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Check in from 2:00 PM / Check out prior to 12:00 AM
Rincon de las Nieves: Find photos, reviews, information, amenities and compare prices for 1 stars hotels in Arcos de la Frontera, Spain.
Boasting a rooftop terrace, Rincon de las Nieves is situated in Arcos de la Frontera and offers unique accommodation. It provides countryside views and complimentary Wi-Fi.
Hotel description
There are a range of amenities available to those staying at the hotel, such as a shared kitchen, a garden patio and a games room. Guests are able to curl up with a book in the library.
Rincon de las Nieves provides 3 air conditioned rooms filled with all the necessities to ensure an enjoyable stay. Each includes a private bathroom with a hair dryer.
Guests of the hotel can relax at the in-house bar, suitably located for socialising in the evening. A wide selection of eating options are also available nearby.
Rincon de las Nieves is located next to Castle of Arcos de la Frontera. Los Alcornocales Natural Park is just a short car ride from the hotel.
Hotel features
Air Conditioned, Non-Smoking Rooms, Hair Dryer, TV, En suite, Private Bathroom, Bidet
Internet Connection (wireless)
Games Available, Souvenirs/Gift Shop
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Users who viewed Rincon de las Nieves also viewed these 1 stars Arcos de la Frontera hotels:
El Faisan C&R Hotel Jedula
Avda Principe De Asturias1 / Jerez, Arcos de la Frontera
Avda Principe De Asturias1 / Jerez, Arcos de la Frontera
Hostal Malaga
Luis Cernuda, 1, Arcos de la Frontera
Luis Cernuda, 1, Arcos de la Frontera
Casas Rurales Elanio Azul
Crta Arcos- EL Bosque Km9, Arcos de la Frontera
Crta Arcos- EL Bosque Km9, Arcos de la Frontera
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Doran Bros Construction
loft conversion, house extensions, home extensions
The process of loft conversion involves turning empty or unused attic space into a well-designed room. This transformation can be in the form of your bedroom, office or even your home gym. Loft conversion is one of the most popular forms of home renovation in various cities of south London. But, this process can turn out to be a harrowing experience, especially if you are hiring an inexperienced service provider. In fact, loft conversions South London is not everyone's cup of tea because it involves implementation of a chain of activities. This is one of the reasons why you need to consider choosing an experienced company like Doran Bros Construction to get your job done.
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Team Uniforms,
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Transform your creativity into beautiful products, sell them on CafePress and make money. It's easy and fun.
big blue, michigan, cool, motivational, sports, workout, exercise, diet, fat, gym, bodybuilding, weight loss, yoga, health, football, working out, fitness, running, wolverines, athlete


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Ordinary Fits are a Japanese brand founded in Kojima, the birthplace of Japanese denim. Their designers stay loyal to local production techniques, ensuring that the silhouette and finish are of the highest quality. All garments are produced according to Ordinary Fit's traditional methodology, combining advanced sewing techniques and the finest quality fabrics. Constructed from off-white Japanese denim and then finished by hand with subtle paint flicks, the Ordinary Fits x YMC jeans have a straight leg and are cropped at the ankle. Cut with a traditional five pocket design, the jeans fasten with a button fly closure with silver metal rivets throughout. A future classic. - Hand finished with flick paint - Straight leg - Cropped - Model is 5'8 and wears a size S - machine washable - MADE IN JAPAN
Shipping and returns (when eligible) are FREE for purchases from US and Canadian boutiques when shipped to customers located in the US or Canada. We offer a flat shipping fee of $20 for all international transactions.
Shipping Details
Returns are accepted on full-priced items except when item is marked as Final Sale. All sale items, including Make an Offer items, are FINAL SALE.
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Census Day has come and gone, but some Hall County residents still have not received their forms.
Plans for a fitness room in the Frances Meadows Aquatic and Community Center have fallen by the wayside.
The troopers of Gainesville's Georgia State Patrol Post 6 finally got into their new digs this week.
More than 4,000 driving-age teens in Hall County will get a dose of reality-based shock drama next week.
Many Hall County gardeners, new and old, are ready for color in their landscape after a long, cold winter.
Though some signs point to an improving economy, foreclosure rates are not one of those positive signs - not yet.
ATLANTA - Republican gubernatorial hopeful Nathan Deal tapped his state gubernatorial campaign account to pay more than $19,000 in legal fees to defend against congressional ethics allegations.
Deal's lawyer, Randy Evans, called the move "perfectly legal."
DAWSONVILLE - Students at a Catholic college in Dawsonville will return from spring break on Monday to begin packing to say goodbye for the semester.
Hall County Administrator Charley Nix told commissioners Thursday afternoon that there is a bumpy road ahead as the county prepares for budget hearings for fiscal year 2011.
It's been almost one month since former West Hall baseball player Brian Ernst died from cancer, but celebrations of his life are still going strong.
JEFFERSON - After weeks of discussions about the 2011 budget and finding places to save money, the Jackson County Board of Education will meet Monday and vote on a plan that could cut between 40 and 44 jobs systemwide.
In policing, undercover work is among the dirtiest and most dangerous, with officers sometimes required to make split-second decisions on whether actions they take could compromise their cover or put themselves or others in danger, experts say.
When Teryan Rucker was just 5 years old, he found a home away from home that kept him occupied after school.
For two guys skateboarding across the country, a stop in Gainesville on Thursday was day 33, mile 700.
JEFFERSON - While they are doing OK financially for now, Jefferson City Schools officials are casting worried glances at the budgets for upcoming years.
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text: Zubin Jelveh covers economics and finance for Portfolio.com. Prior to joining the website, he reported on economics and the Treasury market for Reuters. He also worked as a Web producer for the New York Times, creating multimedia packages for the newspaper's Business Day section. Jelveh has a B.A. in economics from the University of Chicago and an M.S. from the Columbia University Graduate School of Journalism.


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Fast and simple ice hockey game. Play it alone or agains your friend.
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Park Avenue
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- Let the charm of colors make your persona more impressive with this blue shirt from Park Avenue. Hook up with comfort and roll with time as you adorn this shirt fashioned using linen. It goes well when paired with a formal trousers.
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Having unwanted fat in different locations of your body can have a significant influence on your health and self-esteem. While traditional weight loss through exercise and diet is a great method to lose weight in general, even the best workouts can't target issue locations like the tummy, inner thighs, arms, and butts. Liposuction is a time tested treatment that is used to get rid of excess fat from particular locations of the body, permitting an individual to shape and contour their body to their taste. Is liposuction right for you? Learn now.
Pros of Liposuction
There are numerous benefits to this cosmetic procedure, consisting of:
• Instantly obvious changes. Unlike conventional weight loss, liposuction develops changes that are right away visible in the body. Some distinction is obvious right away, and the wanted outcomes are normally attained in just a couple of days.
• Proven and safe. This cosmetic procedure has been performed by experienced cosmetic surgeons all over the world for years and the method has been improved over and again to be safe and efficient.
• Recovery time is usually quick. The downtime required after having this kind of treatment is normally much less than exactly what is required for other kinds of cosmetic procedures, including tummy tucks, breast reduction, and more. People who have had the procedure can typically go back to work far more quickly than they expected and can return to living a healthy, active way of life.
• Weight reduction can be long-term. With the ideal upkeep techniques, the fat that was removed 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 conventional diet plan and exercise can provide. Providing individuals this power over their bodies increases self-confidence and assistance individuals feel their very best.
While there countless advantages to liposuction, there are naturally a few caveats that need to be taken into account prior to making the decision to progress with the procedure.
Cons of Liposuction
Prior to having actually liposuction done, it is necessary to analyze the prospective drawbacks of the treatment and figure out if the benefits outweigh the dangers in your specific case. Your surgeon can help you learn more about the threats associated with the treatment and can assist you decide if progressing is the best thing for you.
• Problems with basic anesthesia. Because liposuction is carried out under basic anesthesia, the procedure brings the very same threats as any other type of surgical treatment where general anesthesia is utilized. Underlying medical conditions might increase these dangers.
• Negative responses. Bruising, bleeding, and discomfort are all to be anticipated, nevertheless, in unusual cases can cause more substantial issues.
• The potential to gain the weight back. After having liposuction done, it is vital to keep a healthy diet plan and exercise appropriately as advised by your physician. Failure to do so might cause acquiring back the weight that was lost or possibly a lot more.
There are threats associated with liposuction, for numerous individuals, the benefits far exceed them. Inform yourself about the procedure by having extensive discussions with your specialist and think about how liposuction has the possible to affect you as a distinct individual. Just you and your specialist can figure out if liposuction will offer you with the results you are trying to find within your expectations.
Laser Liposuction procedure is a new non invasive procedure to loose unwanted bodyfat in Rockfield KY
Laser liposuction is a newer, minimally intrusive procedure that involves heating the fat cells to melting point and removing the melted fat through a small cannula. The procedure is normally done right in your physician's workplace and is an outstanding alternative for individuals 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 shape the body you've constantly wanted.
Contact a Specialist in your Rockfield KY today.
If you're considering liposuction as a weight-loss option, it's important that you discuss your desires with a certified plastic surgeon in your area. Your surgeon will carry out a total test and health history survey to figure out if liposuction can benefit you and help you reach your physical and emotional objectives. Call today for a consultation and learn more about how liposuction can help you accomplish the body of your dreams.


text:
Lebanon ended 2015 with a population of 5,850,743 people, which represents an increasea of 238,647 people compared to 2014.
Lebanon ranks No. 112 among196 countries which published this information in countryeconomy.com.
The male population is greater, with 3,353,324 men, representing 59.75% of the total, compared to 2,258,772 or 59.75% women.
Lebanon has a high population density, with 560 people per square km and it was in position 185th in our ranking of density population in 2015 .
In this page we show you the progression of the population in Lebanon. You can see the population in other countries in population and see all the information about Lebanon in Lebanese economy.


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THIS IS A DIRECTORY PAGE. Britannica does not currently have an article on this topic.
Learn about this topic in these articles:
history of the Netherlands
...France and in Flanders lived the Morini; to the north of them, between the Schelde River and the sea, the Menapii; in Artois, the Nervii; between the Schelde and the Rhine, the Eburones and the Aduatuci; and, in what is now Luxembourg, the Treveri. North of the Rhine, the Frisii (Frisians) were the principal inhabitants, although the arrival of the Romans brought about a number of...


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Go beyond basic brines with turkeys that are infused with the flavors of herbs, fruits and even cured meats.
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Alex's Turkey + Stuffing
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Bobby Flay makes a smoked turkey with all the fixings in Santa Fe.
Get Cooking Channel on your TV.


text:
Having unnecessary fat in numerous locations of your body can have a substantial influence on your health and self-confidence. While conventional weight loss through exercise and diet plan is an excellent way to lose weight overall, even the best exercises can't target problem locations like the tummy, inner thighs, arms, and buttocks. Liposuction is a time checked treatment that is used to remove excess fat from particular locations of the body, permitting an individual to shape and contour their body to their liking. Is liposuction right for you? Learn now.
Pros of Liposuction
There are numerous benefits to this cosmetic treatment, including:
• Immediately visible modifications. Unlike conventional weight-loss, liposuction creates changes that are instantly noticeable in the body. Some difference is obvious immediately, and the preferred results are usually accomplished in simply a few days.
• Proven and safe. This cosmetic procedure has been performed by seasoned specialists all over the world for many years and the technique has actually been fine-tuned over and again to be safe and efficient.
• Healing time is usually quick. The downtime needed after having this kind of treatment is usually much less than exactly what is required for other kinds of cosmetic procedures, consisting of tummy tucks, breast reduction, and more. People who have had the treatment can frequently return to work far more rapidly than they prepared for and can return to living a healthy, active way of life.
• Weight-loss can be long-term. With the right upkeep methods, the fat that was gotten rid of throughout the liposuction procedure will not return.
• Complete control over your physique. With liposuction, a person can have complete control over how they want to look, beyond exactly what standard diet plan and exercise can provide. Giving people this power over their bodies enhances self-confidence and help individuals feel their very best.
While there countless advantages to liposuction, there are obviously a few cautions that need to be considered before making the final decision to move on with the treatment.
Cons of Liposuction
Before having actually liposuction done, it's important to analyze the possible downsides of the procedure and determine if the advantages surpass the dangers in your specific case. Your specialist can assist you find out more about the dangers associated with the procedure and can help you choose if moving forward is the ideal thing for you.
• Problems with basic anesthesia. Because liposuction is performed under basic anesthesia, the treatment carries the very same risks as any other kind of surgery where general anesthesia is used. Hidden medical conditions may increase these risks.
• Unfavorable reactions. Bruising, bleeding, and discomfort are all to be anticipated, however, in unusual cases can trigger more significant issues.
• The possible to get the weight back. After having liposuction done, it is important to maintain a healthy diet plan and exercise appropriately as suggested by your physician. Failure to do so might cause acquiring back the weight that was lost or perhaps much more.
Although there are dangers associated with liposuction, for many individuals, the advantages far surpass them. Educate yourself about the procedure by having in-depth discussions with your specialist and consider how liposuction has the possible to impact you as a distinct individual. Just you and your surgeon can identify if liposuction will supply you with the results you are trying to find within your expectations.Laser Liposuction procedure is a new non invasive procedure to loose unwanted bodyfat in Danville VA
Laser liposuction is a newer, minimally invasive procedure that includes heating the fat cells to melting point and eliminating the melted fat through a small cannula. The treatment is normally done right in your doctor's workplace and is an outstanding option for individuals who have less than 500 ml of fat to remove from any one location. Laser liposuction can be a safe, complementary treatment to weight loss in order to shape the body you have actually always desired.
Contact a Surgeon in your Danville VA today.
If you're considering liposuction as a weight reduction option, it is very important that you discuss your desires with a certified plastic surgeon in your location. Your cosmetic surgeon will perform a total test and health history survey to determine if liposuction can benefit you and help you reach your physical and psychological goals. Call today for an examination and learn more about how liposuction can help you achieve the body of your dreams.


text:
IP Change Information for 10/20 Maintenance
Contained are the IP changes that are going to occur with today's maintenance.
We apologize for the late notice of the IP changes that are going to occur as we worked out some issues with the migration.
We will take care of all the DNS changes for you.
If you are not sure what your servers Ip is, you can ping the servers hostname. Doing so will give you the servers IP address. If you aren't sure how to ping your servers, hostname check out our UserVoice article here.
Once you have your servers IP, you can cross reference it with the list of IP's in the left column below. Your new server IP is to the right of your old IP. The server location is to the right of your new IP.
Admins can also log into their Voice Control panel to see the server's new IP.
If you have any question site admins can contact support using our live chat on site or you anyone can email email@example.com.
Thank you for your patience as we transition your voice servers over to a more cloud-based system that will ensure the greatest voice server quality you deserve.
oldIp newIp location
v- Old IP v- New IP
188.8.131.52: -> 126.96.36.199
184.108.40.206: -> 18.104.22.168
126.96.36.199: -> 220.127.116.11
18.104.22.168: -> 126.96.36.199
184.108.40.206: -> 184.108.40.206
126.96.36.199: -> 188.8.131.52
18.104.22.168: -> 22.214.171.124
18.104.22.168: -> 220.127.116.11
^Old IP ^New IP
oldIp newIp location
v- Old IP v- New IP
126.96.36.199 -> 220.127.116.11
188.8.131.52 -> 22.214.171.124
18.104.22.168 -> 184.108.40.206
18.104.22.168 -> 188.8.131.52
220.127.116.11 -> 22.214.171.124
184.108.40.206 -> 126.96.36.199
220.127.116.11 -> 126.96.36.199
126.96.36.199 -> 22.214.171.124
184.108.40.206 -> 18.104.22.168
184.108.40.206 -> 220.127.116.11
^Old IP ^New IP
oldIp newIp location
v- Old IP v- New IP
184.108.40.206 -> 126.96.36.199
18.104.22.168 -> 220.127.116.11
188.8.131.52 -> 188.8.131.52
22.214.171.124 -> 188.8.131.52
22.214.171.124 -> 184.108.40.206
126.96.36.199 -> 220.127.116.11
126.96.36.199 -> 220.127.116.11
184.108.40.206 -> 184.108.40.206
^Old IP ^New IP
Voice Server/ Network Provider Migration - OCT 17, 18,19
Edit for clarification: This is only affecting customers who have a Voice Servers provided by Gamer Launch. Customers websites have not been DDoS'd and this network migration will not affect your site.
Due to ongoing DDOS related problems with our upstream mitigation providers we are working to migrate our network to a more cloud-based system to ensure less frequently large-scale problems. We will be performing these changes on OCT 17-19.
We will provide more details as they are available. There will be numerous IP changes as a result of this migration, and we will work with all customers to ensure a smooth transition. We apologize for the short notice as many parts of this migration are contingent upon upstream providers. We do anticipate that all customers will have their ips changed and that their servers may be offline between 10-to-30 minutes during the migration.
The migration will affect TS3, Mumble and Ventrilo hosted in the US-East, US-West, US-Central, European and Australian regions.
We appreciate your time and apologize in advance for any inconvenience that this will cause to you while we attempt to stabilize our network from the recent and very large uptick in DDoS-attack related issues. We will be posting more information as we have it here.
You can always contact us via email at email@example.com or by the Intercom live chat Monday - Friday 9 AM to 5 PM Eastern Standard Time.


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The Zizimaak are a species of sentient insectoids avians that are native to Kathol. The DarkStryder created genetically to serve as scouts. The race eventually escaped and formed their own society. The Zizimaak despised their creator, the Darkstryder, and developed a friendly alliance with the Charr Ontee and the Yapi though they fed on the Segmi. Unlike the other genetically made servants of the Kathol or Darkstryder, the Zizimaak had no connection with the mystical Ta-Ree life energy that existed on the homeworld of the Kathol. They aided the FarStar crew and helped fight against the Imperial Moff Kentor Sarne.


text: 1800-1899 Suchet David David Suchet Great Britain Pryce Jonathan Jonathan Pryce British Broadcasting Corporation. Rigg Diana Diana Rigg Ustinov Peter Peter Ustinov Erman John John Erman 1935 Great Britain. New Video Group. Hawthorne Nigel Nigel Hawthorne Feature films 2001 Kings and rulers Cunliffe David David Cunliffe nyu Redman Joyce Joyce Redman 1915 2012 New York Drama 49378866 Victoria & Albert. Volume 1 Victoria and Albert en 2001 "Kept isolated from the court by her domineering mother, Victoria seems unprepared for the throne when King William IV dies. But the teenage queen shows surprising strength and resolve, defying her mother's schemes to seize power, and puts her full faith in the political counsel of Lord Melbourne, the Prine Minister--an alliance that would prove troublesome in the future."--Container. History 49378866 Hamilton Victoria Victoria Hamilton 1971 Goldsmith John John Goldsmith 2016-07-22 Crush Digital Video (Firm) Arts and Entertainment Network. Distributed by New Video Victoria Queen of Great Britain Victoria 1819 1901 9780767041317 0767041313 Albert Prince Consort consort of Victoria Queen of Great Britain Albert 1819 1861 Arts and Entertainment Network Firth Jonathan actor. Jonathan Firth


text:
The Ripon High and Ripon Christian girls golf teams will be represented in next week's Sac-Joaquin Section Division V Tournament.
Vannida Nguyen finished the Valley Oak League regular season undefeated, and Sierra clinched a No. 2 seed for the Sac-Joaquin Section Division II team playoffs with an 8-1 destruction of visiting Kimball on Monday.
Twenty five points were not enough in Sierra's Valley Oak League showdown with visiting Lathrop on Monday.
RIPON - Ripon High has instilled a great formula for success in its team. The Indians have done it each week, eight times, and the once-beaten Hilmar Yellowjackets were the most recent victim. The Indians simply score more than their opponent, and Friday's 42-7 Trans Valley League victory was no different.
In a match that was likely going to come down to the No. 5 golfers on both teams, Manteca and Sierra locked up for an epic Valley Oak League contest won by the Timberwolves 274-278 Thursday at Manteca Park Golf Course.
RIPON - Ripon High's rematch with Escalon didn't last as long as their Trans-Valley League opener back on Sept. 18, but second-year coach Adrienne Uecker came away more satisfied with Thursday's effort.
The Weston Ranch tennis team has had its fair share of tough luck on the season, but everything came together for the squad Thursday in its Valley Oak League victory over the Sonora Wildcats 8-1.
The Weston Ranch Cougars have made climbs throughout this Valley Oak League season. The group has put together competitive contests against the hierarchy of the league and that continued Thursday with a 1-1 tie against East Union High.
After seeming less than interested in winning Wednesday's Valley Oak League matchup with Weston Ranch, the Manteca Buffaloes started playing. Only it was a little, too late for the Buffaloes, falling to the Cougars in five, 25-19, 25-18, 20-25, 14-25 and 15-13.
Led by medalist Brooke Riley, East Union captured its fifth consecutive Sierra Invitational title Wednesday at Manteca Park Golf Course.
Arik Anaya's clutch goal in the 77th minute helped Ripon escape Hughson with a 2-1 victory on Wednesday.
Sierra High was able to pull out one during its trip to Oakdale, but that would be it in 18-25, 10-25, 26-24, 12-25 loss Wednesday in Valley Oak League play.
The hard work started during the hot summer days, and Manteca High's girls tennis team hasn't cooled off since.
There was nothing extraordinary about the first 25 minutes of Sierra's Valley Oak League matchup with host East Union, but after Nicholas Gonzalez's first goal at the 27-minute mark things changed in a hurry for Sierra.
Ripon High's Sienna Starck finished the final two holes 3-over but had a good enough start to hold off Jenny Wickham to earn low-medalist honors Tuesday at Jack Tone Golf Course.
Page 196 of 390
OAKDALE - The defending Sac-Joaquin Section Division III champion Ripon High boys water polo team opened Valley Oak League play Monday with a 16-10 victory at ...
Page 6 of 6
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text:
The median home value in Liberty Hill, TX is $207,900.
This is
higher than
the county median home value of $186,600.
The national median home value is $177,414.
The average price of homes sold in Liberty Hill, TX is $207,900.
Approximately 57.33% of Liberty Hill homes are owned,
compared to 28.67% rented, while
14% are vacant.
Liberty Hill real estate listings include condos, townhomes, and single family homes for sale.
Commercial properties are also available.
If you see a property you're interested in, contact a Liberty Hill real estate agent to arrange a tour today!
Learn more about Liberty Hill Real Estate.
2 houses & 15 acres! Main-Open Floor Plan! 2 Living Areas, Wonderful Custom Built-Ins! Kitchen w/ SS Appliances, Double Ovens & Wine Refrigerator! Breakfast Bar! Master Down & Bath has access to Balcony! Cultured Marble Vanities, Sep. Shower & Jetted Tub! 4 Spacious Bedrooms upstairs, 2 Jack-n-Jill Baths! Large Beautiful Loft Gameroom! Pool w/Waterfall! Covered Porch w/ Outdoor Kitchen! Cabana/Exercise Room & Bar! Barn & Coop! Wet Weather Creek! 2nd Home-2048 sq.ft! 3 bedroom 2 bath, Separate Drive!
Beautiful area & gated community. AG EXEMPT! Quick access to Hwy 29. 4 bedroom w/3 full bath or 3 bedrooms & gameroom! Large Living w/Vaulted Ceilings & Beautiful Beams! Wonderful Country Kitchen w/Perfect Breakfast Island, SS Appliances, Many cabinets & counter space. Spacious Bedrooms & Closets throughout! Large Office w/closet. Master bath w/ huge Walk-in closet, Double Vanity, Large Walk-in Shwr & jetted Tub. Vaulted covered patio & private backyard w/view 30X30 Shop. Many Trees! Shared Pond!
Beautiful and private 10 acre homesite. Mature oak trees, end of road privacy and backs to large acreage ranch. Agriculture Exemption in place for low, low taxes. Enjoy a secluded country lifestyle close to major thoroughfares for quick access to shopping, dining, schools and more. City water and electric available at street, septic required. Sensible restrictions with quality homes on similar acreages on both sides. Possible panoramic views with a little brush clearing and innovative design.
Rare find - 3.5 acres in highly sought after Liberty Hill ISD with no HOA! Property is fenced for livestock and has a goat shed. Perfect building site with Bear Creek access at the back of the property. Buyer to confirm type of home allowed.
Developers: Planned for 62 1+ acre spectacular homesites or a luxurious gentleman's ranch. Located in Liberty Hill, with easy access from Ronald Reagan or Hwy 183, you are in close proximity to Downtown Austin and Killeen. This 86 acre, heavily wooded property includes gentle slopes and hills as well as open fields. Stunning hill country views in all directions. Spectacular views toward the San Gabriel River from the northern perimeter. City water is within 1,000 feet. Electric on property.
Jaw dropping 6+ acre lot in highly desirable Sundance Ranch. Gated mature community and feeding to the highly desirable Liberty Hill ISD. Equestrian community, bring your horses! Survey available and ready to build - bring your own builder.
Jaw dropping 6+ acre lot in highly desirable Sundance Ranch. Gated mature community and feeding to the highly desirable Liberty Hill ISD. Equestrian community, bring your horses! Survey available and ready to build - bring your own builder.
Perfect flat land to build your dream home on.Enjoy gorgeous sunsets, a spring fed stream with a grotto, hill country views. All of this country living while still being close to town, major roads, and work. Private water well and electricity is already on the property. Pick your favorite spot for your dream home and you will be set! Come and see for yourself. Now is your opportunity to own your very own piece of land! Property is located in a voluntary ETJ so there are no building restrictions.
Beautiful 10 acre lot loaded with large Oaks, Spanish Oak and Elms, some cedar has been left for wildlife. This property has 2 wet weather creeks that will run for weeks after a heavy rain, great place to put a pond where the two creeks meet. Property is loaded with wild life, white tail deer, turkey and Axis deer. Small area is fence for horses and an area around cottage is fenced for pets. The property comes with an unfinished 1 bedroom, 1 bath cottage it also has 2 lofts, living and kitchen area.
Property is located in an ETJ so there are no building requirements. Sit outside and relax while watching the stunning sun set. Wake up and head down to your natural spring fed grotto and go fishing! Just a short distance to Hwy 29, 183, and 35. Maintained country roads. Two gate entrances. Property has two structures, one metal and one wood. You also get an amazing outdoor shower. With water and electricity you are all set up and ready to go! Come out and see it for yourself!
You won't be able to find this type of property for long! Small town living, country setting, surrounded by other 4 to 6 acre tracts. Last of the river front lots in this subdivision with recent improved access to the river and a wonderful shaded grotto area. Come and build your dream home today. Commute into Austin by taking the commuter rail from Leander. Great Liberty Hill schools. Austin is close enough to work and play but if want a private retreat on the San Gabriel River, this is it!
Great parcel of land minutes from Leander,Tx.
Do not miss this rare gem located on the San Gabriel River. Stunning acreage ready for the discriminating buyer. There are 2 lots being sold together, lot 52 & 53. Lot 52 is on the Rio Ancho side with lot 53 being across the river. With over 1700 feet of the San Gabriel River this property is an outdoors men's dream. Total acreage is approximately 20 acres. The buyer of this property is able to build THREE homes on this property (1 on lot 52 & 2 on lot 53) at $599,000 for this parcel it's a steal.
Ten heavily wooded acres, 2 bedroom/2 bath farm house, with 24' X 32' workshop. This property adjoins the City of LH and has city water. Great commercial tract with easy access to Hwy 29. Join the land rush for commercial properties in Liberty Hill. Some of the companies that have purchased properties: HEB, Sonic, Chicken Express, Tractor Supply, CVS, & Valero Corner Store. + or - 20,000 residential lots are being developed in or around the Liberty Hill ISD
10 acres ready for you to build your dream home in acclaimed Liberty Hill ISD. Fully fenced and level lot offers several oak groves to nestle your dream home in. Plenty of room for animals to roam while privately situated on a cul de sac makes a quiet place for the kids to ride bikes. Vacant lots do not last long so don't hesitate to view this property. There is a HOA set up but isn't active. Deed restrictions in place.
Horse ranch available in acclaimed Liberty Hill ISD. Features all the bells & whistles for the avid horse enthusiast: Custom home, pool, barn, shed, arena, and multiple paddocks completely fenced. 30 acres for animals to roam while privately situated on a cul de sac makes a quiet place for the kids to ride bikes.
Excellent price on a Lot that includes big Hill Country Views and sits on over 1 acre. This lot backs to a newly developed pond as well and is just around the corner from the neighborhood park and community center. This area includes beautiful San Gabriel River front park and unforgettable waterfall, a pool, clubhouse, fire pit, basketball court and More! Rio Ancho is a rapidly growing gated development with many families! Come out today and see your piece of Texas Hill Country!
Great wooded acreage off a country road minutes from Cedar Park and Leander.
Great opportunity to own a little piece of Texas! Bring your own custom builder to build your dream home on this 2.07 acre lot that lays along the San Gabriel River. The gated community of Rio Ancho offers a club house, community pool, basketball court, & playground. The lot has electricity & water at the street; just needs your septic installed. Enjoy lazy evenings on your back porch enjoying the views of the San Gabriel, & even fish in its waters! A quick jaunt down Hwy 29 and 183....Austin is not far.
Great lot for your Future Dream Home! Potential to break up the lot for multiple properties! Lovely Hill Country Views! Community pool & Clubhouse for Members! Liberty Hill Acclaimed ISD!
10 ag exempt acres ready for your custom ~ beautiful entrance off of Ranch Road 1869 just South of downtown Liberty Hill ~ recent cedar posts with 6' horse fence around entire perimeter ~ crushed limestone road base thru property ~ two underground storage tanks installed ~ two tack rooms/storage/tool sheds ~ two cross-fenced pastures w/pass thru gates to separate livestock including shelters for animals, troughs and hay corrals in both pastures ~ stock tank ~ This property has multiple build areas
A charming and unique three bedroom country home situated in the middle of 21.21 rolling acres 18.69 of which is AG exempt. Great for horses and livestock. Would also be ideal for investors as the land has road frontage on three sides making it a perfect property for subdividing. Just miles away from Liberty Hill, Leander and Bertram, this place is perfect for getting away from the city noise and enjoying the sounds of nature while relaxing under the stars in the outdoor hot tub. A must see!
One if a kind, this home site offers beautiful views of the river valley and is just down the road from the community center. Rio Ancho is a gated hill country community connecting the beauty of the San Gabriel River valley through walking trails and a property owner's park, which includes a private club house, basketball court, pool and playground.
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- Lot Size: 50X208
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United States District Court, E.D. California
June 26, 2014
JUAN CARLOS ROBLES, Plaintiff,v.AGRESERVES, INC., et al., Defendants.
ORDER DENYING PLAINTIFF'S MOTION TO REMAND (Doc. 4)
JENNIFER L. THURSTON, Magistrate Judge.
Juan Carols Robles ("Plaintiff") seeks to have this action remanded to Kern County Superior Court. (Doc. 4.) Defendant AgReserves, Inc., doing business as South Valley Farms ("AgReserves"), opposes remand, asserting the Court has subject matter jurisdiction. (Doc. 8.) The Court found the matter suitable for decision without argument and took the matter under submission pursuant to Local Rule 230(g) on June 20, 2014. For the following reasons, Plaintiff's motion to remand is DENIED.
I. Factual and Procedural Background
Plaintiff initiated this action in Kern County Superior Court, Case No. S-1500-CV-281375-DRL, by filing a complaint against AgReserves, Inc.; The Church of Jesus Christ of Latter Day Saints; South Valley Farms; Jorge Campos;[1] and Jay Payne. (Doc. 1-1 at 5.) Plaintiff alleges he was employed by AgReserves and the Church of Jesus Christ of Latter Day Saints "as a pesticide and chemical driver, and a farm worker, " beginning in February 2013. ( Id. at 7, ¶ 8.) Plaintiff alleges Campo was his "supervisor and foreman" and is "a Mormon belonging to the Church of Jesus Christ of Latter Day Saints." ( Id. ) Plaintiff is "Mexican and Catholic, " and asserts that he "was subjected to... [a] continuous, severe, and pervasive campaign" of harassment based upon his national origin and religion by Campo. ( Id. at 7-8, ¶¶ 8, 10.) In addition, Plaintiff alleges that while he worked for the defendants, he was not "allowed to take his 30 minute meal breaks and any rest breaks, " and that Campo "hit[] him when he asked for meal breaks." ( Id. at 9, ¶15.)
Plaintiff alleges Campo commented on the Stupid Mexicans' referring to Plaintiff almost every day." (Doc. 1-1 at 7, ¶9(a).) Plaintiff asserts Campo "thought and told Plaintiff several times that he was above all the Mexicans." ( Id. at 8, ¶9(c).) Plaintiff asserts that one day, Campo "shot... his hunting rifle at the direction o[f] Plaintiff and other workers." ( Id. at 7, ¶9(c).) According to Plaintiff, this "shooting incident was harassment based on Plaintiff's national origin." ( Id. ) Further, Plaintiff asserts Campo would make comments "almost every day" regarding his religion, such as:
"Your religion is nothing, less than my religion;"
"I'm a better person than you guys because your religion is less than my religion;"
"You are less than me. I have a better job than you guys. I'm a Mormon and you guys are less than me;" and
"My religion is on top. We are better than anyone else."
(Doc. 1-1 at 8, ¶ 10.) Plaintiff asserts he complained to Jay Payne, the manager, regarding Campo's actions on or about February 11, 2013, but his complaints were ignored. ( Id. at 9, ¶ 11.)
According to Plaintiff, in mid-February 2013, he complained to Campo "about not getting meal and rest breaks and asked to be allowed a meal break." (Doc. 1-1 at 9, ¶ 16.) He asserts that Campo "hit [his] arm continuously several times and started driving his truck, " in which Plaintiff was the passenger." ( Id. ) Plaintiff alleges that he "asked to get out of the truck, " but Campo "did not stop and continued driving for about 15-20 minutes falsely imprisoning Plaintiff against his will." ( Id. ) On another occasion, Plaintiff asserts Campo "caused a danger chemical/pesticide to be thrown under Plaintiff's truck" after Plaintiff "made safety complaints... stating that the chemical that the Defendants were using were creating health hazards (sic) for Plaintiff burning and scaring his face." ( Id. at 10, ¶17.) Further, Plaintiff complained the truck he was given was "dangerous to drive" because it had bad brakes and "the tractor seat was loose which caused Plaintiff to injure his knee." ( Id. )
Plaintiff alleges that he complained to Payne again on March 20, 2013 that Campo "was harassing him about religion, and his national origin, shooting at him, [and] throwing chemicals under his car, all because of religion and ethnicity." (Doc. 1-1 at 9, ¶ 12.) Plaintiff alleges Payne told him to put the complaints in writing, which he presented to Payne "on or about March 28, 2013, and on April 2, 2013. ( Id. ) According to Plaintiff, on April 2, 2013, he was "fired... in discrimination and in retaliation for complaining of harassment based on religion and national origin, " and "in retaliation for complaining and needing meal breaks." ( Id., ¶¶ 13, 15, 17.) He asserts that when he was fired, Payne "prevented his exit from the office for about 5 minutes over his protest because Plaintiff refused to sign the termination papers since he did not agree with them." ( Id. at 44, ¶ 137.)
Based upon these facts, Plaintiff "filed charges of harassment, discrimination, and retaliation" based upon national origin and religion on April 4, 2013. (Doc. 1-1 at 10-15, ¶¶ 19-22, 36-39). The EEOC issued a Notice of Case Closure/Right-to-Sue Letter on February 6, 2014. ( Id., ¶ 19, 39.) In the operative complaint, Plaintiff raises sixteen causes of action for violations of Title VII; violations of California's constitution and Fair Employment and Housing Act; failure to provide rest and meal periods in violation of Cal. Labor Code § 226.7 and related Wage Orders, seeking penalties for these violations; wrongful termination in violation of public policy; and the common law torts of battery, assault, false imprisonment, and intentional infliction of emotional distress. ( See generally Doc. 1-1.)
On April 16, 2014, AgReserves filed a Notice of Removal, asserting the Court has subject matter jurisdiction over the complaint because Plaintiff "alleged claims brought under Federal law, including Harassment, Discrimination and Retaliation based on national origin in violation of Title VII of the Civil Rights Act of 1964, 42 U.S.C. § 2000 et seq., and Harassment, Discrimination, and Retaliation based on religion in violation of Title VII of the Civil Rights Act of 1964, 42 U.S.C. § 2000 et seq." (Doc. 1 at 2.) Plaintiff filed his motion to remand on May 16, 2014, asserting "diversity and federal question jurisdiction does not exist and the removal was procedurally defective." (Doc. 4 at 3.) Plaintiff asserts the "[f]ederal jurisdiction is not exclusive with respect to [his] Title VII claims" and requests that the Court "decline jurisdiction because state causes of action are substantially predominate in this case." ( Id. at 3.)
II. Removal Jurisdiction
Pursuant to 28 U.S.C. § 1441(a), a defendant has the right to remove a matter to federal court where the district court would have original jurisdiction. Caterpillar, Inc. v. Williams, 482 U.S. 286, 392 (1987). Specifically,
Except otherwise expressly provided by Act of Congress, any civil action brought in a State court of which the district courts of the United States have original jurisdiction, may be removed by the defendant or defendants, to the district court of the United States for the district and division embracing the place where such action is pending.
28 U.S.C. § 1441(a). District courts have "original jurisdiction of all civil actions arising under the Constitution, laws, or treaties of the United States." Id. at § 1331.
A party seeking removal must file a notice of removal of a civil action within thirty days of receipt of a copy of the initial pleading. Id. at § 1446(b). Removal statutes are to be strictly construed, and any doubts are to be resolved in favor of state court jurisdiction and remand. See Gaus v. Miles, 980 F.2d 564, 566 (9th Cir. 1992). The party seeking removal bears the burden of proving its propriety. Duncan v. Stuetzle, 76 F.3d 1480, 1485 (9th Cir. 1996); Abrego v. Dow Chem. Co., 443 F.3d 676, 683-85 (9th Cir. 2006); see also Calif. ex. rel . Lockyer v. Dynegy, Inc., 375 F.3d 831, 838 ("the burden of establishing federal jurisdiction falls to the party invoking the statute"). The Court may remand an action to state court for lack jurisdiction or for defect in the removal procedure. 28 U.S.C. § 1447(c).
III. Discussion and Analysis
As an initial matter, Plaintiff asserts that "the removal notice only refers to 28 USC § 1441(b) as the basis for removal." (Doc. 4 at 5.) However, AgReserves noted the removal was proper because Plaintiff "alleged claims brought under Federal law." (Doc. 1 at 2.) It appears the citation to 28 U.S.C. § 1441(b) was made in error, and AgReserves filed an Amended Notice of Removal correcting the citation to 28 U.S.C. §1441(a), which permits the removal for actions over which the Court has original jurisdiction. Because AgReserves seeks removal on the grounds that the Court has subject matter jurisdiction, the Court need not address the issue of diversity of citizenship under § 1441(b).
A. Procedural Defect
Plaintiffs assert the Notice of Removal filed by AgReserves is procedurally defective, because "the individual defendants are not joined to the notice removal." (Doc. 4 at 5.) In cases involving multiple defendants, such as the current matter, the "rule of unanimity" requires that all defendants must join in a removal petition. Wisconsin Dep't of Corrections v. Schacht, 524 U.S. 381, 393 (1998) (citing Chicago, Rock Island, & Pacific Railway Co. v. Martin, 178 U.S. 245, 248 (1900)); see also Ely Valley Mines, Inc. v. Hartford Acc. & Indem. Co., 644 F.2d 1310, 1314 (9th Cir. 1981) ("all defendants who may properly join in the removal petition must join"). The "rule of unanimity" applies "only to defendants properly joined and served in the action." Emrich v. Touche Ross & Co., 846 F.2d 1190, 1193 n.1 (9th Cir. 1988).
In the Notice of Removal, AgReserves asserted Jorge Campos and Jay Payne were not "formally served as of the filing." (Doc. 1 at 2.) In response, Plaintiff asserts that he "served the individual Defendants on March 17, 2014 via substitution of service which is proper because both Defendants lived and worked... where they were served." (Doc. 4 at 3, citing Guleser Decl. ¶¶4-6 and Exh. 2-3.) Although maintaining they did not receive service when Plaintiff alleges, Jay Payne and Jorge Campos filed their answers to the complaint on June 6, 2014, and indicated their consent to removal. (Docs. 6, 7.)
Importantly, the Ninth Circuit has determined that a defendant may join the removal after the notice has been filed. See, e.g., Destfino v. Reiswig, 630 F.3d 952, 956-57 (9th Cir. 2011) (while all properly-served defendants must join in a petition for removal, "[i]f this is not true when the notice of removal is filed, the district court may allow the removing defendants to cure the defect by obtaining joinder of all defendants prior to the entry of judgment"); Soliman v. Philip Morris Inc., 311 F.3d 966, 970 (9th Cir. 2002) (a procedural defect that has been cured "does not warrant... remand of the matter to state court"). Because the defendants consented to removal, the procedural defect identified by Plaintiff has been cured, and remand is not warranted. See Soliman, 331 F.3d at 970.
B. Subject Matter Jurisdiction
The district court is a court of limited jurisdiction, and is empowered only to hear disputes "authorized by Constitution and statute." Kokkonen v. Guardian Life Ins. Co. of Am., 511 U.S. 375, 377 (1994); Exxon Mobil Corp v. Allapattah Servs., Inc., 545 U.S. 546, 552 (2005). Pursuant to 28 U.S.C. § 1331, the district court has jurisdiction over civil actions arising under federal laws. The Ninth Circuit explained that an action "arises under" federal law "where federal law creates the cause of action or where the vindication of a right under state law necessarily turn[s] on some construction of federal law." Republican Party of Guam v. Gutierrez, 277 F.3d 1086, 1088-89 (9th Cir. 2002) (citation, internal quotation marks omitted). The presence of subject matter jurisdiction is governed by the "well-pleaded complaint rule, " under which the Court has jurisdiction "only when a federal question is presented on the face of the plaintiff's properly pleaded complaint." Caterpillar, Inc. v. Williams, 482 U.S. 386, 392 (1987).
Here, Plaintiff's first and second causes of action for "harassment, discrimination and retaliation" arise under Title VII of the Civil Rights Act of 1964, codified at 42 U.S.C. § 2000e, et seq. (Doc. 1-1 at 10, 14.) Although Plaintiff asserts "federal question does not exist" over these claims (Doc. 4 at 9), Title VII provides that "[e]ach United States district court... shall have jurisdiction of actions brought under this title." 42 U.S.C. § 2000e-5(f)(3). However, the Court has subject matter jurisdiction over Title VII claims only when a plaintiff has exhausted his administrative remedies. Lyons v. England, 307 F.3d 1092, 1103 (9th Cir. 2002). Here, Plaintiff alleges that he exhausted his administrative remedies and has received a "right-to sue letter" from the EEOC. ( See Doc. 1-1 at 10-15, ¶¶ 19-22, 36-39). Consequently, a federal question is presented on the face of Plaintiff's complaint, and the Court has subject matter jurisdiction over the action. See 28 U.S.C. § 1331.
C. Supplemental Jurisdiction
When the Court has original jurisdiction over an action, the Court "shall have supplemental jurisdiction over all other claims" that are "part of the same case or controversy." 28 U.S.C. § 1367(a). "Nonfederal claims are part of the same case' as federal claims when they derive from a common nucleus of operative fact' and are such that a plaintiff would ordinarily be expected to try them in one judicial proceeding.'" Trs. of Constr. Indus. & Laborers Health & Welfare Trust v. Desert Valley Landscape & Maint., Inc., 333 F.3d 923, 925 (9th Cir. 2003) (quoting Finley v. United States, 490 U.S. 545, 549 (1989)) (internal quotations omitted). However, the Court "may decline to exercise supplemental jurisdiction over a claim" when:
(1) the claim raises a novel or complex issue of State law,
(2) the claim substantially predominates over the claim or claims over which the district court has original jurisdiction,
(3) the district court has dismissed all claims over which it has original jurisdiction, or
(4) in exceptional circumstances, there are other compelling reasons for declining jurisdiction.
28 U.S.C. 1367(c). Further, the Supreme Court has determined the Court may decline supplemental jurisdiction "where the alleged claims under the constitution or federal statutes clearly appears to be immaterial and made solely for the purpose of obtaining federal jurisdiction or where such claim is wholly insubstantial and frivolous." Bell v. Hood, 327 U.S. 678, 682-83 (1946).
Here, Plaintiff asserts the that Court "should decline supplemental jurisdiction" because "[o]nly two causes of action out of 16 causes of action are based on Title VII" and "[s]tate law causes of action constitute 87% of this complaint." (Doc. 4 at 4, 9.) According to Plaintiff, his "claims of FEHA, meal and rest break penalty, common count for work and labor performed, reasonable value of work labor performed (quantum meriut), California Labor Code Section 226 penalties, California Labor Code Section 558 penalties, and California Labor Business and Professions Code violations substantially dominate the case." ( Id. at 8-9.) Plaintiff observes that these claims, as well as his claims for wrongful termination and intentional infliction of emotional distress, "have different elements of proof and different damages than the Title VII claims." ( Id. at 9.)
On the other hand, AgReserves argues the Court should exercise supplemental jurisdiction over the causes of action based upon state law because Plaintiff's "federal and state law claims involve substantially the same facts and witnesses." (Doc. 8 at 13.) AgReserves asserts each cause of action "is based upon events that occurred during [Plaintiff's] two months of employment at AgReserves." ( Id. ) Summarizing the claims in issue, AgReserves asserts:
Robles allege the Campo harassed, discriminated, retaliated against, assaulted, and falsely imprisoned him based upon Robes' national origin and his religion, and for complaining about not getting his breaks and unsafe work practices. [Citation.] Robles also insists that when he complained to AgReserves and Payne about his events, he was fired in retaliation and falsely imprisoned.
( Id., citations omitted.) According to AgReserves, the evidence the company "would... present in its defense would be substantially the same as the claims are of the sort that would normally be tied together." ( Id. at 13-14.)
As AgReserves observes, Plaintiff's state law claims share a common nucleus of facts supporting the claims arising under Title VII. Specifically, Plaintiff alleges he "complained of harassment and discrimination by CAMPO[] based on religion, national origin, and unsafe conditions in the workplace such as unsafe handling of chemicals by CAMPO[], unsafe tractor treat, not being allowed to take meal and rest breaks and battery and assault by CAMPO[]." (Doc. 1-1 at 35 ¶ 117, emphasis added.) Based upon the allegations of the complaint, the state wage and hour claims for failure to provide rest and meal breaks, as well as the intentional torts, involve the same facts as those supporting Plaintiff's claims for discrimination and retaliation in violation of Title VII. Consequently, the state law claims do not predominate over the federal cause of action, because the state and federal claims would require Plaintiff to establish the same facts. See Picard v. Bay Area Reg'l Transit Dist., 823 F.Supp. 1519, 1527 (N.D. Cal. 1993) (concluding that state law claims did not predominate where the same conduct formed the basis of the state and federal claims and would require "virtually the same evidentiary presentations at trial"). In light of the common underlying facts, Plaintiff "would ordinarily be expected to try [all of his claims] in one judicial proceeding." See United Mine Workers v. Gibbs, 383 U.S. 715, 725 (1966). Accordingly, it is appropriate for the Court to exercise supplemental jurisdiction over Plaintiff's claims arising under state law.
IV. Conclusion and Order
AgReserves has carried its burden to demonstrate that the Court has jurisdiction over the matter, because the Court has original jurisdiction over the Title VII claims. See Gaus, 980 F.2d at 677-67. Plaintiff's assertion that the Court should not exercise jurisdiction over the matter is unavailing because the state law claims do not substantially predominate the action. According, IT IS HEREBY ORDERED that Plaintiff's motion to remand is DENIED.
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Spiced Pork Medallion
Total Time
Prep 20 mins
Cook 5 mins
Delicious recipe from Yahoo Low Fat Recipes. The seasonings can be used for any meat, I really like using it with chicken as well as pork. My brother who hates pork loves these medallions. The red currant jelly can be replaced by regular strawberry jelly, I did that until we went and actually bought currant jelly. It tastes good both ways.
Ingredients Nutrition
- 2 (3/4 lb) pork tenderloin
- 1 teaspoon salt
- 1⁄2 teaspoon ground cinnamon
- 1⁄4 teaspoon ground black pepper
- 1⁄8 teaspoon ground nutmeg
- 1⁄8 teaspoon ground cloves
- 1 tablespoon vegetable oil
- 1⁄4 cup red currant jelly
- 2⁄3 cup chicken broth
- Trim any fat and sinew from pork tenderloins.
- Cut each tenderloin crosswise into 4 pieces.
- Between 2 sheets of waxed paper, place pork pieces cut side up.
- Pound with meat mallet (or rolling pin) until each piece is a 1/2 inch thick medallion.
- In medium bowl mix salt, cinnamon, pepper, nutmeg, and cloves.
- Dip both sides of medallions into the mixture.
- In 12 inch cooking skillet, heat oil over medium-high heat until very hot.
- Add pork medallions and cook 5 minutes per side or until they lose their pink color throughout.
- Remove pork to warm platter.
- Stir currant jelly into drippings in skillet until melted.
- Stir in chicken brother and heat to boiling.
- Spoon sauce over pork.
Most Helpful
TOO Salty!!!! overpowered a nice blend of seasonings and sauce
So loved this recipe. I might use a little less salt but other than that it was perfect. Even my son who is not a meat lover loved it. I just need to make more next time!! Thanks for sharing this recipe.