text:
The tenant, who asked not to be identified by name, received a letter from her landlord, as the law requires, 90 days before she would be required to renew her lease. This letter informed her that if she chose to continue her lease, her rent would go up two percent if she chose a one-year extension, or four percent if she chose a two-year extension. Confused and concerned by the conflict this information presented with the New York City Rent Guidelines Board's decision to implement a rent freeze, she approached Assemblyman Farrell for help.
After speaking with Assembly staff in Albany, Assemblyman Farrell clarified how rent increases operate in this tenant's case. Under the Rent Guidelines Board's currently applicable rent increase guidelines (which apply to new and renewal leases between October 1, 2014 and September 30, 2015), her landlord can only raise the rent by one percent for a one-year lease and 2.75 percent for a two-year lease. Because her renewal falls before September 30 of this year, she will not be able to take advantage of the rent increase guidelines issued on June 29; however, they will apply to her next renewal.
Assemblyman Farrell then informed the tenant how rent increases would work in her case. If she chose the one-year lease renewal now, her rent would increase by one percent for the next year, until the lease expires in 2016. However, if she again chose a one-year renewal when her lease expires in 2016, the rent would remain the same. It would only increase if she chose, at that time, to renew for two years at the two percent increase.
"Taking the time to help tenants understand and fight for their rights is something I have always done even before the beginning of my career in the Legislature," Assemblyman Farrell said. "Tenants who live in the 71st Assembly District are always welcome to visit my staff or myself in the District Office to learn what their rights are under the Rent Laws. If you have any questions about the new Rent Laws or any other subject, please feel free to call my District Office at (212) 234-1430."
Hello. My name is Earnestine Bell-Temple. I am a District Leader in the 71st Assembly District, which includes Harlem, Washington Heights and Inwood, and I am speaking before you today on behalf of Assemblyman Denny Farrell. He is required to be in Albany for the Legislative Session today, but has asked me to read the following on behalf of his constituents, who are urgently in need of the assistance and justice that you may provide.
Please allow me to say, clearly and immediately: no rent increase this year. As a matter of fact, you must reduce the rents. People are struggling and suffering. You can, and must, help them.
Costs go up. That is what they do. It is a part of life, and we all accept that. But, in some cases, costs go down. This is what has been happening in the recent past.
Years ago, the cost of doing business as a landlord rose steadily. The cost of heating and maintaining a building climbed steadily. But of late, these costs have gone down, sharply in some cases. Heating oil, for instance, costs far less today than it did just a few years ago.
And yet, the landlords cry out for your help. They complain that their costs are exceeded by the revenues they collect as rent. This position runs contrary to the evidence, and to common sense.
Think of the tenants. Last week (Friday, June 5), the federal government reported that wages have gone up by an average of three-tenths of one percent. That is 0.003. A third of a penny for each dollar in earnings. And this increase is remarkable in its strength compared to the recent past.
Now, compare that to the growth in rents. The disconnect is shocking.
This is not justice.
As I have said to you in the past...
Please, think of the tenants. People are suffering. You have it within your power to help them
Again, please lower the rents. Thank you.
SAME AS No same as
SPONSOR Wright (MS)
COSPNSR Heastie, Farrell, O'Donnell, Aubry, Crespo, Glick, Silver, Kavanagh, Gottfried, Lentol, Mosley, Pretlow, Rosenthal, Bichotte, Cook, Davila, Dinowitz, Joyner, Linares, Moya, Pichardo, Robinson, Rodriguez, Sepulveda, Walker, Abinanti, Benedetto, Colton, DenDekker, Jaffee, Brook-Krasny, Ortiz
Amd S17, Chap 576 of 1974; rpld S2 sub 2 (n), amd Emerg Hous Ren Cont L, generally; amd S2, Chap 329 of 1963; amd S10, Chap 555 of 1982; amd S4, Chap 402 of 1983; amd S46, Chap 116 of 1997; rpld S5 sub a 13, amd Emerg Ten Prot Act of 1974, generally; rpld S26-504.2, S26-403 sub e 2 sub (k), S26-405 sub g 1 sub (l) & (n), amd NYC Ad Cd, generally; amd S213-a, add S3012-c, CPLR; amd S241.05, add S241.03, Pen L; amd S235-e, RP L; amd SS282-a & 284, Mult Dwell L; rpld S27 sub (h), Chap 4 of 2013
Relates to the control and stabilization of rent.
A07526 Memo:
An act to amend chapter 576 of the laws of 1974 amending the emergency housing rent control law relating to the control of and stabilization of rent in certain cases, the emergency housing rent control law, chapter 329 of the laws of 1963 amending the emergency housing rent control law relating to recontrol of rents in Albany, chapter 555 of the laws of 1982 amending the general business law and the administrative code of the city of New York relating to conversion of residential property to cooperative or condominium ownership in the city of New York, chapter 402 of the laws of 1983 amending the general business law relating to conversion of rental residential property to cooperative or condominium ownership in certain municipalities in the counties of Nassau, Westchester and Rockland and the rent regulation reform act of 1997, in relation to extending the effectiveness thereof; to amend the administrative code of the city of New York, the emergency tenant protection act of nineteen seventy-four and the emergency housing rent control law, in relation to the regulation of rents; to amend the emergency tenant protection act of nineteen seventy-four, the emergency housing rent control law, and the administrative code of the city of New York, in relation to deregulation thresholds; to amend the administrative code of the city of New York, the emergency tenant protection act of nineteen seventy-four and the emergency housing rent control law, in relation to recovery of certain housing accommodations by a landlord; to amend the administrative code of the city of New York and the emergency tenant protection act of nineteen seventy-four, in relation to limiting rent increase after vacancy of a housing accommodation; to amend the administrative code of the city of New York and the emergency tenant protection act of nineteen seventy-four, in relation to the declaration of emergencies for certain rental housing accommodations; to amend the administrative code of the city of New York, the emergency tenant protection act of nineteen seventy-four and the emergency housing rent control law, in relation to approval of major capital improvement rent increases and in relation to extending the length of time over which major capital improvement expenses may be recovered; to amend the administrative code of the city of New York, in relation to waivers of rent adjustments; to amend the administrative code of the city of New York, the emergency tenant protection act of nineteen seventy-four and the emergency housing rent control law, in relation to adjustment of maximum allowable rent; to amend the administrative code of the city of New York and the emergency tenant protection act of nineteen seventy-four, in relation to hardship applications; to amend the emergency tenant protection act of nineteen seventy-four, in relation to the declaration of housing emergencies for rental housing accommodations located in buildings owned by certain limited-profit housing companies; to amend the administrative code of the city of New York, in relation to the filing of an overcharge complaint; to amend the penal law, in relation to harassment of a rent regulated tenant; to amend the civil practice law and rules, in relation to residential rent overcharges; to amend the administrative code of the city of New York and the emergency housing rent control law, in relation to the establishment of rent adjustments; to amend the real property law, in relation to the duty of a landlord to provide written receipts and notification of non-payment of rent; to amend the multiple dwelling law, in relation to coverage of interim multiple dwellings and owner obligations; to amend the civil practice law and rules, in relation to prerequisites and certificate of merit in an eviction proceeding and to repeal subdivision (h) of section 27 of chapter 4 of the laws of 2013 amending the real property tax law relating to exemption from taxation to alterations and improvements to multiple dwellings to eliminate fire and health hazards, relating thereto; and to repeal paragraph (n) of subdivision 2 of section 2 of chapter 274 of the laws of 1946, constituting the emergency housing rent control law, paragraph 13 of subdivision a of section 5 of section 4 of chapter 576 of the laws of 1974, constituting the emergency tenant protection act, subparagraph (k) of paragraph 2 of subdivision e of section 26-403 and subparagraphs (l) and (n) of paragraph 1 of subdivision g of section 26-405 of the administrative code of the city of New York and section 26-504.2 of the administrative code of the city of New York related thereto
The purpose of this bill is to extend the various provisions of the Rent Stabilization and Rent Control Laws and the General Business Law relating to the conversion of residential property to cooperative or condominium ownership, for an additional four years, until June 15, 2019. The bill is also intended to enhance tenant protections for rent regulated tenants. It addresses issues including: preferential rent, civil penalties, tenant harassment, vacancy decontrol, income and rent deregulation thresholds, landlord recovery of apartments, vacancy increases, expanded coverage for former project-based Section 8 and Mitchell-Lama developments, major capital improvement rent increases, individual apartment improvement rent increases, eligibility for an alternative hardship rent adjustment, rental overcharge complaint examination, rent increases for rent controlled tenants, receipts, notification of non-payment, and certification of court filings. Additionally, it allows owners and tenants to continue to apply for coverage under the loft law and makes related provisions of Chapter 4 of the Laws of 2013, which relate to the loft law, permanent.
* Sections one through six would extend rent regulation provisions and General Business Law provisions pertaining to cooperative and condominium conversion for an additional four years, from June 15, 2015 until June 15, 2019.
* Sections seven and eight would prohibit owners from adjusting the preferential rent upon renewing a tenant's lease. An increase in the preferential rent upon vacancy would be prohibited if the vacancy was caused by a landlord's violation of the warranty of habitability.
* Sections nine through fourteen would increase civil penalties for tenant harassment. A violation of an order of the Division of Housing and Community Renewal (DHCR) would result in a civil penalty of at least $1,000, but not more than $2,000, for the first offense; and at least $2,000, but not more than $4,000, for each subsequent offense. Harassment of a tenant to obtain vacancy of his or her housing accommodation would result in a civil penalty of at least $2,000, but not more than $5,000, for the first offense; and at least $10,000, but not more than $15,000, for each subsequent offense, or for a violation consisting of conduct directed at the tenants of more than one housing accommodation.
* Sections fifteen through twenty-one would repeal provisions of New York State and New York City laws that remove units from rent stabilization or rent control upon vacancy when the legal regulated rent is $2,500 or more. Additionally, the bill would reregulate certain units that were deregulated pursuant to vacancy decontrol prior to December 31, 2014.
* Sections twenty-two through twenty-five would address high-income/high rent deregulation by increasing the income threshold from $200,000 to $225,000, and increasing the monthly rental threshold from $2,500 to $3,500.
* Sections twenty-six through twenty-nine would permit a landlord to recover only one housing accommodation as a primary residence, either: for his or her own personal use and occupancy, or for the use and occupancy of the landlord's immediate family. The bill would prohibit such a recovery if a tenant has occupied an apartment for fifteen or more years.
* Sections thirty and thirty-one would reduce, from 20% to 7.5%, the amount by which rent may be increased upon vacancy.
* Sections thirty-two and thirty-three would include former federal Section 8 projects in the category of housing covered by rent regulation laws, even if such projects were constructed after 1974. The section would apply only to former federal Section 8 projects whose contracts are no longer in effect after the effective date.
* Sections thirty-four through forty-six would establish that rental increases associated with major capital improvements (MCIs) are to be surcharges to the legal regulated rent, and therefore must be separately designated and billed as such. The authorized surcharge for MCIs would cease after the cost of improvements is recovered. When calculating the surcharge, the cost of the MCI would be reduced by any grant provided therefor by the New York State Energy Research and Development Authority (NYSERA). The bill would also require that MCI rent adjustments be offset by 100% of the total annual tax abatement benefits and any tax abatement benefits that were received prior to such adjustments, provided that they are the result of participation in the J-51 program.
* These sections would also reduce the rent increase amount that a landlord could collect, for a building, from 1/40th to 1/84th of the cost of individual apartment improvements (IAIs). The bill would establish that rental increases associated with IAIs are to be surcharges to the legal regulated rent. The authorized surcharge for IAIs would cease after the cost of improvements is recovered. The bill would require DHCR to issue a schedule of reasonable costs (based on regional costs), within 120 days of the bill's enactment, for upgrades and improvements that may be claimed as a basis for an adjustment of rent. Landlords would be required to file an explanation of how the vacancy rent was computed with DHCR, along with all documents necessary to support the collection of such increase, within 30 days of a tenant signing a vacancy lease. DHCR would then issue an order approving or disapproving such increase in whole or in part. No increase would be permitted if MICR determines that the owner has outstanding hazardous violations or is not maintaining all required building-wide services.
* Sections forty-seven and forty-eight would increase the current ownership period, from three years to six years, for an owner to be eligible apply for an alternative hardship exemption.
* Section forty-nine would bring into rent regulation, buildings that were owned by a Mitchell-Lama limited-profit housing company, where the company has voluntarily dissolved, regardless of the building's initial occupancy date. The section would apply only to Mitchell-Lama buildings whose limited-profit housing company dissolved after the effective date of this bill.
* Sections fifty through fifty-six would provide that when considering cases of fraud and/or outstanding orders issued by DHCR, a court or hearing officer may consider evidence based on circumstances that occurred more than four years prior to the filing of an overcharge complaint. These sections would also allow a court or DHCR to consider, in determining the legal regulated rent, any year where a landlord has not timely filed an annual rent registration statement as required by law. An owner or a landlord would be required to, upon the offering of a lease to prospective tenant, provide such tenant with the documentation, the scope of which would be determined by DHCR, used to support any allowable increases in the legal regulated rent during the previous four years.
* Sections fifty-seven and fifty-eight would establish the crime of second-degree harassment of a rent-regulated tenant. An owner would be guilty of second-degree harassment of a rent-regulated tenant when they intentionally impair the habitability of a housing accommodation, or create or maintain a condition, which endangers the safety or health of a tenant, with the intent to cause the tenant to vacate. Second-degree harassment of a rent-regulated tenant would be a class A misdemeanor.
* Sections fifty-nine through sixty-one would require DHCR to cap the percentage rent increase available to owners of rent controlled apartments at a rate equal to the average of the last five years of the Rent Guidelines Board adjustments for one-year renewal leases.
* Section sixty-two would require a lessor, or any agent of the lessor authorized to receive rent, to provide the lessee with a written receipt upon the payment of rent for residential purposes in the form of cash, or any instrument other than the personal check of the lessee. The written receipt must contain the date of payment, the amount, the identity of the premises and period for which paid, and the signature and title of the person receiving the rent. If a request is made by a lessee for a written receipt upon the payment of rent in the form of a personal check, such request shall remain in effect for the duration of such lessee's tenancy. If a payment of rent is made directly to a lessor or its agent, a lessee would receive a written receipt immediately. If a payment of rent is made indirectly to a lessor or its agent, a lessee would receive a written receipt within ten business days of the receipt of payment. If a lessor or its agent does not receive payment for rent within ten business days of the date specified in the lease agreement, such lessor or agent would be required to send the lessee a written notice, within two business days, indicating such failure to receive such rent payment. Failure of a lessor or its agent to provide a lessee with a written notice of non-payment of rent may be used as an affirmative defense by the lessee in an eviction proceeding based on the non-payment of rent.
* Section sixty-three and sixty-four would remove the six month time limit under which applications for registration as an interim multiple dwelling or for coverage of residential units must occur. It would also make changes to the law necessary to implement continued enrollment.
* Section sixty-five would make permanent provisions of chapter 4 of the Laws of 2013 pertaining to lofts. This included: the reduction of minimum unit size required to be covered; the prohibition of coverage on units in a building with hazardous activities that are continuing on the date of submission for coverage; the reduction in the percent of rent increases allowed for coming into various stages of compliance for fire and safety standards; and allowing the Loft Board to make cases by case determination on incompatible uses in the building.
* Section sixty-six would require the filing of a certificate of merit in any eviction proceeding or in any action to reregulate a rent-regulated unit.
* Section sixty-seven would establish an immediate effective date.
Rent Regulation Laws Rent Control and Rent Stabilization in New York State provide protection to approximately 2.5 million tenants across the State. In 2014, there were over 1.05 million rent-regulated units in New York City, representing almost 50% of the City's entire rental stock.
The basis for rent regulation is a housing emergency, defined as a vacancy rate below 5%. According to the Housing and Vacancy Survey (HVS), conducted by the U.S. Census Bureau every three years, the vacancy rate in New York City and some surrounding counties has consistently remained under 5%. Two of the most recent reports showed a vacancy rate in New York City of 2.91% in 2008 and 3.12% in 2011. Initial findings for the 2014 HVS report demonstrate a City-wide rental vacancy rate of 3.45% during the period between February 2014 and May 2014.
As the vacancy rate in New York City and some surrounding counties has consistently remained under 5% since the State's first rent regulation laws were enacted after World War II, it is essential for the State to build stronger and more effective protections for tenants during this chronic housing shortage. For rent regulation laws to continue to protect tenants and keep housing affordable, rent laws must be strengthened and deregulation-causing loopholes closed. For example, there is no oversight or approval mechanism for individual apartment improvement (IAI) increases, and the increase can be made in addition to any other rent increase to which the landlord is statutorily entitled. Because the IAI occurs in a vacant apartment, a new tenant has no way of knowing what the rent should be, and if work allegedly done justifies the increase.
Building owners are also currently allowed to increase the amount of rent based on major capital improvements (MCIs) to their buildings on a schedule to recover all costs within a seven year period. However, tenants have been forced to continue to pay for MCIs long after its costs have been recovered. This bill seeks to balance the conflicting concerns of maintaining affordable housing and insuring adequate incentives for investment in MCIs in order to preserve and improve our housing stock.
With the shortage of housing in New York City and its surrounding areas, vacancy decontrol only further erodes the stock of rent-regulated housing. Vacancy decontrol can be an incentive for owners of rental housing to withhold services and use forms of harassment to cause rent-regulated tenants to vacate their units. In some instances, renovation costs have been inflated, or even falsified, in order to drive apartment rents to the $2,500 threshold for deregulation upon vacancy. There is an urgent need to repeal these statutory provisions, in order to preserve affordable housing in New York City and protect low- and middle-income families.
In addition to the aforementioned, this bill would make several other significant changes to address losses to rent-regulated housing and strengthen the rent laws in order to protect tenants and support New York communities. This bill is an important step in guaranteeing that the residents of New York can access quality and safe affordable housing.
New legislation.
None to the State.
A larger-than-expected audience attended a Town Hall Meeting jointly sponsored by Assemblyman Farrell and City Council Member Mark Levine, which featured a number of top housing officials who were invited to the District to meet with members of the public and discuss housing issues of local concern.
During the meeting, which ran for more than three hours, about 150 members of the community had the opportunity to speak directly with these housing experts about their concerns over problems like illegal deregulation of affordable housing, the shortage of affordable apartments, and other issues. The meeting room at Church of Intercession is able to hold 100 people, meaning that the audience spilled out into the hallway.
Because of the many important issues that were raised during the meeting, Assemblyman Farrell and the other participants are working to develop in-depth answers to questions raised by the community and offer help to those who need it.
Assemblyman Farrell recently joined Mayor de Blasio, City Council Speaker Melissa Mark-Viverito, City Council member Ydanis Rodriguez, former City Council Member Robert Jackson, Manhattan Borough President Gail Brewer and other officials to mark the near-completion of a new affordable housing project at 155th Street and St. Nicholas Avenue.
The mixed-use project, called the Sugar Hill Development, brings together a preschool, on-site museum, and 124 units of affordable housing. The project began in 2008 with support from Assemblyman Farrell and other officials, and was completed by Broadway Housing Communities using a mix of public and private funds.
"The opening of the Sugar Hill Development is hugely important for this community," Assemblyman Farrell said. "Broadway Housing Communities has created a unique space for residents and neighbors alike. I am proud to be here today."
According to Mayor de Blasio, the Sugar Hill development is an example of rejuvenation, renewal, community involvement and community leadership. Both the affordable housing component and the early education component tie in with his administration's plans to improve the quality of life in New York City, the mayor remarked.
Assemblyman Farrell joined Mayor Bloomberg and other elected officials Thursday, July 19, for a groundbreaking ceremony at the site of the future Sugar Hill Development, a 124-unit affordable housing complex and youth museum at West 155th Street and St. Nicholas Avenue.
The 13-story, $80 million Broadway Housing Communities project, which was partially funded by New York State, replaces an aged parking garage. Construction on the Development is slated to end in spring 2014.
"Finding safe, decent housing has always been a problem in Manhattan and throughout New York City, but finding safe and affordable housing can feel impossible. Just recently, a study was released that showed the median monthly rent in Manhattan is $3,125, up 8 percent from last year alone. These affordable apartments are an important step in the right direction, and I am happy to see the progress being made here today," Assemblyman Farrell said.
Aside from the affordable housing component, which includes 25 units of supported housing, the project will include an early childhood education center and the Sugar Hill Children's Museum of Art and Storytelling, which will seek to chronicle the history of the neighborhood.
Room 923
Legislative Office Building
Albany, NY 12248
(518) 455-5491
Black & Puerto Rican Caucus
The Honorable Sheldon Silver
Speaker, New York State Assembly
Legislative Office Building Room 932
Albany, NY 12248
Dear Speaker Silver,
I am writing to support the continued negotiations pertaining to Assembly bill A10798, of which I am a co-sponsor and which is presently in my Ways and Means Committee.
This bill, as you know, pertains to crucial tax abatements for capital improvements that are intended to reduce fire and safety hazards in multi-unit buildings. A10798 is related to your earlier housing bill, A10071, which would extend tax abatements for co-op and condo owners.
As you may know, I agreed to co-sponsor A10798 in order to demonstrate my support of provisions in this bill which protect co-operatives in my district and throughout New York City.
But, at the time I agreed to sign on to A10798, I was not fully aware that when provisions of A10071 were incorporated into A10798, including language to extend tax benefits for real estate developers through the J-51 program, the language of A10798 neglected to include any additional protections for the many tenants in my district and around New York City. I recall that protections for tenants were discussed, but I was surprised when I received the finished product, which did not include any additional language protecting tenants.
I believe that it is imperative that this tenant protection language must be added to the bill. Possible additions may include reforms of the Rent Guidelines Board to make this body more accountable to tenants, inclusion of rent controlled tenants under the Rent Guidelines Board for lease renewal increases, protection for tenants with "preferential rents" from large rent increases, and a significant readjustment for how Major Capital Improvement Increases are dealt with, as has been proposed by our colleague, Daniel O'Donnell, in a new bill.
As much as I would like to support and protect co-op owners, I may be forced to withdraw my support of A10798 and remove my name from the bill if we are not able to fulfill our promise to better protect tenants.
Herman D. Farrell, Jr.
Assemblyman Farrell joined tenant advocates and 40 members of the NYS Black, Puerto Rican, Hispanic and Asian Legislative Caucus today to express strong support for renewing the rent laws, strengthening tenant protections and ending vacancy decontrol, the process by which apartments are priced out of the rent regulation system by the landlords.
Farrell pointed out that the last time the rent laws were renewed, then-Gov. Pataki worked on behalf of the landlords, not the tenants. Current Governor Andrew M. Cuomo is working to make sure that a bill that will protect tenants' rights is passed into law, Farrell said.
Lawmakers and advocates say improvements to the rent laws must be made before the laws expire June 15, which could place tenants who live in rent-regulated apartments in jeopardy and remove many apartments from the system.
Over two million New Yorkers live in about one million rent regulated apartments throughout the City. Nearly one quarter of those renters live below the poverty line. Northern Manhattan in particular has seen rents skyrocket, pricing renters out of homes they have lived in for years or decades.
"Renewing our rent laws is one of the most important actions the New York State Legislature must take this year," Farrell said. "Thousands of tenants will be at risk of sky-high rents and eviction without the protection of the rent laws.
"Tenants matter. Their rights matter. And housing permanency matters to the ongoing stability of our City and State. The rent laws are a perfect example of why government and laws exist: to protect the poor and weak from the strong and powerful.
As reflected in the 2010 Federal Census, the people who live in my district struggle with some of the lowest incomes in our City, while living in what is arguably its' most expensive borough. Just three years ago, these people, who are already burdened with high rents that consume a large portion of their income, were told that landlords would be allowed to raise their rents. Now is not the time to raise the rents again.
More must be done to keep housing affordable, not allow it to grow more expensive as cuts to the City's budget endanger the future of housing support programs, shelters, and other resources low-income New Yorkers need to avoid ending up on the street. Again and again, during these already trying times, New Yorkers who rent their homes are forced to dig a little deeper. Those who cannot are forced to uproot their families and upend their lives in the search for a new home, while the supply of vacant apartments remains critically low. The most unfortunate lose their homes altogether and are cast out onto the streets.
Since the 2008 rent increase, we have seen the economy improve without creating a significant number of good jobs or raising people's incomes. We have seen the price of food and other necessities rise, driven by exploding energy costs. And, most disturbingly, we have seen video in the media of a meeting of landlords, during which one of these landlords boasts of "emptying our piggy bank" to support candidates who would help landlords make more money, hurting the tenants who must pay up or become homeless.
Today, you have before you a proposal to raise the rents again, at a time when working New Yorkers are only beginning to find their feet after the end of the recent recession. This is wrong. It is not the time to bleed more money from tenants. We should be moving in the exact opposite direction. Along with my Assembly colleagues in Albany, I am fighting to not only renew the rent laws that expire next month, but strengthen them. Our legislation would make it harder for landlords to remove apartments from the pool of affordable housing, and give tenants stronger and sharper legal tools to use if their rights are trampled upon in search of greater profit. It would also stop bad landlords from hiding questionable fees in the rent.
Across our City and State, New Yorkers are finding ways to cut corners and live within their means to cope with the economy. Albany and City Hall have made deep budget cuts. And again, the landlords ask you, the Commissioners, to raise the rents. Enough. Give tenants a break and leave the rents as they are.
Herman D. Farrell, Jr.
Assemblymember 71st District
2541-55 Adam Clayton Powell, Jr. Blvd.
New York, NY 10039
Many of us live in buildings that the landlords had walked away from many years ago. At that time, our city and our neighborhoods were going through a hard time and money was tight all around. Rather than fixing their buildings it was easier for the landlords to walk away from their problem buildings when the roof sprung a leak or the boiler went bad and leave the tenants to fend for themselves.
With no one around to fix these problems after the landlords walked away, the tenants had to make the repairs themselves, but had no legal authority to do so. I helped tenants suffering from landlord neglect and abuse by organizing tenants to take control of their buildings and passing a law in Albany called the Neighborhood Preservation Act. Under this law, tenants could form not-for-profit management associations and bring court action to take control of their buildings. Some of the buildings were bought by new owners while others became tenant co-ops. These management associations helped tenants begin rebuilding their apartments and their lives, and our neighborhoods began to prosper again. One of the reasons for this prosperity is the affordable housing that was created when tenants came together to fend for themselves, without the landlord taking rents as their profit. The Neighborhood Preservation Act was so successful throughout our city that it was copied in cities across the country.
Today, landlords like Pinnacle have bought many of the buildings that were saved by the tenants, washed the windows, painted the front door, and demanded higher rents. Some landlords began to convert their buildings to co-ops or condos, which bring the landlords greater profits. The more aggressive landlords harass tenants by filing false court claims charging that the tenant actually lives in another state or otherwise has no legal right to keep the apartment. I think that some of these landlords spend more on lawyers than they do on superintendents to do repairs. This is done in hopes that the tenants will move out of their apartments, which may mean that the rent laws no longer apply to that apartment. While these landlords may claim that they are only checking up on their tenants and making sure that tenants are following the rules, it is believed that they are trying to harass tenants out of their apartments to make more money.
As this behavior became more and more common, community groups began to form to fight back. Working together, Manhattan Borough President Scott Stringer, Senator Eric Schneiderman, Assemblyman Adriano Espaillat and myself joined with tenants' associations and others in the community. A court case was brought and won that will allow a class action lawsuit against Pinnacle for their harassment of tenants. That was a major victory. I am also working with tenants at 835 Riverside Drive, whose landlord insists on keeping a faulty old boiler that frequently shuts down and can only be restarted by the superintendent. I have been told the superintendent is sometimes gone for days, which can create major problems.
Overall, these problems have become so bad that I have come to believe that it is time to change the law to stop bad landlords from abusing their tenants. Working with Senator Liz Krueger, who is sponsoring the bill in the Senate, we have written a new law that will protect tenants and co-ops from landlord harassment, baseless threats, false court actions and other ongoing problems.
Today, the state Attorney General is responsible for making sure landlords follow the law when they convert their buildings into co-ops. I believe that we must put together a special team in the Attorney General's office, including an ombudsman who will in a way act as a lawyer for the tenants and co-ops to go up against the landlords' lawyers. Too many people have been made to suffer for the sake of profit, and this kind of behavior must stop now. I hope to pass this important law during our next Session.
"Community League of the Heights has, for decades, stepped up to support our community," Assemblyman Farrell said. "It was good to see these volunteers, some of whom had never visited our city before, also doing good deeds for our community."
The volunteers, who traveled from Europe, Asia and points around the globe to participate in this and other exercises, gave an "extreme makeover" to a food pantry and community garden run by CLOTH, replacing shelves and fencing and planting new greenery in the outdoor site.
During the last year 8,000 food packages are distributed from the pantry each month, a notable increase from the 7,000 packages which were handed out each month in 2008, said CLOTH's Executive Director Yvonne Stennett. The 57-year-old community development corporation has run the pantry since the 1970s, she said.
Stennett said the event took shape after CLOTH applied to the Bank's employee participation program, which the organization became aware of during their work with the Bank on housing development financing issues. Over the course of three days, volunteer workers performed an intensive rehabilitation, which was of particular help in the food pantry, which had not been upgraded in five years, Stennett said.
"More and more people are relying on food pantries to help feed their families. By rehabilitating CLOTH's pantry, these volunteers have not only improved an area but will also help improve lives," said Earnestine Bell-Temple, an aide to Assemblyman Farrell who attended the event.
"I think it was rewarding for many of these volunteers," Stennett said, calling these persons "excited to do good" during what was for many their first visit to New York.
I want to thank you for the opportunity to testify on the proposed rent increases.
These are extraordinarily difficult economic times and any increases in rent would impact greatly on my constituents. This hardship would be felt most acutely by senior citizens and the disabled who are already struggling to cope with increases to the cost of their utility bills and food. The thought that seniors might have to once again choose between paying their bills and eating causes me great concern.
With the mission of the RGB to establish rent adjustments for the approximately 1 million dwelling units subject to the rent stabilization law, it seems only fair to use a formula that balances the scale for all, and not to tilt in the direction of the wealthy. While it is true that our neighborhood is not a poor one, it is also true that many of our neighbors are already struggling to get by. I fear that approving a rent increase could result in more evictions and more tenants being forced into shelters or out onto the streets.
In their haste to profit from gentrification, some landlords have tried to remove tenants without just cause and many false eviction cases have been brought based on false information. A number of these cases have been brought against senior citizens, for whom the mere thought of an eviction case is a frightening prospect. These actions and many others make these buildings highly profitable.
The landlords don't need your help to make more money.
But notwithstanding this, the landlords automatically and continuously claim that their operating expenses have risen during the last year while testifying at your annual hearings.
The facts are that owners of rent regulated units have the right to receive hardship increases if they do not receive a certain rate of return on their investments. However, the rent regulated real estate market continues to be one of the most consistently profitable investments in New York City. For many years, up to the present, landlords have disagreed with this assessment. The problem lies in their consistent refusal to open their books, giving them the opportunity to prove their claims. Their refusal leaves me suspicious of the integrity and motive of their claims. The well-being of my constituents is too important to me to believe statements that have been, and continue to be, unproven. It is my hope that you will give substantial consideration to the above-presented facts when you deliberate on this issue of supreme importance to my constituents and to other residents of our great city.
Tenants are already facing the loss of their jobs and increasing prices of energy, food and other necessities. They don't need to you raise their rents as well.


text:
A massive transportation bill approved in the Senate Wednesday restores federal transit benefits that dropped at the start of the year, making them equal to the federal parking perks.
The transportation reauthorization bill calls for boosting the transit benefits that workers can receive either as a pre-tax paycheck deduction or outright perk from a maximum of $125 a month to $240.
That could be a boon to local transit agencies and riders because many commuters rely on the benefit to pay for Metro, Virginia Railway Express, MARC or other transit trips. At VRE, about 68 percent of the system's riders use some form of the transit benefits, while Metro estimates that some 270,000 use its SmartBenefits program. Many federal workers get the benefit directly so their entire rides are covered.
Metro had forecast that losing the full benefit would cost the agency 2.8 percent of its rail ridership. VRE has noticed about 200 fewer trips each day.
The bill would even make the upgrade retroactive to Jan. 1, when the reduced level took effect, though experts have said that would logistically impossible to enact.
The deal isn't done yet, though. The House has to approve its version of the bill, then differences must be settled between the two versions.
"There's no reason for Congress to grant preferential treatment for individuals driving to work over those taking public transportation," said Gerard Bridi, president of Edenred USA, a national provider of commuter benefits. "With gas prices soaring and more people turning to public transit, Congress should encourage commuters to use public transportation, not penalize them."

subset: commoncrawl


text:
Refugees and asylees, as well as some other classes of nonimmigrants such as certain citizens of the Federated States of Micronesia and the Republic of the Marshall Islands, are authorized to work because of their status and have no expiration date on their employment authorization. Such individuals should check "An alien authorized to work," write "N/A" in the first space because their employment authorization does not expire., He or she should then write their Alien Number or Admission Number in the second space, You may not require that the individual include an expiration date or request to see a document containing an expiration date. The individual may choose to present a Form I-94/I-94A that does not have an expiration date or any combination of documents from the Lists of Acceptable Documents. The information from the documents presented from the Lists of Acceptable Documents is for completion of Section 2, and not Section 1. Refusing to hire employment-authorized individuals because they are unable to provide an expiration date on Form I-9 is a violation of the anti-discrimination provision in the INA.
Official Website of the Department of Homeland Security


text:
OC3D Reviews ›› All
Anidees AI Crystal Tempered Glass Case Review
Cases & Cooling | 08/08/2016
It's been a while since we've looked at a case, so with Anidees billing their latest offering, the new AI as "not just a case with a glass side panel", we thought what better place to start.
PowerColor RX 480 Red Devil - RushKit
GPU & Displays | 07/08/2016
Let's have a quick look at the PowerColor RX 480 Red Devil. Will it be a performance demon or just an imp?
AMD RX470 - ASUS Strix and Sapphire Nitro Review
GPU & Displays | 04/08/2016
The latest Polaris GPU is here in the form of the RX 470, and we have two to put through their paces.
OC3D News ›› All
OCUK Tech Labs Chameleon Hardline Review
Systems | 03/08/2016
A first for us here at OC3D, a GTX 1080 system with hard line water cooling available in a selection of colours. You know you want it...
Coolermaster Masterkeys Pro L White Keyboard Review
Input Devices | 02/08/2016
If you loved the features of the Masterkeys Pro L full RGB but couldn't stretch to the asking price, then the all white LED version should be right up your alley.
ASUS RX480 Strix Crossfire Review
GPU & Displays | 01/08/2016
This is the review we've all been waiting for. How much performance can you get from a CrossfireX pair of RX480s? Particularly if they're ASUS Strix variants.
Creative Sound Blaster iRoar Review
Audio | 31/07/2016
In the mood for some room-filling volume in a compact package? The Creative iRoar is just the thing.
ASUS Rampage V 10th Anniversary Edition Review
CPU & Mainboard | 30/07/2016
Following on from our preview we finally put the Rampage V Edition 10 through the OC3D testing mill and see how it stacks up.
Sapphire RX 480 Nitro+ OC - RushKit
GPU & Displays | 29/07/2016
You have all requested it and now we can confirm it. We have the Sapphire RX 480 Nitro+ OC in for review. Let's have a quick look.
Palit GTX1070 Game Rock Review
GPU & Displays | 28/07/2016
Palit has long proved popular with the budget conscious gamer and we take their GTX 1070 Game Rock for a spin.
EVGA GTX 1070 Superclocked Review
GPU & Displays | 27/07/2016
The Superclocked range from EVGA has been near the forefront of sales for years, and we put their latest GTX 1070 version to the test.
MSI Z170A MPOWER Gaming Titanium Preview
CPU & Mainboard | 27/07/2016
The MSI Z170A Titanium has a wealth of features to tempt you, and we show you them all.
Corsair ML120 & ML140 Magnetic Levitation Fan Review
Cases & Cooling | 22/07/2016
Let's have a look at Corsair's new Maglev ML120 and ML140 fans. Are they as quiet as Corsair claim?
Zotac GTX1060 AMP! Review
GPU & Displays | 19/07/2016
Our final GTX 1060 review for the day is the Zotac AMP!. Compact dimensions and a factory overclock are just the beginning.
ASUS GTX1060 Strix Review
GPU & Displays | 19/07/2016
The second of our GTX 1060 release date trilogy, the ASUS Strix. A full size card with their DirectCU III cooler and a beefy overclock.
Nvidia GTX 1060 Founders Edition Review
GPU & Displays | 19/07/2016
If the GTX 1070 proves too rich for your blood then maybe the GTX 1060 is the card for you. Promising GTX 980 performance for an affordable price, we take it for a spin.
Coolermaster Masterpulse Earbud Review
Audio | 19/07/2016
Coolermaster have taken their audio technology and applied it to a set of earbuds. We give them a listen.
Coolermaster Masterkeys Lite Keyboard and Mouse Review
Input Devices | 19/07/2016
If the full-fat Masterkeys was too rich for your blood, then the Masterkeys Lite might be right down your alley.
3DMARK Time Spy - A quick Look at Asynchronous Compute
GPU & Displays | 16/07/2016
3DMARK Time Spy has recently been released and includes an option to enable/disable Asynchronous Compute. Let's have a look at how it affects Graphics performance.
ASUS GTX1070 Strix Review
GPU & Displays | 15/07/2016
Next up from ASUS is their take upon the GTX 1070, here in AURA lit Strix guise.
Corsair M65 Pro RGB Gaming Mouse Review
Input Devices | 11/07/2016
The M65 is one of the most popular mice around and now it's been refreshed with a new sensor.


text:
Subject: Re: [htdig] Question about search engine
From: Doug Barton (email@example.com)
Date: Mon Nov 20 2000 - 11:41:29 PST
Dmitry Lesov wrote:
> Dear Sir/Madam
> I have a specific question about the search engine. I am looking for the
> search engine smart enough to target HTML pages back into original
> frame set. Does your search engine have this capability? Please
> reply ASAP.Thank You
No search engine I know of does, it's actually a very difficult problem to
solve. However, there are some javascript tricks you can use. Take a look
at http://www.zdnet.com/devhead/stories/articles/0,4413,2438662,00.html
Good luck,
-- Any sufficiently advanced technology is indistinguishable from magic. -- Arthur C. Clarke
Do YOU Yahoo!?
------------------------------------ To unsubscribe from the htdig mailing list, send a message to email@example.com You will receive a message to confirm this. List archives: <http://www.htdig.org/mail/menu.html> FAQ: <http://www.htdig.org/FAQ.html>
This archive was generated by hypermail 2b28 : Mon Nov 20 2000 - 11:49:45 PST


text:
Yet, what is the difference between the New and the Old Calvinism? Is it even possible to differentiate between them? If it is possible, it is certainly not easy. For instance, in a recent address on the New Calvinism, John Piper presented the 12 key features of the movement (see here). Yet, these 12 features could have easy been identifying various features of the Old Calvinism. In this address, Piper failed to identify what is "new" about the New Calvinism.
I would suppose that some would argue that the difference between the New and the Old Calvinism is the different emphasis placed upon contextualization, being "missional," and engaging the culture. This certainly has some truth to it, but in seeking to become more contextualized and culturally engaging, it appears that the New Calvinism has become more popular, commercialized, and pragmatic along the way. As I stated in my introduction, it is not easy to clearly differentiate between the New and the Old Calvinism. Not everyone who claims to be a New Calvinist would nicely fit into the picture I have painted, and I know I also highlighted the more concerning elements while passing by many of the positive elements of the New Calvinism. I would remind you before I close, that I truly am thankful for the New Calvinism. Yet, as long as these concerns exist, I remain happy to call myself an Old Calvinist. Why don't you join me?


text:
Father: Peter LURVEY b: 19 OCT 1679 in Ipswich,Essex,Ma
Mother: Rachel ELWELL b: 21 FEB 1687/1688 in of Gloucester,Essex,Ma
RootsWeb.com, Inc. is NOT responsible for the content of the GEDCOMs uploaded through the WorldConnect Program. If you have a problem with a particular entry, please contact the submitter of said entry. You have full control over your GEDCOM. You can change or remove it at any time.


text:
ByDirk G. LangeOne of the issues that follows us throughout life is that of identity. Who am I? How do I define myself? And then, the surprising realization and question: who defines me? I'm not the only one to construct my identity. Many currents, influences, myths, and forces outside of myself frame me and who I am. I may be American, but if I'm also a Muslim, I'm sometimes under the suspicion of terrorism. This becomes an added layer to my identity. … [Read more...]
John 12:20 – 33: Who am I?
March 21, 2012 by Leave a Comment
John 3:14-21: Bouncers and the "In" Crowd
March 15, 2012 by Leave a Comment
By Rev. Margaret AymerWho's in? Who's out? Groups that are trying to protect themselves focus heavily on this question, particularly in times of conflict and controversy. They may have great ideals about welcoming all comers, but those who approach, thinking the doors are wide open can find criteria for entry magically appear like a velvet rope at the entrance to an exclusive club. Of course, part of the argument, implicitly or explicitly, is that those who do not meet the established … [Read more...]


text:
Kanye West on Abortion
Last week Justin Bieber graced us with His views on abortion, setting the Internet ablaze. So naturally it makes sense that Kanye West would steal a 16-year-old's game and tweet his own thoughts on the controversial subject:
an abortion can cost a ballin' nigga up to 50gs maybe a 100. Gold diggin' bitches be getting pregnant on purpose. #STRAPUP my niggas!
I was going to write a response, but I think the better approach is to stuff a pillow up my shirt and tell Kanye it's going to cost him 50 grand or I'm having this baby. Apparently that's working out for a lot of people. "Aw hell naw, you, too? Damn, son, why's Matt Lauer gotta be sneakin' in and pullin' my rubbers off? Motherfuckers costin' Kanye every time his pilly pop. Aight, let's get to an ATM. I ain't payin' no child support. But I am sitting in that operatin' room. Doctor's gonna scoop correct or Kanye ain't havin' it. Surgerize that kid out myself!!!!"
Photos: Getty


text: Does anyone know about these two deposits to our Wells Fargo checking accou= nt? = = $200.00 Cash = $240.00 Check from David Stafford = = Both were made through an ATM at 2 Grant, in San Francisco, and both are da= ted as Monday 9-February on the website (though they may have been deposite= d on Friday 6-Feb). = = Mitch. = -------------- next part -------------- An HTML attachment was scrubbed... URL: http://www.noisebridge.net/pipermail/board/attachments/20090218/73324b= a1/attachment.htm


text: Attention queer drivers: GM now means 'gay marriage' Posted on 15 Jan 2009 at 10:46am Tweet Check Dallas Voice coverage of the Detroit Auto Show. как раскрутить сайт в googleиндекс цитирования сайта проверить — DallasvoiceComments (powered by FaceBook) Related posts: Attention dancing queens — especially the two-steppin' kind More on queer clones — meet the Visconti Triplets! Gay man's gruesome murder draws attention to broken mental health system LA Times has excellent photos of marriage ruling Fierce attention whore


text:
By Mike Melia, Associated Press Writer
GUANTANAMO BAY NAVAL BASE, Cuba An Afghan prisoner suffered significant weight loss and other health problems when the military subjected him to two weeks of sleep deprivation at Guantanamo in 2004, his lawyer said Friday.
Mohammed Jawad lost 10 percent of his body weight and told doctors he was urinating blood after guards subjected him to the sleep deprivation program, Air Force Maj. David Frakt, his Pentagon-appointed lawyer, said, citing records from the prison on a U.S. base in Cuba.
The records, Frakt said, contradict military claims that Jawad suffered no ill effects from what the military called its "frequent flyer" sleep deprivation program.
"It provides substantiation there was not just mental suffering but there were medical side effects," Frakt told The Associated Press.
Jawad is charged with attempted murder for throwing a grenade that wounded two U.S. soldiers and their translator in Afghanistan in December 2002. The lawyer had previously filed a motion asking a military judge to dismiss the charges because of the treatment, which he has labeled torture.
On Friday, he says he filed an additional motion for dismissal because prosecutors failed to provide records of the health effects before a hearing on the issue last month.
U.S. military prosecutors have acknowledged that guards kept Jawad awake by repeatedly moving him from cell to cell over two weeks in May 2004 but say the treatment did not amount to torture and they have urged the judge not to dismiss the charges.
A Pentagon spokesman, Navy Cmdr. Jeffrey Gordon, declined Friday to comment on Frakt's allegations, which are based on records from the prison.
In a separate motion, Frakt argues for a dismissal on the grounds that a senior Pentagon legal official may have misled the court in his testimony last month.
The lawyer said Air Force Brig. Gen. Thomas Hartmann was deliberately evasive when testifying on a hearing called to determine whether he had used what the military calls improper "command influence" to push for criminal charges to be filed against Jawad. A ruling is pending on the issue.
A spokesman for the general said Hartmann stands by his testimony and declined further comment.
In Canada, newly released documents indicate that Canadian officials knew in 2004 that a teen being held at Guantanamo Bay was being deprived of sleep for weeks to soften him up for interrogation.
The Department of Foreign Affairs reports say Canadian official Jim Gould visited Toronto-born Omar Khadr at the U.S. military base and was told by the military that measures were taken to make the then-17-year-old more pliable for interviews.
The documents, released by Khadr's lawyers Wednesday and ordered to be released by a Canadian judge last month, are marked secret. Some parts are blacked out.
One of the reports -- written by Scott Heatherington, director of foreign intelligence for Canada's Foreign Affairs Department -- said Khadr was to be placed in isolation for up to three weeks and then interviewed again.
Khadr is scheduled to face trial in October for allegedly lobbing a grenade that killed a U.S. Special Forces soldier following a firefight in Afghanistan.
Khar's lawyers say they will release a video to the media early next week of their client being interrogated by Canadian officials.
The U.S. military says it plans to prosecute about 80 of the 265 men held at Guantanamo Bay. Twenty detainees have been charged so far.
Copyright 2008 The Associated Press. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.


text:
The softball twinbill will start at 1 p.m. on the FMU Softball Field. FMU is 11-1 overall, while USC Upstate is 2-0.
The basketball doubleheader will tip-off with the women's game at 2 p.m., followed by the men's contest at 4 p.m.
Amazingly, after winning two straight PBC contests, the Patriot women (9-15, 5-8) still find themselves battling for the North Division title. FMU is tied for last place, but only two games behind division leaders UNC Pembroke and USC Aiken. FMU entertains UNCP on Wednesday night.
The GC&SU women are 16-8 and are tied for third place in the South Division standings with a 7-6 mark. Ten of the 12 Peach Belt women's teams have at least six conference losses.
FMU leads the all-time women's series 12-11, but the Lady Bobcats have won the last three meetings.
Freshman 5-10 forward Creshenda Singletary (13.0 points and 5.3 rebounds per game) continues to lead three Patriots scoring in double figures, followed by 6-0 junior forward Danielle Moore (10.7 ppg) and senior guard Jennifer Howard (10.3 ppg). Junior 5-10 forward LaWanna Leon leads GC&SU with a 10.8 ppg average.
The FMU men (9-14, 4-9) occupy fourth place in the North Division standings and will be looking to snap a four-game losing skid, while GC&SU (12-12, 4-9) is looking to move out of the South Division basement. The Bobcats lead the all-time series 16-6, but Francis Marion won last year's match-up in Milledgeville, Ga.
FMU is led in scoring by 6-6 senior forward Louis McCullough (14.5 ppg), who stands second on the Patriot career scoring list with 1,651 points, 212 points shy of Carlton Farr's all-time record. Freshman 6-5 forward Justin Dickens leads GC&SU in scoring with a 10.4 ppg average.


text:
|Message view
|« Date » · « Thread »
|« Date » · « Thread »
|"Tamilmaran (JIRA)" <jira+amq...@apache.org>
|[jira] [Commented] (AMQNET-387) no iconnectionfactory implementation found for connection uri
|Wed, 06 Jun 2012 04:31:23 GMT
[ https://issues.apache.org/jira/browse/AMQNET-387?page=com.atlassian.jira.plugin.system.issuetabpanels:comment-tabpanel&focusedCommentId=13289942#comment-13289942 ] Tamilmaran commented on AMQNET-387: ----------------------------------- Yes,I could see the Apache.NMS.ActiveMQ.dll in the output path on server side as i had referenced it previously. On the client side,it's gone as i cleaned the solution to rebuild it. It is working if i have Apache.NMS.ActiveMQ.dll in the output folder even if i didn't use it. May i know how it is being called internally...? can u get me understand the flow? > no iconnectionfactory implementation found for connection uri > ------------------------------------------------------------- > > Key: AMQNET-387 > URL: https://issues.apache.org/jira/browse/AMQNET-387 > Project: ActiveMQ .Net > Issue Type: Bug > Reporter: Tamilmaran > Assignee: Jim Gomes > > I'm facing the "no iconnectionfactory implementation found for connection uri" issue on the client system.The server side which has the broker into it, is running perfectly for topic/queue pub/sub.But the client is not working. > I have used only NMS DLL. I am not supposed to use NMS.ActiveMQ DLL. In this case, How to get rid of this issue? -- This message is automatically generated by JIRA. If you think it was sent incorrectly, please contact your JIRA administrators: https://issues.apache.org/jira/secure/ContactAdministrators!default.jspa For more information on JIRA, see: http://www.atlassian.com/software/jira
|View raw message


text:
» Print Recipe
Fiddleheads have a grassy, spring-like flavor with a hint of nuttiness and is a marriage to please the taste buds when mixed with the smooth creamy rich taste of lobster bisque.
Place the bacon grease and butter in a frying pan. Over medium high heat, fry the onions, mushrooms, celery and garlic until golden brown. Add potatoes, and fry for 2 minutes. Remove from heat and place all into a deep stock pot. Cover mixture with water or stock until water is 2 inches (5 cm) above ingredients. Add herbs, and seasonings. Boil over high heat until potatoes are half cooked, add fiddleheads and lobster. Reduce heat to medium and cook until fiddleheads are tender, about 10 minutes. Add milk, stir well and let sit 5 minutes on lowest heat, checking every few minutes to ensure milk does not burn.
Suggestion: To serve with dumplings (see recipe below) stewed in the pot, add dumplings before you add the milk and continue cooking until dumplings are ¾ cooked. Add milk and increase heat to medium, cover pot and cook until dumplings are ready, about 5 more minutes. Serve puff pasty cut with seafood-shaped cookie cutters as a replacement for breadsticks or biscuits. Or cut biscuits or toasted garlic bread into seafood shapes. (I perfer to add the puff pastry cutouts, as they keep the meal light and not take away from the unique flavor of the dish.)
» Related Recipes
» Metric Converter
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text:
Texas builds brawny domed structures to shelter citizens in hurricanes
EDNA, Texas — Most of the time, the windowless building with the dome-shaped roof will be a typical high school gymnasium filled with cheering fans watching basketball and volleyball games.
But come hurricane season, the structure that resembles a miniature version of nearby Houston's famed Astrodome will double as a hurricane shelter, part of an ambitious storm defense system taking shape along hundreds of miles of the Texas Gulf Coast.
Its brawny design — including double-layer concrete block walls reinforced by heavy-duty steel bars and cement piers that plunge 30 feet into the ground — should allow it to withstand winds up to 200 mph.
"There is nothing standard" about the building, said Bob Wells, superintendent of the Edna school district, as he stood inside the $2.5 million gym, which is set to be completed by March. "The only standard stuff is going to be the stuff we do inside."
The Edna dome is one of 28 such buildings planned to protect sick, elderly and special-needs residents who might be unable to evacuate ahead of a hurricane. First responders and local leaders will also be able to take refuge in the domes, allowing them to begin recovery efforts faster after a storm has passed.
Storm defense structures are getting increased attention in the aftermath of Hurricane Sandy, which inflicted heavy damage on the East Coast in October. The city of New York, for instance, is considering a multibillion-dollar system of sea barriers.
For Texas, a state always in danger during hurricane season, the domes offer the extra benefit of serving as recreation or community centers when not needed as shelters. They are being erected with help from the Federal Emergency Management Agency.
The gym in Edna, a town of 5,500 people about 100 miles southwest of Houston, is the second hurricane dome in Texas. The first was built in 2011 in Woodsboro, near Corpus Christi. Most of the domes will be around 20,000 square feet.


text:
|Animal Proteins Prohibited in Ruminant Feed
|FDA Comment Number :
|Submitter :
|Mrs. Nicole Morrow
|Date & Time:
|12/09/2005 03:12:35
|Organization :
|Mrs. Nicole Morrow
|Category :
|Individual Consumer
|Issue Areas/Comments
| As a consumer who has pets and who also cares about the welfare of farm animals, I am opposed to using any animal products from downer/dead animals for animal feed. I think that all animals need to be treated in a humane manner and that the downer animals need to be humanely euthanized (if they are too ill to recover) and not slaughtered for use in pet food.
Thank you for your consideration,
Nicole Morrow


text:
Thank you for reading Elliott's Email, my irreverent and incredibly helpful weekly email newsletter. Don't forget, you can subscribe to my daily email newsletter here.
What you need to know this week
Hey, who moved my border? Are airlines changing national boundaries to make more money? I look at the facts in my latest USA Today column. Please join the discussion.
Who are the top cruise bloggers? You can vote for your favorite on the latest 10best.com list.
Travelers United is coming. We are only a few hours from officially launching our new member organization for travelers. Visit Travelers United now and join.
Become the world's smartest traveler. Buy my new book, How To Be The World's Smartest Traveler, and you'll never have another bad trip. (And if you do, you know where to find me, right?)
Thank you, Refund.me. refund.me helps passengers claim up to $800 per passenger for delayed or canceled flights to or from Europe, including on US airlines. With a success rate of over 94%, they are one of the leading passenger rights specialists in Europe and operate worldwide. Check your flight today! We're grateful to Refund.me for being a site sponsor.
Want to help save the world? Sure you do. So why not get involved in Travelers United as a volunteer. We need anyone with a strong desire to help make the world a better place. Here's how to join us.
This week's burning question
Flying with a special need? I'm working on a story about special-needs passengers with mental disabilities. I'm interested in any recent stories — positive or negative — about how an airline treated you or a loved one with a disability on a flight. Here's my email address.
The latest news from Elliott
Why can't I leave a review about my vacation rental from hell?
Diana Younts' problem isn't her vacation rental from hell. That one, she fixed on her own.
Warning! Don't be blinded by these flash sales
At first it looked like an unexpected wedding present for Matt Parisi and his wife, Kimberly.
They've redefined an airline ticket – it's time to fix that
OK, here's an easy question: What's an airline ticket?
Why won't American refund my flight?
After Geoff Shaughnessy's flight from Chicago to Palm Beach is canceled, he's rebooked on another carrier.
Help! I'm having a disconnect with my cell phone insurance
Ralph Lagergren's cell phone "protection" won't protect him when he tries to invoke a buyback clause.
I didn't have a ticket, but Budget charged me anyway
I'm excited to bring back a weekly feature that probably belongs on every consumer advocacy site: "Is this a scam?"
Let's talk
I'm listening. The stories you see in this newsletter are just a starting point. I hope you'll take a minute to leave a comment, whether you agree or disagree with something I've written. Let's continue the conversation on Twitter, Facebook, LinkedIn or Google. I'm listening. And of course, I'm also here if you need me. Here's my email address.


text:
Morningstar has maintained its "accumulate" recommendation for mineral sands developer and operator
The research house says the results were marginally better than expected, although the improvement was off a very low base.
"Nevertheless, 2012 was very weak with sales volumes down 53 per cent and mineral sands revenue 30 per cent lower. Iluka shares have been heavily shorted with the market expecting a continuation of bad news so any positive news could see the shares rally quickly."
Morningstar says that although uncertainty remains around the timing of a recovery in sales volumes, it thinks the continuation of extremely weak 2012 demand conditions are unlikely.
Morningstar upgraded its 2012 earning forecast from $0.85 to $0.95 a share. Illuka reported earnings per share of 95.3¢ in 2011.
The Australian Financial Review


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text:
A federal lawsuit is accusing Texas Tech coach Tommy Tuberville and his partner of financial fraud of more than $1.7 million.
The suit, which was filed Friday in Montgomery, Ala., includes seven plaintiffs Alabama and Tennessee that are seeking damages against an Auburn-based investment company. Tuberville and TS Partners co-founder John David Stroud are named in the filing.
According to The Huntsville Times, they two are accused of mixing their clients' assets with their own, failed to file tax returns, falsified client statements, falsified fund performance reports and "generally disregarded and violated customary practices and procedures followed in the hedge fund and security investments industry."
The complaint says several people, including at least one former employee of TS Capital, have asked money be returned and have yet to receive any reimbursement.
Tuberville was involved with TS Partners after he stepped down from his job at Auburn following the 2008 season. He spent 2009 out of coaching before being hired in 2010 at Texas Tech.
Vic Hayslip, Tuberville's attorney, issued the following statement Tuesday:
Coach Tuberville was surprised to learn of the pending lawsuit involving TS Capital Partners, LLC and he categorically denies any wrongdoing which has been attributed to him in this suit. He has never even met or spoken with most of the plaintiffs and he is acquainted minimally with the few other plaintiffs only because they were employees at TS Capital Partners, LLC. Coach Tuberville absolutely never solicited any investment from any of these or other individuals. It is important to note that Coach Tuberville himself invested significant funds and has never received any return from his own investment. Accordingly, he is hopeful the plaintiffs, who were employees, can help to provide answers as to what transpired. Coach Tuberville has cooperated with every regulatory inquiry and not a single one has asserted that he was involved in any wrongdoing. He intends to vigorously defend the allegations made against him and is confident he will be exonerated.
First-place votes in parentheses.
Football coaches' poll
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text:
10820 balls ford rd.
manassas, va 20109
Neighborhood: Manassas
Comedy Hypnotist7954 Priya Ct. , Manassas VA, 20111
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This Q4 Sirius XM (NASDAQ:SIRI) is in the opposite position that it was in Q3. The most recent quarter had analysts expecting the company to report as much as 3 cents profit at one point and some even thinking 4 cents was a possible outcome. Very early on I warned investors that the debt refinancing and debt pay-down issue, while positive, would take its toll on the EPS in Q3. Just before the quarter ended most analysts fell in line with the 2 cent EPS I was expecting for Q3. As it turns out, the company reported a penny instead, booking fewer NOL benefits than I had anticipated.
Now that Q3 is behind us it is time to begin to look at Q4, and it will be positive in that analysts are behind the curve in the opposite direction this time. The street is looking for 3 cents, but the reality is that 4 cents is almost a foregone conclusion if you run the numbers. Right out of the gate we have a positive in that instead of booking $56 million in NOLs this quarter, the number should be more along the lines of $92 million. What does that mean? It means that right away we can anticipate at least 1.4 cents in the Q4 call without even looking at the revenue and cost side of the business.
By applying realistic numbers to Sirius XM we can easily arrive at a Q4 EPS of 4.2 cents. That is getting close to the 4.5 cents that would cause the company to round up and report a BIG FAT NICKLE.
As you can see, I have provided the Q3 results along side my Q4 estimates. The result is not quite a nickel, but what would it take to get there? The answer is $20,000,000. If revenue is higher, costs are trimmed, or a few other things bounce in the right direction, Sirius XM could outshine current expectations by a decent margin. Bear in mind that while I consider this model realistic, I was a bit aggressive on the revenue side and perhaps a bit aggressive on the cost side.
The bottom line here is that a 4 cent quarter is essentially in the bag, and if a few balls bounce in the right direction we could see a slim chance that 5 cents could be within grasp. As exciting as that is we must remember that absent the one time NOL benefit, the company would be reporting the 3 cents that the street is expecting.
As is often the case there are positives and negatives to anything. When the company reports Q4 earnings we will have three consecutive quarters where we have seen benefit from the NOLs from an EPS standpoint. Beginning in Q1 of next year we will see the downside of that. From an earnings point of view the company will now show the tax liability which will be negative to EPS. While no tax will actually be paid, this is a function of accounting at its finest. Remember, we got to see about $0.47 cents of benefit in 2012. Now we will see the tax liability shown.
All of that being said, Sirius XM is now on a path to beat analyst projections. I should caution that analysts will likely update expectations as the quarter progresses. In fact, I anticipate that within the next month we will see street expectations at 4 cents. I do not see any analysts getting to an estimate of 5 cents. If Sirius XM can pull it off it would be a coup of sorts.
In summary it is pretty simple to establish that a 4 cent quarter is in the bag with an outside shot at 5 cents. Analysts will pick up on this at some point so expectations may catch up, but no matter what Sirius XM is on the way to a good earnings call come early next year.
Disclosure: I am long SIRI. I wrote this article myself, and it expresses my own opinions. I am not receiving compensation for it (other than from Seeking Alpha). I have no business relationship with any company whose stock is mentioned in this article.


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18 Signs You Ain't Nothin' But A Player
Yesterday, I broke down the "Signs You Ain't Nothin' But A Hoochie Mama." But in the interest of gender equality, I'm gonna bust man-whores too. So, dudes, you might be a playa if ….
- You say things like "This is where the magic happens", but you're just pointing to your crotch.
- Your underwear is more expensive than the "date" you go on.
- Your favorite color is leopard print.
- You swear by Spanish Fly.
- If the FBI sent a single one of your pubes to the lab, they'd get multiple DNA samples.
- Your body has built up an immunity to crabs.
- Your fave pair of pants are tear-away.
- You're not sure which Kate you're calling, but it doesn't matter.
- You chase after more p**sy on the street than animal control.
- You hang out with a lot of chicks at a time so odds are you can get one of them to do you.
- You spend more time in da club than you do on da job.
- Your fave cologne is a mix of Axe body spray and skank.
- You wear sunglasses at night, not because you think it makes you look cooler, just because it makes more girls look hot.
- None of your guy friends will let you within 10 feet of their sister.
- You've had more drinks thrown on you than a wet T-shirt contest winner.
- Your peen is the American equivalent of the Blarney Stone.
- Your wang gets as much grease as your hair.
- You think the subwoofer is an oral sex position.


text: [ Phil Phillips Becomes Newest American Idol [POLL] By The Rob May 24, 2012 Your 11th American Idol... Mr. Phillip Phillips. Read More Category: Music News Tags: american idol, jessica sanchez, phil phillips, the rob Send to a friend! Share on Facebook Share on Twitter Pin it! Reddit This! Share on Tumblr!


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Link Ink — Nerd Prom, Stitch Wars
— The Bear and Bird Gallery in Lauderhill, FL is exhibiting Stitch Wars this Saturday, an army of more than hundred hand-stitched morsels of adorable Star Wras figures collected from all over the world.
— Grab your coattails and pocket protectors, folks, it's time for Nerd Prom 2099 at Meltdown Comics on July 23 in San Diego! Tickets are only $15 for a chance to relive that glorious adolescent evening – without the wedgies and swirlies.
— One of our favorite CB artists, JK Woodward, spills to Comic Book Resources about his new series "Fallen Angel: Reborn."


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The Moran Health Care dynasty is once again expanding into the aged care sector, but the next generation is doing it differently.
Family patriarch
"They're not providing day-to-day funds but they've allowed all of the children to get on and unite in this industry," says Moran Health Care Group managing director
"United is a good word to describe the family."
But the family hasn't always been this close. The Morans have fought three court cases among themselves involving their late son Brendan, who committed suicide in 1995.
In the most high-profile case, Brendan's widow, Kristina, sued Peter, Doug and Greta for punitive damages on the basis they drove her husband to kill himself.
The trial provided a confronting insight into a family wracked by allegations of bullying, violence and depressive illness.
When questioned about his family's past, the soft-spoken Peter Moran chuckles nervously and concedes it is not easy to discuss it.
He says he's more comfortable talking about the future direction of Moran Health Care, which last month opened its first new centre in Roxburgh Park in Melbourne's outer-north.
"My parents and myself are reinvigorating the Moran Health Care Group and this is the first of our new facilities," he says.
The Morans were the biggest private aged-care operator in Australia until an ill-fated foray into the British market forced a
sell-down of their assets for $318 million.
The transaction left more than $100 million in the Morans' pockets, proceeds from which have been directed into the $20 million Roxburgh Park project.
Peter Moran says the centre closed due to mismanagement by its previous owners, and former staff and residents were "jubilant" about returning to the affordable centre.
At the other end of the spectrum, Moran Health Care is a fortnight away from opening a "fully serviced" centre in Sylvania, in Sydney's south.
"Moran Sylvania is under construction and it's being built by our [company] Moran Built," Peter says. "This is the first nursing home that we have actually built ourselves."
Valued at about $75 million, Moran Sylvania will have 162 beds and will be followed by new centres in Engadine and Rouse Hill.
"We've got licences to operate in both those suburbs – Kellyville Rouse Hill will be the next project that we will start and there are 120 beds at Rouse Hill," he says.
Given the delays in securing federal government licences to operate aged-care facilities, Peter Moran says the company would never consider building a centre speculatively.
But he insists federal regulation has changed the layout of nursing homes for the better. He says "Florence Nightingale-style wards" have become a thing of the past after the maximum number of residents in a room was limited to four.
"I think the younger generations are expecting more in the way of facilities as in single- or double-bed facilities whereas the older generations who came through the Depression were accepting of harder times and therefore multi-bed wards of four or more residents,"Peter says.
Under the watchful eye of Doug and Greta, Peter says he is planning the continued growth of his own business through acquisitions of existing nursing homes and greenfield sites.
"Dad and Mum are still very much involved in the day-to-day running," says Peter.
"They have always provided affordable care for the sick and aged in our communities . . . and although they're low margins, that's been the philosophy."
Peter's brother Shane is developing an upmarket 80-bed facility at Rose Bay in Sydney while siblings Mark and Barb are working on a project at Little Bay in the city's south.
"It's a very exciting time, there's so many facets to the family business that are happening all at once," says Peter.
The Australian Financial Review


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Hacienda Del Blues: Hans Olson
July 20, 2014 @ 5:00 pm - 8:00 pmFree
Event Navigation
Marty Kool, of KXCI's Blues Review & Hacienda Del Sol Guest Ranch host the Hacienda Del Blues series every Sunday. We're pleased to announce the return of Arizona Blues legend, Hans Olson. Hans is one of a kind, playing guitar, harmonica, foot stomp percussion and putting his own stamp to Blues classics & originals. He's toured with Brownie McGhee, recorded numerous albums & he's an Arizona Blues Hall of Fame member. This will be a great show with fine food, beverages, good friends & no cover charge, all on the shaded patio. Reservations are advised!


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GENMSC-L ArchivesArchiver > GENMSC > 1996-09 > 0843282712
From: Sarah Turnbull <>
Subject: Native american genealogy
Date: Sat, 21 Sep 1996 05:11:52 GMT
My husband is part native american and I am trying to find the easiest
way to get genealogy information. Any suggestions?
Sarah Turnbull
This thread:
|Native american genealogy by Sarah Turnbull <>


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Doing the Right ThingJanuary 13, 2008 - 4:53am
Recently I had to make a decision purely based on what I felt was right. It fell within a gray area, but in my mind, it was a no-brainer. Two issues were at hand. They were both about accommodating players with special needs.
Poker Knows No BoundariesDecember 28, 2007 - 4:53am
On my Card Player Cruises poker trip to Australia and New Zealand, I visited Melbourne on the day of the Melbourne Cup, the horse race to end all horse races. The entire town literally closed down for this "holiday." We didn't have tickets to this big event and chose to visit the biggest casino in Australia, Crown Casino instead. Brett Jones, the Crown's charismatic tournament director, gave us the grand tour and hosted a comfortable and casual lunch in the well-appointed cardroom. I know why they draw so many down under for their Aussie Millions and other events. Great place...
A Pleasant Surprise at an Historic Poker Room!November 19, 2007 - 4:53am
Thanks to all of you who answered my question about the four-card flop in my last column. I received comments and suggestions from many readers as well as cardroom executives around the area. Most notably, Mike Shaffer, a lead supervisor at the Rio in Las Vegas, loved the idea of the scramble and reflop of three-fourths of the original bad scenario. He was going to present it to his cardroom manager, Jerome Stone, for possible inclusion into their rule book for both everyday usage and for the 2008 WSOP and beyond.
Like Sheep to the SlaughterNovember 5, 2007 - 4:53am
Casinos continue to grow and thrive and we enable them to build bigger, better, more opulent palaces by playing games we can't beat. Most of you reading this are poker players, and I suggest you stay in the poker room rather than battling it out against the casino. A few issues ago, I wrote about some of the tricks the casinos use to help separate you from your bankroll.
Old Problems-New SolutionsOctober 25, 2007 - 3:53am
There are so many rules and scenarios in a poker game that you can't possibly know or even learn until you or someone at your table screws up! There also are many "decisions" that can't be made until the exact sequence occurs and then a floorperson does the best that he can under the circumstances.
Having worked as a tournament director and floorperson, I often found myself jolted awake at night rethinking decisions I made. With more time to think things through, I frequently came up with better solutions.
Does Size Really Matter?September 30, 2007 - 3:53am
The age old question has always been "does size really matter?" Well, I guess in some things it does, certainly the NBA comes to mind! But does the size of a poker tournament really matter?
Summer Camp for Adults!September 16, 2007 - 3:53am
The words "Hello Muddah, Hello Faddah" came ringing back to my subconscious, as I was whisked through Indiana's corn fields to "Mickey's Camp," located outside of Shelbyville, near Indianapolis. Mickey Maurer, businessman, civic leader, attorney, and philanthropist founded Mickey's Camp for men seven years ago, and has raised more than $600,000 for charity since its inception. This year, camp was offered to women for the first time at the Ruth Lilly YWCA. Summer camp was just as I remembered, except now the cabins have air conditioning and inside plumbing.
The Games Casinos Play Now (Not Just Every Night, But Every Day Now!)September 7, 2007 - 3:53am
Each of us who plays poker has similarly minded friends who live, breathe, and eat poker. We can't get enough. Same thing with the casino games players, it seems. While I don't really understand the allure of a craps table, obviously it is a hugely popular pastime. It is the long hours that gamers put in that help the casinos build beautiful establishments, meet their bottom line, and pay the bills.
Should the Teacher Play?August 19, 2007 - 3:53am
As I conclude another weekend of teaching World Poker Tour Boot Camp, I was reminded of a comment made to me recently. A student in a recent seminar suggested that players such as Linda Johnson, who had given the seminar with me, and I shouldn't play in ladiesonly poker tournaments. She said that we were too good and it wasn't fair!
North, To Alaska!July 16, 2007 - 3:53am
Now that I've returned to Las Vegas from Card Player Cruises' annual Alaska poker trip, I will have two weeks in which to compete in some World Series of Poker events, as well as tournaments at the Venetian and Bellagio, before hitting the road again.
My dad is coming for a visit and we will both enter the senior's event at the Rio. I had always thought that if Dad and I entered a "senior" division competitive event together, it would be tennis-how wrong could I be?


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With less than a year and a half until the next gubernatorial election in Massachusetts, the Cape and Islands two state senators are attracting attention as possible Democratic candidates.
With less than a year and a half until the next gubernatorial election in Massachusetts, the Cape and Islands two state senators are attracting attention as possible Democratic candidates.
Cape and Islands State Sen. Dan Wolf, D-Harwich, has made no secret of the fact that he is seriously considering a run for governor. Wolf, founder of Cape Air, a regional airline, is in his second tem in the Senate. He was elected without opposition last year.
Wolf issued a statement Monday in which he said he "appreciates the encouragement" he has gotten for a campaign for governor, but he remains focused on doing his work in the Senate. A spokeswoman said Wolf will have an announcement concerning his plans in the near future.
Senate president Therese Murray, D-Plymouth, whose district includes the Upper Cape as well as the Plymouth area, said Monday she had not yet made a decision on her political future, while acknowledging that some have urged her to run for governor.
"There have been many people who asked me too, but I haven't made any decisions yet," Murray said of the possibility of a campaign for governor.
Murray said she is undecided on running for re-election to the Senate in 2014. Senate rules would force her to step down as Senate president after this term. If she won reelection to the senate in 2014, she could not serve as the body's president.
Murray has previously said her expiring time as Senate president would not preclude her from running for reelection to a twelfth term next fall.
Although Wolf has not made a run for governor official, his advisor Seth Rolbein has taken a leave of absence from his position in Wolf's senatorial office, presumably to work on the campaign. Rolbein could not be reached for comment.
State Rep. Sarah Peake, D-Provincetown, told a meeting of the Cape and Islands Democratic Council late last week that she intends to run for Wolf's Senate seat and that she expects him to be a candidate for governor.
Don Berwick of Newton, a physician and educator, has announced his candidacy for governor as a Democrat. Joseph Avellone of Wellesley, also a physician and now working as an executive in a clinical research company, has also announced plans to run for governor.
Gov. Deval Patrick is eligible to seek a third term, but has said he will not run. Former Lt. Gov. Tim Murray was at one time considered a strong candidate for the Democratic nomination but he said in January he would not run and recently resigned to become the head of the Worcester Chamber of Commerce.
On the Republican side, no candidates have yet announced for governor.
Some material from the Statehouse News Service was used in this report.


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NIXON-L ArchivesArchiver > NIXON > 2003-07 > 1057196079
From: "George W. Page" <>
Subject: Re: [Nixon] Y-Chromosome DNA testing of male NIXONs
Date: Wed, 02 Jul 2003 21:34:39 -0400
The first male NIXON has signed-up to receive the subject Y-DNA Plus test
kit from FTDNA at their very reasonable rate of $171 for the NIXON Family
I have been designated the surrogate Group Administrator, pending a Nixon
If you are a male NIXON and want to be included and benefit from the NIXON
test results send me the following in an E-mail message:
Your full names;
Your postal address;
Your telephone number;
Your Nixon family history as far back as you know it.
Some of you may be female NIXON researchers who have a NIXON brother,
father, uncle, or male cousin willing to take the test. If so, please have
them contact me if they may be interested., or you may contact me on their
At 07:49 PM 6/29/2003 -0400, I wrote:
>I'm a recent returnee to this mailing list, so I hope I'm not being
>redundant as I pursue the ancestry of my George NIXON who m. Rebecca WOODS
>(probably in Northern Ireland) and immigrated to Hopewell Twp., in Bedford
>Co., PA, c. 1762 where he died with a will about 4 Feb. 1806.
>I am the project coordinator of the PAGE family male Y-Chromosome DNA
>testing done by Oxford Ancestors in England (ten DYS markers) as well as
>FTDNA (25 DYS markers) here in the States. See for example:
>The results of our testing of Y-Chromosome DNA, which is only passed down
>from father to son, has produced fingerprint markers for about 20
>different PAGE lines in America based upon testing 45-60 male PAGEs with
>either one or both of these DNA tests. Knowing these markers it is
>possible to assist tested PAGE family research determine their ancestry if
>a member of their line has a near match of markers, meaning they share a
>male PAGE ancestor somewhere back in time.
>I know of at least three NIXON lines that lived in western PA prior to the
>end of the 1800's, including my line and the line of Pres. Richard
>Milhouse Nixon (descended from James and Mary (Unk.) Nixon of Delaware in
>the 1700's through three George NIXONs. There is a good possibility that
>these three lines of NIXONs share a common male NIXON ancestor back in
>time, probably in Northern Ireland, and immigrated together to Delaware or
>NJ before moving on to PA. There is another line of a George NIXON who
>went to Loudoun Co., VA that ,ay also be related.
>I would like to hear from any male NIXONs who would be interested in
>taking the painless and non-intrusive Y-Chromosome DNA test at the
>reasonable group rater offered by FTDNA.
>Please contact me so that I can pass on the details of the testing program.
>George W. Page
>Bryans Road, MD 20616
This thread:
|Re: [Nixon] Y-Chromosome DNA testing of male NIXONs by "George W. Page" <>


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(With Barack Obama perhaps making a cameo as Neville Chamberlain).
You can be sure to see a cameo from some of the Bushes, while the more controversial W. will be safely off to the sidelines.
Lohan has a cameo in the latest Scary Movie flick, out next month.
Hedda Hopper made a cameo appearance as herself in a 1955 episode of I Love Lucy.
The sheriff followed that interview up with a cameo appearance on a radio show linked to white supremacists.
The nose has been restored, so that we cannot compare it with that on the cameo.
I had not my veil on, nor my rings, and my cameo belt was not fastened.
Like a cameo in chalk her features were set and the writhing flames in her hair called up an image of Medusa.
At her throat, she had a cameo, and on her left hand, an amethyst set in tiny pearls.
Else I should never have been willing to pay the money for the cameo.
early 15c., kaadmaheu, camew, chamehieux and many other spellings (from early 13c. in Anglo-Latin), "carved precious stone with two layers of colors," from Old French camaieu and directly from Medieval Latin cammaeus, of unknown origin, perhaps ultimately from Arabic qamaa'il "flower buds," or Persian chumahan "agate." Transferred sense of "small character or part that stands out from other minor parts" in a play, etc., is from 1928, from earlier meaning "short literary sketch or portrait" (1851), a transferred sense from cameo silhouettes.


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note moyenne : -- / 10
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Rockfax Description
16m. Start left of the groove and swing left on the lip of the overhang to below a thin crack. Climb this (fingery - crux) to the second horizontal then follow the blunt arete above initially on its right and finally on its left. © Rockfax
FA. Dougie Hall 1987
Ticklists: Grit 13/14 list.