text:
Metal Parasol Base
Price as selected:
Further Reading
- Description
DetailsThe Cast Iron Parasol Base is considerable in weight, and will help to withstand windy conditions and make sure your Parasol does not fly away!
We stock Antique Bronze and white parasol bases.
- Specification
Additional Information
Model Parasol base Width 46 cm Length 46 cm Height 33 cm Table weight N/A Chair weight N/A Product weight N/A
- Dimensions
The attribute [laz_seating_des] was not found or is empty.
- Delivery
Benches, Bistros and small set Delivery
Free Delivery:
Lazy Susan are pleased to offer the vast majority of our customers free delivery of our Garden benches and Bistro sets.
For 90% of benches, bistros or small set deliveries, we will be using our delivery partners Interlink Express. We have chosen this partner due to their excellent reputation and the 'Predict' service. This service includes:
- Track progress on a real-time map
- This can be tracked all the way down to a final 15 minute timeslot
- SMS notification
- Option to reschedule alternate dates, nominated neighbour, safe location, upgrade to a pre 12 delivery
Our second delivery partner is TNT. They are used when particularly long items, such as parasols are ordered.
TNT will also provide a tracking number, and can be delivered within one working day.
For more information, please see our deliveries page here
Lazy Susan Deliveries page
- Assembly Instruction
What Our Customers are Saying
View all Customer Reviews
- I first emailed with a question which was answered very quickly. I then telephoned to place my order but was told it would be quicker to order on line. I ordered on line which was very easy and straight forward. My order was then delivered quickly. The product I ordered is excellent and should provide years of valuable usage.
- The furniture is great! Delivery took a day longer than expected as the delivery team met with a traffic incident on the way here so we waited all day with no message from the delivery people or the company. After I rang the company I was told why there was a delay.
- Very helpful. Product arrived very quickly, and was easy to assemble. There are 3 "stoppers" in the neck to fit different size parasols - would be useful if minimum and maximum diameter parasols were shown on your web site. However, I got the info from a phone call.
- Very slow to respond to a request for information, but item ordered arrived very quickly - and is very attractive and of high quality.
- Exemplary service in every way
- The first parasol base I received had some paint missing. I sent a photo of the damage and requested a replacement. This was sent within 48 hours but with no communication at all. I didn't know if I was required to return the damaged item or not. Service was very good but communication could be better!
- A great service let down by their parcel carrier.
- Faultless. Good, efficient and friendly service. Love the furniture. Looks superb, great quality and comfy too. Delighted all round. This is my second purchase and wouldn't look anywhere else....
- Great team, helpful and efficient
- Produist livrés comme prévu, bien emballé. Pas trop de difficulté pour les assembler. Service de Lazy Susan excellent.
Seul commentaire négative est que nous trouvons les siege que nous avons commandés beaucoup moins comfortable que leur banc du jardin qui a un forme tout a fait different et plus tard nous avons découvert qu'ils ont des chaise du même forme que le banc. Mais, ceci est notre erreur, En commandant par *** on n'a pas vu l'autre type. "


text:
Locum - Faversham, Kent, ME13 8GD - Full time
Our Locums enjoy great earning potential and plenty of support. We can accommodate most working patterns, so we can structure a role to fit around you. We offer competitive locum rates, 50% contribution to lab fees, access to an established patient list and private practice opportunities.
We have a Locum Dentist role available in Faversham and the details are:
- Locum dentist required for a role in Faversham, Kent
- Surgery available: Surgery space available Monday - Friday
- Full time
- Start date: 01/09/2016
- Modern 2 surgery practice
- Excellent private potential
- Busy patient list, position due to more surgery space
Please note that applicants will need to have an active Performer Number.
Faversham is a market town and civl parish in the Swale district of Kent, England. Trains travel from Faversham railway station to London, terminating at either Victoria or St Pancreas International. In the other direction, trains travel either to Dover Priory (via Canterbury East) or to Ramsgate (via Margate). The town is also served by a number of buses operated by 3 bus companies.
As we have practices across the UK, you'll be able to work close to home and undertake locumships at different practices before choosing to join us permanently as a Regional Employed Dentist or an Associate.
Click 'Apply for Job' below to apply online. Alternatively, for an informal discussion regarding this role and other opportunities at mydentist, please contact Jo Hickman on 01204 799 783 or [email protected]

subset: commoncrawl


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Google Announces Yet Another Way To Stream Music Free
Google Play Music announced a new free service that is part of its paid service's app. Oh, and you can listen to Taylor Swift on it if you like.By Leah Becerra | June 23, 2015
As if the music streaming world wasn't clogged enough already, Google announced a new offering to its Google Play Music service Tuesday.
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Live updates
Public sector workers to strike over working conditions
Public sector workers are to strike today in a row over pay, pensions and workload.
Members of the GMB, Unison, Unite and NUT unions are walking out, meaning many schools will close and council service will come to a halt.
It has been described as one of the biggest days of industrial action since 2011.
Click here for the latest information on school closures in the East Midlands
- ITV Report
East Midlands school closures: Thursday 10 July
Teachers across the East Midlands will be out on strike tomorrow, in an ongoing dispute over pay, pensions and working conditions.Read the full story ›
- ITV Report
West Midlands school closures: Thursday 10 July
Teachers across the West Midlands will be out on strike tomorrow, in an ongoing dispute over pay, pensions and working conditions.Read the full story ›
Tackling homophobic bullying improvement in schools
Nottinghamshire County Council has been named as the most improved local authority in Britain for tackling homophobic bullying and celebrating difference in their schools.
That's according to a report by an equality charity today. Lincolnshire County Council was named the tenth best local authority.
Is it acceptable to park on zig-zag lines outside schools?
Hundreds of drivers across the West Midlands are being fined every year for parking on yellow zig-zag lines outside schools. A new survey has discovered that more than a third of parents think it is acceptable to pull up in these restricted areas.
One head teacher in Wolverhampton has told ITV News Central that there have been several near-misses at her school.
NUT member apologises to parents but blames MP
A member of the NUT in Birmingham has apologised to parents for today's strike, which meant many children could not go into school.
But Kevin Courtney also said it was necessary for parents to see that the Government has caused teachers to have to go on strike.
The Government says it's surprised the strike took place, as talks are underway with unions.
- ITV Report
- National
A day of teacher strikes closes thousands of schools
Thousands of schools across England and Wales forced to close as teachers strike and threaten further action.Read the full story ›
Video: Nottingham teachers march through city
Teachers have been marching in Nottingham today as part of their strike. The National Union of Teachers is campaigning against pay, pensions and working conditions.
- Peter Bearne
NUT member says changes to education a big reason for strike
A Nottingham NUT member has explained the reasons for today's teacher strike to ITV News Central's Education Correspondent, Peter Bearne.
Susi Artis says changes to the structure of education in the country is a main reason behind the strike, as well as pay and pensions. She spoke during the NUT march in Nottingham earlier today.
More than 300 teachers march through Nottingham
More than 300 teachers have marched through Nottingham, as they strike over pay, pensions and working conditions.
Today's march ended with a rally and speeches in the Old Market Square.


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21 French Speaking Jobs in Sandton, Gauteng
We are looking for a self-motivated French speaking Call Centre Agent (inbound and outbound) to join our young dynamic Team....from: Careers24 - 12 days ago
Our client a global organisation is searching for a Customer Service Specialist to be based at their Johannesburg offices The successful candidates role is tofrom: Quantum Recruitment Pty Ltd - 16 days ago
To handle all FIT duties. Qualifications Matric qualifications. Skills Minimum 3- 5 years' experience in Inbound Inbound tour operator experience. Nofrom: Professional Career Services - 12 days ago
Portuguese, French or Spanish speaking preferable. R1.2M – R1.6M)....from: Paton Personnel - 30+ days ago
We are a family with 4 kids: boy 10, another boy on a wheelchair 7, and twin girls 4. We live 300 m away from school. You will look after the kids from 2 to 6from: Gumtree ZA - 12 days ago
Portuguese and French speaking. Regional Sales Manager who will be commissioned to travel the sub-continent promoting our products to distributors....from: HR Corp - 30+ days ago
We require a mature French-speaking domestic helper The following requirements are necessary. Please do not reply unless all requirements are met: 1. This isfrom: Gumtree ZA - 27 days ago
English – additional language (PORTUGUESE/FRENCH/SWAHILI SPEAKING) an advantage. We are a dynamic procurement company, which has been in operation for over 15...from: Gumtree ZA - 13 days ago
O Speaking French is an added advantage! A International French Retail Company with over 90000 employees. Across 13 countries is looking for a Construction...from: Gumtree ZA - 3 days ago
Speaking either Portuguese/Spanish/French in addition to English will. Do you constantly feel the need to tell your employers "we are never....from: Gumtree ZA - 6 days ago
Description: · Assist and support all staff and function in a team to provide care to residents at all times · Help to shower, bathe and shave patients whilefrom: Gumtree ZA - 3 days ago
Talents Rep Africa is in search of Afrikaans, American English, French, Portugese, Spanish and Italiano people living in Johannesburg....from: Gumtree ZA - 3 days ago
Ability to communicate with partners in French speaking countries. Ability to speak English, French, Afrikaans....from: Indeed - 30 days ago
A leader in payment solutions in the banking and retail industry is looking for a French or Portuguese speaking resource to manage their account and identify...from: Adcorp - 18 days ago
Spanish or french. The ability to speak French or Spanish is a requirement. Term of Contract*....from: Indeed - 30+ days ago
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>> Hotel Savoy
>> Guest Reviews & RatingsPrint this page
Hotel Savoy
M.I.Road, Jaipur, Rajasthan - 302 001
Starting from Rs. 1,088
Choose Dates
Choose Dates
Hotel Savoy, Jaipur - Guest Reviews & Ratings
There are no reviews for this hotel. Be the 1st to stay at this hotel and leave a review!


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Job Description:
This position will independently handle the business of Certification and executive development program. The position reports to the Chairman who is a global authority in Project Management.
Job involves strategizing for growth, building contacts at CXO level, expanding the certification portfolio and creating SOPs for efficiently growing the business across national boundaries. Conceptualizing public and in company programs formats and ensuring delivery by identifying the right speakers and training organizations. Appointing channel partners or business associates would be an inherent part of delivery strategy.
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BE/BT would be added advantage
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Project Management Marketing Development Program Executive Development Sales Revenue Generation


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Cottage near Pedrogao-Pequeno, Beira Baixa, North Portugal - Peaceful Location, Sunny, Quiet, Rural, Pool heated by solar, Garden, BBQ, Terrace, Lake and River
Cottage with 2 bedrooms, 2 bathrooms, sleeps up to 6 people, sunny, quiet, rural, pool heated by solar in spring and autumn, garden, BBQ, panoramic-terrace with 40 sq.m, internet access. The house is on a private property of 1 ha, surrounded by old cork oaks, pines and eucalyptus. Near to Pedrogao-Pequeno and the damned Rio Zêzere. Centrally located to all historic places. Canoeing, hiking and mountain biking nearby!
Top Traveller Review
Just perfect!
Nearest supermarket is in Serta (Intermarche) which is about 30 minutes drive away. Get everything you need and take it back to cook in a fully equipped kitchen with stove, oven and microwave.
We were greeted upon arrival by the owner, Monika, who was very gracious, kind and accommodating. Her dog was very sweet.
About the Owner
We are a Swiss and German married couple who moved to Portugal to change our life. Leaving stress behind, doing our own thing and enjoying it. And we do.
Guestbook comments from the owner
"Thank you for the pleasant stay in Portugal. We enjoyed the house very much as well as the surroundings and the little town Pedrogao-Grande. It's always too soon to leave when you're having a nice time. I hope we can do this again in the near future."Leo, Lennart, David and Alice, UK
"A wonderful experience….excellent view. Lovely inside the cottage…I most enjoyed the hammock….Thanks again." Kirsty and Al, UK
"Thank you for your hospitality, you truly have a great place. Hope to see you again…soon." Alexander and Lorna, Merida, Venezuela
7 Reviews
4.9 based on 7 holidaymaker reviews
Just perfect!
Stayed with a friend to get away from it all. No wives to drag you to shop for clothes, bags and trinkets. No kids to look after. This place was just perfect! Surrounded by trees and no other neighbours to worry about either. You can play your music, chat and sunbathe by the pool in total privacy and seclusion. You have the option to take a walk to the lake or cycle around if you bring your own bikes.
Nearest supermarket is in Serta (Intermarche) which is about 30 minutes drive away. Get everything you need and take it back to cook in a fully equipped kitchen with stove, oven and microwave.
We were greeted upon arrival by the owner, Monika, who was very gracious, kind and accommodating. Her dog was very sweet.
Fantastic location for a great holiday!
Monika and Claude's cottage is a really lovely property in a beautiful location. Our two children aged 12 and 9 thought the pool was great! A very relaxing place to holiday and with perfect hosts.
Vacances de rêves à Arrochela
La description de la maison de vacances à Arrochela sur le site correspond entièrement à la réalité. La maison est très propre, maison ainsi que le jardin sont très bien entretenus. Les propriétaires sont très aimables et prévenants.
La finca est à recommandée aux familles avec enfants ainsi aux personnes aimant la nature et le calme.
Wonderful Holiday
This cottage is in a wonderful rural setting with towns close by and is exactly as described. Both the house and Pool are very clean and all the essentials are provided, even good size shower heads.
Monika and Claude are fantastic hosts, and genuinely care about their guests without being intrusive.
We had a very relaxing holiday and enjoyed exploring the local area and larger towns an hour away. Our 12 year old enjoyed the pool and the country walks near by as well as boating on the lake.
Une location parfaite
La description qui est faite de cette location est parfaitement correcte. Cette location est très bien tenue de sorte qu'en arrivant , vous n'avez plus qu'à poser vos bagages et à profiter de l'endroit.L'accueil est chaleureux. Les propriétaires sont très discrets mais présents en cas de besoin. C'est la location idéale si vous aimez le calme. Je recommande cette location à un ami sans hésiter.
Une location à recommander
La description est parfaitement conforme à la réalité. Cette location est parfaitement entretenue, lorsque vous arrivez il n'y a plus qu'à poser ses valises et profiter de l'endroit.Le cadre est idéal quand on cherche la tranquillité. L'accueil est chaleureux. Tout en étant discrets, les propriétaires son là en cas de besoin. Je recommande sans hésiter cette location.
From the Owner
"It is a beautiful, tranquil part of Portugal with friendly people and lovely villages and towns. Rivers, creeks and the nearby lakes of the Rio Zêzere make this a perfect area for fishing, boating and swimming, with river beaches (praia fluviais) providing safe swimming for all the family. And of course, there are the historic schist villages of Centre of Portugal to explore along with the bigger towns of Coimbra and Tomar."
Activity and Interests
Approximately one hours drive to the Atlantic coast (Costa da Prata) with miles of sandy beaches and dunes.
The cottage is located in the heart of Portugal halfway between Lisbon and Porto, approximately two hours from either. Rail links to Pombal and bus/coach links to Pedrogao-Grande or Serta. A car is recommended.
8km to Pedrogao-Pequeno with historic village center, Roman stone bridge and a vantage point to Rio Zezere and surroundings. Mark of Rio Zezere, a lot of possibilities for swimming (Praia fluvial) and for fishing. Pedrogao-Grande, 12km, invites you with historic centre, a church from 12th/13th century and the dammed Rio Zezere (8km). Serta (17km) is a small lively town with narrow and steep lanes, a castle and Roman stone bridge. Restored, traditional villages (Aldeias do Xisto) S.Simao (22km).
Further Details:
This part of Portugal is rich with old castles, churches and monasteries. You can find Roman ruins (Conimbriga is most famous with beautiful mosaics), ancient stone bridges, and centuries old walled villages. If you like to experience a lively, young city with old traditions, go to Coimbra. Its university, high above the banks of the Rio Mondego, is one of the oldest in Europe and has a priceless library and botanical garden. End the day people-watching in one of the Cafés at the down town square - it's fun!
Another place of interest is Tomar. Above the town is the Castle of the Knight Templars with the fabulous additions of King Manuel's church and the renaissance cloister. Nearby is Fatima, the famous place of pilgrimage. Or leave all the culture behind and drive to the Atlantic coast with miles of sandy beaches and dunes. Water-sport, fishing, swimming, mountain biking, walking is possible nearby.
We would love to greet you here!
Prices and Availability
Rental rates
|Rental Period
|Minimum Price
|Additional Nights
|Weekend Night
|Event Price
1 Nov 2016 - 31 Mar 2017
3 night minimum stay
for 3 nights
1 Apr 2017 - 16 Jun 2017
3 night minimum stay
for 3 nights
17 Jun 2017 - 15 Sep 2017
7 night minimum stay
for 7 nights
16 Sep 2017 - 31 Oct 2017
3 night minimum stay
for 3 nights
Additional pricing information
|No additional mandatory fees
|Refundable Damage Deposit
The prices are up to 4 people.
Please, ask price for 5-6 people.
Long term rental from November to April.
WiFi: 10 hours are free, additional 10 hours cost 10 €
25% non refundable deposit requested with booking, balance 15 days prior to check-in, please
Payment via bank transfer in Euros, please
Refundable damage deposit of 100 € requested with arrival
Changeover Day:
Changeover day in July and August is Saturday. In off-season we are flexible on this. We ask guests to arrive after 4pm and vacate the cottage by 10am.
Owner's Cancellation Policy
- 12
- Available arrival
- 12
- Available
- 12
- Unavailable
From the Owner
"Peaceful location, sunny and quiet, rural, garden, big roof terrace with panoramic views, river beaches and lakes nearby, centrally location. Perfect for relaxing and sightseeing, whatever you want. We would love to greet you here!"
Property Type
- cottage
- Adventure
- Away From It All
- Budget
- Family
- Historic
- Romantic
- Sports & Activities
- Tourist Attractions
- Fireplace
- Internet ...
- Iron & Board
- Linens Provided
- Living Room
- Parking
- Towels Provided
- Washing Machine
- Wood Stove
- Coffee Maker
- Dishes & Utensils
- Freezer
- Kitchen ...
- Microwave
- Oven
- Refrigerator
- Hob
- Toaster
- Dining
- Dining Area
- Books
- Games
- Satellite / Cable
- Television
- Toys
Pool / Spa
- Heated Pool
- Private Pool
- Long-term Renters Welcome
- children welcome
- non smoking only
- pets not allowed
- wheelchair inaccessible
Location Type
- rural
- churches
- forests
- library
- restaurants
Leisure Activities
- bird watching
- paddle boating
- scenic drives
- sight seeing
- walking
Local Services & Businesses
- ATM/bank
- fitness centre
- groceries
- hospital
- laundrette - serviced
- massage therapist
- medical services
Sports & Adventure Activities
- cycling
- fishing
- hiking
- mountain biking
- roller blading
- swimming
- tennis
- water skiing
- wind-surfing
Floor Area
- 75 m²
- Bathroom 1 - Toilet, Bath (no shower), Shower Enclosure, Bidet
- Bathroom 2 - Toilet, Bath (no shower), Shower Enclosure, Bidet
- 2 bathrooms with shower, WC and washbasin.
- 2 Bedrooms, Sleeps 6
- Bedroom 1 - 1 Cot
- Bedroom 2
- Description of sleeping capacity: Sleeps 6 (2 Bedrooms) Notes on bedrooms: 2 bedrooms with 2 twin beds. Additional there is a double.
- Terrace
- Garden
- Barbecue
- Self-catering
Learn more about this holiday rental at the owner's website
- Outside: The cottage, set in grounds of 1.500 sq.metres, has a large patio area and covered parking for your car. On the private roof terrace (40 sq.m) with a gorgeous view you can enjoy sipping on a glass of port, while the setting sun paints the sky. There is also a dining area for 6 and sun loungers. Surrounded by bananas and flowers is a dining area for 6 and BBQ in front of the kitchen, a hammock and a swing are in a big and old lime tree, surrounded by flowers and fruit-trees. Enjoy the beautiful nature and leave all stress behind! Cleaning / Towels / Linen / Maid service: Towels and linen are provided and changed weekly.


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Giorgio Armani Eyes to Kill Intense Waterproof Eyeshadow
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Just in time for summer, try the waterproof, 24-hour wear Eyes to Kill waterproof eyeshadows. Eyes to Kill unveils a pearl blend that radiates four spellbinding colors. Each shade is based on a revolutionary technology that acts like a kaleidoscope, producing multidimensional colors. Neither a cream nor a powder, the incredible hybrid formula acts as a color suspension tool that delivers dreamy, ethereal beauty to eyes with a 24 hour hold. Crease-proof, flake-proof, waterproof and sweat-proof, Eyes to Kill Intense Eyeshadows slide on, stay on, but wipe off in an instant. Apply wet or dry with fingers or the Armani large eye contour brush.
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Definition of dramatic
dramaticallyplay \-ti-k(ə-)lē\ adverb
Examples of dramatic in a sentence
His parents noticed a dramatic change in his behavior.
There was a dramatic increase in prices.
The book tells the dramatic story of her battle with cancer.
She made a dramatic entrance wearing a bright red dress.
There was a dramatic pause before his big announcement.
The painter used dramatic colors.
They are members of the local dramatic society.
First Known Use of dramatic
Synonym Discussion of dramatic
Other Literature Terms
DRAMATIC Defined for English Language Learners
Definition of dramatic for English Language Learners
: sudden and extreme
: greatly affecting people's emotions
: attracting attention : causing people to carefully listen, look, etc.
DRAMATIC Defined for Kids
Definition of dramatic for Students
1 : having to do with drama <a dramatic actor>
2 : attracting attention <He made a dramatic entrance.>
3 : sudden and extreme <a dramatic change>
dramatically\-ti-kə-lē\ adverb
Learn More about dramatic
Thesaurus: All synonyms and antonyms for dramatic Spanish Central: Translation of dramatic Nglish: Translation of dramatic for Spanish speakers Britannica English: Translation of dramatic for Arabic speakers
Seen and Heard
What made you want to look up dramatic? Please tell us where you read or heard it (including the quote, if possible).


text:
Having undesirable fat in different areas of your body can have a significant effect on your health and self-confidence. While conventional weight loss through exercise and diet plan is a terrific method to slim down in general, even the very best exercises can't target problem locations like the stomach, inner thighs, arms, and butts. Liposuction is a time evaluated treatment that is used to get rid of excess fat from particular areas of the body, allowing a specific to form and contour their body to their preference. Is liposuction right for you? Learn now.
Pros of Liposuction
There are numerous benefits to this cosmetic treatment, including:
• Instantly visible changes. Unlike conventional weight reduction, liposuction creates changes that are right away noticeable in the body. Some distinction is obvious immediately, and the wanted outcomes are generally accomplished in just a couple of days.
• Proven and safe. This cosmetic procedure has been carried out by seasoned specialists all over the world for several years and the strategy has been improved over and once again to be safe and effective.
• Healing time is usually quick. The downtime required after having this kind of treatment is generally much less than exactly what is needed for other types of cosmetic treatments, including tummy tucks, breast reduction, and more. People who have had the procedure can often go back to work a lot more quickly than they anticipated and can return to living a healthy, active way of life.
• Weight reduction can be irreversible. With the ideal maintenance methods, the fat that was gotten rid of throughout the liposuction procedure will not return.
• Complete control over your body. With liposuction, an individual can have complete control over how they wish to look, beyond exactly what conventional diet plan and exercise can supply. Giving people this power over their bodies increases self-esteem and aid people feel their best.
While there countless advantages to liposuction, there are naturally a few cautions that need to be thought about prior to making the final decision to move on with the treatment.
Cons of Liposuction
Before having actually liposuction done, it's important to examine the prospective drawbacks of the procedure and determine if the advantages surpass the threats in your particular case. Your cosmetic surgeon can assist you find out more about the threats related to the treatment and can help you choose if moving on is the right thing for you.
• Issues with general anesthesia. Due to the fact that liposuction is performed under general anesthesia, the treatment brings the same threats as other kind of surgery where general anesthesia is utilized. Hidden medical conditions may enhance these threats.
• Unfavorable reactions. Bruising, bleeding, and discomfort are all to be anticipated, nevertheless, in unusual cases can trigger more substantial complications.
• The possible to acquire the weight back. After having actually liposuction done, it is critical to preserve a healthy diet plan and workout properly as recommended by your physician. Failure to do so might cause gaining back the weight that was lost or potentially much more.
Although there are threats connected with liposuction, for many people, the advantages far surpass them. Educate yourself about the procedure by having thorough discussions with your specialist and consider how liposuction has the potential to affect you as a distinct individual. Only you and your specialist can figure out if liposuction will offer you with the outcomes you are looking for within your expectations.
Laser Liposuction procedure is a new non invasive procedure to loose unwanted bodyfat in Mount Jackson VA
Laser liposuction is a newer, minimally invasive treatment that includes heating the fat cells to melting point and eliminating the melted fat through a little cannula. The treatment is generally done right in your physician's office and is an excellent option for people who have less than 500 ml of fat to eliminate from any one location. Laser liposuction can be a safe, complementary treatment to weight reduction in order to sculpt the body you have actually constantly desired.
Contact a Specialist in your Mount Jackson VA today.
If you're thinking about liposuction as a weight reduction solution, it is essential that you discuss your desires with a qualified plastic surgeon in your location. Your specialist will perform a complete exam and health history questionnaire to identify if liposuction can benefit you and help you reach your physical and emotional objectives. Call today for an assessment and learn more about how liposuction can assist you attain the body of your dreams.


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Lou's Easy Delicious Custard
Total Time
Prep 5 mins
Cook 30 mins
This custard is the recipe of a friend who owned and was chef in her own restaurant. The key to the custard is the use of real vanilla rather than imitation extract, which gives it a slight eggnog flavor.
Ingredients Nutrition
- Heat an oven to 350 degrees.
- In large bowl, slightly beat eggs.
- Add sugar and mix sugar and eggs.
- Slowly heat milk, constantly stirring to prevent scorching, until hot.
- Pour hot milk slowly into egg and sugar mixture, stirring as you do.
- Pour mixture into a glass bowl (pyrex).
- Fill a receptacle for the glass bowl (another bowl or a deep metal pan suitable for the oven).
- with hot tap or other water.
- Put the glass bowl into the receptacle and put both containers in the oven.
- Bake until done.


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The Telegraph (magazine)
The Telegraph was a fan-oriented periodical about the work of Bob Dylan and musicians associated with Dylan. It was published in Manchester, England, in 56 issues from November 1981 until the "Winter" (presumably the final quarter) of 1997. By that date, it had a circulation of about 3500, of which England accounted for roughly half.
Through 1983, approximately bimonthly issues were dated by month; thereafter, each issue was designated by the year and one of the four seasons; issues numbered three or four per year, until the final two years, in which a total of three appeared.
The publisher and primary writer was John Bauldie, who died in 1996; a website exists about the periodical and 15 Dylan-related books, of which 13 were published by The Telegraph, and two — anthologies, consisting mostly of Telegraph articles — each had multiple publishers, according to country. On the magazine website, Bauldie claimed that Dylan was a regular reader of The Telegraph.[1]
- ^ Bauldie, John. "Is Dylan a subscriber?". expectingrain.com. Retrieved 3 May 2012.
External links[edit]
|This music magazine or journal–related article is a stub. You can help Wikipedia by expanding it.
See tips for writing articles about magazines. Further suggestions might be found on the article's talk page.


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Start today with a practice analysis.
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text:
Association of mannose-binding lectin-2 gene polymorphism with the development of hepatitis C-induced hepatocellular carcinoma
Dennis Eurich, Department of General, Visceral and Transplantation Surgery, Charité Campus Virchow, Augustenburger Platz 1, 13533 Berlin, Germany
Tel: +49 30450652526
Fax: +49 30450552962
e-mail: email@example.com
Background: Development of end-stage liver and graft disease is suspected to be partially determined by the individual genetic background. Mannose-binding lectin (MBL) is an important immunomodulatory factor, which is supposed to be involved in complement activation and oncogenesis. Genetic polymorphisms of MBL-2 alter MBL functionality. The aim of our study was to determine the prevalence of MBL-2 polymorphism (rs7096206) in hepatitis C virus (HCV)-induced hepatocellular carcinoma (HCC) based on histological analysis of explanted livers in patients undergoing liver transplantation (LT).
Methods: One hundred and seventy-seven patients, who underwent LT for HCV-induced liver disease, were genotyped for MBL-2 by TaqMan genotyping assay. Sixty-two patients with histologically confirmed HCC were compared with 115 patients without HCC. MBL-2 genotypes were corelated with the growth patern, tumour size and pretransplant α-fetoprotein (AFP) level of HCC patients.
Results: The prevalence of GG/GC genotypes was significantly higher among HCC patients compared with tumour-free explanted livers (P=0.004; odds ratio 2.5; 1.3–4.8). GG/GC genotype group was significantly associated with the size of HCC (P=0.022), higher pretransplant AFP level (P=0.010) and bilobar tumour growth (P=0.038). Furthermore, CC genotype was found to be significantly more frequent in AFP-negative HCCs (P=0.002).
Conclusion: Mannose-binding lectin-2 polymorphism seems to be involved in the development of pretransplant HCV-induced HCC and should be further investigated as potential risk factor for HCV-associated carcinogenesis.


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Additional Information:
Located in a quiet residential neighbourhood, this property is a great option for students attending nearby colleges. Within walking distance of the Thames River and area parks, it's just steps away from public transit, shopping and more.
*Starting prices, availability and incentives are subject to change without notice. E. & O. E.
My Address:
Get Directions
Find more about Sterling Karamar on:


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This lawyer has been disciplined by a state licensing authority.
Posted by Liz
Atty. McCabe is the most dedicated, hardworking and thorough attorney I have ever encountered. He is both realistic and committed with excellent communication skills ! He took great interest in my divorce and "blew away" the opposing attorney with his attention to detail and quick insights and responses. I highly recommend Atty. McCabe. He's an attorney I want in my side!
Posted by Liz
Attorney McCabe will tirelessly get the job done with detailed attention. He is knowledgeable and caring. A great and competent attorney !
Posted by Nancy
Attorney Thomas McCabe represented us in a very complicated, challenging and emotionally charged matter. In this lengthy suit, Atty. McCabe conducted expert, in depth research with a thorough knowledge of pertinent legal matters. His competence and genuine interest in our case significantly lessened our burden and produced favorable outcomes. Atty. McCabe evidences integrity and compassion coupled with the keen ability to focus on the issues and goals. Atty. McCabe is a approachable, responsive, and responsible progressional. He certainly left " no stones unturned" and always kept us informed in a respectful & timely matter. Upon completion of the case, we knew we had chosen our attorney wisely and one who worked for a just and complete outcome. Should we ever encounter the need for representation in the future, I would contact Atty. Thomas McCabe immediately.
Born and raised in New York, Attorney McCabe came to Connecticut to attend Sacred Heart University for his Undergraduate Degree in Political Science, then went on to Quinnipiac University School of Law. After graduating in 2002 and passing the Connecticut Bar in 2003, as well as his admission to the Federal District Court of Connecticut, Attorney McCabe began his professional career working for U.S. Congressman Christopher Shays (CT-4). Attorney McCabe was responsible for Veterans Affairs and Healthcare related issues, including the implementation of the then new Medicare Prescription Drug Benefit (Medicare D). He spoke to thousands of constituents throughout Connecticut's 4th Congressional District advising and directing them through the new Medicare laws. After serving four years with the Congressman, Attorney McCabe became an Associate with the law firm of Tibbetts Keating & Butler, LLC in Darien, CT. While there he handled a caseload of 100+ cases, encompassing Connecticut, New York and Federal matters. His focus was mainly in civil litigation and through the years he became experienced in the areas of Family Law, Criminal Law and general civil litigation (Foreclosures, Collections, Landlord/Tenant and Home Construction cases). After seven years with the firm, Attorney McCabe started his own practice in Stratford, Connecticut, specializing in those same areas which he has developed significant experience over the years.
Hourly ($250-375/hour), Retainer (always), Free consultation (30 minutes)
Payment types:
Cash, Check, Credit card
Are you an attorney? Endorse this lawyer
Thomas is an excellent attorney who fights until the conclusion of the case. He is responsive, tenacious, and knows the law. I endorse this lawyer without reservation.
Kevin Black Criminal defense Attorney
Relationship: Worked together on matter
I endorse this lawyer. Attorney McCabe zealously represents his clients. Particularly in Family Law, I have seen Attorney McCabe successfully litigate several types of matters.
Leslie Silva Family Attorney
Relationship: Fellow lawyer in community
This lawyer was disciplined by a state licensing authority.
This means the attorney lost his or her license to practice law for a period of time. The attorney typically returns to practicing law when the suspension expires.
This means the attorney lost his or her license to practice law for a period of time. The attorney typically returns to practicing law when the suspension expires.
|Legal answers
|Legal guides
|Company name
|Special Outside Counsel
|Sacred Heart University
|2014 - Present
|Managing Partner
|Law Offices of Thomas E. McCabe
|2013 - Present
|Cabanillas & Associates, P.C.
|2014 - 2014
|Tibbetts Keating & Butler, LLC
|2006 - 2012
|Constituent Services Coordinator
|U.S. Congress
|2002 - 2006
|Summer Associate
|Attorney General Of Connecticut
|2001 - 2001
|Summer Intern
|Olonoff Asen & Olonoff
|2000 - 2000
|Association name
|Position name
|Connecticut Court Visitation Program
|GA 1 Chair
|2013 - Present
|Fairfield County Bar Association
|2013 - Present
|St. James School Father's Club
|2012 - Present
|Connecticut Bar Association
|Sacred Heart University Institutional Review Board
|Attorney Member
|2013 - 2014
|Sacred Heart University Alumni Association
|Past Chairman
|2011 - 2013
|Zoning Board of Appeals, Town of Stratford
|2008 - 2012
|Publication name
|Quinnipiac Magazine
|Alumni Connect
|Greenwich Times / Connecticut Post
|Skakel Trial to Test Sherman's Reputation (Quoted)
|School name
|Quinnipiac Univ. School of Law
|JD - Juris Doctor
|Sacred Heart University
|Political Science
|BS - Bachelor of Science
|John F. Kennedy Catholic High School, Somers, NY
|Conference name
|Yale-New Haven Cancer Forum
|Best Approaches for Lobbying Efforts
|Northeast Regional Minority HealthCare Conference
|Healthcare - Medicare Part D
|Greenwich Focus on Healthcare Conference
|QU School of Law Commencement
|Commencement Speaker


text:
4 Leaf Photography Barn Door And Color Gels For Flash LightSKU : LBD-LC-04-000
(Exclusive of VAT)
4 Leaf barn door alters the shape, intensity and color of flash and continuous lights. Attach barn door to any light source to create a beam of light. It cuts down on lens flare. 4 Leaf Barn Door and Color Filters for Flash is perfect accessory for Direct & Hard Lighting.
There is a vivid collection of fashion muslin backdrops available in uk.
- Barn doors are vital in any lighting system
- In addition to controlling the quantity of light striking the subject, they prevent light spill and camera lens flare
- These 4-leaf barn doors clamp onto any standard metal reflector
- Opens and closes to any position to control amount of light
- Constructed of aluminum with plated steel. This barn door is sold as an attachment for professional flash and continuous lighting
1 x 4 Leaf Photography Barn Door And Color Filters
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text:
CRMindustry.com Blog reports that Habeas Inc. released its 2008 report on consumer attitudes towards e-mail and online interactions with businesses. Just when you thought it was time to drop e-mail and run towards Facebook, Twitter, and MySpace, the report says that e-mail will still be the primary means of communication between consumers and businesses.
I've got a problem with this report, at least based on the way this blog presents it. For example, one conclusion is:
–Sixty-five percent of the demographic between the ages of 18 to 34, the age demographic most comfortable with IM, SMS and emerging communications methods, will favor email to communicate with businesses in five years.
First, what if they're wrong?
Second, if they're right, that means that 35% will favor other means. That's a lot of people.
Third, if your prospective customers are primarily using social media to communicate with each other, then you're going to need to have a presence there. At SXSW a teen panel told the audience that the only time they used e-mail was when they needed to communicate with grown ups or to register for Web sites.
My take: E-mail is going to lose market share to social media, but it will still remain important to a great number of people, perhaps even a majority. Businesses wanting to build effective relationships with their customers will need to continue to use e-mail but will also need to become familiar with the various types of social media.
If you become versed in using Facebook, Twitter, etc. and your competitors don't, you'll have an edge on them.
If you don't become versed in how to use social media, your competitors will have an edge on you.


text: Home Gallery Print (image) Kimberly Clark Tube-Free Toilet Paper Kimberly Clark: Tube-Free Toilet Paper Where there's a hole, there's no tube. Published on Oct 29, 2010 Editor's Pick Kimberly-Clark takes a big green step with the launch of its new tubeless toilet paper roll for the Scott Naturals Brand. The new product goes without the TP roll's cardboard tube, making an automatic, tangible improvement to the overall waste pool. According to the company, U.S households use an estimated 17 billion tissue tubes a year, the equivalent of 160 million pounds of trash, or, about 250 Boeing 747s. Add to this the fact that the tubes are often overlooked in the recycling process and that makes for a lot of waste. The product is now being tested in the Northeastern U.S. at Walmart and Sam's Club stores. Rate this Ad You must be registered to rate the ad. Please Login or Register Now About CreditsDateOct 29, 2010Client:Kimberly Clark CategoryEnvironmentPackageProduct Latest Creativity News on Ad Age Why Are Verizon Execs Starring in Sprint's New Ad? How Storytelling Training Helped Georgia-Pacific Build Sales Without Boosting Budgets U.N. Staffers Petition to Recall Wonder Woman as Ambassador to Women Advertisement Ad Age Reports Partner White Paper 7 Tips for Keeping Your Creative Team Inspired Beat the creative slump with this informative guide which includes great advice on how to keep your team positive, productive and inspired. Brought to you by Shutterstock Premier. Learn more Related work Kimberly Clark: Poise Kimberly Clark: SAM Ogilvy & Mather New York Kimberly Clark: Ban the Bland Want to see your work in our gallery? Submit now


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iHerb Customer Reviews
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I've been using the Ultra Colon Clenz for the past few years. This product offers the most natural and effective way to stay regular.
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Very good product for irregularity.
Posted by Reviewer2813819 on Dec 12, 2015
I ordered this item because what the "colon clenz" I have always bought was out of stock. It works okay. They are both made by the same place, with the same name, with a little different ingredients, and the label looks different. When the other kind came back in stock, I ordered some. It did not work at all like it use to.... so I plan to order this version again.
Very good colon cleanse
Posted by Reviewer3344732 on Oct 27, 2013
This is a very good colon cleanse. Only one cap does the trick.
good stuff!
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It works well.
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I have been using this for product for 15 years and will not use anything else. iHerb delivered quickly and will order again.
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I've been using this product for well over a year due to problems with elimation for many years. I have tried prescriptions, detox products, other cleansers and a numerous products. I keep coming back to Ultra Colon Clenz for the same reason. It works! Robin
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Is Adel International incorrect or missing key business information? Update your Hotfrog listing today.
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Product Description: Trifold Leather Wallet with Center ID Window Customer's designs welcome. For additional quantities please e-mail us. Setup charges Read more
Product Description: These two-fold wallets are trendy in look, very durable and easy to carry anywhere. The different sizes, color Read more
Providing you the best range of Ladies Handbag with effective & timely delivery. Read more
Leather credit card holders with multiple slots. Holds all your credit cards, cash and other items. Easily fits into your Read more
Is Adel International in Unit 5, Floor 1, Near Manoj Industrial Estate G.D Ambekar Marg, Wadala West,, Mumbai Maharashtra 400031 your business? Claim your listing and attract more leads by adding more content, photos and other business details.
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Having unwanted fat in numerous locations of your body can have a significant effect on your health and self-esteem. While traditional weight reduction through workout and diet plan is a terrific method to lose weight in general, even the very best exercises cannot target problem locations like the stomach, inner thighs, arms, and butts. Liposuction is a time tested treatment that is used to eliminate excess fat from specific locations of the body, allowing a specific to shape and contour their body to their taste. Is liposuction right for you? Find out now.
Pros of Liposuction
There are many advantages to this cosmetic treatment, consisting of:
• Instantly obvious modifications. Unlike conventional weight-loss, liposuction produces modifications that are right away noticeable in the body. Some difference is obvious right away, and the preferred outcomes are usually accomplished in simply a couple of days.
• Proven and safe. This cosmetic treatment has actually been performed by seasoned cosmetic surgeons all over the world for years and the strategy has been refined over and once again to be safe and effective.
• Healing time is generally fast. The downtime required after having this type of treatment is normally much less than exactly what is required for other kinds of cosmetic treatments, including tummy tucks, breast reduction, and more. People who have had the treatment can frequently return to work much more quickly than they prepared for and can get back to living a healthy, active way of life.
• Weight-loss can be irreversible. With the right maintenance techniques, the fat that was gotten rid of during the liposuction procedure will not return.
• Complete control over your body. With liposuction, a person can have complete control over how they wish to look, beyond what traditional diet and exercise can provide. Offering individuals this power over their bodies enhances self-esteem and help people feel their best.
While there are numerous advantages to liposuction, there are obviously a couple of caveats that must be thought about prior to making the final decision to move on with the treatment.
Cons of Liposuction
Before having liposuction done, it is very important to analyze the potential downsides of the procedure and determine if the benefits exceed the risks in your particular case. Your surgeon can assist you find out more about the dangers associated with the procedure and can help you choose if moving forward is the right thing for you.
• Complications with general anesthesia. Due to the fact that liposuction is performed under basic anesthesia, the treatment brings the exact same dangers as any other kind of surgery where basic anesthesia is utilized. Hidden medical conditions might increase these dangers.
• Adverse reactions. Bruising, bleeding, and discomfort are all to be expected, nevertheless, in unusual cases can cause more considerable complications.
• The potential to gain the weight back. After having liposuction done, it is crucial to maintain a healthy diet plan and workout appropriately as advised by your doctor. Failure to do so could cause acquiring back the weight that was lost or potentially a lot more.
Although there are risks associated with liposuction, for lots of people, the advantages far surpass them. Educate yourself about the treatment by having thorough discussions with your specialist and think about how liposuction has the possible to affect you as a distinct individual. Only you and your specialist can figure out if liposuction will supply you with the outcomes you are searching for within your expectations.
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Laser liposuction is a newer, minimally intrusive treatment that involves heating the fat cells to melting point and removing the melted fat through a little cannula. The procedure is usually done right in your physician's workplace and is an exceptional option for people who have less than 500 ml of fat to remove from any one area. Laser liposuction can be a safe, complementary treatment to weight-loss in order to sculpt the body you have actually constantly wanted.
Contact a Surgeon in your Hardy VA today.
If you're thinking about liposuction as a weight loss solution, it's important that you discuss your desires with a certified cosmetic surgeon in your area. Your specialist will carry out a complete exam and health history questionnaire to determine if liposuction can benefit you and help you reach your physical and emotional objectives. Call today for an assessment and learn more about how liposuction can help you accomplish the body of your dreams.


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text: Ced Whisby is a Recording Artist Soul/ Hip Hop / Songwriter from Macon, Ga 'City Of Otis Redding'. Junior High is where he first started writing rap lyrics. His style of influences are Marvin Gaye, Isaac Hayes, Al Green, Tupac, Nas, Biggie and Outkast. Later on he started developing his sound, style, character and becoming more conceptual as an artist. With his new Single "Above The Ground" produced by a fellow Macon, Ga Warner Robins artist/producer named MarcSee. Ced Whisby has become an Idealist and great songwriter. All eyes will surely become open after the release of his EP "SPEAK ON IT" STAY TUNED!!!


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December 2016 – January 2017
Share Your Thoughts on ESSA
The Pennsylvania Department of Education (PDE) is hosting a series of public meetings to receive feedback on Pennsylvania's state plan for the Every Student Succeeds Act (ESSA). Passed with bipartisan agreement, ESSA replaces No Child Left Behind Act and provides significant flexibility around federal education policy by shifting authority back to states and communities. The new framework under ESSA largely goes into effect in the 2017-18 school year, with 2016-17 serving as a transition year. Under ESSA, Pennsylvania is expected to submit its state plan in March and expected to continue interventions in priority and focus schools through the 2016-17 school year. PDE will provide background on the law and discuss the ongoing development of Pennsylvania's state plan for its implementation.
Because afterschool is such an integral part of educational improvement, the different funding streams in the law may be used to provide afterschool programming:
Afterschool advocates are encouraged to review materials, especially The Every Student Succeeds Act in Pennsylvania: Recommendations from Stakeholder Work Groups and Associated Research, and provide comments to PDE.
Public Meeting Schedule
No need to register
Friday, December 2, 9:30 AM
Community College of Allegheny County
Main Campus in the Tom Forester Student Services Center Auditorium
808 Ridge Avenue
Pittsburgh, PA 15212
Thursday, December 8, 2:30 PM
Tom Ridge Environmental Center
Erie, PA
Friday, December 9, 1:00 PM
Lock Haven University
Lock Haven, PA
Friday, December 16
Philadelphia, PA
Wednesday, January 4
Quakertown, PA
Tuesday, January 10
Scranton, PA
Visit the PDE website for updates on dates, times and locations.
Out-of-school time (OST) programs in Pennsylvania serve K-12 and are available before- and afterschool, including weekends and summer. PSAYDN, with the generous support from foundations, EECapacity and Harrisburg University, has led the development of the state's only online, searchable database that identifies all OST (afterschool) programs in Pennsylvania. The OST map is a culmination of this effort. Using existing state lists of licensed school-age childcare providers (OCDEL) and statewide surveys, a listing of nearly 5,000 OST programs are available to date. STEM-rich institutions are being identified and also added.
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- Forum: New User Introductions
Welcome to the site!!! To add a signature click on the "my Profile" tab at the top, scroll down near the bottom and there should be a link to edit your personal signature and just click on that and that should get you taken care of. Enjoy the site!!!!


text:
Original Article
'Reduced malignancy as a mechanism for longevity in mice with adenylyl cyclase type 5 disruption'
Version of Record online: 13 OCT 2013
DOI: 10.1111/acel.12152
© 2013 The Authors. Aging Cell published by the Anatomical Society and John Wiley & Sons Ltd.
This is an open access article under the terms of the Creative Commons Attribution License, which permits use, distribution and reproduction in any medium, provided the original work is properly cited.
Aging Cell
Volume 13, Issue 1, pages 102–110, February 2014
Additional Information
How to Cite
De Lorenzo, M. S., Chen, W., Baljinnyam, E., Carlini, M. J., La Perle, K., Bishop, S. P., Wagner, T. E., Rabson, A. B., Vatner, D. E., Puricelli, L. I. and Vatner, S. F. (2014), 'Reduced malignancy as a mechanism for longevity in mice with adenylyl cyclase type 5 disruption'. Aging Cell, 13: 102–110. doi: 10.1111/acel.12152
Publication History
- Issue online: 16 JAN 2014
- Version of Record online: 13 OCT 2013
- Accepted manuscript online: 19 AUG 2013 10:23PM EST
- Manuscript Accepted: 10 AUG 2013
Funded by
- National Institutes of Health. Grant Number: AG027211
- Diversity Supplement Program. Grant Number: AG027211-02S1
- The Josiah Macy, Jr. Foundation. Grant Number: 5-46787-B
- New Jersey Medical School Hispanic Center of Excellence
- Health Resources and Services Administration. Grant Number: D34HP16048
- Abstract
- Article
- References
- Supporting Information
- Cited By
Fig. S1 Genetically modified AC5KO crossed with MMTV-Her-2-Neu mice.
Fig. S2 AC5 inhibitor reduces cell proliferation, adhesion and migration.
Fig. S3 AC5 inhibitor increases apoptosis in LP07 cells.
Please note: Wiley Blackwell is not responsible for the content or functionality of any supporting information supplied by the authors. Any queries (other than missing content) should be directed to the corresponding author for the article.


text:
"Words are just a way we communicate. Images are a way we communicate. And I couldn't figure out why they had to be in different baskets."
"If you're making a dance and you know it's going to be performed on a stage, you know the space. You know it's usually a rectangle. But there's no point in working that way if you're working for a camera unless the choreography already exists...That's the way a lot of television works. They look at something, and they say, 'Oh, that's a masterpiece. Let's make a television version of that" or any kind of art. It may be a practical way to work, but it results in a certain kind of work. So I wanted to do new work for television. But I would create the work."
- Charles Atlas


text:
A Good Deal: No Evil 022
Round up4.30 / 5.00 2,071 Views
Park Bench
A short film about a park bench4.16 / 5.00 1,587 Views
frog thing
frogggsgsgs3.79 / 5.00 1,832 Views
It was alright...
I liked it, exept that I thought the opening scene was a bit long. (Maybe make Cybertron rotate?) And the overall animation was pretty good, but the graphics were...meh. The actual Transformers were drawn good but when the arm gets blown off and the missiles and stuff - that was kinda unconvincing... 6/10=3/5.
:D that was...different
im as big a fan as any1 but ur right u shuld have fun instead of makin tribute after tribute to the same thing with no changes except its hand drawn:P.
only thing that let u down was the animation unicron looked uber sweet :P but prime and the rest were a little lacking
keep up the good work ^_^
Yeah, back when I made this flash I was new to flash
If this isn't blammed
I'll check it out again, I missed who won. Nevertheless I want the theme song for the series badly.
The theme song is called "bombshell" and its by "powerman 5000".
did you ever watch the show?
just wondering but did you ever watch th original show. you should have put in forttress maximus and the legs were a little to big
I've watched the movie and the headmasters section and parts with Metroplex, other than that, no. I know my little flash is severely inaccurate to the transformers concept, but it was cool, right?
not bad
The song is called "Bomb shell" By "Powerman 5000". I like kind reviews.


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text:
Saajan (Irrfan Khan), a Mumbai office worker nearing retirement is delivered the wrong lunch by a dabbawala. Young housewife Ila (Nimrat Kaur) had intended it for her emotionally indifferent husband. To Saajan's surprise, the food is a vast improvement on his usual meal.
When he finds a note from Ila enclosed with another meal, he decides to write back. So begins Ritesh Batra's exquisite comedy-drama.
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This is a very touching almost perfect romantic film. It is a moving story that doesnt quite finish as one might have expected were it a more conventional Hollywood/Bollywood production. Yet if it falls short of the idyllic conclusion it would have received elsewhere, it is nevertheless a very satisfying, if ultimately a more realistic ending. In spite of the failure of the characters in the film to seize the opportunities they appear to be presented with, I found the characters likeable and entirely human. Ultimately, the film tells a universal story situated in an exotic setting. Well worth it.
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January 02, 2004
PARK CENTER AT ROUTE 35, INC., PLAINTIFF-APPELLANT,v.THE ZONING BOARD OF ADJUSTMENT OF THE TOWNSHIP OF WOODBRIDGE, DEFENDANT-RESPONDENT, AND DR. NORMAN NEPO AND GORDON BERKOW, DEFENDANTS/INTERVENORS; RESPONDENTS.
Before Judges Skillman, Wells and Fisher. On appeal from Superior Court of New Jersey, Law Division, Middlesex County, Docket No. L-4733-02.
Argued September 30, 2003
In Fieramosca v. Tp. of Barnegat, 335 N.J. Super. 526 (Law Div. 2000), Judge Serpentelli considered the question -- not previously addressed by our courts -- whether, in granting a land use application, a local agency is precluded from enforcing a condition if it failed to specifically include that condition in its memorializing resolution. We agree with Fieramosca that a local agency would not be so precluded and also conclude that the record in this case demonstrates that the Board intended to impose, even though not stated in its resolution, a condition for its approval. For that reason and in recognizing the absence of sufficient changed circumstances warranting a lifting of that condition, we affirm.
Plaintiff Park Center at Route 35, Inc. applied to the defendant Zoning Board of the Township of Woodbridge for a minor subdivision and various other approvals necessary for the creation of a strip shopping center. The application sought all the approvals necessary to construct a new shopping center building of nearly 10,000 square feet, together with a parking lot of seventy spaces. This parking lot was intended to serve the newly-constructed building and an existing medical building. According to the application, another structure, housing the"Park Sweet Shop," was to be demolished at some undefined point in the future, to provide for an additional six parking spaces.
Apparently because the"Park Sweet Shop" had been operating in this location for many years, Park Center proposed to the Board that its ultimate completion of the project occur in two phases. Phase I related to the construction of the strip shopping center building and the parking lot, as well as other aspects of the project. Phase II called for demolition of the sweet shop building to provide for additional parking spaces for the other commercial enterprises at the site. Demolishing the sweet shop building also served the purpose of alleviating what Park Center described, in testimony offered in support of the application, as a very serious safety hazard. However, because the sweet shop operator had a long standing presence in the community,*fn1 Park Center proposed that Phase II not occur immediately, but rather await the end of the sweet shop operator's lease.
As a result, on January 22, 1998, the Board adopted a resolution which granted minor subdivision and site plan approval, as well as all necessary use and bulk variances for the project. The Board did not impose any requirement as to when Phase II would occur and did not describe Phase II as a condition for the granting of the approvals necessary for Phase I.
The sweet shop operator chose not to renew his lease sometime in 2001. However, rather than move on to Phase II as promised when the Board granted approval, Park Center obtained a new tenant to lease the building as a pizza restaurant. The zoning office cited Park Center for failing to comply with the site plan requirements and, as a result, Park Center sought an amended minor site plan approval.
The Board denied this application, because it viewed Phase II as a condition for its approval and because it found an inadequate basis for a finding of changed circumstances which might permit alleviation from the previously imposed condition. This denial caused Park Center to file a complaint in lieu of prerogative writs. After a bench trial, Judge Hurley also concluded that the completion of Phase II was a condition for approval of Phase I and, for that reason, the denial of the application for an amended site plan was not arbitrary and capricious. This appeal followed.
Our review of the judgment is no different from the trial judge's review of the Board's determinations. We are to presume that the Board acted fairly and will not attempt to determine whether its decision was"wise or unwise." Kaufmann v. Planning Bd. of Warren Tp., 110 N.J. 551, 558 (1988). Instead,"[b]ound by the same scope of review as the Law Division," we defer to the broad discretion of a local land use agency and"reverse only if we find its decision to be arbitrary, capricious, or unreasonable." Bressman v. Gash, 131 N.J. 517, 529 (1993).
In the matter at hand, the Board acted reasonably in both recognizing that it had conditioned approval upon the completion of Phase II and in refusing to amend its prior approval when Park Center sought to avoid its obligation to perform Phase II. The record created in the proceedings before the Board compels the conclusion that the approval of the initial application was conditioned upon the later completion of Phase II. In so holding, we recognize that while the memorializing resolution itself does not state this requirement as a condition, that fact alone is not determinative. As Judge Serpentelli correctly observed in Fieramosca,"the adoption of the memorializing resolution is not the'decision' but merely a memorialization of that decision." Fieramosca, supra, 335 N.J. Super. at 533. Fieramosca correctly applied Sherman v. Harvey Cedars Bd. of Adj., 242 N.J. Super. 421, 430 (App. Div. 1990), where it was held that"[w]hile the resolution of the Board is certainly evidential on that issue, it is not determinative. The record is the best evidence of what the Board considered and decided." See also Allied Realty v. Upper Saddle River, 221 N.J. Super. 407, 415 (App. Div. 1987), certif. denied, 110 N.J. 304 (1988); Orloski v. Bor. of Ship Bottom, 226 N.J. Super. 666, 678-79 (Law Div. 1988), aff'd o.b., 234 N.J. Super. 1 (App. Div. 1989). Accordingly, we agree with Judge Serpentelli's analysis in Fieramosca that the entire record before the local board must be considered to determine what was decided and whether a condition was imposed, notwithstanding the failure to include that condition in the memorializing resolution.
The record created on Park Center's application unmistakably demonstrates that approval for Phase I was conditioned upon the later completion of Phase II. In seeking approval, Park Center's application described its intentions with respect to the sweet shop structure in mandatory terms:"When all tenancies in said building terminate, said building will be demolished and Phase II will be implemented" (emphasis added). During the proceedings before the Board, Park Center also provided testimony as to the need to improve safety and enhance visibility in the area by removing the sweet shop structure. This testimony indicated in no uncertain terms the safety hazards which would be perpetuated by the continued existence of the sweet shop structure:
By eliminating in the future this existing Park Sweet Shop, it gives clear visibility, not only to our site but to the existing gas station for a safety factor. If you ever try to pull out of that Shell station coming alongside the existing Park Sweet Shop, you almost get killed trying to cross traffic. By eliminating that building... there will be clear visibility right across the site... and the safety factor will increase tremendously.
And the resolution itself, while not expressly describing the removal of the structure as a condition for the application's approval, does observe that"[t]he retail structure is proposed to be demolished and converted to six (6) parking spaces at a later date."
Phase II was a material aspect of the entire application and an integral component of the Board's overall approval of the application. This is epitomized by statements made by Board members on the application for an amendment, including:
Phase I was predicated upon Phase II somewhere down the road when the existing tenant's lease expired to be demolished. I know there's testimony to the fact that the demolition of that building would provide, amongst other things, not only parking, it was for safety purposes. That was testified to by the principal of the applicant.... I... have read [the transcript of the initial application] front and back, five different people stressed that the Park Sweet Shop would come down under Phase II. And wherever I look, Phase II was an integral part of this project, and I don't see another interpretation of that standing.... I believe that the original application was as a whole and both parts of that application were Phase I and Phase II....
This understanding of the approval came as no surprise to Park Center whose application for amended site plan approval described the Board's earlier decision in the following way:
The [prior] approval references Phase I development and Phase II development. Phase I... is complete and occupied by retail tenants. Phase II contemplated the demolition of an existing building/business commonly referred to as the Park Sweet Shop. Applicant seeks Amended Minor Site Plan Approval to eliminate Phase II of the original approval and to allow the Park Sweet Shop structure to remain standing and to be utilized for a pizza/restaurant business.
[emphasis added.]
We conclude that the record of the proceedings before the Board demonstrates that the Board intended -- and Park Center understood -- that the initial approval was conditioned upon the later completion of Phase II.
To obtain relief from such a condition, Park Center was required to apply again to the Board. Accordingly, we reject Park Center's contention that jurisdiction resided with some other local agency. Park Center was obligated to either perform Phase II or return to the Board to show there was a sufficient change in circumstances warranting a departure from the Board's earlier requirement that Phase II be completed. Russell v. Tenafly Bd. of Adjustment, 31 N.J. 58, 66 (1959); Springsteel v. Town of West Orange, 149 N.J. Super. 107, 110 (App. Div.), certif. denied, 75 N.J. 10 (1977); Cohen v. Fair Lawn, 85 N.J. Super. 234, 237 (App. Div. 1964). As we explained in Allied Realty, a local agency in similar circumstances may consider
a new application for a variance, or here for subdivision approval, or for modification or enlargement of one already granted,"or for lifting conditions previously imposed," upon a showing that the continued enforcement of the restriction would frustrate an appropriate purpose. Changed circumstances or other good cause may warrant reconsideration by the local authorities. To hold differently would offend public policy by countenancing a restraint upon the future exercise of municipal action in the absence of a sound reason justifying such a static approach. The question for the municipal agency on a second application thus centers about"whether there has occurred a sufficient change in the application itself or in the conditions surrounding the property to warrant entertainment" of the matter again. [221 N.J. Super. at 414 (citations omitted).]
In seeking to be released from its Phase II obligations, Park Center attempted to demonstrate that the visibility concerns discussed during the original application had been alleviated by other steps taken during Phase I. However, there was evidence before the Board that the visibility concerns in this area remained a safety concern.
Moreover, a review of the record demonstrates that Judge Hurley's summary of the amended site plan application and the Board's view of the motivating factor behind the application for an amendment was accurate -- the application to amend was about economics and not about a sudden change in the safety concerns existing at the site. Park Center's president acknowledged that a mortgage was placed on the sweet shop structure conscious of the fact that Phase II required its demolition. In responding to questions from the Board, Park Center's president conceded that this self-imposed economic circumstance alone formed the basis for Park Center's desire to avoid performing Phase II:
Q.... The whole purpose of this application, sir, is so you can pay that mortgage?
A. Absolutely.
Q. Okay. So your application before the board is based upon in large part, is it not, sir, economics? You want money from the rents don't you?
A. What else would it be based on?
Q. Obviously not the site access and the view, is it?
A. That has nothing to do with the reasons for me keeping the building up. I find that there's not a problem with that.
Even if such economic concerns, of personal interest only to the applicant, could constitute a changed circumstance sufficient to permit the lifting of a condition for approval in other situations, like Judge Hurley we agree that the Board's insistence upon the completion of Phase II was not arbitrary or capricious in the circumstances of this case.
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