text:
Posts by Cheryl Cort
Cheryl Cort is Policy Director for the Coalition for Smarter Growth. She works with community activists, non-profit groups and government agencies to promote transit-oriented development, housing choices, economic development and pedestrian safety, especially in less affluent communities. |
Car-free housing could come to historic Blagden Alley
One hundred twenty-three new units of housing could come to Shaw's historic Blagden Alley. Many residents think that's a great idea, but some aren't happy that the project would contain no parking spaces. That idea deserves support, not opposition.
Rendering of the proposed development.
The misconception that everybody drives and needs a place to park has long shaped cities' zoning codes. But developers are starting to look beyond that assumption and consider buildings that cater to people who want to travel in other ways.
The two small buildings, by developer SB-Urban, would run along Blagden Alley between M and N Streets NW in Shaw, adjacent to the Convention Center and Mount Vernon Square Metro station and close to downtown. Blagden Alley is a unique historic alley for DC, featuring both residences and small businesses including La Colombe Coffee. This alley, and its northern neighbor Naylor Court, are small alley networks that allow for vehicles and pedestrians to share space in a way that is common in European cities.
The new buildings will have no parking
SB-Urban would build two apartment buildings with 123 small, short-term, fully-furnished rental studios averaging 380 square feet. It replaces two vacant lots used for surface parking and restores a historic garage on the interior of the alley. And it would contain no off-street parking. It's similar to projects in Dupont Circle and Georgetown which have already gotten through the approval process.
Units without parking won't be for everyone, but would appeal to the many people who don't need cars to work, shop, or socialize. It's near downtown and near ample transit.
SB-Urban has described the complex as a good fit for an individual who arrives by taxi or Metro with little more than a suitcase. This person prefers to live in a vibrant urban neighborhood and navigate the city by foot, bike, bus and train. An ideal tenant, for example, might be a consultant in town to work for nine months.
Any new housing development in Shaw is likely to succeed. But to make sure the residents can live without parking spaces, SB-Urban will invest $70,000 in a new 27-dock Capital Bikeshare station (and 14 new bikes) and each resident will get a membership. The building will provide car share memberships, real-time transit screens, and a bike maintenance room. There will also be someone on site to advise residents on how to get around without a car.
Rendering of the proposed development.
No parking draws opposition
Despite support from Advisory Neighborhood Commission 2F, DC's Board of Zoning Adjustment has yet to approve SB-Urban's proposal. Board members worried that despite all efforts to ensure apartment residents will be comfortable without a car, the project will still lead to more cars on the street and a raised demand for parking in a neighborhood where drivers already complain of tight parking.
At a December 2, 2014 hearing, several nearby residents objected to the project's lack of parking. Board of Zoning Adjustment Chairman Lloyd Jordan repeatedly expressed skepticism that building zero of the 62 spaces otherwise required by zoning would not have a negative impact on the neighborhood, despite repeated affirmation by both DC Office of Planning and DC Department of Transportation officials.
"What do we do two years from now when the buildings are up and running and we have a problem?" Jordan asked. He did not specify what he meant by a parking problem. And his and other residents' concerns are misplaced.
This project is smart because there's demand for it
Parking is often far more expensive than most people realize. Fewer people all over the region and country are owning cars. More than a third of households in DC are car-free, and that number is 41% among renters in the Census tract containing the project.
This neighborhood has an astonishingly high walk to work rate: 37%, versus DC's overall 11%, which is already the second highest in the country. This makes sense because of the proximity to downtown.
The Blagden Alley project is not appealing to just a small niche, but rather to a large and growing share of DC's households: young professionals who are much less likely to own a car and more likely to want to walk and bike to daily activities.
The rapid growth of DC, with more than 42,000 people arriving between 2010 and 2013, is led by young adults who are willing to trade larger living spaces and car ownership for living in more walkable, mixed use neighborhoods.
Without the ability to get an RPP sticker, if any residents later decide they do want cars, they will have to rent an existing off-street parking space nearby. Even so, opponents of the development argue that new residents would find a way to get a sticker or at least a temporary permit from the police. SB-Urban representatives stated that the leases in the building would prohibit this.
Blagden Alley apartments will add affordable housing and pedestrians
Shaw is a neighborhood that's in high demand in a rapidly growing city. In addition to adding much-needed housing, the Blagden Alley project is setting aside 11 units for moderate and low-income residents as part of the city's Inclusionary Zoning affordable housing program.
By bringing in new residents who walk to stores, work, and transit, the project will also push its historic neighborhood toward being more pedestrian-oriented. More people walking on the streets help lower crime, support local businesses, and strengthen the case for better transit.
Construction of these buildings with alley addresses and no parking also reinforces the pedestrian orientation of the alleys, which do not have sidewalks. Forcing more cars into the alley would degrade the character of this shared-use space.
SB-Urban also makes the case that this kind of housing minimizes vehicle trips, lessens traffic, and shrinks the carbon footprint of residents. "Buildings with parking attract people with cars; buildings without parking attract people without cars," said project manager Brook Katzen in a statement about the project.
Today, the BZA will continue to discuss the case. These Blagden Alley apartments represent an excellent chance to welcome new residents to the city with minimal carbon footprints.
Finally, DC's zoning update steps forward
After a debate that has stretched for seven years, reforms for lower parking requirements near transit, basement apartments, and corner grocery stores are actually close to becoming reality in DC.
The DC Zoning Commission has been deliberating on the zoning update this week. The commissioners embraced most of the DC Office of Planning's proposals while even rejecting at least one of OP's recent steps backward.
Buildings near transit (including priority bus corridors) will be able to have half the parking that's otherwise required if they are willing to forego residential parking permits. Homeowners will be able to put accessory apartments inside their houses without a special hearing, but will have to go through one to use a carriage house. And corner grocery stores will be able to open in residential row house areas if they sell fresh food.
This is a major milestone in the grueling zoning regulations revision process that began in 2007 just after the DC Council adopted the 2006 Comprehensive Plan. Opponents of the update repeatedly asked the commission and the Office of Planning and for more outreach, more meetings, and more delay. In response, officials stretched out the process and added dozens of meetings, fact sheets, and hearings throughout the city. But the process now has an end in sight.
If you're interested in the wonky details, below are many of the specifics about what is changing in DC's zoning.
What happened with accessory apartments
Tuesday night, the commission debated whether to allow accessory apartments in owner-occupied homes in low-density areas. Currently, higher-density residential zones allow two or more units in a single building (like a rowhouse), but low density zones (including some row house areas like Georgetown) allow only one unit except for an antiquated domestic worker provision.
While Chairman Anthony Hood tried to only permit accessory apartments if the owner goes through a special exception hearing, the rest of the commissioners voted to allow homeowners to have one accessory unit inside their home as a matter of right.
However, when it came to garages or carriage houses, the commission didn't question the recent OP revision to only allow accessory units there after a special exception hearing. They adopted that rule with no discussion.
The commissioners did ease restrictions on the lot size and home size required to qualify for an accessory unit. They removed a minimum lot size rule altogether and shrank the required house size from a large 2,000 square feet to a more modest 1,200 square feet in R-2 and R-3 zones. They also removed a combined six-person cap on the total number of people in the primary residence and accessory apartment; instead, they will simply limit the number of people in the accessory apartment to three.
What happened with corner stores
The Zoning Commission approved a proposal to make some corner stores legal in medium-density residential zones for the first time since the city adopted its 1958 zoning code. Commissioner Marcie Cohen argued that corner stores were an important way to help seniors have easy access to daily needs.
However, through the years, the list of rules for what stores are allowable got longer and longer. What the Zoning Commission finally approved was only allowing small grocery stores as a matter of right if they devote a certain area devoted to perishable foods like dairy, fresh produce, fresh meats, and food that must be prepared at home. Beer and wine sales can't exceed 15% of the floor area and requires a special exception hearing.
While these stringent rules will mean that few new corner grocery stores will sprout up, it is likely to inspire a few small entrepreneurs to open up small groceries. Beyond the small grocery stores that would qualify as matter of right, the rule would also allow other types of stores if they go through a special exception process with the Board of Zoning Adjustment.
What's happening with parking
The commission agreed to reduce required parking by 50% for developments near transit (½ mile from Metro or ¼ mile from streetcar or bus priority corridor). In doing so, the Zoning Commission rebuffed the Office of Planning's recent proposal to exclude bus priority corridors from the list of transit services that would qualify.
The commission also inserted one significant change that hadn't been part of the earlier proposals: Developments that take advantage of the 50% reduction would also be ineligible for residential parking permits (RPP).
Current housing developments tend to contain one space for each two or three units voluntarily. The new rule will require just under three for developments away from transti (technically, one per three units after the first four). Cutting that in half means a minimum of one per six units near transit, clearly below market demand.
In effect, therefore, most developments will still park above the minimum, and allows the market to decide what is appropriate rather than forcing most buildings to build more. At easily $50,000 per parking space, this is an important way to make housing less expensive to build.
The commission did adopt OP's suggestion to exclude the West End neighborhood from the Downtown zone that requires no parking, but seemed to support for removing requirements from downtown. However, Chairman Anthony Hood expressed skepticism toward any proposal that removed parking mandates entirely. The commission will consider the downtown zones tonight.
Commissioners also agreed to require one space for each single family home but waive that if no alley access is available. This is a fair compromise that will protect continuous sidewalks and not force curb cuts and driveways on a rowhouse block.
If a property owner feels it's impractical to provide the required parking, it will also be easier to get an exception. The owner will now only need a "special exception" rather than the much more stringent "variance" standard that applies today. Either way, however, asking for a reduction requires a trip to the Board of Zoning Adjustment, which costs time and money.
The new special exception rule will allow the board to reduce parking requirements by considering the lack of demand, proximity to transit, or, in a provision added by Commissioner Marcie Cohen, the affordability of the housing. Any special exception would also require a Transportation Demand Management Plan, or traffic and parking demand reduction plan, which DDOT would need to approve.
Buildings can also share parking or put parking off-site to meet the parking requirements. If a project proposes building more than twice the minimum required for a building where the minimum is 20 spaces or more, the developer will have to add amenities like more bike parking, trees, car sharing spaces, electric car charging stations, or green roofs.
The commission will deliberate on the last few items tonight. After that, officials will create a new draft of the zoning code for one more round of public comment.
DC sells valuable land, but loses interest in using it to create affordable housing
Since 2000, the District has generally required that when it sells publicly-owned land, part of the deal include new affordable housing for lower-income residents. But more recently, that commitment has waned. A bill in the DC Council could rejuvenate it by requiring affordable housing in city land development deals.
The trend of weakening the city's commitment to affordable housing reached a new level last May, when the Deputy Mayor for Planning and Economic Development (DMPED) picked a proposal to develop a city-owned half acre at 5th & I Streets NW.
While the bidders who proposed housing offered some affordable housing in the new building, the winning proposal by Peebles Corp. and the Walker Group put a hotel, condos, and a dog spa in the Mount Vernon Triangle while offering to build affordable housing somewhere else— DC needs affordable housing, and there are good reasons to build it inside developments on public land instead of far away. Mixed-income communities are valuable to a city that wants to be diverse and inclusive. Mixed-income neighborhoods give people of different backgrounds better access to jobs, transit, schools, and other amenities. These communities build opportunity for less affluent people.
Mixed-income neighborhoods also ensure that as central city neighborhoods get more valuable, not just the wealthiest people benefit. They encourage people to interact with neighbors with varying income levels, and help transportation like bicycling or streetcars, which run shorter distances, to not be only services for higher-income people.
While most traditional tools for creating affordable housing add new units in higher-poverty areas, DC's land dispositions and inclusionary zoning policies are creating affordable housing in stronger real estate markets such as Columbia Heights, and even Chevy Chase.
When the DC government sells surplus parcels of public land for private development, it traditionally asks that at least some of the new housing built be affordable. Mayors Anthony Williams and Adrian Fenty sought and built substantial amounts of affordable housing in city-owned parcels like City Vista at 5th & K Streets NW or the new housing around the Columbia Heights Metro station. Unfortunately, the Gray administration has generally asked for far less affordability in public land deals.
The Peebles/Walker proposal represented yet another step away from the goal of mixed-income communities.
There's still time to revisit this poor decision, and fix the longer-term problem of the city's faltering commitment to affordable housing in public land deals. The DC Council will need to approve the 5th and I deal. Economic Development committee chair Muriel Bowser and her colleagues on the council should reconsider this deal.
And if it approves the pending bill, the council will set a clear policy that future land dispositions need a substantial amount of affordable housing on site. That bill, introduced by Ward 5 Councilmember Kenyan McDuffie, will require that any deal include 20-30% of its housing at an affordable level for low-income households.
For rental units, that means households earning between 30% and 50% of Area Median Income, or just under $30,000-$50,000 per year for a family of three. Units could be sold to owners earning between 50% and 80% AMI, or just under $50,000-$78,000 per year for a family of three.
The bill, and an action by the council to reject the 5th and I proposal, would restore DC's commitment to affordable housing and not waste the rare opportunities to get a project that promotes mixed-income communities when DC sells off land.
Prince George's is trying to be serious about transit-oriented development
Prince George's County officials want everyone to know that the county is serious about transit-oriented development and making the most of its Metro stations. A promise to plan needed streets, sidewalks and parks around a short list of stations could be an important change to county spending that's been focused on big-ticket road projects.
The county has been lobbying hard to get the FBI headquarters at the Greenbelt Metro station. Next week, officials break ground on a new Maryland Department of Housing and Community Development headquarters at the New Carrollton station. And the county has committed to locate a $650 million hospital at Largo Town Center station.
All are examples of the county's strategy targeting five Prince George's Metro stations: Largo, New Carrollton, Prince George's Plaza, Branch Avenue, and Suitland. The county will speed up the approval process around these sites and offer financial incentives for transit-oriented development.
The county has also committed to plan infrastructure such as streets, sidewalks, and parks around each station. For the last few years, the county's requests to the state government for transportation projects listed infrastructure at Metro stations, but did not make a detailed request. County officials now are committing to assessing specific station area needs, to make sure that infrastructure at Metro stations are in the line for funding from the county, state, or other sources. The current draft of the county's 20-year land use plan also calls to revise the county's capital project lists to align with its transit-oriented development priorities.
But apart from the Purple Line, which isn't entirely in the county, the lion's share of local and state funds continue to flow to expensive road widening, interchanges and other facilities that chase sprawl.
The county has won a state commitment to spend $150 million on an interchange at Suitland Parkway and MD-4, and a new interchange for MD-210 (Indian Head Road) at Kerby Hill Road for $100 million. The Suitland and MD-4 (Pennsylvania Avenue) interchange feeds development at the 6,000-acre greenfield Westphalia project, which is a bad deal for the county.
The county's top request from the state this year is to fund another interchange for MD-210, which could cost close to $100 million. The complete plan for 7 interchanges along MD 210 prices at more than $600 million. Those numbers dwarf the $26 million the state committed last year for pedestrian and bicycle improvements.
Rushern Baker's administration's pledges to help spur development at priority Metro stations are very welcome. Residents are hoping to see them follow through.
Takoma Metro development proposal is a real compromise
For more than 10 years, we've discussed what kind of development at the Takoma Metro station would make this station a lively, safer place. A new plan for a residential building does just that, while offering a compromise to neighbors concerned about open space and parking.
Since 2000, WMATA has attempted to develop the area around the Takoma station. Last year, developer EYA proposed building about 200 apartments on a surface parking lot. The building would have 3 stories on Eastern Avenue and step up to 4 toward the train tracks. It would replace most of the parking, only about half of which is used at one time.
The plan keeps the existing 2.5 acre green space open, and offers some enhancements to make it more usable. The proposed building and residents overlooking the site will help foster a safer, more pedestrian-friendly environment by orienting the building to the bus drive, with entrances and windows facing the lane. Previous plans for live-work units or retail space have been dropped because of the weak market for retail at the site.
A 2006 plan that later stalled out offered about 90 townhouses and a one acre village green, but no replacement for the Metro parking, which is only for short term use. While the attractive townhouse and inviting village green were worth pursuing, I always thought this site would be better for an apartment building.
Image from EYA.
Then and now, some neighbors in both Takoma and the adjacent city of Takoma Park, which sits across Eastern Avenue, have opposed the project. In 2006, both supporters and opponents gave the developer grief about building homes with 2-car garages at a Metro station. But many critics also said that WMATA should replace all of the existing parking, in addition to preserving the whole 2.5 acre open space in front of the station and adding more bus bays.
The new plan responds to nearly all of the major criticisms, while at the same time more than doubling the amount of housing originally proposed. Now, opponents mostly object to the potential building's height, even though it is on a block with other 3-story apartment buildings, all of which face single-family houses.
The proposal's modest scale is in sync with the downtown district's eclectic variety of buildings. EYA has already agreed to make the building shorter and reduce the number of units from 266.
At a March 13 WMATA committee meeting about the project, the board members incorporated amendments that the city of Takoma Park requested into its resolution to move the project forward. This Thursday, the WMATA Board will vote on an agreement with EYA to pursue the project, and to hold an official public hearing.
If WMATA approves the project, it will go to the DC Zoning Commission, which will have an opportunity to refine the design in its review process. Neighbors will have ample opportunity to raise their concerns about any aspect of the proposal then.
Like with any proposal, there is room for more improvement. The proposal offers much less parking for residents than before, which makes sense for a site next to a Metro station. But it could be lower still, since this is the transit agency's land and the point is to build housing for more transit customers.
The new proposal offers residential parking at about 0.7 spaces per unit, down from 1.5 to 2 spaces per unit in the townhouse proposal. It would be sensible for WMATA to require that developers on their property to build less parking and offer their residents incentives to ride transit and use carsharing. That makes it easier to market the building to transit-oriented households who rely much less on personal cars.
The other important way the WMATA Board could improve this project is to honor the DC Council's 2002 request that 20% of any housing at this site be set aside for households making 30%, 60%, and 80% of the area median income. This is still the right commitment for a property that the public transit agency and District of Columbia control, and our need for more affordable housing has only grown in the intervening years.
It's been a long time coming, but this proposal for the Takoma Metro station will make downtown Takoma a better place for everyone. It will help a greater number of people use transit, have daily access to local shopping, and live with a lower carbon footprint. This is exactly where our region should be growing, and where we can accommodate more people who seek a transit-oriented lifestyle.
If you agree, ask the WMATA Board to move ahead with this project. Click here to let them know.
DC mulls new affordable housing rules in public land deals
When the District government bids out city-owned property for development, it asks for affordable housing to be part of the deal, but how much is enough? Councilmember Kenyan McDuffie is proposing that 20-30% of the housing in any such deal be affordable for low-income households.
On properties that DC has offered for development, like Parcel 42 in Shaw or the Hine School on Capitol Hill, the city has a great opportunity to not only create and enrich walkable neighborhoods, but receive additional benefits for residents as part of the deal between the city and the developer.
One of the greatest needs we have right now is to increase the supply of affordable housing. But how do we best maximize affordable housing in public land deals and do so in a way that's the best deal for the city and residents?
One in five DC households spends more than half of their income on housing, a severe housing burden, according to the DC Fiscal Policy Institute. Nearly all renters with this severe housing cost burden earn less than half of the area median income (AMI), or less than $48,300 a year for a family of three.
The purpose of McDuffie's bill is to ensure that DC fully leverages the deals involving city-owned land to address the continuing challenge of housing affordability for low- and moderate-income households. Under the bill, when DC sells or leases public land for private multifamily residential development, at least 30% of the units would be affordable if the project is close to a Metro station or major transit line. Developments elsewhere in the city must include 20% affordable units.
Affordable rental units would be available to households earning between 30% and 50% of AMI, or just under $30,000 and $50,000 per year for a family of 3. Owner-occupied affordable units would be priced for households earning between 50% and 80% AMI, or just under $50,000 and $78,000 per year for a family of 3.
McDuffie's bill would allow the city to subsidize the cost of the affordable units by selling or leasing the land at a discount, allowing the developer to pass on the savings to buyers or renters. If the land value is not sufficient to subsidize the required units, the bill provides for the District's Chief Financial Officer to certify that the alternative proposal nonetheless maximizes affordability, taking into account all available subsidies.
The Coalition for Smarter Growth highlighted the unpredictability of the city's commitment to affordable housing in public land deals last year in a report called Public Land for Public Good: Making the Most of City Land to Meet Affordable Housing Needs. It's encouraging that DC leaders are using another tool to create affordable housing, ensuring that households of all means can have a place in the city as it grows.
DC considers making Inclusionary Zoning more affordable
DC's Inclusionary Zoning (IZ) policy requires developers to set aside units in new construction for low- and moderate-income households. But zoning commissioners say the units may be priced too high for those families who truly need affordable housing.
During a discussion Wednesday night on the zoning code rewrite, DC Zoning Commissioners said that they are ready to revisit the income requirements for IZ units, which are priced for households making 50% or 80% of the Area Median Income (AMI). For a family of 3, that equals about $50,000 and $78,000, respectively.
If $78,000 for a family of 3 sounds high to you, that's because it is. The DC Fiscal Policy Institute has often pointed out that the biggest need for affordable housing is at the 50% AMI level and below. And commissioners agree that an 80% AMI target is too high to address the needs of most families who find themselves priced out of DC's rising market.
IZ units begin to enter the market
After adopting the policy in 2006, the Fenty administration delayed its implementation until 2009, following the housing market crash. By then, many already-approved projects had stalled. As the housing market recovered, these grandfathered projects, which didn't have inclusionary zoning units, moved through the construction pipeline.
One of those projects is The Louis at 14th and U streets NW, where a new Trader Joe's is slated to open soon. The original design for the project included IZ units, but they were eliminated due to the delay in implementation. Meanwhile, across the street is another sizable residential project that will also be completed soon, but since it was approved later, it has IZ units.
Only now are significant numbers of IZ units entering the market. According to the DC Office of Planning, as of July there were 265 IZ units on the market or about to be. That's about 11% of a total 2,404 units subject to the IZ law. Over the next several years, the pipeline is likely to contain about 1,000 IZ units.
Of the 265 IZ units the DC Office of Planning (OP) is tracking, 85% will be affordable for households making 80% of the Area Median Income (AMI), while the remaining 15% will be affordable for households making 50% AMI.
Housing market has changed since IZ began
At Wednesday's hearing, Zoning Commissioner Michael Turnbull asked OP if it would be feasible to require a larger set aside than the current 8-10%. Planning Director Harriet Tregoning indicated that they could look at it, and that the policy might be able to offer additional bonus density. And Office of Planning Deputy Director Jennifer Steingasser said that her agency is planning to introduce a separate discussion on revisions to IZ regulations in January to address concerns about income targeting and other issues.
DC's real estate values are higher than they were before the housing bust, when the Zoning Commission adopted the IZ policy. This means there's more value in the bonus density that IZ gives a development as compensation for the cost of units rented or sold below market rate.
Not only does the current policy require builders to set aside IZ units based on income level, but it also distinguishes between high-rise and low-rise development. For high-rise buildings, which are more costly to construct and are generally 6 stories or higher, developers only have to set aside 8% of their units, and price them for households at the 80% AMI level.
But for low-rise construction with typically 5 or fewer stories, the set aside requirement is 10%, and the income targets are split between 50% and 80% AMI. Commissioner Peter May asked OP if this distinction gives developers an incentive to seek high-rise designation for projects that could also qualify as low-rise construction, and Steingasser said it does.
Housing prices in DC continue to rise. Despite a number of administrative problems that the city is still working to manage, IZ can offer an important source of new affordable homes and help preserve mixed-income neighborhoods.
Inclusionary Zoning making slow progress
After a rocky start, DC's new affordable housing program, Inclusionary Zoning (IZ), is getting on track. It's one of many policies needed to address DC's growing affordability gap. In many affluent parts of town, it may be the only new affordable housing available.
IZ requires developers to set aside 8 to 10% of new housing in projects with more than 10 units for households making between 50 and 80% of the area median income (AMI), or incomes of $42,778 and $69,530 for a household of two. One-bedroom apartments in the program rent for between $1,006 and $1,610 a month, while similar condos sell for between $116,600 and $220,100. It's similar to Montgomery County's Moderately Priced Dwelling Unit program, which began in 1974.
Of 28 available units, one for-sale unit had been sold and 14 rentals had leased by July. According to the Office of Planning, another 262 IZ units are in the pipeline as part of 24 different projects, and more than 1,000 IZ units may enter the market in coming years.
How it works
Inclusionary Zoning, a national best practice, uses a zoning bonus to pay for additional affordable units in new residential developments. The subsidy for the affordable units is created through a density bonus, allowing more units than could otherwise be built there. This compensates the developer while saving the city money.
IZ also integrates below-market-rate homes into a larger, market-rate development as a matter of course. Mixed-income housing has long been recognized as having many advantages over exclusively affordable developments. Mixed-income housing in high-demand areas offer lower-income residents access to a higher level of services and amenities than is usually available in areas where affordable housing is concentrated.
It offers an important tool for creating and sustaining economically integrated neighborhoods. It helps ensure some level of diversity of housing choices in areas where demand is strong and growing, such as close to Metro stations, major bus or streetcar corridors, areas with good public schools, or close to downtown DC. The policy is designed to create below-market rate units wherever new housing is being built and keeps them affordable for the life of the building.
Unlike many other affordable housing programs, where low income housing tends to cluster in high poverty areas, IZ units around the country are predominately located in low-poverty neighborhoods. In DC's Ward 8, home to many low-income residents, as much as 90% of the housing in some census tracts is subsidized. But a 2012 study of Montgomery County demonstrates that IZ enables children from low-income families to live in more affluent neighborhoods and have access to high-performing schools.
Barriers to implementation
For all its benefits, DC has struggled to implement IZ since units began coming onto the market two years ago. The program's rigid implementation regulations made it cumbersome for the Department of Housing and Community Development (DHCD) to administer, and the program was severely understaffed as well. In addition, more restrictive Federal Housing Administration (FHA) lending standards made it next to impossible for buyers to obtain mortgages for affordable housing. The first two units to come on the market didn't sell after sitting on the market, and the developer responded by suing the city.
But today, the city is making progress. DC has changed the standard covenant in mortgages for IZ units that release any price constraints in the event of a foreclosure, as required by the FHA. DHCD is considering measures to recoup the public subsidy in the unit that would be consistent with FHA rules.
The city is also making the process for marketing and awarding IZ units to buyers and renters more flexible. Today, DHCD awards units through a lottery, which the agency has struggled to implement, finding it to be a time-consuming process, and has failed to build a sufficient list of eligible and interested applicants. Under the new regulations, developers can use the lottery or create their own DHCD-approved marketing plan to find and select applicants for IZ units.
Finally, the city is moving to address the program's staffing issues by getting additional assistance from nonprofits. DHCD plans to add capacity from experienced nonprofits to give low-income home buyers more help during the buying or renting process as well as long-term stewardship of the units. DHCD hopes to have new nonprofit assistance in place by October 1.
The construction pipeline is swelling with residential projects subject to IZ requirements, and IZ units are starting to enter the market in large numbers. We have proof that private residential projects with IZ units can get financed, and that IZ units can be leased and sold. While the program still faces many challenges, we can learn how to make it perform better and deliver more mixed-income housing opportunities throughout the city.
Looking ahead
Like other IZ programs across the country, DC's faces many challenges. Montgomery County's nearly 40 years of experience shows that programs need adjusting and refining over time. One of the key concerns for future action in DC is getting more deeply affordable housing.
In the current pipeline, just 15% of IZ units will be set aside for households making less than 50% of AMI, far short of the 50% housing advocates had originally hoped for. Once the program is running smoothly, the Zoning Commission should consider ways to create more "very affordable" units.
Some of the program's challenges don't have easy fixes, but DC can find reasonable solutions. Addressing these challenges will take the hard work and good will of activists, developers, and public officials. Given the benefits of mixed income housing in walkable, bikeable neighborhoods close to transit, and the growing need for more affordable housing choices, making IZ in DC work is worth the effort.
Prince George's picks Metro station site for new hospital
Prince George's County Executive Rushern Baker made the smart growth choice early this week, selecting the Largo Town Center Metro Station for a new $650 million, 259-bed regional medical center.
The decision caps a year-long campaign by the Coalition for Smarter Growth and community smart growth advocates to demonstrate the benefits of putting the new hospital at a Metro station. It will replace the existing Prince George's Hospital Center in Cheverly.
Operator Dimensions Healthcare will announce its official decision tomorrow. The organization's full board will vote on the recommendation for a new hospital site after its executive committee meets today.
With a projected influx of over 2000 workers each day, the new hospital will spur mixed-use development at one of Prince George's 15 mostly-underutilized Metro stations. Thousands of workers and visitors in this transit-accessible location presents a prime opportunity to create a walkable, mixed-use facility that could ultimately anchor a vibrant new downtown for Prince George's.
During the selection process, officials seriously considered rival site Landover Mall, which is over a mile away from any Metro station. From the beginning, placing the hospital at the shuttered mall seemed to be a given, especially considering that the University of Maryland Medical Systems Corporation was rumored to seek a site with 120 acres. In the end, a much smaller site with Metro access emerged as an important component for the winning site.
There are major economic, environmental, and social justice advantages to putting the hospital at a Metro station. While much hospital construction of the last 50 years has been increasingly spread out on large campuses, many new successful hospital centers take advantage of leading urban designs, compact footprints, access to transit, and mixed-use environments.
Smart growth advocates have pushed hard to encourage Prince George's officials to choose such a location for the medical center. Together with leading hospital design and construction experts, the Coalition for Smarter Growth released a series of case studies to encourage officials to choose the Largo site in February.
Building on the momentum of those case studies, the Coalition for Smarter Growth delivered a petition with over 1000 signatures and sent hundreds of emails to county officials asking that the hospital be placed at a Metro station. In February, a community meeting drew over 300 Prince George's residents in overwhelming support for a Metro-accessible medical center.
The path to a smart growth hospital is not over yet. Many decisions can happen during the design and construction phase that will advance or diminish the positive impact the medical center can have on the county. The IRS and Census Bureau headquarters at the New Carrollton and Suitland Metro stations are prime examples of "what not to do" when locating a major employer at a Metro station.
Despite future hurdles and a history of sprawl projects like Konterra and Westphalia, this decision shows the Baker administration's and state's commitment to smart growth and transit-oriented development. Putting the new regional medical center at Largo Town Center pursues the promise of real transit-oriented economic development with a more than half-billion dollar investment.
The effort offers Prince George's the opportunity to take advantage of existing transit connections not only to provide better access to quality healthcare, but to build the kind of mixed-use district that study after study shows is where people want to live, work, and play. This regional medical center can be a true catalyst for that kind of healthy smart growth development.
If you live in Prince George's and think this is a good decision, you can take a moment to thank County Executive Baker for his leadership and smart choice here.
Prince George's tries to make TOD easier
Prince George's County wants to encourage growth in the right places by speeding up the approval process for transit-oriented development. The county council unanimously passed a bill last week that just might do it.
Developers have often said they don't want to do business in Prince George's because of its lengthy and unpredictable development review process. Bill CB 20 creates a fast-track development review process for projects within ½ mile of the county's 15 Metro stations and the Bowie MARC station.
Projects are eligible for the speedier process if the Planning Board finds they meet best practices for urban design, like mixing housing with retail and making engaging streetscapes.
The bill aims to increase transit ridership, reduce auto dependency, and encourage walking for more trips. It's one of several recommendations county planners say could draw more investment to the county's Metro station areas.
Concerned about attracting unwanted commercial uses, the bill contains a long list of uses that are not eligible for the expedited review, including adult entertainment, liquor stores, pawn shops, strip malls, and drive-throughs.
An earlier version of the bill would have eliminated most requirements for public meetings or site plan review. This could have potentially rushed low-quality projects to approval without giving the Planning Board and the public enough time to review proposed projects.
Not surprisingly, many people opposed it, and the County Council tabled the bill last year before putting together a roundtable to discuss ways to improve incentives for transit-oriented development. The current bill combines 2 overlapping versions councilmembers Eric Olson and Mel Franklin submitted earlier this year.
The bill's most important feature is streamlining the review process. It prevents the County Council from arbitrarily dragging out the process, a power they've abused in the past that creates uncertainty and discourages developers from working in the county. Developers say that the unpredictability of approvals in Prince George's County often makes it not worth the time and money spent there.
While the current bill shortens the review process, it still gives the Planning Board and members of the public enough time to offer feedback. If the Planning Board approves a proposal, the County Council has a few days to decide whether or not to review it as well. Project applicants or residents can also use this time to appeal the board's decision.
Bill CB 20 is just one of many actions Prince George's County has taken to encourage investment at Metro stations. Recently, county officials have also reduced the impact fees developers pay to support schools and public safety. Economic analysts say excessive fees discourage investment altogether, meaning the county won't even receive the fees it seeks to collect.
Another element of ensuring development goes at Prince George's Metro stations is having a good countywide plan. There is a town meeting this Saturday, 10 am-1 pm at the University of Maryland, to work on a plan for the county's growth over the next 20+ years. You can help push for a plan that works in concert with this legislation to encourage TOD at Metro station sites.
- 2.5 minutes of extra walking is not nothing
- The Dutch government is trolling DC over marijuana, bike lanes, and streetcars
- I can take the bus from my neighborhood to just about anywhere in DC
- How two families dealt with Metro problems and other transportation options in the snow
- Cities worldwide are building beautiful, landmark pedestrian and bicycle bridges. Could Georgetown be next?
- DC like Amsterdam? We can only hope
- Sidewalk snow shoveling hall of shame: "DC government is the worst offender" (and Arlington too)
Greater Washington
District of Columbia


text:
Dysentery uses 'sword and shield' to cause infection
...ield to protect the dysentery bacterium from being destroyed by the body's immune system. Dr Christoph Tang, f...ly. We have shown why the bacteria can avoid being destroyed by the body's immune responses through the expression of a molecule that acts as a shield on its sur...New binding target for oncogenic viral protein
...er substrates recognized by Fbw7, T antigen is not destroyed by the cell. Drs. Clurman and Welcker suspect that by acting as a decoy and binding to Fbw7, T antigen protects cellular Fbw7 targets that facilitate viral replication and tumorigenesis. "I think this work underlines the importance of Fbw7 as an em...Iron Deficiency Sparks Dramatic Changes In Gene Expression
...argets these molecules, calledmessenger RNA, to be destroyed or degraded. Without messenger RNA, agene cannot translate its genetic code into proteins that carry out itsintended functions.Thiele said the same scenario may occur in human cells, as well, to aneven greater degree. His study was conducted in yeast...Solution to Pollution: New Bacteria Eats Toxic Waste
...is tests, Sims found microbes in the soil that had destroyed the toxic chemicals. Sims then collaborated with researchers from the Utah State biology department to identify the microbes. The three Libby-site microbes responsible for the remediation were mycobacterium isolates. The other two mycobacterium isol...New Insights Into HIV Immunity Suggest Alternative Approach to Vaccines
...o react with normal human tissues and are normally destroyed by the immune system," Haynes said. Haynes, an AIDS researcher who has also studied autoimmune diseases, began to focus on possible similarities between HIV infection and the biology of autoimmunity after work on an experimental outer coat vaccine f...WHO Warns Of Increased Risk Of Vector-borne Diseases In Tsunami-affected Areas
... long-term strategy to rehabilitate the damaged or destroyed public health infrastructure. To implement this health system rehabilitation strategy, WHO urgently requires US$67 million for activities through the next six months. Notes to editors The tsunami in Southeast Asia, has at least in some areas, led t...Multi-purpose protein regulates new protein synthesis and immune cell development
... the immune response ?until they can be removed or destroyed by other immune cells. Knowing that XBP1 was requi...k-out embryos into mice whose bone marrow had been destroyed by radiation. He found that stem cells deficient in IRE1 could reconstitute all types of blood and i...Small species back-up giant marsupial climate change extinction claim
...y the arrival of humans who over hunted animals or destroyed habitats by burning the landscape. The findings, which were unearthed with the help of amateur fossil hunter, Ian Sobbe, are of particular significance because the Darling Downs fossil deposits are among the youngest Australian megafauna deposits - ...Road salt affects mitigation wetlands
...hen planning constructed wetlands to replace those destroyed during road building, but a Penn State Erie biolog...igation wetlands to replace all the ones that were destroyed by the new road," says Dr. Pamela Silver, professor of biology, Penn State Erie, the Behrend College...Could microbes solve Russia's chemical weapons conundrum?
...n reaction masses (RMs) that arise when mustard is destroyed by chemical detoxification (a procedure developed in response to the CWC). Currently, incineration or a process called bitumenisation are employed to deal with RMs, how-ever both methods are highly expensive and pose environmental risks. Mustard is...Stem cell research - new cell lines
...earchers," said Dr Sidhu. "That's because they are destroyed in type-1 diabetes, which affects at least 100,000 people in Australia. So far there is no cure for it. "Human embryonic stem cell research offers a permanent answer to the problem. It gives the hope that we can produce a pure population of those ce...Six million Africans face famine because of locusts, drought
With locusts and drought having destroyed crops and stripped grazing land for six million people across West Africa, small farmers have started selling livestock cheaply and eating the seed corn they should plant during next month's expected rains, the United Nations Office for the Coordinat...Bugs, even 'bad' ones, can be educationally beneficial, new book says
...edator of the scale, to a Los Angeles orange grove destroyed almost all of the pests within six months. "By the end of 1889, the scale was no longer a threat anywhere in California," Waldbauer wrote. Waldbauer also recounted a more recent study in which tsetse flies were feasting on and causing infections in ...Active Vaccine Prevents Mice From Developing Prion Disease
..."Thus, harmful prions in contaminated food will be destroyed in the gut and will not reach other organs in the body." Because the research was conducted in normal mice, the NYU researchers say it will be easier to apply in animals in the wild, which are at risk for developing prion disease. Prion disease is c...MIT engineers an anti-cancer smart bomb
...u can't deliver chemotherapy to tumors if you have destroyed the vessels that take it there," Sasisekharan said. Also, the two drugs behave differently and are delivered on different schedules: anti-angiogenics over a prolonged period and chemotherapy in cycles. "We designed the nanocell keeping these practic...Recombinant DNA technology may enable oral, rather than injectable, delivery of protein drugs
...lso very sensitive to digestive enzymes and may be destroyed by stomach acid before they can be absorbed." To sidestep the difficulty of getting these large protein drugs through the GI tract intact, pharmaceutical scientists have looked at other ways to deliver protein-based drugs-such as via needle-free inje...Using nanoparticles, in vivo gene therapy activates brain stem cells
...ise idle cells as effective replacements for those destroyed by neurodegenerative diseases, such as Parkinson's. In addition to delivering therapeutic genes to repair malfunctioning brain cells, the nanoparticles also provide promising models for studying the genetic mechanisms of brain disease. "Until now,...Green catalyst destroys pesticides and munitions toxins, finds Carnegie Mellon University
...rine disruptors. Many of these compounds cannot be destroyed by existing means. The catalyst, one of a family of catalysts called Fe-TAMLs (TAML stands for tetra-amido macrocyclic ligand), works with hydrogen peroxide. Its "green" design is based on elements used naturally in biochemistry. Fe-TAMLs were disco...Breakthrough: Scientists create world's tiniest organic particles
...bust metals and such with solvents that would have destroyed far more fragile organic matter such as genes or drugs. The new method avoids harsh treatment but also allows formation of uniform particles in any shape designers choose ?spheres, rods, cones, trapezoidal solids, etc. -- and essentially any composi...A protein in the eye may prevent immune response and protect eyes from disease
...ecial reaction, the eye's delicate tissue would be destroyed by inflammation and the gastrointestinal tract could not tolerate the ingestion of food. The F4/80 molecule (also known as a glycoprotein) was first discovered two decades ago on immune cells in the eye, gut and other privileged sites, but its functi...

subset: commoncrawl


text:
By Section
- Selected:
TideNation - All Sections
- Selected:
By Columnist
By Insider
- Selected:
- All Insiders
- Selected:
4 results for "norcross"
Tide answer Carter's questions on visit
Greg OstendorfTUSCALOOSA, Ala. -- The majority of Alabama's weekend visitors came up for the day on Saturday to watch practice, but ESPN Watch List defensive end Lorenzo Carter (Norcross, Ga./Norcross) spent the whole weekend in Tuscaloosa with his family. Cart...
Blog | March 18, 2013 -
ESPN 150 RB Kamara signs with Bama
Kipp AdamsNORCROSS, Ga. -- The rich get richer. ESPN 150 running back Alvin Kamara (Norcross, Ga./Norcross) has been well aware of the running backs on campus at Alabama, as well as the three other ESPN 150 prospects slated to vie for carries in the Crimson...
Blog | February 06, 2013 -
Watch List DE Carter felt wanted at Bama
Greg OstendorfTUSCALOOSA, Ala. -- ESPN Watch List defensive end Lorenzo Carter (Norcross, Ga./Norcross) has already been to Florida State, Georgia and Georgia Tech this fall, but he says his trip to Alabama over the weekend was his favorite visit of the season. ...
Blog | November 11, 2012 -
Watch: ESPN 150 RB Alvin Kamara
TideNation staffAlvin Kamara (Norcross, Ga./Norcross), the eighth rated running back in the ESPN 150 talks with DawgNation's Kipp Adams at the Atlanta Nike Football Training Camp....
Blog | April 29, 2012


text:
Dave Richards
Articles By Dave Richards
Showing results 1474-1493 of 1742
Rocketman: Abnett and Lanning talk "Nova"
Fri, February 23rd, 2007 | Category: Comic Books
This April, the Human Rocket blasts off into his own ongoing series when "Nova" #1 hits stores. CBR News spoke with writers Dan Abnett and Andy Lanning about the series.
It's About the Art, Bub: Bianchi Talks "Wolverine"
Wed, February 21st, 2007 | Category: Comic Books
Wolverine #50 marked the opening bell in Wolverine and Sabretooth's latest duel and eager fans flocked to the book causing the issue to sell out. CBR News spoke with the book's artist Simone Bianchi about his work on "Wolverine."
Plain & Simple Truths: Castellucci Talks "The PLAIN Janes"
Mon, February 19th, 2007 | Category: Comic Books
High school can be hellish but this May four teenage outcasts all with the same name decide to do something about it in the OGN "The PLAIN Janes." CBR News spoke with Cecil Castellucci and got a preview.
Slaying Alive: Whedon talks "Buffy the Vampire Slayer"
Thu, February 15th, 2007 | Category: Comic Books
Fans were saddened when "Buffy the Vampire Slayer" ended it's television run, but they'll rejoice this March when Buffy's adventures resume in a new comic series from creator Joss Whedon, which picks up where the series left off. We spoke with Whedon.
Artistic "Hack": Stone Talks "Hack/Slash" ongoing series
Thu, February 15th, 2007 | Category: Comic Books
Today CBR News concludes its spotlight on the new "Hack/Slash" ongoing series, beginning this May, by chatting with the artist rendering all the chuckles and chopped off body parts, Emily Stone.
Full Throttle: Simmons Talks "Ghost Rider" The Video Game
Tue, February 13th, 2007 | Category: Comic Books
Ever wanted to go full throttle on a flaming chopper? Well now you can, and without the worry of third degree burns, because "Ghost Rider" the video game is now in stores. We spoke with game director Mark Simmons.
Those Whom the Godslayer Would Destroy: Holguin Talks "Spawn: Godslayer"
Thu, February 8th, 2007 | Category: Comic Books
This May, The Divine better start hiding because the Godslayer is back hunting for them in a new ongoing monthly series. CBR News spoke with "Spawn: Godslayer" writer Brian Holguin about the series.
"Hack" Writer: Seeley talks "Hack/Slash" Ongoing
Thu, February 8th, 2007 | Category: Comic Books
Slashers beware! Cassie Hack and Vlad's hunt for you intensifies when "Hack/Slash" the ongoing series launches in May. In part one of a two part feature, CBR News spoke with "Hack/Slash" writer/creator Tim Seeley.
Fantastic Five: Parker talks "Spider-Man/Fantastic Four"
Tue, February 6th, 2007 | Category: Comic Books
This April, old school "Mighty Marvel Manner" style action abounds in the pages of the four-issue mini-series "Spider-Man/Fantastic Four." CBR News spoke with writer Jeff Parker about the series.
A Hell of a Cartoon: Stones Talks "Hellboy Animated" films
Mon, February 5th, 2007 | Category: TV/Film
With the first "Hellboy" animated film hitting DVD this week CBR News caught up with the Supervising Producer, Director, and Co-Writer of the film, Tad Stones, for a chat about "Sword of Storms" and the next Hellboy animated feature "Blood and Iron."
Father's Way: Daniel Way Talks "Wolverine Origins"
Fri, February 2nd, 2007 | Category: Comic Books
The "Savior" arc of "Wolverine Origins" recently concluded with a bloody face-to-face reunion between Wolverine and his son. CBR News spoke with writer Daniel Way about the arc and what's to come in "Swift and Terrible."
End of Daze: Hine Talks "Spawn"
Wed, January 31st, 2007 | Category: Comic Books
If you're not reading "Spawn," you might want to start. Writer David Hine is about to take the character in a new direction featuring darker, more cinematic style horror stories and he told CBR News all about his plans.
Animated Hell Raiser: Lacy talks "Hellboy Animated: The Black Wedding"
Tue, January 30th, 2007 | Category: Comic Books
This Wednesday, the animated Hellboy will return to his four color roots as Dark Horse releases the OGN "Hellboy Animated: The Black Wedding." CBR News spoke with artist Rick Lacy about the book.
A Marvelous Time: Wacker Talks Editing at Marvel
Tue, January 23rd, 2007 | Category: Comic Books
New Marvel editor Steve Wacker is working on three of Marvel's biggest titles – "Civil War: The Return," "Silent War" and "Friendly Neighborhood Spider-Man" – and he chatted with CBR News about each one, with exclusive preview art for each book
Nobody F***s With the Jesus: Norton Talks "Loaded Bible 2: The Blood of Christ"
Tue, January 16th, 2007 | Category: Comic Books
This month marks the second coming of Christ, in the pages of "Loaded Bible 2: Blood of Christ" CBR News spoke with Mike Norton, the artist tasked with depicting the books ongoing battle of Jesus vs. the undead.
Ready for the Big Race: Guggenheim Talks "Flash: the Fastest Man Alive"
Tue, January 9th, 2007 | Category: Comic Books
The legacy of the Flash has spanned generations and this February a new writer adds a new chapter to that legacy. CBR News spoke with "Flash: The Fastest Man Alive" writer Marc Guggenheim, whose run begins with issue #9.
The Smell of Burning Fear: Huston talks "Legion of Monsters: Man-Thing"
Mon, January 8th, 2007 | Category: Comic Books
This March, if you scare easily make sure you've got some burn cream on hand because the Man-Thing is back in the pages of "Legion of Monsters: Man-Thing." CBR News spoke with writer Charlie Huston about the book.
The Marvel U on Your Kitchen Table: Designers Talk "Marvel Heroes" board game
Fri, January 5th, 2007 | Category: Comic Books
With "Marvel Heroes" a new strategy board game, Marvel fans can now play out some of their favorite battles on their kitchen table. CBR News spoke with the game's designers.
Going Rogue: Carey Talks "X-Men"
Tue, January 2nd, 2007 | Category: Comic Books
It's a hard knock life being a Mutant so you need a team of X-Men that can take the hardest of knocks. The cast of Mike Carey's "X-Men" is that team, and we spoke with the writer about the book.
Spinning the Final Web: Bagley talks "Ultimate Spider-Man"
Fri, December 22nd, 2006 | Category: Comic Books
Mark Bagley has drawn "Ultimate Spider-Man" since issue #1 and in 2007 his run will finally come to an end. CBR News spoke with Bagley for a look back at his record breaking run on the title.


text:
The first single from collaborative album Toothy Wavy, "Been Told" is a team up between Max B and Isaiah Toothtaker, and features production from The Hood Internet.
Video by hobostew.com
Concept & direction by Isaiah Toothtaker
Loading more stuff…
Hmm…it looks like things are taking a while to load. Try again?


text:
312 search results for Ke$ha
Watch: Ke$ha's new video 'Blah, Blah, Blah'
Type: Post | Date: Thursday, Feb 25, 2010
Can she find a boy worthy of a classy chick such as herself? -
2010 begins with the 'Tik Tok' of Ke$ha's clock, plus Kanye and Kat
Type: Post | Date: Monday, Jan 4, 2010
New sets gets the new year off to an eclectic start -
The Flaming Lips - "The Flaming Lips and Heady Fwends"
Type: Event | Date: Saturday, Apr 21, 2012
Next album scheduled for release on Record Store Day, April 21, 2012 -
Mary J. Blige, Sheryl Crow, Sugarland, Erykah Badu lined up for Lilith Fair
Type: Post | Date: Thursday, Dec 10, 2009
Co-founder Sarah McLachlan returns while newbies like Ke$ha, Colbie Caillat abound -
Spotify's top streamed and viral music this week: Rihanna, Lumineers, 50 Cent
Type: Article | Date: Tuesday, Dec 4, 2012
Minaj drops out, will.i.am debuts big with Spears duet 'Scream and Shout' -
Best and Worst of the 2012 American Music Awards
Type: Gallery | Date: Monday, Nov 19, 2012
Perhaps the most energetic performance of the night came from pop songstress ...
Various Artists - "Now 47: That's What I Call Music!"
Type: Event | Date: Tuesday, Aug 6, 2013
Featuring hits from artists such as Justin Timberlake and Bruno Mars, and many more -
Now - Vol. 33
Type: Event | Date: Tuesday, Mar 23, 2010
Now That's What I Call Music releases it's 33rd Pop Compilation -
Kelly Clarkson, Dixie Chicks side project added to Lilith Fair lineup
Type: Article | Date: Friday, Mar 5, 2010
When are organizers going to announce confirmed tour dates? -
Stars from 'Jersey Shore' and 'Twilight' arrive at the MTV VMAs
Type: Gallery | Date: Thursday, Sep 6, 2012
Cast members from MTV's "Jersey Shore," from left: Ronnie Ortiz-Mag...


text:
Welcome, Sign In
Arsenal Defender Andre Santos Charged With Dangerous Driving
Description:Soccer star Andre Santos has been charged with dangerous driving and driving without due care and attention. The Arsenal defender was arrested back in August in north London near Arsenal's training ground in his ultra expensive black Maserati GranTurismo for allegedly driving erratically. Santos was reportedly driving at speeds up to 130 mph and failed to stop during the incident. The 29-year-old is set to appear at Hendon Magistrates' Court on September 27. (0:41)
Source: The Fumble
Tags: andre dos santos , andre santos , andre santos arrested , andre santos charged


text:
It isnt???Submitted by Guest1234 (not verified) on Mon, 03/08/2010 - 8:36pm.
Why wont Pantano bring out the Article 32? Not just the cliff notes he had in his book? The fact is he broke the Geneva Conventions when he un cuffed 2 prisoners and made them search through a dangerous vehicle. McIntyre has the Article 32 and he will use it...I know you work for Pantano's campaign »
Reply |


text:
Secret Garden Inn
- Continental Breakfast
- Airport Transportation
- Free High-Speed Internet
- Restaurant
- Swimming pool
- Free parking
TripAdvisor Reviews Secret Garden Inn Kuta
Travel Blogs from Kuta
Follow Your Heart
... connections to Indonesia, but either way it makes me smile every time it happens. Day one at Jiwa was not good for me, I must have eaten something bad because I had all the signs, upset stomach, irritable bowls, sweats. Margaret, the founder of the center gave me some Chinese herbs and after some sleep and rest I was better but it was dinner by that time, so I went to my room and just laid there.
It was in this moment that many emotions ...
A Little Island Called Bali
... get a better photo, felt a bit sneaky but the owner turned up and smiled at me, pointing to the fields in the distance, giving a thumbs up - phew! We continued to head back to Kuta when we got stuck in a rather large traffic jam. Kabek said there was a procession coming down the road but it was slow moving so it would take a while till I could see it. As the car wasn't going anywhere I jumped out of the car to see the coming procession which started with the Men with ...
Sightseeing in Bali – Feast your eyes in fas
... beautiful sea views, sun bathing, surfing and lazing around in the sun are enjoyed.
Aside from tranquility and urban diversity, Bali is famous for its cultural heritage and the stunning rice terraces. If you wish to experience both, Ubud is the place to visit. The beautiful, lush green rice terraces serve as a back drop to the country's most impressive collection of arts history. From museums that chronicle Bali's traditional and modern arts ...
Will I get you?
... a taxi to the airport. I had to use a white lie. I was not drunk but I knew the fact I was drinking before will make them question my story! Since that matter was sorted, another problem appeared. I needed an interpreter for my report and I don't know anyone in here that could help me. The translator from the police has arrived and as everyone already knew and understood the whole situation I had to just tell it again. But when I was explaining it, all that happened weeks ago and ...
B is for Bali, but only Briefly
... to try elsewhere. I am sure that we could have spent the rest of that week somewhere in Bali & thoroughly enjoyed it, but Cambodia was calling. So we hurried home from Sky Garden, the rooftop bar/restaurant that we had hung out at, & booked flights for Cambodia the next day. In typical Southeast Asia fashion, not 10 metres down the street on the way home, I was pick pocketed--my iPhone someone's reward. ...


text: 500 pts I Can Has Cheezburger Trivia #2 <KGVO Club VIP Finish the caption of the following photo, "Well at least you're not reading _______." Click here for the answer. Sign in to Participate Category: Trivia Ends: Wednesday April 11 at 9:59PM MDT Visit our sponsor: I Can Has A Cheezburger Share on Facebook Share on Twitter More Leave a comment Send to a friend! Print this page Pin it! Reddit This! Share on Tumblr! More Ways To Get and Use Points Keyword of the DayWin a $500 Visa Gift CardWin a KitchenAid Stand MixerWin a GoPro HERO4 Starter BundleWin $100 to SOAP.comWin a Jump-N-Carry 1,700 Peak Amp 12-Volt Jump Starter


text:
This apartment is currently off the market. Go to the building page to see availabilities.
Home › 418 East 74th Street › 2C
418 East 74th Street › 2C
Apartment Features
- Hardwood Floors
- High Ceilings
- Marble Tiles
Building Features & Amenities
- Rental Property
Pet policy: No Pets Allowed


text:
Ohio Sues Bank Of America
Ohio's attorney general is suing Bank of America on behalf of shareholders in some of the state's pension plans. He says the bank misled shareholders during its acquisition of Merrill Lynch, a move that cost the pension plans tens of millions of dollars. Business experts are watching this lawsuit carefully because, if the state wins, it could open the floodgates for other shareholders to file similar litigation.
Copyright © 2009 NPR. For personal, noncommercial use only. See Terms of Use. For other uses, prior permission required.
MICHELE NORRIS, host:
One year after the Wall Street meltdown, Bank of America is still facing problems associated with its speedy takeover of Merrill Lynch. The latest is that Ohio's attorney general has filed a class action lawsuit. It's on behalf of the state's public pension plans and Ohioans who say they lost serious money.
From Ohio Public Radio, Jo Ingles reports.
JO INGLES: Last year about this time, all eyes were on a jittery Wall Street. The country's financial leaders hoped Bank of America would follow through with its plan to acquire the embattled brokerage firm Merrill Lynch. That happened, but Bank of America shareholders, like Aristotle Hutras of Columbus, Ohio, say they lost money as a result.
Mr. ARISTOTLE HUTRAS: I'm pretty angry, and I do think the anger is justified.
INGLES: Hutras is not just one of thousands of Ohioans invested in the state's pension plans, he is a state employee in charge of a board working on ways to shore up those funds for future retirees. Hutras is angry that the state's two largest funds lost tens of millions of dollars in Bank of America stock after the deal.
Mr. HUTRAS: They had information and didn't share it with the public plans. And had the public plans and any other investor known the facts, the results would've been different because they probably wouldn't have invested the money and wouldn't be out the loss.
INGLES: That's the crux of a class action lawsuit filed by Ohio Attorney General Richard Cordray on behalf of the state's pension plans. He accuses Bank of America officials of misleading investors by withholding important information prior to and during the acquisition of Merrill Lynch. Cordray also slams the bank for paying millions of dollars in bonuses to Merrill Lynch executives.
Mr. RICHARD CORDRAY (Attorney General, Ohio): The Wall Street executives here and the people running these companies, we believe, you know, engaged in greedy, shoddy, self-serving practices.
INGLES: On October 6th of last year, one share of Bank of America stock sold for more $32. In March, two months after the merger, the same share was worth about $3. It now hovers around $17 a share.
Scott Pattison heads the National Association of State Budget Officers. He says other states are watching this case closely.
Mr. SCOTT PATTISON (Executive Director, National Association of State Budget Officers): Certainly if Ohio is successful, I think that you'll see a lot of other states and localities look to what kind of other legal remedies that they might have.
INGLES: But Richard Bove, who's with the firm Rochdale Securities, takes issue with the claims that Bank of America stock lost value because the company failed to properly disclose information to shareholders.
Mr. RICHARD BOVE (Rochdale Securities): I have a lot of trouble believing that it's true.
INGLES: Bove says the bank did what was necessary to make the dicey merger happen smoothly.
Mr. BOVE: As a result of what Bank of America did, tens of thousands of people still have their jobs, are still operating out of New York and are still being paid reasonable incomes.
INGLES: In a written statement, Bank of America says it's confident that it disclosed all that was required and looks forward to presenting its position to the court.
But Ohio State University law professor Paul Rose thinks Bank of America will be motivated to eventually settle this suit. And he thinks that's probably what Ohio wants too.
Professor PAUL ROSE (Law, Ohio State University): Settlements are actually higher when you have public pension funds involved in a securities class action lawsuit. Furthermore, since again, they are often still invested in the company while they're bringing a suit for the sale of some of their shares, they often are not trying to bring the company down by any means. So, you'll see a settlement often coupled with some sort of corporate governance change or something that they feel is really important.
INGLES: For NPR News, I'm Jo Ingles in Columbus, Ohio.
Copyright © 2009 NPR. All rights reserved. No quotes from the materials contained herein may be used in any media without attribution to NPR. This transcript is provided for personal, noncommercial use only, pursuant to our Terms of Use. Any other use requires NPR's prior permission. Visit our permissions page for further information.
NPR transcripts are created on a rush deadline by a contractor for NPR, and accuracy and availability may vary. This text may not be in its final form and may be updated or revised in the future. Please be aware that the authoritative record of NPR's programming is the audio.
You must be signed in to leave a comment. Sign In / Register
Please keep your community civil. All comments must follow the NPR.org Community rules and terms of use, and will be moderated prior to posting. NPR reserves the right to use the comments we receive, in whole or in part, and to use the commenter's name and location, in any medium. See also the Terms of Use, Privacy Policy and Community FAQ.


text:
Root Category: company-store
SiteContext: company-store
*Free standard delivery within the contiguous U.S. on new orders only, a minimum $5.95 value. One time use only. Offer valid only for standard shipping to the first "ship to" address in your order. Enter promo code B15FINAL on your shopping bag page and select 'standard delivery' on the shipping page. Cannot be combined with other promotions or discounts, does not apply to express, heavyweight, additional address charges, gift wrapping or items shipped directly from the manufacturer. Offer expires at midnight, PST, 3/5/2015.
No, you're not dreaming. The prices you see on our clearance comforters are real. Rest easy knowing you got a great deal on the highest quality comforter, made with pride in LaCrosse, Wisconsin.
(Page 2 of 2)
◀ Previous


text:
US 3843001 A Abstract available in Claims available in Description (OCR text may contain errors) United States Patent [191 Willis Oct. 22, 1974 RAMP LOADING MOTORCYCLE CARRIER 3,655,082 4 1972 RACK 3,687,3 l 4 3/1972 3,696,953 10/1972 [76] inventor: Howard R. Willis, 2710 Fairmount 3,72 ,333 3 1973 Ave., San Diego, Calif. 92105 3,734,322 5/1973 Vaillancourt 214/450 [22] Filed: June 1972 Primary Examiner-Robert G. Sheridan [2]] Appl. No.: 262,577 Assistant Examiner-Jerold M. Forsberg Attorney, Agent, or FirmBrown and Martin [52] [1.5. C]. 214/450, 224/4203 B i 51 Int. Cl. Bison 9/10 [57] ABSTRACT [58] Field of Search 224/4203 B, 42.08, 42.05, A carrier for motorcycles incorporating a sliding and 224/4244, 29 R; 214/450 tilting ramp. The motorcycle is driven or pushed onto the ramp which is then tilted horizontal and slid into a [56] References Cited position aligned with the rear end of the vehicle on UNITED STATES PATENTS which the carrier is mounted. 3,128,893 4/l964 Jones 214/450 3 Claims, 19 Drawing Figures PAIENIEUOBIZZIQH 3.843.001 SHEET 1 0f 4 RAMP LOADING MOTORCYCLE CARRIER RACK BACKGROUND OF INVENTION As is common practice various carriers are attached to usual four wheeled vehicles for transportingmotorcycles from one place to another. Conventional carriers are invariably secured to the road vehicle across one end thereof, usually near and parallel to the rear bumper. Conventional carriers have several important shortcomings which I have solved. Heretofore it has been necessary to manually lift the motorcycle on and off a carrier. Since the carriers are often attached to trucks or off-road vehicles, they are commonly higher than the bumper of a passenger car. Lifting a fairly heavy motorcycle, one wheel at a time, onto the carrier requires considerable work and exertion; it can result in hernia or back sprain to certain vulnerable individuals; the motorcycle isusually awkward and often grimy to handle. I have solved problems associated with the usual manual loading by providing a novel ramp section to my device which permits the motorcycle to be driven or pushed, rather than lifted, into and out of its elevated position on the road vehicle. Another shortcoming of the prior art lies in fact that there is no means for securing all motorcycles, regardless of wheel base or tire width, in the carrier immediately upon loading. Again I have improved upon the prior art by providing dual opposing shoe-type adjustable retainers which lock the motorcycle onto the carrier as soon as it is placed into position on the carrier. In addition I have provided a license plate bracket which also serves to hold portions of my device in position for travel. SUMMARY OF INVENTION Featured in my novel carrier is a portion which functions as a ramp means for loading the vehicle, and which portion itself, with motorcycle thereon, tilts and then moves parallel to the carrying vehiclebumper whereby it then functions as a portion of the carrier. For unloading the functions are reversed. BRIEF DESCRIPTION OF THE DRAWINGS In the drawings attached hereto and forming a part hereof: FIG. 1 is a perspective view of my device showing it in place on a road vehicle. FIG. 2 is a perspective view of the device in the extended ramp position. FIG. 3 is a perspective detail showing the brace portion of the rear tire retainer. FIG. 4 is a side elevation view of a modification of the rear tire retainer illustrated in FIG. 3. FIG. 5 is a cross sectional view at the front tire re tainer portion. FIG. 6 is a front end view of the device showing a fold-back step portion of the device. FIG. 7 is an exploded view of a side elevation of my device showing the locking arrangement of the major sections thereof. FIG. 8 is a side elevation thereof showing the movable ramp portion in phantom. FIG. 9 is a cross-sectional view of the device looking toward the open end thereof. FIG. l0is a side elevation view of that portion of the device which accommodates the ramp-to-carrier transition. FIG. 11 is like that of FIG. 1 with modification of some parts. FIG. 12 is like that of FIG. 2 with modification of some parts. FIG. 13 is a cross-sectional view through the device showing a modification of a retaining pin. FIG. 14 is a cross-sectional view through the device showing a modification of major telescoping members. DESCRIPTION OF PREFERRED EMBODIMENTS Referring to said drawings wherein like numerals represent like parts throughout, my novel carrier has a stationary base portion representd by the numeral 19. It constitutes themain frame of the device and is formed of channel steel, open side up, a portion of both sides of channel 19 is turned inwardly along the entire length of the channel to form a lip. This item is integrated with the road vehicle and is aligned with the rear bumper thereof, being held thereto, preferably by dual parallel support channels 53 and connecting frame structures 21 and 22. Secured to the inner wall on each side of channel 19, along the entire length thereof, are two oppositely disposed members with U-shaped cross sections, identified herein as carriage channels 56. They are positioned with sides parallel to those of channel 19 and are near the bottom thereof, having their open portions facing each other. (See FIG. 5). Operatively associated with channel 19 is tiltable member 13. As is illustrated, 13 is also U-shaped in cross-section and is of the proper size and dimension to fit snugly with channel 19 when telescoped therewith. The connection between the tiltable member 13 and channel 19 is a pivotal means preferably comprising roller 51 on its axle 52. They are rotatably mounted within carriage channels 56 and bear the weight of the motorcycle 12. Two identical oppositely disposed recesses 54 of FIG. 2 are located through the lip portion of tiltable member 13. Two bosses or supplementary rollers 28, one mounted on each side of the end of tiltable members 13, are of proper size to freely pass through the recesses 54. Adjustably secured to each end of tiltable member 13 are means 14 and 16 for retaining a motorcycle. Front tire retainer 14 has a curved configuration to fit snugly around various sized tires, as does rear tire holder 16. A series of opposing holes 31 accept removable pin 29 to position retainer 14 along channel 19 to accommodate motorcycles of various wheel bases.- As shown in FIG. 5, pin 29 has a central rod 29a inside sleeve 29b with transverse pin 29c positioned in aligned orifices in the rod and sleeve. Removal of pin 29c permits pin 29 to be removed. At the opposite end of channel 19 a pin 32 is received in a selected pair of holes 33. Brace 17 with wing nut 18 on its screw section holds retainer 16 snugly to the tire. One end of brace 17 partially loops around pin 32 and the other end passes through retainer 16. The detailedconfiguration of FIG. 17 is illustrated in FIG. 3. A variation of the rear tire retainer is illustrated in FIG. 4 where tiltable rear tire retainer 57 has clamp screw bracket 58 as part thereof with curved slot 64 at the base on the side opposite the bracket. The slot partially surrounds pin 32. Wing nut 63 operates on threaded shaft 61 and bear against swivel pressure pad 62 at its opposite end to force the retainer 16 in the direction of arrow 59 when the nut 63 is turned in the direction of the arrow. Next attention is directed to my novel connecting memberbetween base portion 19 and'tiltable member 13 comprising the assembly of axle 39 positioned across the inside surfaces of channel 19. Axle 39 mounts wheels 41 at each end thereof. Hinged support 38 has one end connected to the axle and the other end pivotally. joining the underside of tiltable member 13. Dual parallel spiral tension springs 43 are connected to the underside of ramp13 by bracket 44. Spring bar 42 (FIG. 5) connects the opposite ends of 'the springs to axle 39. The operation of the device will disclose a novel locking assembly I have created. This assembly prevents the motorcycle from moving laterally when it is in place for carrying. Assuming a person wishes to load a motorcycle 12, he places the device in the ramp position of FIG. 2 wherein the lower end of tiltable member 13 contacts the ground. Front retainer 14 is in place. The motorcycle is pushed or driven up the ramp, after the center of gravity of the motorcycle passes the axle 52 tiltable member 13 will tilt to the horizontal position, thereby forming a ramp. Rollers 28 pass through recesses 54. Upon rollers 28 entering the channel 19, the motorcycle and tiltable member 13 are manually slid, right to left, as a unit until they arecentered on 11. Movement to left is limited by pin 37 which contacts recesses 48 in channel 19. Pins 28 drop into slots on slot plates 47 positioned in end of channel 19. This action is depicted by the arrows and broken lines of FIG. 7. At this point 'a hinged lock tongue 26 pivotally mounted on end of tiltable member 13 is swung over main frame end plate 46 to hold the member 13 in position. A license plate mounting bracket 20 is hingedly mounted on the end of channel 19 to swing in and out of position to hole tongue 26 in engagement. In addition, fold back step 23 is hingedly attached to channel 19 for use when motor cycle is not loaded and centered. The action of the hinged step is shown in FIG. 6. When the motorcycle is to be unloaded the described locking system is manually released. Member 13 is manually slid from left to right and is initially held in a horizontal position by rollers 28 and 51. A pin stop 34 is positioned in hole 36 of tiltable member 13. Stop 34 engages with pawl 49 rotatably mounted on shaft 67 on blocks 66, each block being secured to channel 19. End stop 68 and control 24 retain the shaft (See FIG. 9). Pawl 49 is caused to move in direction of arrow of FIG. by force of stop 34 moving right to left as when motorcycleis loaded. However, on tiltable member l3s return, as when unloading, stop 34 engages pawl 49 as in FIG. 8. This stops horizontal motion of member 13. Pins 28 move out of their track through recesses 54 and the unloading ramp 13 is tilted into contact with the ground. Attention is now directed to FIGS. 11 through 19 showing certain suggested modifications of certain parts within the scope of my invention. As can be seen many numerals bear the same numerals of corresponding parts of the FIGS. 1 through 11 with I00 added in each instance. For example channel 19 of FIG. I is channel 119 in FIG. 11. The second embodiment functions are similar to the aforesaid preferred embodiments. Modifications illustrated include: stop 134 (no adjustment on end stop); is added bumper channel; supplemental roller 28 is deleted; and stop pin is added; channel 19 is replaced by two separate roller hangers119a and 11% connected by end plate 146 and structure 153; part 120' is a safety block added to 120; are diagonal'braces 114 added; optional orifices for center stop pin 134 deleted; bottom carriage plate added; spring bar 42 deleted; shot plate 147 moved toward the center of channel 119 tomate with stop 130; 148'fixed end stop 150 added to replace rotatable stop 49. Having thus described my invention, 1 claim as follows: 1. A carrier and loading device for motorcycles including an elongated base portion with'means for attachment across the rear end of a motor vehicle and wherein the improvement comprises: 1 elongated tiltable means carried on said base portion including means enabling movement of said tiltable means longitudinally along said elongated base portion and rotation about a horizontal, transverse axis with respect to said elongated base portion, said elongated tiltable means serving as a carrier when disposed horizontally and serving as a ramp means when inclined, said elongated tiltable means including a rotation stop member, and including means for receiving the wheels of a motorcycle, said tiltable .means being rotatable about said axis which is substantially centered along the length of said tiltable means, said base portion including means for preventing rotation of said tiltable means except when said tiltable means is laterally displaced, said means for preventing rotation comprises a horizontal flange on said base portion engaging said rotation stop member on said tiltable means, said horizontal flange having an opening sized to pass said stop member and positioned to be aligned with said stop member when said tiltable means is moved out of alignment with the rear end of said vehicle, whereby a motorcycle may be rolled onto said inclined ramp means, tilted to a horizontal orientation, and slid into alignment with the rear end of a motor vehicle. 2. A carrier as claimed in claim 1 wherein: said tiltable means mounts a pair of oppositely directed wheel engaging tire retainers. 3. The carrier as claimed in claim 1 wherein: latch means for retaining said tiltable means in alignment with the rear end of said vehicle, latch retainer means for holding the latch means in an engaged position. Referenced by
Rotate |


text:
Does actually look pretty sweet. Even if it's not gameplay affecting, though, the microtransaction thing always kinda scares me off.
@Burninator2000 Reported Cosmetic items only, and extra stash tabs (you get 4 by default and is more than enough space)
its pretty fun, level 11 ranger so far. im stuck on this first boss guy in the prison place with all these skeleton archers with him
Looks exactly like Diablo 3. Give it another week before everyone claims this is the worst game of the year.
A lot of games are older games' playing time were not track when I played them. That, and I bought some Indie bundles for like 1 game.
Because I have 3 movies to watch on Netflix, 8 tv shows, 1 PPV and then a backlog of over 200+ games to get to first.


text:
The prophet Isaiah was sent to the people of Israel to try and get them to turn back to God, putting all their trust in Him.
In 1 Peter 3:15, Christians are told to "always be prepared to give an answer to everyone who asks you to give the reason for the hope that you have."
Okay, I have to admit it. I love baseball. I know that many in the younger generation are bored by the game. But I find it fascinating.
During the week of Aug. 9-14, First Calvary Missionary Baptist Church in Hinesville will celebrate its ministry anniversaries at 7:30 p.m. Bishop Victor Couzens Sr., of the Inspirational Baptist Church in Cincinnati, will speak Monday through Friday. At 6 p.m. Saturday, Aug. 14, the Rev. William Miller, of New Fellowship Baptist Church in Glennville, will speak.
Another day up, another day down. Let's look at life one day at a time. Yes, we all have a calendar full of appointments and events. But we must slow down and thank God for letting us live one day at a time. We won't live forever, so it's important to be grateful for every hour and every day.
I will never forget the day for as long as I live. I was sitting on the living room sofa in my home in Warren, Mich., listening to my sister on the phone from Atlanta.
Despite what some may believe and even try and teach, God is a loving God.
The other day I was walking around the house and just happened to notice out of the corner of my eye a lily that had just bloomed.
School starts this week and parents in the area are busy shopping and making sure their children have everything they need for the first day of the new academic year. Teachers are returning from vacations, putting together lesson plans and setting up their classrooms. Children are excited about new schools, new uniforms and new friends. Many are bored with summer and look forward to this day. Yes, it's back-to-school time. Children are rested and ready to return with clean slates and high expectations.
Summer vacation is over. It may have been a short, hot break, but it's time to hit those books once again.
"Man, it's hot!"
Peter wrote, "Casting all your care upon him; for he careth for you" (1 Peter 5:7). In order to be able to have the faith to trust God with our cares we must keep our faith strong.
Father William "Buck" Lea has been in the ministry for 32 years. He is serving as the interim pastor at St. Phillips Episcopal Church in Hinesville.
America declared herself free July 4, 1776, when our forefathers signed the Declaration of Independence. The 13 original colonies protested the limitations placed on them by the king of England and broke away from his rule.
Lindsay Lohan has been in the news a lot lately, which is probably exactly what she wants for publicity reasons. A news network recently covered the story of her recent trip to jail and described it as her beginning her "hard labor."
The doctors called it "failure to thrive."
Is the word "propitiate" a part of your vocabulary?
Kids are pretty honest and upfront about their feelings. So who better to ask about the meaning of Valentine's Day?
We all have times in our lives when things don't go according to plan. We lose jobs, illness befalls us or family tragedies strike. But how many of us have dealt with a train wreck on live TV?
"American Sniper," starring Bradley Cooper as a patriotic sniper serving in the Iraq War, is not "just a movie." It serves as a chilling reminder of the realities of war — a war that remains an afterthought for many Americans who weren't directly involved in the action — and the hurtful feelings many Americans still hold towards Islam.
In the national debate over immunizing children, much has been said about "religious objections" to vaccines claimed by parents. Finding a religion whose tenets object to the practice, however, is difficult.
Jay Gatsby, the main character of the literary classic "The Great Gatsby," is obsessed with the past. He longs for days when he was with the lovable Daisy Buchanan. He uses this desire as fuel to find success and wealth, hoping that he could win back Daisy. This desire almost acts like a poison, leading him down a path that eventually leads him to his death.
In the fall of 1980, two young, single Catholics arrived on the campus of Georgia Tech University to begin graduate programs. Both regularly attended church services and events at the Catholic student center hoping to find connections in a new place.
Chocolate has a rich history, involving centuries-old Mayan and Aztec rituals, Spanish colonizers and, surprisingly, Catholic priests.
The other evening, I watched the Super Bowl with several people from our church. I wasn't a fan of either team, so I really didn't care who won.


text:
Learn more about the gentle yet powerful force that gives life, growth, balance and healing to all living things.
Learn Komyo Reiki Kai, a style of traditional Japanese (Hayashi-style) that emphasizes spiritual enfoldment through the practice of Reiki Ryoho, aiming for satori, or enlightenment.
Learn techniques for distance healing, emotional healing and forming new habits in Komyo Reiki Kai Chuden (Second Level) Class and Attunement.
Meet our Reiki Masters and learn their Reiki background and training. Private sessions are available with our caring and healing family.
Experience receiving healing energy by appointment from one of our Reiki Master Teachers.
Focus on putting yourself first and learn how to care for yourself! Learn Reiki techniques that will help you find a calming sense of relaxation.


text:
Pregnant Fergie's Baby Bump is Popping! Belly Button Exposed
Singer and mom-to-be Fergie was seen on her way to the recording studio in Los Angeles. Wearing a purple t-shirt that showed off her baby bump, she looked ready to produce some new music for her adoring fans.
The Black Eyed Peas leading lady donned an urban-chic look, pairing her Nike Dunk sneakers with an Yves Saint Laurent handbag and purple skinny jeans. I love how she has remained true to her edgy, urban style throughout her pregnancy! Even as a designer of many adorable high heels, she has often chosen comfort over fashion- sneakers over stilettos.
Fergie and her and husband Josh Duhamel must be getting very excited about the birth of their child who is due sometime this July!
(Photo Source : Pacific Coast News.com )
More from Natalie
Don't miss a post follow Natalie on Twitter and Facebook
Read More From Natalie's writings Here
Don't miss the latest from Famecrawler — like our Facebook page!


text:
1-16 of 287 results for Books : Sports & Outdoors : Miscellaneous : Equipment & Supplies
Binding:Kindle Edition|Paperback|Hardcover
Resistance Band Workbook: Illustrated Step-by-Step Guide to Stretching, Strengthening and Rehabilitative Techniques...
Apr 9 2013by Karl KnopfEligible for FREE Super Saver Shipping. -
Medicine Ball Workouts: Strengthen Major and Supporting Muscle Groups for Increased Power, Coordination, and Core...
Jul 30 2013by Brett StewartEligible for FREE Super Saver Shipping. -
Eligible for FREE Super Saver Shipping.
CDN$ 27.55 CDN$ 40.99Available for Pre-order. This item will be released on June 25 2015.
- Pre-order Price Guarantee.
Cycling: HIIT Bike Training! - The Ultimate Cycling Guide To Get Fitter, Faster & Stronger Through The Power of...
May 4 2014by Dominique FranconSubscribers read for free. Learn more.Available for download now -
Practical Golf Course Maintenance: The Magic of Greenkeeping
Nov 15 2012by Gordon Witteveen and Michael BavierEligible for FREE Super Saver Shipping. -
Weights on the BOSU Balance Trainer: Strengthen and Tone All Your Muscles with Unstable Workouts
Jul 16 2013by Brett Stewart and Jason WarnerEligible for FREE Super Saver Shipping. -
Injury Rehab with Resistance Bands: Complete Anatomy and Rehabilitation Programs for Back, Neck, Shoulders, Elbows...
Jun 9 2015by Karl Knopf- Pre-order Price Guarantee.
SLAM Kicks: Basketball Sneakers that Changed the Game
Mar 11 2014by Scoop Jackson and Russ Bengtson -
Simple PVC Pipe Bows: A Do-It-Yourself Guide to Forming PVC Pipe Into Effective and Compact Archery Bows
Jul 3 2012by Nicholas TomihamaEligible for FREE Super Saver Shipping. -
Ultimate Olympic Weightlifting: A Complete Guide to Barbell Lifts—from Beginner to Gold Medal
Jun 9 2015by Dave Randolph- Pre-order Price Guarantee.
- Pre-order Price Guarantee.
Eligible for FREE Super Saver Shipping.
Eligible for FREE Super Saver Shipping.


text:
Beef Tenderloin Steak With Mushrooms and Madeira
Beef tenderloin is also called Filet Mignon or Porterhouse, this is an amazing steak recipe that can be doubled if desired. Next to grilled steak this...
thyme, shallot, +beef broth, +beef, +butter, +flour, +garlic, +wine, +olive oil, +salt, +heavy cream, +mushroom
www.recipezaar.com - Similiar recipes
Grilled Steak With Olive and Stilton Cheese Sauce
Shadows : This great steak recipe includes an excellent sauce that can turn any steak into something fantastic. I suggests using garlic stuffed green olives...
thyme, shallot, +beef broth, +beef, +olives, +black pepper, +butter, +port wine, +salt, +stilton cheese
www.recipezaar.com - Similiar recipes
Steak Au Poivre With Red Wine Sauce And French Fries Recipe
Perhaps the most common French bistro fare, Steak Frites defines the simple, honest cooking found in homey neighborhood spots dotted across France. ...Not...
www.grouprecipes.com - Similiar recipes
Steak Tips with Mushroom Sauce
thyme, shallot, +black pepper, +butter, +flour, +garlic, +portobello mushroom cap, +salt, +sirloin steak
allrecipes.com - Similiar recipes
Coffee Marinated Steak
This has been a family favorite for some time now. Seems to have just sort of evolved. Has an interesting flavor, just a bit different. It is my first...
thyme, shallot, +balsamic vinegar, +bay leaf, +steak, +white wine, +olive oil, +garlic, +rosemary, +salt, +coffee
www.recipezaar.com - Similiar recipes
Steak Frites with Shallot Pan Reduction
thyme, shallot, +potato, +nonstick cooking spray, +kosher salt, +sirloin steak, +black pepper, +brandy, +beef broth, +dijon mustard, +butter
find.myrecipes.com - Similiar recipes
Can't find what you are looking for? Try our custom google recipe search:
Custom Search
Your Ingredients:
Legend: click ingredients to include or exclude
have this
need to use this
exclude this


text:
Sign in now to view, license and download this image or contact us to see this image without a watermark. Want to embed this image on a non-commercial website or blog? Learn more.
Similar images
View allKeywords
Football In Front Of Goal At Night Stock PhotoSoccer,Soccer Ball,Penalty,Soccer Field,Black Background,In Front Of,No People,Close-up,Goal Post,Night,Netting,Horizontal,Outdoors,Photography,Sport,Surface Level,Sweden,Team Sport,Two ObjectsPhotographer Roine MagnussonCollection: Photodisc Roine Magnusson


text:
Cannot Establish a Secure Connection
Shop Our Store
Select your preferred location and we'll note which parts are ready to be picked up TODAY.
Door Jamb Switch, OEM Replacement, Each
Estimated Ship Date: Monday 3/2/2015 Would you rather pick it up? Select Location
View Similar Products
Brand: Standard Motor Products
Manufacturer's Part Number: DS240
Part Type: Electrical Switches
Product Line: Standard Motor Push Button Door Light Switches
Summit Racing Part Number:
Switch Actuation Style: Push button
Circuit Activation: Constant
Pole: Double
Throw: Single
Lighted: No
Safety Cover: No
Terminal Type: Stock
Labeled: No
Weatherproof Sealed: No
Wiring Included: No
Relay Included: No
Switch Material: Steel
Switch Finish: Gold iridited
Quantity: Sold individually.
Notes: Check to make sure that your switch looks like this one to make sure of fit.
In-Store Pickup: Choose In-store pick-up (OH, GA, NV) on our web site.
Don't take chances with old or questionable door light switches that can leave you stranded. Standard Motor Products push button door light switches are designed to exceed OEM specifications for accurate, maintenance-free operation. Trust your vehicle's needs to Standard Motor Performance.
Some parts are not legal for sale or use in California on any pollution-controlled motor vehicles
Back To Results