situation of having an already approved variance for the property. Mr. Gowan said he would consider the applicant's request a modification of a variance. Mr. Hennessey said zoning boards could modify previous variances. He was more comfortable modifying versus granting a whole new variance, because he didn't feel that the Board could extinguish the previous one. He noted that the Board had been asked in the past to modify variances that were already approved. Mr. Gowan said the Board could modify the variance, or condition a new approval based on the parking area being moved to where the previous variance had a building.
After further discussion, Mr. Hennessey believed the Board could take the application as given to them, and preface it by indicating the Board considered the new request as being a modification to the prior zoning. Mr. Gowan suggested referencing the modification as being to the Variance granted on May 14, 2012
(O'Sullivan/Molloy) The Board considered the current variance request (Case #ZO2012-00021) to be a modification to the previously approved Variance (Case #ZO2012-00008) granted on May 14, 2012.
(5-0-0) The motion carried.
Mr. Hennessey said if the Board voted in the affirmative for the current variance request it would constitute a modification to the previous variance (granted May 14, 2012). Mr. McNamara confirmed that the building shown on the previous plan could no longer be built if the Board approved the present variance request. Mr. Hennessey said the building would not be able to be built. He asked that the Town Attorney verify the actions. Mr. Gowan said they had modified variances in the past.
Mr. Molloy felt the request was more than just a modification. Mr. Hennessey disagreed; he believed the reasons for the variance were virtually identical to the previous variance. Mr. Maynard commented that the majority of the language he left and had simply added to it.
Mr. Ouellette was uneasy with the Board granting a modification. He said when a variance is approved it runs with the land and questioned if the Board had the legal right to change that. He wanted a legal opinion. Mr. Gowan felt the distinction in this case was the Board wasn't placing a condition on the applicant that they didn't agree with. But rather, the applicant had come to the Board requesting to modify their plan. He said it was a modification in the sense that it was less of a building. He felt it would have been more problematic if the applicant was requesting a separate building in another location versus their request to have two additions to an existing building.
Mr. Molloy had difficulty deciphering the plan submitted to the Board. Mr. Ouellette commented that the case in front of the Board was #ZO2012-00021, which was a different (separate) request from the variance in May, 2012. He said if the applicant came in front of a Board with a modification request to the case heard in May (case #ZO2012-00008), he would be fine with it. Mr. Hennessey said he was uneasy approving the present request with the previous variance in place. There seemed to be an agreement of the Board members that they didn't want to leave the existing variance in place. Mr. Gowan said it was the same owner and the same piece of property. He said it would be confusing to have the same case number with two different requests. He believed the present case could modify the previous variance. Mr. Ouellette was concerned with modifying an existing variance using a different case number and request. Mr. Hennessey said if the previous variance was not modified or some way extinguished, he wouldn't vote for the present request. Mr. Ouellette wanted legal opinion regarding the Board's ability to modify a previous variance. Mr. Hennessey said the Board had done modifications. He felt it made sense to do so because there was a situation where the applicant couldn't do what the Board had granted under current technology and cost. He believed the Board could grant the current variance request with a condition that the previous variance is extinguished; however, he wanted to have that situation approved by legal.
Mr. Gowan suggested the following motion: The Board is voting to modify the zoning variance granted on May 14, 2012 to place parking on the new building location as depicted in that May 14, 2012 variance and adding additions to the existing building at the north portion of the property. Mr. McNamara disagreed. He said unless it was explicit or nullified in some way, the previous variance would survive. Mr. Hennessey agreed. Mr. Ouellette didn't want to delay the applicant, but felt there was a lot of 'grey' area on the site. He was not comfortable with the request and that the Board request legal opinion. He made a motion to obtain legal counsel's opinion prior to the Board making a decision. If passed, the motion would delay the case for to the next meeting to allow for legal opinion. He felt it would be in the best interest of the Board and beneficial for the future. Mr. Molloy seconded the motion. Mr. Hennessey said he would oppose the motion because he was comfortable with the power of the Board to modify.
(Ouellette/Molloy) To obtain legal counsel's opinion prior to the Board making a decision.
The motion carried with the majority of the Board voting in the affirmative. (Mr. Ouellette, Mr. McNamara and Mr. Molloy voted yes)
Mr. Hennessey stated the Board would continue the case until the next Zoning Board meeting, Thursday November 15, 2012.
DATE SPECIFIED HEARINGS – Thursday, November 15, 2012
Case #ZO2012-00021 WUNDERLICH, Richard & Kathleen - 501 Bridge Street // Map 22 Lot 8-109-2
September 6, 2012
(O'Sullivan/McNamara) To approve the September 6, 2012 (joint board) meeting minutes as written.
(5-0-0) The motion carried.
September 10, 2012
(Molloy/O'Sullivan) To approve the September 10, 2012 meeting minutes as amended.
(5-0-0) The motion carried.
(Molloy/O'Sullivan) To adjourn the meeting.
(5-0-0) The motion carried.
The meeting was adjourned at approximately 8:50 pm.
Respectfully submitted,
Charity A. Landry
Recording Secretary


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A Whitstable grandmother is celebrating an early birthday present by scooping almost £8,000 in a charity lottery - just a week after entering the draw.
The winner, who says she wishes to remain anonymous, won the jackpot in the Kent Air Ambulance Superdraw claiming a cash prize of £7,832.
Amazingly her numbers came up in the first week she joined the £8-a-month lottery after signing up during a shop at Sainsbury's.
The lucky numbers were 11, 13, 24, and 29 picked as a result of family birthdays.
The delighted woman who celebrates her birthday this week says she plans to use the money for a holiday and a new bathroom.
She said: "I couldn't believe it, I joined the lottery only last month so it's quite amazing really.
"In a million years I didn't think I would win anything, I thought I would just support the charity and I forgot all about it.
"I'm still quite shocked really so I've not really thought about celebrating but it's my birthday this week so this is a lovely present."
The air ambulance lottery costs £1 per week with 12 winners drawn each week claiming prizes ranging from £25 to £1,000.
For an extra £1 a week, players can join the Superdraw which has a maximum jackpot of £25,000.
To join the lottery visit www.kssairambulance.co.uk or call 01622 833833.
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2 Responses
Like Nike my advice is "Just Do It!" which I've previous expanding into a full post on my blog – let me know if you'd like the URL.
I look forward to reading the full list.
My advice is don't do it unless you feel passionately about what you are doing. Without passion, you will not get through the difficult times, and you will get bored. With passion, almost anything is possible.


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Joao Gonzaga becomes new CTO
The technological and innovation potential and Swyx' business strategy won over the jury. Moreover the jugdes were convinced by the innovative business model and Swyx' trendsetting market and product orientation in cloud services. After winning the Red Herring Top 100 Europe 2014 Award in April 2014 this latest distinction at a global level represents an important milestone with regards to Swyx positioning as a worldwide leader of innovation and technology - not only in the field of Unified Communications (UC).More
The way we communicate is constantly changing on a daily basis. New ways, new technologies and new devices make extra demands on organisations and employees. We offer you a standardised, user-friendly and efficient solution that combines all these channels. Swyx is an integrated communication solution, that is customised specifically to the needs of small and medium-sized companies. The software intelligently links all forms of business communication into a platform with a uniform user interface.More
There are many ways to make contact today: traditional fixed-line or mobile phones, fax, instant messaging, video phones and email – and every medium also offers numerous application options. As well as the demand on you to supply the necessary hardware, all these channels demand your employees' attention and a high level of organisation.More
With Swyx your business communication is conveniently linked to your business processes. The result is not only improved workflows within the company, but also completely new forms of interaction with business partners and customers – while simultaneously protecting your previous investments in process applications.More
Swyx gives you entirely new options for implementing quick and simple server based integration with company-relevant applications from any contact. As such, call-related events can be defined, so you can take advantage of any Web-based service. This makes it possible, for example, to pass the number of an incoming call to a CRM or ERP application and display the results of current customer record details and history on your phone.More
Swyx enables mobile phones to be easily integrated into business communication; this is also called Fixed Mobile Convergence (FMC). It means that employees can use all the significant convenience functions with their mobile phones, too. Customers need only be given one contact number, as calls can be intelligently routed to the right place in the organisation, depending on current availability.More
Christmas Spirit at Swyx? For sure! Mark from our UK office takes the biscuit at our Christmas party with the most creative jumper!
New position – new face: Joao Gonzaga starts as CTO at Swyx. Here is more information about our new board member:
Exciting news from our CEO, Ralf Ebbinghaus in Los Angeles: We are proud to announce that Swyx wins Red Herring´s 2014 Top 100 Global award. After...
Wendy Wu Tours chooses global UC from Swyx | ucinsight.com
Some are on holiday, we are still online: With a brand new website, a fresh look and with a reponsive design. No matter if you are browsing on a...
RT @ValaAfshar: By 2020, 9 out of 10 people will own smartphones (most will own wearable tech) & Internet of everything to reach 200 bn @IDC
New charity case study shows benefits of #unifiedcomms provided by Swyx and partner @AgendaITLtd #charities http://ow.ly/d/2ndu
Swyx partner DbfB, Pritesh Ganatra talks to a packed house today at Northampton Chamber event @NorthantsCoC http://ow.ly/i/6kBwQ
Our recommendations for followfriday are ngcnetworks ingeniousbrit SteffWatson lawtechfutures TravelWeekly
Read how solicitors benefitted from Swyx delivered by @EBC_Group http://bit.ly/1ubNr0O #Unifiedcomms #SIP #VoIP
Swyx is heading in the right direction: Around 3.6 billion of us will use the cloud in the next four years according to Juniper Research.
Interesting stats on hosted UC growth: Companies not only profit from SaaS with cost-savings, but also from a more flexible way of worki
"Thanks to the simple administration, we gained a tremendous amount of flexibility."
Michael von Bressendorf, CIO
"With Swyx we have a telephony solution in use, without having to make large investments."
Rainer Scholtysik, System Administrator
"The decision has saved us several thousand Swiss francs."
Benno Stucki, CIO
"We were able to increase the quality of our service with simple means."
Marius Würzner, Managing Director
Swyx is located in the "Technologiepark", close to the University of Dortmund.
Swyx Solutions AG
Joseph-von-Fraunhofer-Str. 13a
44227 Dortmund
+49 231 4777 0
Swyx is located in Stockley Park.
Swyx Solutions UK Ltd.
6-9 The Square
Stockley Park
Uxbridge UB11 1FW
United Kingdom
+44 20 31309550


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Same-sex marriage likely to remain issue in GOP governor's race
BY NATASHA KORECKI Political Reporter November 5, 2013 9:08PM
Kirk Dillard
Article Extras
Updated: December 7, 2013 6:41AM
The state Legislature may have resolved a hot-button social issue on Tuesday — but that doesn't mean questions about same-sex marriage are off the table for four Republican candidates running for governor.
It's likely to re-emerge throughout the Republican gubernatorial primary — even as GOP contenders push to shift the focus to the state's dismal finances.
State Sen. Bill Brady and state Sen. Kirk Dillard each voted against the measure — for a second time — on Tuesday. Illinois Treasurer Dan Rutherford has publicly opposed the measure, but has been under the radar at recent key events involving the issue.
Venture capitalist Bruce Rauner has not disclosed his personal position on same-sex marriage, saying instead he believed the matter should go to a referendum. So far, it has allowed Rauner to keep the peace with conservatives while not closing the door on moderates.
Still, Tuesday's passage will do nothing to quell questions over where Rauner stands, says political consultant Don Rose.
"Rauner will get a series of questions on the social issues that he's refused to take a position on," Rose said. "The guy who won't take a position is always going to get the same questions. Very few people get away with ducking, particularly on hot-button stuff."
The issue is likely to have the most impact in Republican legislative primaries, Rose said.
The same-sex bill passed Tuesday largely with Democratic support. Only three of the 47 Republicans in the House voted for the measure.
Rauner's campaign did not respond to requests for comment. However, at the same time the Illinois Senate was voting on the measure Tuesday, a Rauner campaign email went out asking for donations.
"In less than a year, you will have the opportunity to start Illinois' comeback by voting to switch governors," it read.
Rutherford also could not be reached for comment. While LGBT groups have lauded Rutherford in the past for being friendly to gay rights issues in his time as a lawmaker, Rutherford has publicly stated he's opposed to gay marriage.
Last month, Dillard and Brady spoke at a rally opposing same-sex marriage in the Capitol, but Rutherford and Rauner were no-shows.
Both Dillard and Brady said they voted against the measure on Tuesday because they believed it was unconstitutional.
Dillard said: "I believe in traditional marriage, which is a tenet of my religious beliefs. The Hinsdale Republican added: "I don't know whether having gay marriage behind us changes anything in the governor's race. Only time will tell what the gay marriage vote will mean politically."
Dillard said it was too soon to know whether he might suffer voter backlash from a no vote.
Brady, a Bloomington Republican, took a shot at Rauner.
"He's dodged every issue. He's got to come to grips with the fact that you can't run for governor and not tell people what your views are," Brady told the Sun-Times Tuesday. As for the race, Brady said his voting 'no' again: "doesn't change our campaign at all."


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Available NOW
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US – BUY NOW (click pic)
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COSMOPOLIS Trailer from Cosmopolis on Vimeo.
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Top Posts & Pages
- CASTING: Cosmopolis brings Jadyn Wong into the limo
- BOOK: Closer look at the Cosmopolis Teaser Trailer - Part 1 (Probing, Tazing, & Raving) *SPOILERS*
- PHOTOS: Sarah Gadon on the A Dangerous Method Red Carpet
- REACTIONS: What are people saying about the Cosmopolis Teaser?
- Interview: Patricia McKenzie on Cosmopolis, Robert Pattinson and David Cronenberg
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- ARTICLES: Robert Pattinson talks 'Cosmopolis' during 'Water for Elephants' promo
- PHOTOS: Set soldiers Yukkei & Leora meet Robert Pattinson & David and Caitlin Cronenberg on Cosmopolis set
- PHOTOS: More from the Cosmopolis wrap party! Paul Giammati, David Cronenberg, Robert Pattinson and Patricia McKenzie
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Category Archives: Fan accounts
GALLERY: More fan pictures of Robert Pattinson on set and signing autographs 7/6-7/8
With Cosmopolis finishing up in studio, we couldn't resist sharing more pictures from last week. Reader and previous contributor, Yukkei, was at the set July 6-8. Enjoy the gallery of her photographs. Speculation about wrap dates and NYC filming at … Continue reading
Posted in Cosmopolis, David Cronenberg, Fan accounts, Robert Pattinson, Set Photos Tagged The chauffeurs will miss this Leave a comment
STORY & PHOTOS: Chauffeur Deb reports on Cosmopolis filming July 6
One of the most amazing things about this night is that it almost didn't happen. After a trip to the wrong set on the wrong day, I was in my car, driving home in defeat, when my phone started buzzing and … Continue reading
Posted in Caitlin Cronenberg, Cosmopolis, David Cronenberg, Fan accounts, Principal Photography, Production, Robert Pattinson, Set Photos, Set Videos Tagged Chauffeur Deb is a proud Canadian, Cosmopolis The Film, David Cronenberg, Eric Packer, Packinson, Robert Pattinson, the chauffeurs are never taking off their Nancy Babich tees, The chauffeurs love set soldiers, We support Pattinson as Eric Packer Leave a comment
VIDEO: Robert Pattinson greeting random fans I don't know after filming last night
I was going to combine the set soldier story and this end of the night Robert Pattinson encounter but I couldn't wait to share this video. The title is obviously tongue in cheek; I think I spoke to and/or know virtually … Continue reading
Story and Photos: Set Soldier report from the "pie scene" night shoot
I'd like to start this post by saying how grateful I am to have had these set experiences. It seems like each time I visited was a progression, a little more to see etc until… wow! Tuesday's night shoot. It was … Continue reading
Posted in Cosmopolis, David Cronenberg, Fan accounts, Kevin Durand, Mathieu Amalric, Production, Robert Pattinson, Set Photos Tagged Chauffeur Deb is a proud Canadian, Cosmopolis The Film, David Cronenberg, Eric Packer, Eric Packer struts like a mofo, Happy Canada Day to the Cosmopolis production, Kevin Durand, Mathieu Amalric, Robert Pattinson, Somebody get suzie a chauffeurs hat!, The chauffeurs love set soldiers, the limo smells lemony now, We support Pattinson as Eric Packer, why did the pie have to be LEMON? Leave a comment
PHOTOS: Set soldier Suzie visits Cosmopolis set ~ David Cronenberg, ravers, and potential casting news
Suzie visited the set yesterday and got some great pics of David Cronenberg and the ravers. She also likely stumbled upon some casting info! Do we have our Danko? Gallery of photos and fan report after the cut! Follow @CosmopolisFilm … Continue reading
ROUNDUP: Set Soldiers Deb & Suzie report from Cosmopolis set 6/12
So, a little background to this latest set adventure. I was in Toronto for the weekend, celebrating Genevieve35′s *cough* 27th birthday with a lovely group of friends. She was hoping to see some Cosmopolis filming but, after a few days in … Continue reading
Posted in Cosmopolis, Fan accounts, Kevin Durand, Patricia McKenzie, Principal Photography, Robert Pattinson, Sarah Gadon, Set Photos Tagged Chauffeur Deb crosses "see Rob filming" off the bucket list, Chauffeur Deb is a proud Canadian, Cosmopolis, Cosmopolis The Film, Dean loves me, Eric Packer, I said hi to Dean, I want to hear Rob say "twoonie", if eyerolls were twoonies then Dean has given me six dollars, In David we trust, Kevin Durand, Packinson, Rob knows what he's doing, Robert Pattinson, Sarah Gadon Leave a comment
PHOTO: Fan with Sarah Gadon on Cosmopolis set 6/12
The ghost face freaked me out a little bit but great pic with Sarah. Source via Source [twitter-follow screen_name='cosmopolisfilm' show_count='yes' button_color='grey'] Follow @CosmopolisFilm on Twitter and Facebook!
PHOTOS: Robert Pattinson leaving the Cosmopolis set after an epic day
Honourary chauffeur Suziekew was on the scene today in downtown Toronto, at the set of Cosmopolis filming and she is bringing Packinson to the limo!! Wonderful photos Suzie, we love you. We'll have a full set soldier account tomorrow, including which scenes we … Continue reading
FAN PHOTO: Robert Pattinson with a fan at the Cosmopolis set
Bonus LB hat for a certain chauffeur. You can read her account at the photo source. Follow @CosmopolisFilm on Twitter and Facebook!
Posted in Cosmopolis, Fan accounts, Robert Pattinson Tagged Do not lick your screen, Robert Pattinson, why so cute Rob? Leave a comment


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December 18 2014 Latest news:
Head of operations Dewi Rose (left) and Chief Inspector Steve Corcoran make a statement near to the property in Cwmbran, south east Wales, where Kim Buckley, 46, her 17-year-old daughter Kayleigh Buckley and her six-month-old grand-daughter Kimberley Buckley died after a suspected arson attack. PRESS ASSOCIATION Photo. Picture date: Tuesday September 18, 2012. Emergency crews were called to a blaze at Tillsland, Coed Eva, Cwmbran, south Wales at 3.30am today. See PA story POLICE Fire. Photo credit should read: Tim Ireland/PA Wire
Tuesday, September 18, 2012
Two unarmed female police officers were killed while attending a "routine incident" today which led to the arrest of one of the country's most wanted men.
Dale Cregan gave himself up to police soon after the incident, in Hattersley, Greater Manchester Police said.
Cregan, 29, was being hunted in connection with separate gun and grenade attacks that killed a father and son.
One of the officers died at the scene. The second was critically injured and died afterwards.
Assistant Chief Constable Garry Shewan, said: "A long and dark shadow has been cast across Greater Manchester and my thoughts are with the officers' family, friends and colleagues.
"We will be doing everything we can to support them over the coming days and weeks."
Cregan had been the subject of a huge manhunt after the murders of David Short, 46, and his son Mark, 23.
A £50,000 reward had been offered for information leading to the arrest of one-eyed Cregan.
David Short was killed at his home in Folkestone Road East, Clayton, Manchester, on August 10, while Mark was gunned down at the Cotton Tree pub in nearby Droylsden, on May 25.
A gunman walked into the pub and fired shots which injured three other men.
A post-mortem examination showed Mark Short died from a gunshot wound to the neck.
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Who do you think looks best today? (5 photos)
The best street style from London Fashion Week: http://ow.ly/p48HS via @StyleCaster
Beauty Products We Love
Our holiday fragrance lineup just got more decadent thanks to #Marni's...
WHAT SHE WORE The Victoria's Secret model unveiled the Fantasy Treasure Bra in a chiffon Michael Kors gown.
WHY WE LOVE IT From her bombshell waves to her strappy gold sandals, Miranda Kerr was a head-to-toe knockout!Read MoreLess


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Abandon all thoughts of minimal outsider art: the only thing this Danish five-piece have in common with Yoko Ono is that she's a classically trained pianist and album opener The Strawberry Festival tinkles the ivories in grand, gothic style. From then on, this debut is an amalgam of synth-funk on a spin cycle and new romantic pop played with neu-rave impatience. At first, it's surreal, dance-floor filling fun, with singer Malthe Fischer taking euro politics to task while channeling David Bowie on The Shock of the Real and sneering "It is time to decide why trees are making fun of me" on The Only Undead. But too often, Oh No Ono sound like Bis and novelty dance act Aqua competing in cartoon caper Wacky Races. The colourful melodies, addictive choruses and soft harmonies show promise, but the relentless slap bass and sugar-coated insanity scream Just Say No.
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Do You Yell? The Great Debate Over Whether it Hurts or Helps
Today, as I was getting ready to write my weekly column, I looked at the Circle of Moms fan page to see readers' comments about How to Teach Kids To Learn From Their Mistakes, an article I'd written a while ago.
Your comments really reflected the full range of opinions on the subject of yelling. So instead of responding to each comment, I thought it would be more beneficial to continue the conversation here so everyone reading can weigh in, too.
(So this does not become a vehicle to just disagree and judge others, i.e. yelling on paper, I removed the names, and for the most part, used only bits of the comments. It's not my intention to misrepresent anyone. If you want to read the comments in their entirety, go to the Circle of Moms fan page.)
Also, because I believe my job is to inspire and expand the way people think about parenting topics, here are some questions to think about before you add a comment.
- How do you define yelling?
- Can screaming be considered yelling?
- Can shouting be considered yelling?
- Is yelling always loud?
- Can a firm voice be considered yelling?
- Is it possible to yell without being angry?
- Is yelling always motivated by irritation and frustration?
- Can a parent yell and still be in control?
- Do you believe children change their behavior, never to repeat it again, when a parent yells?
If you've read any of my articles you know how I feel about parenting. Here are three more things I believe, too.
- I believe that moms and dads have the right to parent the way they see fit, as long as there's no emotional or physical abuse happening.
- Parenting advice and comments should be made with the intention of inspiring thought, not telling another parent what to do. I believe you know your child best.
- I believe that each child is different. What works for one child may or may not work for another child. Even in the same family.
"She Said, She Said"
Do you remember the movie He said, She Said? Well, for the purposes of this article I'm using, "She Said, She Said."
The following is a compilation of your comments from the Circle of Moms Facebook fan page. After reading, please add your comments and wisdom in the comment section below. Your opinion is valuable; I think we can all learn a great deal from this.
She said: "I got yelled at, but when it happened I knew it was [be]cause I was bold. I got a slap when needed, and I had the best parents…"
She said: "Your children shouldn't fear you, they should fear the consequences."
She said: "Yes, there is physical and emotional abuse. A spank on the butt and raising of the voice is neither. I am sick of seeing the parents of kids my children's age who are afraid to parent!"
She said: "If you yell all the time they will tune you out. Then if they are doing something dangerous it will take them longer to respond because they will be used to it."
She said: "I know what is the best for my kid. She needs to be yelled at if she acts badly. She should know the [difference between] right and wrong. There is no gray area when she is kid."
She said: "If your boss or significant other yelled at you a lot, would you respect them more? I think not. If they took the time to calmly explain to you why they are upset, then yes you probably would respect them more. Why should if be any different with children?"
She said: "There are things much worse than yelling... My parents would yell only when necessary! Yes, my brother and I got our butt whipped when necessary. This didn't happen often, as we learned quickly. My parents didn't create a fear of them, more of a fear that we knew our boundaries and limitations, period. It was because of that discipline, that there were many things we didn't get in trouble for, because we knew better! I don't yell to yell, only if absolutely necessary for a dangerous situation, otherwise raising your voice gets the point across."
She said: "…I've been yelled at but was never taught the 'why' part of something being regarded as bad. I now take a different approach, I tell my baby the 'why' to her level of understanding."
She said: "I also agree with many of you. Fear does not = respect. Fear instills a lack of trust and a lack of faith. Do you really want your children not to trust in you?"
Do you agree or disagree? Or do you have a completely different point of view? Let us hear your thoughts!
Sharon Silver is a parenting educator and the founder of Proactive Parenting. She's also the author of Stop Reacting and Start Responding: 108 Ways to Discipline Consciously and Become the Parent You Want to Be.
The views expressed in this article are those of the author and do not necessarily represent the views of, and should not be attributed to, POPSUGAR.


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About Us
Camp Eureka is a co-ed sleep-away camp located 125 miles north of New York City in the beautiful Catskill Mountains in Roscoe, New York. It is part of the magnificent 968 acre estate of The Most Worshipful Prince Hall Grand Lodge of Free and Accepted Masons, State of New York. It is managed by the Eureka Grand Chapter, Prince Hall Order Eastern Star.
The mission of the camp is to nurture the growth of the campers through individual and group activities that encourage team participation.
The camp offers a diversified program for boys and girls from all backgrounds ages 6 to 14 years.
Accommodations are available for 120 campers and 25 staff members per 2 week session. Campers are housed in spacious cabins with hot and cold running water and indoor plumbing facilities.
Dining, medical and laundry facilities are also available onsite. Three well balanced meals and snacks are served daily to the campers and are prepared in a state of the art kitchen.
Contact us to request a brochure.


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Pool Coping by FBC adds a finishing touch to any swimming pool application. This special brick product is designed to provide a smooth surface transition between the water's edge and the surface of the pool deck.
Pool Coping is designed specifically for the needs of the swimming pool and landscape professional. The smooth die skin finish is extruded with 180 degree nosing in a 2" thick, 3 5/8" wide body. Pool Coping is produced in 8" or 12" lengths.
Safety is a priority with FBC's pool coping. The edges along the radius of the brick coping are slightly rounded to prevent any roughness that comes in contact with hands and knees as you enter the pool. No other pool coping is made with this "user friendly" feature.
Pool Coping may also be used for step treads or risers in walkways and planter construction calling for decorative wall caps. Brick pool coping offers above average qualities and resistance to slipping in wet or dry conditions.
PC & RC-200, PC & RC-250, PC & RC-270 are not recommended in climates where freeze-thaw cycles are experienced.


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Creepy Cookie Swap
Serves 6
The orange flavor is so refreshing...kids big and little will love this.
Scoop ice cream and sherbet into a punch bowl. Pour in milk and soda; stir gently. Serve immediately.
Gooseberry Patch OCTOBER 2011
With their pumpkin flavor and hint of cinnamon, these cookies are the ideal October treat.
Beat sugar and shortening at medium speed with an electric mixer until creamy. Add pumpkin, egg and vanilla in a small bowl; beating until blended; set aside.
Combine flour, baking soda, salt and cinnamon in a small bowl; gradually add to shortening mixture, beating well. Fold in chocolate chips.
Drop by tablespoonfuls onto ungreased baking sheets. Bake at 350° for 15 to 20 minutes, to cool. Drizzle cookies with Brown Sugar Glaze.
Makes 2 dozen.
Brown sugar glaze:
Combine brown sugar, butter and milk in a small saucepan. Bring mixture to a boil over medium heat; boil 2 minutes. Remove from heat. Add powdered sugar. Beat at medium speed with an electric mixer until mixture is smooth.
Gooseberry Patch OCTOBER 2011
Fun for goblins of all ages to make!
Blend together butter and sugar; stir in egg and vanilla. Add flour; mix until well blended. Shape into ball; cover and chill 4 hours to overnight. Roll out dough 1/4-inch thick on a lightly floured surface; cut out with cat-shaped cookie cutters.
Arrange cookies on lightly greased baking sheets; bake at 350° for 8 to 10 minutes, or until golden. Frost cookies with Chocolate Frosting when cool; if desired, sprinkle with black sanding sugar and add candy "eyes." Makes about 2 dozen.
Chocolate frosting:
Combine all ingredients in a medium bowl. Beat with an electric mixer on low speed until smooth.
Gooseberry Patch OCTOBER 2011
Make a sweet treat that looks like the evil witch has melted right out of her hat.
In a large bowl, blend sugars, peanut butter, butter, shortening and egg. Stir in remaining ingredients. Cover and chill for 2 hours, or until firm. Form dough into one-inch balls; place 1 1/2 inches apart on ungreased baking sheets. Make an indention in each ball with your thumb. Bake at 375° for 9 to 10 minutes, or until lightly golden. Remove the pan from the oven and press a chocolate drop into the center of each. Cool two minutes on baking sheets. Remove to wire rack to cool completely. Makes 2 1/2 to 3 dozen.
Gooseberry Patch OCTOBER 2011
Don't let the name fool you! These pecan squares are so delicious you'll have to tell your friends they've been poisoned to keep them from disappearing.
Sift together flour and powdered sugar. Cut in 3/4 cup softened butter using a pastry blender or fork just until mixture resembles coarse crumbs meal. Pat mixture on bottom and 1 1/2 inches up sides of a lightly greased 13"x9" baking pan.
Bake at 350° for 20 minutes, or until edges are lightly golden. Cool. In a saucepan over medium-high heat, bring brown sugar, honey, 2/3 cup butter, and whipping cream to a boil. Stir in pecans and pour into prepared crust.
Bake at 350° for 25 to 30 minutes, or until golden and bubbly. Cool in pan on a wire rack. Cut into 2-inch squares. Makes about 28 squares.
Gooseberry Patch OCTOBER 2011
With only a few ingredients, you can transform breakfast cereal into crumbly green cookies fit for a goblin... or just plain gobbling.
Microwave chocolate in a microwave-safe bowl on medium for 3 minutes, stirring after every minute. Stir in desired amount of food coloring. Add cereal, stirring gently to coat. Drop cereal mixture by heaping tablespoonfuls onto wax paper. Let cookies stand about 30 minutes, or until firm. Makes about 1 1/2 dozen.
Gooseberry Patch OCTOBER 2011
Beat butter and 3/4 cup powdered sugar at medium speed with an electric mixer until creamy. Stir in vanilla and pecans. Gradually add flour; beating until a soft dough forms. Cover and chill one hour.
Divide dough into 5 portions; divide each portion into 12 pieces. Roll dough pieces into 2-inch logs, curving ends to form crescents. Place on ungreased baking sheets.
Bake at 350° for 10 to 12 minutes, or until lightly golden. Cool on baking sheets 5 minutes. Roll warm cookies in 2 cups powdered sugar. Cool completely on wire racks. Roll cookies in remaining powdered sugar. Makes about 5 dozen.
Gooseberry Patch OCTOBER 2011
These cookies are so ooey-gooey and chocolaty that a gang of ghosts couldn't resist and got stuck!
Microwave semisweet chocolate morsels in a microwave-safe bowl on high for one minute, or until smooth, stirring every 30 seconds.
Beat butter and sugar at medium speed with an electric mixer until creamy; add eggs, one at a time, beating well after each addition. Beat in vanilla and melted chocolate.
Combine flour, baking powder and salt; gradually add to chocolate mixture, beating until well blended. Stir in chopped pecans and milk chocolate chips. Drop dough by heaping tablespoonfuls onto parchment paper-lined baking sheets. Press 3 marshmallows into each cookie.
Bake at 350° for 10 to 12 minutes, or until set. Remove to wire racks to cool completely. Makes about 3 dozen.
Gooseberry Patch OCTOBER 2011
Frothy Orange Punch
Chocolate Pumpkin Cookies
Black Cat Cut-out Cookies
Melted Witches
Poisoned Pecan Squares
Green Gobblin Cookies
Crescent Moons
Ghosts in the Mud
Oxmoor House
Serves 6
Host a creepy-themed cookie swap to boost anticipation of Halloween.
Go to Full Version ofCreepy Cookie Swap


text:
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The Lace Reader (original 2006; edition 2007)
by Brunonia Barry
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The Lace Reader by Brunonia Barry (2006)
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I'm disappointed, as I fell for the hype and thought The Lace Reader would be a more historical tale that spanned centuries from colonial times to the present and include more detail on Salem. Instead it was much more a personal tale of tragedy and hope, with serviceable prose. More descriptive language and insight into the human condition would have made it less selfish and absorbed. Would recommend The Mermaid Chair by Sue Monk Kidd as it has a similar flavor, for those who liked this book and vice versa.
I struggled to get into this story, but once hooked, I couldn't put it down.
After her grandmother disappears, Towner returns home to Salem, Massachusetts, for the first time since having a mental breakdown, where faces estranged family, buried memories, and all sorts of secrets.
I had mixed feelings about this book, resulting in a lukewarm rating. I particularly liked the setting of Salem, including the sympathetic treatment of modern-day witches, and Yellow Dog Island, where Towner grew up, with its feral yellow dogs living in caves. I did not like the switches in points of view and verb tense, as I found them clunky. I figured out the "twist" well beforehand, and it seemed somewhat gimmicky to me. Most off-putting for me was
I chose this as a vacation book, and it does make a quick, entertaining read, but it is not likely to be a book with much sticking power.
Vacation read in 2014.
What a clunker, was what I said when finished it. It needed lots of editing and I would have been perfectly happy without the lace reading and spells. There was a semi-decent storyline buried in there but there was way too much junk and bad writing to really bother seeking it out. Also, amd I supposed to believe that Towner invented and seemed to think existed a twin sister called Lyndley? Or is the story just all made up? Too many wierd things and not enough coherent storyline. Bah!
I abandoned this one just short of the one-quarter mark for the following reasons:
• Chapter 9, just finished, consists of a very long, exhaustively detailed, heavily dialogue-ridden scene that seems pointless. It should have taken a lot less, it seems to me, to convey whatever this protracted scene was intended to get across. Show, yes, good plan, but you don't have to show every damn thing. My confidence in the author's ability to be selective dropped too low.
• I put it down for two days, and when I picked it up again I couldn't remember who half of the characters were. They'd made little or no impression.
• It's in the present tense. I gave it much more of a chance than I do most present-tense fictional narratives--some get only one page--but it wore me down.
Too bad, because I liked the setting and the premise (even though I had to go to the Internet to find out what a lace pillow is because the author didn't tell me) and I was mildly interested in the setup.
References to this work on external resources.
Wikipedia in English (1)
Amazon.com Amazon.com Review (ISBN 0061624764, Hardcover)Amazon Best of the Month, August 2008: Brunonia Barry dreamt she saw a prophecy in a piece of lace, a vision so potent she spun it into a novel. The Lace Reader retains the strange magic of a vivid dream, though Barry's portrayal of modern-day Salem, Massachusetts--with its fascinating cast of eccentrics--is reportedly spot-on. Some of its stranger residents include generations of Whitney women, with a gift for seeing the future in the lace they make. Towner Whitney, back to Salem from self-imposed exile on the West Coast, has plans for recuperation that evaporate with her great-aunt Eva's mysterious drowning. Fighting fear from a traumatic adolescence she can barely remember, Towner digs in for answers. But questions compound with the disappearance of a young woman under the thrall of a local fire-and-brimstone preacher, whose history of violence against Whitney women makes the situation personal for Towner. Her role in cop John Rafferty's investigation sparks a tentative romance. And as they scramble to avert disaster, the past that had slipped through the gaps in Towner's memory explodes into the present with a violence that capsizes her concept of truth. Readers will look back at the story in a new light, picking out the clues in this complex, lovely piece of work. --Mari Malcolm
(retrieved from Amazon Mon, 30 Sep 2013 13:28:57 -0400)
A young woman descended from a long line of mind readers and fortune tellers has returned to her hometown of Salem, Massachusetts, for rest and relaxation. Any tranquility in her life is short-lived, however, when her aunt drowns under mysterious circumstances.… (more)
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text: Hi all. We are going to WDW soon and I am looking for some info and I am stuck I cannot find it anywhere. My husband really wants to go and view the Shuttle Launch when we are down in WDW this time. However the tickets for the vister complex viewing are not on sale yet and I would not get them shipped out this close to us leaving since we are from Canada and that seems to take awhile. I was wondering if anyone has any info on off site viewing locations??? My hubby read about one but not much was written about it. I believe it was called Titusville. Does anyone know if this is a good location and if so how far ahead to you need to be there. ANY info on this would be greatly appreciated. Thank You. :)


text: Welcome to The Lost Sheep Ministry our mission is to serve our faithful man, woman and child in a positive and faithful force. Our community outreach programs and youth initiatives are designed to help those in need. We do not require that you belong to any particular religious affiliation or financially support our organization in any way. We do ask that you return one good deed with another. This way, the cycle of compassion and goodwill continues indefinitely.


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Most nursing home and assisted living facilities provide a safe and supportive environment.
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Spartanburg Regional Foundation offers corporate sponsorship packages for each of our special events. These packages have benefits and perks for businesses in the community, while simultaneously offering a way to assist with the programs and projects that advance medicine and technology within our hospital's walls. Our corporate partnership program offers several levels of participation for each annual event, which all feature various ways of promoting your company name, as well as tickets and other perks for the event you support. In addition, our corporate partners are recognized in the Spartanburg Regional Foundation Annual Report each year.
For more information, please contact Jami Wood with the Spartanburg Regional Foundation at 864-560-6979.
Spartanburg Regional Foundation is a qualified 501(c)(3) tax-exempt organization and donations are tax-deductible to the full extent of the law.
The Foundation will allocate 5% of each gift to its unrestricted fund unless otherwise requested by the donor.
Please consult your tax advisor regarding specific questions about your deductions.
Copyright ©Spartanburg Regional Healthcare System


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Anne Waldman's Iovis Reading and Performance
Various venues
Until Thu Nov 15 2012
- $
Time Out says
Posted: Thu Mar 15 2012
The famous Outrider poet has completed her mammoth volume The Iovis Trilogy: Colors in the Mechanism of Concealment, representing 25 years of work. This dense, mythic, personal cycle, which looks at life, relationships and war, is an altogether admirable achievement.
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Last evening I had both my Intro to Chemistry class, and my Chemistry lab. In my lecture class, we received our exams back, and I was ashamed to see that I only got a "B" on the exam. I had studied and was very confident that I would get an "A," almost to the point of being cocky about it! I guess there is a lesson to be learned in there somewhere.. Maybe it's something like: "Don't let your guard down on a test, or you will make silly mistakes and get a lower grade than you thought you would.." or something along those lines. Personally, it felt like I failed it anyway, because when I go for an "A" anything less is not meeting my goal, and that means I failed. Luckily, this was only the
first exam, and I have several more to go. We are learning about orbitals, and electromagnetics and whatnot in chemistry right now, and to be honest it seems to be a lot going on in a short amount of time. I think I've got my head wrapped around the concept of it, but it's still not an easy task. It's funny how in chemistry there is ALWAYS an exception to the rule, whatever that rule may be. It's also amazing that throughout the years, people have been able to slowly piece together what we now learn in a matter of 16 weeks. To me it is just mind-blowing.
Following the lecture, I had lab. It was a "wet lab" in which live chemicals are present and proper safety procedures need to be followed. (Lab coat, closed shoes, goggles, etc..) It was interesting, because the lab experiment was on chemical reactions. Seeing what each chemical did when mixed with another chemical, and seeing any byproduct or gas that was formed. Totally radical! I had fun, but was glad to get the class over with! My day starts very early, and with the class ending at 9:50, with a long drive home and dinner/homework to do, I don't get to bed until late. But I guess that's what being a college student is all about right? I'm not complaining, I actually enjoy being busy. Next semester though, I think I will go with fewer classes, just to be on the safe side.
What is/was your favorite experiment in Chemistry? I would like to know, as I plan on staying in chemistry for quite a long time, and would like to know what I have to look forward to! Send me an email at email@example.com.


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Need a break from the big city? View 42-hour itineraries from 13 cities.More
Goa has every kind of lodging, from super-exclusive posh resorts to beachside shacks appropriate only for beach bums and seen-it-all globetrotters. Expect to get what you pay for, however, especially during peak season, from December to February, when traveling hordes fill the hotels. Make sure you reserve a room far in advance of this time. During the monsoon season (June-October), prices drop
During the monsoon season (June-October), prices drop by up to half and the resorts fill up with Indian visitors from the North. Unless noted otherwise, hotels have air-conditioning, TVs, and bathrooms with showers.


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Document Retrieval and Bodies Searching in PEMEX
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Forensic workers and authorities investigate the administrative... News Photo 160622680Administration,Administrator,Authority,Building,Emergencies and Disasters,Exploration,Forensic Science,Full Length,Horizontal,Human Body,Latin America,Mexico,Mexico City,Occupation,Petroleos MexicanosPhotographer Miguel Tovar/STFCollection: LatinContent WO 2013 LatinContentMEXICO CITY, MEXICO - FEBRUARY 03: Forensic workers and authorities investigate the administrative building of PEMEX on February 03, 2013 in Mexico City, Mexico. Authorities investigate a blast that killed at least 34 people at the state-owned companys headquarters in Mexico City. (Photo by Miguel Tovar/LatinContent/Getty Images)


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We have an abnormal love for taxis and how they move around the urban grid. Over the past decade it's been interesting watching their evolution. Electronic payments, GPS and touch screen computers are among a few of our favorites. And more recently, we've discovered a new concept vehicle by Volkswagen.
As Wallpaper* Magazine describes it, "Volkswagen's new conceptual electric taxi for London mixes cutting edge technology with deliberately tongue-in-cheek details such as the silver Union Jack on the roof and the City of London's coat of arms on the sides and dashboard. These embellishments conceal serious intent; the global market for taxis is burgeoning, but hampered by a host of ageing models long past retirement age." Read the full article here. We also have a few photos posted below. Click Read More to view.


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WHAM13 - Search Results
Report: Kevin Kolb's concussion could threaten career
The Bills limped away from Saturday's preseason loss in Washington with plenty of injury concerns. But their biggest concern may now involved a key player's well being off the football field.
Tim Graham of the Buffalo News was the first to report the Bills are worried the concussion suffered by quarterback Kevin Kolb in Saturday's game may very well end his career, and the team is preparing for the season with that in mind.
Buffalo aquired two quarterbacks on Sunday, signing free agent Matt Leinart, and trading for Detroit Lions backup Thaddeus Lewis.
Kolb was hurt on a scramble during the team's second possession in the first quarter. He would finish the drive, which ended with a C.J. Spiller touchdown run, but left the game afterwards.
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Metal Gear Scanlon 2 - Part 13
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Dimensions recaptures enough of Geometry Wars' thrills to stand as the best new dual-joystick shooter in quite a while.
The little mushroom man finally gets his name on the marquee, and the result is a charming, unique, and puzzle-heavy adventure.
Nintendo's all-stars assemble once again, resulting in one of the best reasons to own a Wii U (and eight GameCube controllers).
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consists of 4 releases.
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Sidekick of Mermaid Man, also referred to as Junior by his partner in super goodness. Together they work together to keep Bikini Bottom safe. He made his first appearance on the cartoon show Spongebob Squarepants in the episode Mermaid Man and Barnacle Boy.
Spongebob Squarepants's loyal pet snail who meows like a cat.
Retired superhero of Bikini Bottom that resides in the cities retirement home with sidekick Barnacle Boy
Formally known as Mr. Krabs. Owner of the famous Krusty Krab. Known for being cheap, living with his mom and having a whale daughter named Pearl. Eugene Krabs is absolutely obsessed with money.
Spongebob Squarepants' best friend. Lives in a rock next to Squidward and hobbies include, Sleeping, Eating, Sleeping. In that order. Patrick has been known to have night terrors involving spiders. Also, despite being a home owner, Patrick has no full time job or source of income.
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Wynn and Wilson 5:30-10 am weekday mornings.
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· Beauty Tips You Could Do With The Incredible Spoon!
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Source: (Cosmo)


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Houndstooth Braces
Selected the 25 February 2011 by Romano as "the garagerocker"
Some of you might find they're only for well behaved kids. But you have to face the truth, we all have to reckon with this accessorie. Topman has a nice selection of quirky braces, like these houndstooth ones. Pretty hard to match, aren't they? Why complicate things? Just put some beige trousers with a white shirt, and add something like brown brogues. Please don't comb with a side parting, and now you're totally cool ;)
by Romano as "the garagerocker"
Retrouvez les conseils de Romano as "the garagerocker" on French Truckers


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Most Recent Articles In Fashion Scoops
Latest Fashion Scoops Articles
YSL IN SPAIN: Retired couturier Yves Saint Laurent is going to get the museum treatment in Spain. Corunna's Caixa Galicia Foundation will reprise an expanded version of "YSL: Dialogue With Art," which already ran at the Pierre Bergé-Yves Saint Laurent Foundation in Paris. More than 38 important paintings are being loaned to the museum for the show, which opens Feb. 13 and runs through April.
MEET THE DESIGNER: On Tuesday, Banana Republic lured a gaggle of editors to New York's New Museum of Contemporary Art for a dinner. The brand is sponsoring the Elizabeth Peyton exhibit at the museum on the Bowery next fall, and it used the evening to introduce its new executive vice president of design and creative director, Simon Kneen, to editors. "The first time I met Simon, I knew immediately he was the right person," Jack Calhoun, Banana Republic's president, said. "He met the more stringent requirement of Banana Republic's design department — he's a Brit." (He replaced fellow Brit Deborah Lloyd.) Post-dinner, there was a raffle for a trip to Art Basel, which Teen Vogue's fashion news director Jane Keltner took home — much to the delight of the magazine's editor in chief, Amy Astley, who didn't miss a beat. "I am going to make her do a story while she is out there," Astley said. "She will definitely be able to find all the cool teens."
GOING SOLO: Gen Art is changing direction — for now. The organization, which is dedicated to showcasing emerging talent and highlighting their work during fashion week, has changed its format for the fall 2008 season. For the first time, it will present only one designer at New York Fashion Week -— Denmark native Camilla Staerk. Her collection, which is under the Staerk label, will be presented in four consecutive shows, one every 20 minutes, on Feb. 8 from 5 p.m. to 6 p.m. at the Scandinavia House at 58 Park Ave. "We are always working on new ways to present our shows," said Lee Trimble, Gen Art's fashion director. "We will still continue to do our group shows in the future, but we just thought that Camilla would be great on her own. With her we can support someone fresh, new and innovative, but she's still established enough that would merit us giving her all of our support." Known for her dark and romantic designs, Staerk is taking the sculptor Louise Nevelson as her muse for the fall show, titled "Bride of the Black Moon."


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180 North Harrison Rd, Tucson, AZ 85748
Cimarron Animal Hospitals Mission is to enhance the lives of pets and their people by delivering the highest quality medical care with the gentlest hands and the kindest hearts and to provide our clients the most exceptional personal service with the utmost sincerity and integrity.
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Mountain View Animal Clinic has been serving Vail and its surrounding communities since 1998. Our clinic offers a combination of traditional, alternative, and herbal therapies to provide the best tailored care possible for your pets. We have seen wonderful results with some alternative therapies,


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It's truly amazing.
Anna Saifulina
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Anna Saifulina
More from Anna:
zeer mooi gemaakt, wel een heel werk om het patroon te volgen den ikReplyDelete
belissimo trabalho lindo! bjs.ReplyDelete
I think you do it without a pattern, go wild as you crochet? It's gorgeous!ReplyDelete
You did really amazing job, Anna :-)!ReplyDelete
Your work is beautiful!ReplyDelete
Amazing! I can't stop watching these pillows :)ReplyDelete
This comment has been removed by the author.ReplyDelete
They are glorious!!!!ReplyDelete