text:
Chapter 18.84
18.84.010 Purpose.
18.84.020 Application.
18.84.030 Acreage requirements.
18.84.040 Permitted uses.
18.84.050 Initiation of application for PRD.
18.84.055 Repealed.
18.84.060 Submittal requirements for a PRD.
18.84.070 Review stages of a PRD.
18.84.080 General requirements for PRD.
18.84.090 Procedures for preliminary development plan review.
18.84.100 Time limitations of preliminary development plan approval.
18.84.110 Hearing of development plans concurrent with other applications.
18.84.120 Decision criteria for preliminary development plan approval.
18.84.130 Final development plan review and approval.
18.84.140 Developable acreage for calculation of dwelling unit base density.
18.84.150 Bonus provision.
18.84.155 Repealed.
18.84.160 Establishing the total number of permitted units.
18.84.170 Flexibility provisions of PRD.
18.84.180 Phased development.
18.84.190 Requirements for filing a final PRD.
18.84.200 Encumbrances by assignment of funds.
18.84.210 Minor adjustments.
18.84.010 Purpose.
The purpose of this chapter is to implement the goals and policies of the Monroe comprehensive plan by promoting creativity in site layout and design, allowing flexibility in the application of the standards for residential development to protect and enhance environmental features, and provide other public benefits. This chapter provides performance criteria to encourage flexibility in the choice of the types of living units available to the public through a discretionary planned residential development (PRD) process. The PRD is an alternative to the traditional approach to subdividing property, allowing for variety in plat design and building type, while incorporating additional open space requirements and provision of recreational facilities in exchange for density bonuses. The PRD process provides mechanisms that allow the city to achieve:
A. The preservation of open space, natural vegetation, watercourses, historic buildings and places, and other features of value to the community.
B. Efficient street and utility systems by clustering of structures.
C. Integrated design of landscape with sensitive areas.
D. Integration of new development into the existing community while protecting and preserving existing neighborhoods and sensitive areas.
E. Repealed by Ord. 024/2009.
F. Repealed by Ord. 024/2009. (Ord. 024/2009 § 7; Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.020 Application.
A PRD is permitted within the MR 6,000, UR 6,000, UR 9,600, R-4 and SR 15,000 residential zoning districts. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.030 Acreage requirements.
The minimum site area of a PRD shall be three acres. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.040 Permitted uses.
Permitted uses are those permitted, accessory and conditional uses as set forth in the underlying zoning district. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.050 Initiation of application for PRD.
The property owner(s) may file for a PRD. The city may require the filing of a PRD as a condition of a rezone of property or properties. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.055 Predevelopment/preapplication conference.
Repealed by Ord. 033/2008. (Ord. 033/2007 § 1)
18.84.060 Submittal requirements for a PRD.
The application must be filed on forms furnished by the city. An application for a preliminary PRD and development plan shall contain the following (verify the number of copies/sets of each of the following items for submittal with the permit department prior to submittal):
A. Completed and signed application form;
B. Site plans, which must be drawn and signed by a licensed surveyor in accordance with the Survey Recording Act and must include (if applicable) both existing boundary lines (bearing and distance) and proposed boundary line changes, all easements and other encumbrances occurring within the affected lots, drain field, building footprints, building setbacks, and all other pertinent setbacks. The preliminary development plan shall include:
1. Conceptual utility plan showing proposed location of water, sewer and other utilities;
2. Conceptual site plan showing location of all proposed lot boundaries, common area tracts, open space tracts, public and private streets, park/recreation facilities, and including topographic contour lines at maximum five-foot intervals;
3. Natural features plan showing the location of all environmentally sensitive areas and their buffers;
C. SEPA (environmental) checklist;
D. Current title report (current is dated within thirty days of submittal);
E. Repealed by Ord. 033/2008;
F. Vicinity map eight and one-half inches by eleven inches or eleven inches by seventeen inches;
G. Set of plans reduced to eight-and-one-half-inch by eleven-inch or eleven-inch by seventeen-inch sized paper;
H. Soils report;
I. Storm drainage report including calculations;
J. Wetland delineation/mitigation plan (if applicable);
K. Preliminary landscape and irrigation plans;
L. Traffic analysis, as directed by the city engineer;
M. Other requested information specific to the application as required by the community development department.
N. Required filing fees shall be paid and the application shall be completed before processing of the application may begin. Filing fees are established by the city council through the most recent fee resolution.
O. Upon submittal of a complete application, the city may require a consultant for professional services in accordance with MMC 3.34.040. The consultant shall review the PRD design and prepare a written report to the director, or his designee, summarizing the proposal's compliance and/or noncompliance with all applicable standards. (Ord. 033/2008 § 6; Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.070 Review stages of a PRD.
Review and approval of a PRD shall include the following steps:
A. Preliminary PRD and Development Plan. Following submittal and certification as a complete application, a preliminary PRD shall be scheduled for a public hearing before the hearing examiner. Following the public hearing, the hearing examiner shall forward a recommendation to the city council, in accordance with MMC 21.50.030. Upon receipt of the hearing examiner's recommendation, the city council shall schedule a date at which it shall consider the recommendation, in accordance with MMC 21.50.050. A city council decision on the hearing examiner's recommendation shall include one of the following actions:
1. Approve as recommended;
2. Approve with conditions. All new or modified conditions imposed by the city council on a recommendation by the hearing examiner must be based on the record developed at the public hearing;
3. Modify, with or without the applicant's concurrence; provided, that the modifications do not:
a. Enlarge the area or scope of the project;
b. Increase the density or proposed building size;
c. Significantly increase adverse environmental impacts as determined by the responsible official;
4. Deny (reapplication or resubmittal is permitted);
5. Deny with prejudice (reapplication or resubmittal is not allowed for one year);
6. Remand for clarification of the evidence or findings; provided, that in any matter that is before the city council on a closed record, no new evidence shall be admitted in any remanded proceeding.
7. The requirements of RCW 58.17.100 through 58.17.120 shall be applicable to the decision of the city council.
B. Final Development Plan. Following preliminary approval of the PRD, the applicant shall submit a final development plan which includes all required construction and utility plans. The final development plan shall be reviewed by city departments. If the final development plan is approved or modified, the applicant may initiate construction. If the plan is denied, the applicant may submit a new final development plan for review.
C. Final PRD Application and Map. Upon completion of required improvements or upon submittal of financial guarantees as required by the city engineer, and completion of all necessary inspections, a final PRD application and map shall be submitted for review and a decision by the city council. The city council shall schedule a date at which it shall take action on the final PRD. The city council shall approve or deny the PRD. In the event the final PRD is denied, the applicant may resubmit a final PRD for review by the city council. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.080 General requirements for a PRD.
The requirements of a planned residential development area are as follows:
A. Each PRD shall provide a minimum dedication of park and recreational usable open space within the PRD as shown in Table 1.
Zoning District |
Minimum Lot Size |
Minimum Lot Size Within a PRD |
Dedication of Park and Recreational Usable Open Space per Base Dwelling Unit Within a PRD |
15,000 |
10,000 |
1,125 |
9,600 |
6,000 |
975 |
7,500 |
4,500 |
900 |
6,000 |
3,700 |
675 |
4,000 |
2,500 |
600 |
B. A bonus shall be granted for such park and recreational open space retention and development as provided under MMC 18.84.150. All of the park and recreational open space land for which a bonus is obtained shall be exclusive of critical areas and their buffers required to be preserved under Chapter 20.05 MMC. Where critical areas and their buffers are included in the open space areas dedicated within a PRD, a separate calculation shall be provided for the park and recreational open space area, exclusive of critical areas and their buffers, for determination of compliance with the minimum park and recreational open space requirement.
C. In addition to the park and recreational open space dedicated under subsection (A) of this section, within each PRD, additional open space for recreational opportunities may be provided. The value of such open space land may be applied towards the total park mitigation fee as a credit. The dedication of such park and recreational open space land shall be subject to prior city approval. Land value used as a credit towards park mitigation shall not be applied towards the park and recreational open space bonus provided under MMC 18.84.150.
D. A PRD shall provide mitigation for impacts to the city's park and recreation system in accordance with Chapter 20.10 MMC.
E. As part of the review of a final PRD, the city shall review the proposed homeowners' association bylaws to ensure they provide for sufficient assessments to assure the retention and continued maintenance of all open space and recreation areas. In addition, the city may require a reasonable performance or maintenance assurance device.
F. The city may permit an increase of building heights for buildings or structures in the interior of a PRD in exchange for a reduction of building heights for buildings or structures near the perimeter of a proposed site; provided, that such an increase does not unreasonably impair the scenic views in the surrounding area.
G. Housing Standards. Housing standards shall require the mixing of housing styles to eliminate repetition in block/street frontage and housing design, as follows:
1. Buildings shall include modulation along the building facades visibly facing public rights-of-way, private access driveways and roads, and private yards.
2. All residences shall be provided with a covered main entry porch to create a private outdoor space protected from the weather and provide a transition from the interior private residential space to the semi-private outdoor space. Covered porches shall be usable both in design and dimension. All residential covered main entry porches shall have a minimum floor area measuring sixty square feet in size, having a minimum dimension of not less than five feet in any direction (length or width).
3. Housing development structures shall be provided with substantial uniform exterior trim elements. Roofs shall have eaves to efficiently shed rain and provide rain protection for exterior walls.
4. Horizontal facades longer than thirty feet shall be articulated into smaller units of the residential scale. At least two of the following methods shall be included:
a. Distinctive roof forms and wall forms or elements.
b. Changes in materials or patterns.
c. Windows shape, trim, pattern and/or details.
d. Color differentiation.
e. Recesses/offsets/cantilevers.
f. Architectural features (bays, Bombay windows and awnings or lower roofs).
5. A minimum of fifteen percent of the total window area permitted by the Washington State Energy Code shall be provided in building facades facing streets.
6. Window and door trim with a minimum width of three and one-half inches shall be provided on all housing development structures.
7. Structures shall incorporate pitched roof forms having slopes between 2:12 and 15:12 or greater (not applicable to porches and dormers). Flat roofs with parapets shall also be allowed. Gables or other roofline variations (i.e., parapets, second roof, dormers, etc.) facing the street are encouraged. Dormers, chimneys, bay windows and other architectural features may be incorporated to break up long lengths of roof.
8. Air conditioners, heating, cooling, ventilating equipment, pumps and heaters and all other mechanical devices shall be screened from surrounding properties and streets.
9. Variations in adjacent building height, side, rear and front yard setbacks are encouraged.
10. Building design and layout shall minimize the impacts on natural features of the site where possible.
11. Duplex dwelling units must have single unit, ground level front access either on different sides of the building or use staggered front yard setbacks.
12. When garage doors are facing the street or private driveways, they shall be set back at least twenty feet from the property line or sidewalk or edge of pavement of private street. The garage shall be set back a minimum of four feet from the face of the main structure. Where alley access is available or is provided within the development, vehicle access shall be from the alley with no curb cuts on the fronting street.
H. Street and Site Design Standards. All PRDs should fulfill the standards set forth in the city of Monroe public works and construction standards.
1. Mailboxes shall be clustered in convenient locations and shall be designed using architectural features such as peaked roofs over mailboxes. Locations shall be approved by the local U.S. Postmaster and the city engineer.
2. Housing developments shall be designed to minimize lighting and to meet the following lighting standards:
a. To reduce overall energy consumption and eliminate unneeded lighting, exterior lighting installations shall include timers, dimmers, sensors, or photocell controllers that turn the lights off during daylight hours or hours when the lighting is not needed.
b. Exterior lighting installations shall be designed to avoid harsh contrasts in lighting levels.
c. Light heads for parking lots and display area light fixtures shall not have bulbs or reflectors that project below the bottom rim of the fixture unless shielded by a softening diffuser.
d. Lighting levels shall not exceed two-tenths foot candles measured five feet from an exterior property line. An exception may be approved by the director for areas adjacent to rights-of-way.
e. Parking lot light fixtures should be non-glare and mounted no more than twenty-five feet above the ground to minimize the impact onto adjacent properties. All fixtures over fifteen feet in height shall be fitted with a full cutoff shield.
f. Fixtures and lighting systems used for safety and security shall be maintained in good working order.
g. Vegetation and landscaping shall be maintained in a manner that does not obstruct security lighting.
h. Open-air parking lot lighting shall be designed to provide sufficient illumination for comfort and safety and shall be adequate to facilitate the activities taking place in a given location.
i. Lighting of outside areas shall not be used to attract attention to a business. Signs installed in accordance with this code may be used for that purpose.
j. Lighting fixtures shall be of a type or adequately shielded so as to prevent glare from normal viewing angles.
k. Streetlights located on private properties/roads shall have a maximum height of fourteen feet to the base of the luminaire and shall be maintained by the homeowners' association.
3. Housing developments shall be designed to minimize noise to meet standards referenced in MMC 18.10.270.
4. Heating (and cooling, if applicable) equipment for housing developments shall be designed to cause little or no noise impacts within the development and to adjacent properties.
5. No dimension of the private open space/yard shall be less than five feet.
6. Trash receptacles having a capacity in excess of one cubic yard shall be screened from view from adjacent properties and public rights-of-way in accordance with city solid waste disposal policy.
7. Landscaping shall screen undesirable elements such as views to adjacent commercial or industrial development, utility equipment/boxes, outdoor storage areas, and dumpsters.
8. Plat/development signs shall be located on private property within private easement(s) adjacent to the entrances of PRD developments and shall be limited to monument type signs in compliance with the provisions of Chapter 18.80 MMC, or shall be as approved on the PRD plan. Plat signage shall be maintained by the homeowners' association and defined within the CC&Rs.
9. Required parking shall be located on the private property.
10. Off-street parking lots/pods shall be located within the PRD development. Parking lots/pods shall not be located between the residential development and the primary street frontage.
11. Parking Lot/Pod Landscaping. Where landscaping is required for off-street parking areas (parking lots/pods within the PRD), such landscaping shall be in addition to the minimum percent of open space required, as shown in Table 1. Parking lot landscaping shall comply with the requirements of Chapter 18.78 MMC (landscaping/fencing shall have a minimum opacity of seventy-five percent at the time of planting/construction).
12. Parking on the side (nonprimary street) shall be screened from the side street by a structure, garage, landscaping, and/or screened fencing.
13. Preferred locations for parking, in descending order of preference, are as follows:
a. To the rear of housing units accessed by an alley.
b. To the side of housing units accessed by a private driveway.
14. All individual lot widths, lengths, sizes and similar lot configurations shall be subject to those established on the approved PRD plan.
15. Lot sizes along PRD perimeter boundary lines with other residential uses should be no less than seventy-five percent of the minimum lot size of the underlying zone.
16. Housing developments shall limit their impervious surface area in recognition of the storm water and soil conditions present in the residential development area and to prevent adverse storm water impacts. Low-impact development techniques for storm water management shall be used in accordance with the MMC 15.01.060, and as directed by the city engineer. Housing developments shall be designed to take advantage of open space and landscape features to utilize storm water low-impact development techniques including natural filtration and on-site infiltration of storm water.
I. Park and Recreational Usable Open Space. A PRD shall provide a detailed description of the requirements for parks and open space including the incorporation, dedication, specifications and placement.
1. Each PRD shall provide a minimum dedication of park and recreational usable open space within the PRD as shown in Table 1 (prior to calculation of the bonus). Park and recreational usable open space areas shall complement and be consistent with the provisions of the current city of Monroe park plan.
2. All park and recreational usable open space shall be three-fourths acre or larger unless the overall size of the PRD precludes this requirement. If there is less than three-fourths acre of park and recreational usable open space, then all of that amount shall be used for a single park and recreational usable open space.
3. All housing units shall be within walking distance of one-third mile to some form of developed park and recreational usable open space.
4. The developer shall design park and recreational usable open space to take advantage of existing contiguous open space.
5. Multiple parks may be allowed within PRDs so long as:
a. They conform to subsections (I)(2), (3) and (4) of this section.
b. No park and recreational usable open space area shall be less than three-fourths acre in size.
6. Design of park and recreational usable open space shall:
a. Be approved by the city of Monroe parks department prior to development in accordance with MMC 18.84.090.
b. Conform to the minimum requirements of the city of Monroe landscape ordinance and landscape guidelines contained in Chapter 18.78 MMC.
c. Meet the standards set forth by the city of Monroe parks department and the National Park and Recreation Standards.
7. Park and recreational equipment/utility, landscaping, irrigation and construction improvements shall be installed or bonded prior to final plat approval.
8. Park and recreational usable open space shall be protected in perpetuity by a recorded covenant, in a form approved by the director of community development. The recorded covenant must restrict uses of the park and recreational usable open space to those specified in the approved PRD site plan and must provide for the maintenance of the park and recreational usable open space in a manner that assures its continuing use for the intended purpose.
9. When pedestrian corridors are proposed within the PRD, a portion of the park and recreational usable open space may be devoted to the pedestrian corridor, as directed by the parks department.
10. The park and recreational usable open space shall be of a size and configuration so as to accommodate a variety of recreational functions for residents. Common recreational facilities such as play fields, play equipment, slides, swings, seating/picnic areas, swimming pools, tennis/basketball courts, trails, tot lots, exercise rooms, etc., should be included within the project site design in keeping with the scope, scale and needs of the project, as approved by the city of Monroe parks department.
11. In specified areas, park and recreational usable open space that will serve as public parks will be dedicated to the city for maintenance at the time of final plat approval.
12. Park and recreational usable open space areas shall be fronted by secondary roadways for convenient access to residence.
13. All park and recreational usable open space shall be designed, landscaped and recreational amenities be provided consistent with city of Monroe and National Recreation and Park Association Standards.
J. Landscaping Design Standards.
1. Front yards for individual lots shall be landscaped from the back of curb within the public right-of-way to the edge of the front property line, and along private roads/tracts. All such required landscaping shall be maintained in a healthy growing condition by the property owner and/or homeowners' association.
2. Housing developments shall be designed to incorporate existing trees to the extent possible. New trees shall be located to create amenities in the common open space, private open space, provide shade where appropriate, to create separation between buildings when desired, and to screen and soften the perimeter of parking areas and street facing sides of housing units.
3. Preservation of existing trees shall be provided. Trees are defined as any perennial woody plant with one main stem or multiple stems that supports secondary branches, that has a distinct and elevated crown, that will commonly reach a height of fifteen feet or greater, and that has a caliper of six inches or greater measured four and one-half feet above the ground level. At the direction of the parks department, up to twenty-five percent of the native trees and other vegetation shall be preserved to the fullest extent possible and the overall site design shall take advantage of the location of existing trees as well as natural openings or clearings on forested sites.
K. Density Determination for a PRD. The intent of the PRD is to provide an exchange of density for the proper integration, placement, and dedication of open space, parks, and trails within the city of Monroe. The city of Monroe provides an increase in the density of a development for the amenities described within these standards.
1. The maximum density of a PRD is based on the underlying density calculation found in MMC 18.10.010(B) for single-family units/lots and MMC 18.10.020(B) for multifamily units/lots.
2. A thirty percent density bonus will be granted in the SR 15,000, UR 9,600 and R-4 residential zoning districts and a twenty-five percent density bonus will be granted in the UR 6,000 and MR 6,000 zoning districts when the developer provides the following:
a. The inclusion of housing site standards as described in subsection (G) of this section.
b. The inclusion of street design standards as described in subsection (H) of this section.
c. The inclusion of park, recreation, open space and landscaping as described in subsection (I) of this section.
d. The inclusion of landscape design standards as described in subsection (J) of this section.
3. For example, in the UR 9,600 zone, a one-acre site could yield five units (43,560 square feet x 0.80 = 34,848 square feet / 9,600 square feet = 3.63 units. 3.63 units x 0.30 = 1.09 bonus units. 3.63 units + 1.09 bonus units = 4.72 units or five total units).
4. The final density is a maximum density. The density will be subject to all the requirements set forth in the PRD standards.
L. There shall be a minimum lot size within each residential zoning district as shown in Table 1. Actual size of the lots may vary from the minimum lot size of the specific residential zoning district to large single-family tracts. Duplexes may be placed on lots of at least one and one-half the minimum lot size of a single-family dwelling unit and shall not make up more than fifteen percent of the total number of units allowed by the density calculation.
M. The city may allow other modifications of the zoning code, except as prohibited elsewhere in this chapter or the specific design standards.
N. A PRD located within the R-4 zoning district containing six acres or more must contain a minimum of three lot sizes separated by at least a one thousand square feet threshold. No single lot size may make up more than fifty percent or less than fifteen percent of the total lots.
O. A PRD located within the R-4 zoning district containing less than six gross acres must contain a minimum of two lot sizes separated by at least a one thousand square feet threshold. No single lot size may make up less than twenty-five percent of the total lots. (Ord. 026/2011 § 2 (Exh. 1); Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1207, 2000; Ord. 1159, 1999)
18.84.090 Procedures for preliminary development plan review.
The applicant shall submit to the city a preliminary development plan for review by all affected city departments. Following review of the preliminary development plan, a public hearing shall be scheduled at which the hearing examiner shall review and provide a recommendation to the city council regarding whether the proposed preliminary development plan, as conditioned, complies with the following:
A. The requirements of this chapter; and
B. Provisions of the city's comprehensive plan; and
C. Provisions of the city's shoreline management plan; and
D. The requirements of other applicable city codes, ordinances, regulations and standards. If the preliminary development plan is approved, the applicant shall submit to the city, within the permitted time frame, a final development plan for review and approval by the city. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.100 Time limitations of preliminary development plan approval.
Preliminary development plan approval of the PRD shall expire five years from the date of approval by the city council, or concurrently with the expiration of the preliminary plat, whichever occurs earlier. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.110 Hearing of development plans concurrent with other applications.
The preliminary development plan may be considered with the following applications:
A. Conditional use;
B. Extraordinary use;
C. Preliminary plat;
D. Rezone;
E. Street vacation.
The public hearing in this case shall serve the public hearing requirements for the individual applications. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.120 Decision criteria for preliminary development plan approval.
The city shall approve a preliminary development plan if the plan meets the following criteria:
A. The PRD is in accordance with the comprehensive plan; and
B. The PRD accomplishes a development that is better than that resulting from traditional development and provides a net benefit to the city. A net benefit to the city may be demonstrated by the following:
1. Conservation of natural features and sensitive area,
2. Placement, style or design of structures,
3. Recreational facilities,
4. Interconnected usable open space,
5. Provision of other public facilities,
6. Aesthetic features and harmonious design, and
7. Energy-efficient site design and/or building features; and
C. The PRD will be served by adequate public facilities including streets, fire protection, water, storm water drainage, and sanitary sewer for acceptable waste controls, as demonstrated by the submittal and review of plans for such facilities as described under MMC 18.84.060; and
D. The proposed landscaping within the PRD's perimeter is superior to that normally required by the city; and
E. At least one major circulation point is functionally connected to a public right-of-way; and
F. The open space within the PRD is integrated into the design of the project rather than an isolated element; and
G. The PRD is compatible with the adjacent development; and
H. Undeveloped land adjoining the PRD may be developed in coordination with the PRD; and
I. The PRD is harmonious and appropriate in design, character and appearance to the existing or intended character of development in the immediate vicinity; and
J. Roads, streets and sidewalks, existing and proposed, comply with the standards and requirements of this chapter and the Monroe Municipal Code; and
K. Each phase of the PRD, as it is completed, shall contain the required parking spaces, open space, recreation facilities, landscaping, and utility area planned for that phase. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.130 Final development plan review and approval.
The city shall specify the submittal requirements, including type, detail, and number of copies for a final development plan review of a PRD.
The community development director or his/her designee shall determine if the final development plan conforms to the approved preliminary development plan. If the community development director or his/her designee grants approval of the final development plan, the city is authorized to issue necessary development permits to construct the proposed development. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.140 Developable acreage for calculation of dwelling unit base density.
To arrive at the net area for purposes of calculating dwelling units, the following formula must be followed:
Developable acreage = gross acreage x 0.8 (twenty percent is set aside for roads and other areas required for public use). (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.150 Bonus provision.
The applicant shall be allowed an increased number of dwelling units based upon the bonus provision established in this chapter or corresponding subarea plan. Dedication of open space shall be provided in accordance with Table 1 in this chapter. Open space dedicated under this section may not include space set aside for private yards and individual unit(s) play areas. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.155 Affordable housing bonus.
Repealed by Ord. 024/2009. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 011/2003)
18.84.160 Establishing the total number of permitted units.
Calculation of the total number of permitted units includes the following:
A. The result of the division of the developable acreage by the minimum parcel size permitted under the zoning district for planned residential developments; except in the R-4 zoning district the density shall be calculated at four dwelling units per developable acre, unless specified otherwise in this chapter;
B. MMC 20.05.070(I), Limited Density Transfer, shall apply;
C. The additional units as determined by the bonus provisions of this chapter. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.170 Flexibility provisions of PRD.
The dimensional and other standards found in the underlying zoning district may only be varied with city council approval using the PRD process. However, the following zoning code requirements may not be varied under the PRD process:
A. Off-street parking;
B. Perimeter setbacks; for the purpose of this section, perimeter setback(s) shall be defined as the setback(s) from the exterior property boundary line of the site;
C. Uses permitted in the underlying zone. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.180 Phased development.
A phasing schedule may be provided as a part of the application. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.190 Requirements for filing a final PRD.
All improvements required by the approval of the preliminary PRD and development plan shall be installed, with the exception of improvements exempted under MMC 18.84.200, prior to recording of the final plat map. The final plat map shall be submitted for review concurrently with the final PRD. The city council shall take action on the final PRD in accordance with the procedures for final plats in Chapter 17.28 MMC. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)
18.84.200 Encumbrances by assignment of funds.
The following requirements of a PRD may be postponed by the placement of an assignment of funds to the city:
A. Street landscaping improvements;
B. Final street paving lift. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 1159, 1999)
18.84.210 Minor adjustments.
In issuing permits connected with the construction of a PRD the city community development director or his/her designee may allow minor adjustments; provided, that:
A. There is no increase in the number of lots or dwelling units; and
B. There is no decrease in the parking facilities; and
C. No structures are being moved closer to the perimeter of the site, to water bodies, or to sensitive areas; and
D. No points of ingress or egress are being moved; and
E. The amount of landscaping, buffering, and open space is not reduced; and
F. The adjustments shall not relocate a building, street or other uses more than twenty feet in any direction and shall not reduce the required yard and/or setback; and
G. The height of the building and other structures does not increase beyond the approved height of the PRD; and
H. Traffic volumes shall not increase and traffic patterns shall not change; and
I. Changes in color, plant material and parking configuration are minor; and
J. The adjustments do not add significant new environmental impacts or significantly increase any adverse impacts disclosed in the original SEPA documents; and
K. The community development director determines that changes will not increase any adverse impacts or undesirable effects of the project, or that the change in no way significantly alters the project. (Ord. 033/2007 § 1; Ord. 038/2005 § 5; Ord. 012/2005; Ord. 1159, 1999)

subset: commoncrawl


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As far as the chief business of his life--his writing--was concerned., Paul Oleron treated the world a good deal better than he was treated by it; but he seldom took the trouble to strike a balance, or to compute how far, at forty-four years of age, he was behind his points on the handicap. To have done so wouldn't have altered matters, and it might have depressed Oleron. He had chosen his path, and was committed to it beyond possibility of withdrawal. Perhaps he had chosen it in the days when he had bee n easily swayed by some thing a little disinterested, a little generous, a little noble; and had he ever thought of questioning himself he would still have held to it that a life without nobility and generosity and disinterestedness was no life for him. Only quite recently, and rarely, had he even vaguely suspected that there was more in it than this; but it was no good anticipating the day when, he supposed, he would reach that maximum point of his powers beyond which he must inevitably decline, and be left face to face with the question whether it would not have profited him better to have ruled his life by less exigent ideals. In the meantime, his removal into the old house with the insurance marks built into its brick merely interrupted Romilly Bishop at the fifteenth chapter. As this tall man with the lean, ascetic face moved about his new abode, arranging, changing, altering, hardly yet into his working-stride again, he gave the impression of almost spinster-like precision and nicety. For twenty years past, in a score of lodgings, garrets, fiats, and rooms furnished and unfurnished, he had been accustomed to do many things for himself, and he had discovered that it saves time and temper to be methodical. He had arranged with the wife of the long-nosed Barrett, a stout Welsh woman with a falsetto voice, the Merionethshire accent of which long residence in London had not perceptibly modified, to come across the square each morning to prepare his breakfast, and also to "turn the place out" on Saturday mornings; and for the rest, he even welcomed a little housework as a relaxation-from the strain of writing. His kitchen, together with the adjoining strip of an apartment into which a modern bath had been fitted, over- looked the alley at the side of the house; and at one end of it was a large closet with a door, and a square sliding hatch in the upper part of the door. This had been a powder-closet and through the hatch the elaborately dressed head had been thrust to receive the click and puff of the powder- pistol. Oleron puzzled a little over this closet; then, as its use occurred to him, he smiled faintly, a little moved, he knew not by what .... He would have to put it to a very different purpose from its original one; it would probably have to serve as his larder .... It was in this closet that he made a discovery. The back of it was shelved, and, rummag- ing on an upper shelf that ran deeply into the wall, Oleron found a couple of mushroom-shaped old wooden wig-stands. He did not know how they had come to be there. Doubtless the painters had turned them up somewhere or other, and had put them there. But his five rooms, as a whole, were short of cupboard and closet-room; and it was only by the exercise of some ingenuity that he was able to find places for the bestowal of his household linen, his boxes, and his seldom-used but not-to-be-destroyed accumulation of papers. It was in early spring that Oleron entered on his tenancy, and he was anxious to have Romilly ready for publication in the coming autumn. Nevertheless, he did not intend to force its production. Should it demand longer in the doing, so much the worse; he realised its importance, its crucial importance, in his artistic development, and it must have its own length and time. In the workroom he had recently left he had been making excellent progress; Romilly had begun, as the saying is, to speak and act of herself; and he did not doubt she would continue to do so the moment the distraction of his removal was over. This distraction was almost over; he told himself it was time he pulled himself together again; and on a March morning he went out, returned again with two great bunches of yellow daffodils, placed one bunch on his mantelpiece between the Sheffield sticks and the other on the table before him, and took out the half-completed manuscript of Romilly Bishop. But before beginning work he went to a small rosewood cabinet and took from a drawer his cheque-book and pass book. He totted them up, and his monk-like face grew thoughtful. His installation had cost him more than he had intended it should, and his balance was rather less than fifty pounds, with no immediate prospect of more. "Hm! I'd forgotten rugs and chintz curtains and so forth mounted up so," said Oleron. "But it would have been a pity to spoil the place for the want of ten pounds or so .... Well, Romilly simply must be out for the autumn, that's all. So here goes- " He drew his papers towards him. But he worked badly; or, rather, he did not work at all. The square outside had its own noises, frequent and new, and Oleron could only hope that he would speedily become accustomed to these. First came hawkers, with their carts and cries; at midday the children, returning from school, trooped into the square and swung on Oleron's gate; and when the children had departed again for afternoon school, an itinerant musician with a mandoline posted himself beneath Oleron's window and began to strum. This was a not unpleasant distraction, and Oleron, pushing up his window, threw the man a penny. Then he returned to his table again.. .. But it was no good. He came to himself, at long intervals, to find that he had been looking about his room and wondering how he had formerly been furnished-whether a settee in buttercup or petunia satin had stood under the farther window, whether from the centre moulding of the light lofty ceiling had depended a glimmering. crystal chandelier, or where the tambour-frame or the picquet-table had stood, ... No, it was no good; he had far better be frankly doing nothing than getting fruitlessly tired; and he decided that he would take a walk, but, chancing to sit down for a moment, dozed in his chair instead. |
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The Beckoning Fair One -by- Oliver Onions
Bottom Content goes here. Wikipedia content requires these links..... Wikipedia content is licensed under the GNU Free Documentation License.


text:
Adolescence Is A Sexual Excitement Period [English, 198 pictures, COMPLETE and UNCENSORED, baby !], by Jingrock
11 March 2010, by Oliver AKA The Admin
O Sweet Hentai Day With a ton of thanks to Yoroshii, Strange Grey Cat, Phantom, High9Eleven and Kanon, here is the COMPLETE, UNCENSORED and AWESOME version of an excellent manga by Jingrock |
This is one of my best shares of this year 2010 : tons of exceptionally happy sex, with awesome teen drawings, girls with a very hot body neither plump nor famelic, cowgirls, doggystyles and missionaries of heaven, and lots, lots of humour in pleasant short scenarii, full with love, with mutual care for the partner, of gentle humorous teasing… I miss words to recommend you this manga, I hope you'll adore it
Update (may 2010) : the manga is now entirely uncensored, the links were updated ! This is thanks to to the great work a kind person called High 9 Eleven, really, thanks a LOT, man ^_^
(For more works by Jingrock, Cf. The list of Jingrock's works on Hentairules…)
Open the Complete Pictures Gallery (or the backup gallery)
Download the Free Hentai Manga in a Zip file
(144 MB, 199 pictures, English)
(please, is there a chance you can use the depositfiles link ? That will generate a tiny bonus for me, thank you very much if that's possible for you ! :)
A bonus for you, the coupon 's0k1rpcsgx08hr9p8a3lobz8zgpo9dox' gives a 10% discount on Depositfiles 6-months and 1-years accounts. )
Or you can also use the Alternative :
Zip Mirror #1 – or – Zip Mirror #2
To find more works about a subject ("Dragon Ball" for instance), use the search field in the upper-right corner of the page. When I share enough works by a good artist I create redirection pages with links to all his shared works.
A problem to play videos, or questions like "how to download the zips" or "why does it ask a password, you said there isn't one" ? Read the Help & information page :)
Most elemental rule : if a download fails once, that can happen : try again ! ;-)
You are welcome to share the links to my uploads - I didn't draw the hentai myself anyway - but please, NOT a word-to-word carbon copy, and give my link with it too...
Sign up to Gravatar and give here the same email to show your avatar.
You can use these allowed html tags :   ,   ,   ,  (NO trailing slash, NO double quotes) ,   (NO double quotes)
Comments and post star ratings may take 60 minutes to appear (explanation).
39 Responses to ' Adolescence Is A Sexual Excitement Period [English, 198 pictures, COMPLETE and UNCENSORED, baby !], by Jingrock '
hi people and Oliver i have 2 things for you first thanks zathael for is help here:
a page totally accurate of gunma works separating even doujinshis from original works and it was some uncen stuff that i think you don't have so it's defenetly worth looking it up Oliver2- here is a great site for you oliver http://pant.su/ check it out it's great very organized and a great source for both RAW & ENG Manga and like your site is daily updated to hope it helps
BYE and all of good night ill see if i can release the 8 chap of taihen soon
Pantsu still exist!!! and organized too, back in 2008 navigate there was a caos.
anyway TWO JINGROCK SHARES IN LESS THAN A WEEK, OMG!!!! THANX A LOT OLIVER!!!
if you ever thing in become prime minister of France you have my vote…. -
I think pant.su may have a bit too much loli content for Oliver. I know that there is a lot of *other* stuff on that site as well, but simply browsing the site means you end up seeing a large number of loli images.
I'm surfing the web, and I found out that there is one more chapter to Bloomer Mama, by Jingrock called Upskirt Mama. Just thought I let you know Oliver. Maybe something that you could load?
Many thanx Oliver. Great post.
not really they just upload from what i have seen all new tankobons that are released and the monthly magazines like megastore and zathael i looked that stuff about hotmilk and megastore being from the same company and it's true check this out:
thats why most gunmas works that are from hotmilk usally and up in the megastore tankobon. -
thats was already form a tank that oliver published i think but better check it out with him
Jingrock! Awesome! Thanks Oliver =-]
i have a question please look this image and tell me what doujin it is http://img206.imagevenue.com/img.php?image=39410_…
it's Takeda Hiromitsu for shore but don't know what doujin i have seen this girl in a other takeda doujin i think it's a anime please tell me the name if you know -
So pant.su contains something ELSE than lolicon ?
I'd never have thought ! o_O
Without the sarcastic note, yeah, pant.su, I know of its existence, but my hands hit control-w too fast for me to see much in there.
it's the first time I see it o_O
and FFS, NO WAY, not the milk cow theme ! I think I prefer tentacles to that ! >_<
hi oliver please read my post in Pure Girl
It should be interesting indeed, thanks for the news !
Where did you find it, Q&A, please ?
give me one minute please, I'm catching up on 26 hours of comments
Lol ^^
Nah, the political system is rotten to the core (still better than most countries, but beyond salvation sadly), I'm not interested, even if I had a single chance.
Besides, "Free porn ! fap at home, don't make war ! " wouldn't be a sustainable program.
wait please
It is Minamoto Chizuru (I think I spelled that right) from the anime Kanokon. This image looks like it should go with Takeda Hiromitsu's Kontama Plus doujin. I'm too lazy to post links, but if you look at the covers of Kontama Plus, the colors and everything match. I am guessing, based on the fact that part of the image you posted looks to be a price tag, that this was simply part of the outside cover of the book that the scanners didn't bother to include in the raws.
thanks zathael didn't know that i was confused because there is no new doujin so i was thinking what the fuck but then i recalled Bosshi that he did a reedit of is book of the oujousamas and putted a mizugi on them in a special edition so i toght i could be that Thanks
what the fuck were is my post, oliver did you got it and erased my post just so i know
one more thing and sorry for the mass spam i did today here
http://www.hongfire.com/forum/showthread.php?t=95…a page with all gunmas works to date and there are some uncen stuff that i don't think you have so defenetly wort checking it out
the antispam system automatically puts into a moderation queue the comments looking fishy, until I manually validate them. Two of your comments were in the mod queue.
Come on, you know me enough to know I'm not going to remove your posts -_-
sorry i was just asking since they disapered a look at the other post i did on gunma there are some uncen stuff there
I was double checking, and I think Yoroshii is redoing the entire Bloomer Mama manga, but don't quote me on that. On his website under future projects, he has listed Bloomers Mama Shinsouban, by Jingrock. Check it out yourself, here's the link: http://yoroshii1.wordpress.com/future-projects/ Enjoy!
loooooool ^_^ great program at my see think it would work wonders in the world xD
loooooool ^_^ great program at my see think it would work wonders in the world xD
good one!! i like jinrock,i like hentairules!
hell yeah! i have waited for jingrock new complete work for a long time since Bloomer Mama:D..Thanks so much dude!
says i need a pass, what is it?
Try renaming your archives to a smaller name like h.zip and it should work.
Needs a password now.
Thanks Oliver.
Fantastic share + completely uncensored? = This file is going to be ridiculously popular. Thank you to everybody involved in this project.
Oliver, I wanted to ask you if you could recommend any Japanese translator operating on the net. I wanted to commission a translation of the move restrictions from a queen's blade artbook and I know you already commisionned stuff.
Usually I recommend desudesu, but I'm becoming more and more disappointing with the too long waiting time for his releases, it's starting to piss me off.
I started working with Lhytiss (.blogspot.com), contact him, he's a cool guy
A toast to Oliver and all those involved. Thank you so much for this
Thanks a bunch, I'll see what he offers. What are the usual waiting times?
When Lhytiss really slacks off, it can be incredibly long, like, 3, maybe even 4 days, the lazy bastard
awesome stuff
Both mirrors are down.
You liked it ? Hated it ? You've got additional information and links ? Or did you see broken links (please report them, I will reupload it) ? Bring more life here, participate, add a comment ;-)
If you report a dead link, please, tell me what is the precise dead hyperlink and the precise error. Never forget to try again !
Show your avatar in the comments »


text:
'Catapulting' Tulsa's Economy
Our future depends on the features we start installing today
We are obviously a market-driven town, but our new PLANiTULSA/comprehensive plan?? is a very much-needed roadmap for Tulsa. The new plan is a soft machine for ratcheting up the city's competitive prospects, radically updating our DNA for working and reworking our built environment, our community's look and feel and the character of housing, transportation, neighborhoods and commerce.
And with some of the incentive tools in the plan, Tulsa could also be a sparking gizmo for the re-jiggering of growth between older areas and the city's edge that equity, logical use of public assets and land economics demands.
I was going to write a follow-up piece about crucial parts of Tulsa's new comprehensive plan this week; there are a heap of huge departures from Tulsa as we have known it at the core of the plan.
As part of my prep work, I called John Fregonese, the principal at Fregonese Associates -- an Oregon-based planning and consulting firm?? -- and one of the intellectual leaders of Tulsa's new plan. I was stuck by how much Fregonese talked about the signal importance of an extremely robust local economy to the new plan's execution and Tulsa's employment/development prospects -- something lots of us having been thinking about in light of this week's dismal national economic news.
For this column, I've focused on economic development and the way forward for Tulsa this time. I'll pick up on key features of the new comprehensive plan and signal elements that define it next week.
The Context
There has much discussion lately about America's declining economic fortunes -- a lot of the conversation could easily be about kick-starter strategies for Tulsa.
Nathan Myhrvold, the former chief technology officer at Microsoft, talked recently about America's past as a scraggly, wildcard player in the early 19th century.
Myhrvold, a polymath of the first order -- a particle physicist, hi-tech chef, paleontologist and energy entrepreneur -- appeared last week on Fareed Zakaria's CNN show GPS. Myhrvold summoned a little half-forgotten history: a 19th-century economic landscape when America was an agricultural enclave -- we were a run-of-the-mill developing country much likes Brazil is today. Audacious use of government funds for railroads, telegraph lines, canals, harbors, shipyards, barge facilities, roads and a bold conception of the way forward allowed America to leapfrog more obvious contenders to become a leading heavy industrial power.
This happened, from an historical vantage, in the wink of an eye. My point: Tulsa could leapfrog our competition by a careful reimagining of what needs to be done economically. What's needed is a breakout gambit -- a game-changing effort to push our private players, the public square our universities and our huge and adventurous philanthropic community on to an unimagined trajectory.
Tulsa's Future: A Modest Proposal
Tulsa is obviously not a developing country or a new city, but we are competing, like it or not, with places like Chicago, San Francisco and Austin, Texas.
Elected officials and some people in the business community tend to talk about Tulsa as though we were a sports team competing only with other franchises in a carefully calibrated weight class.
This is lunacy.
We are also battling it out with the Shanghais and Londons for intellectual and management resources, venture capital, start-up firms and for our own sons and daughters -- bright, young Tulsans who increasingly have an entire planet of opportunities.
Part of the mid-run economic future for Tulsa, no doubt, will come from savvy private decisions and the normal interplay of markets and global dynamics. But some of us believe that these comforting assumptions and the Metro Chamber's existing efforts are not enough. Imagine using aggressive public/private partnerships and extraordinary public funding to do "accelerator" projects. We've done something like this on a big time basis before -- once on a contingent basis for behemoth Boeing ($350 million approved by voters here and never used) and once for American Airlines via the Vision 2025 program.
Interestingly enough, voters also approved $30 million, via the same Vision 2025 program, to set up the Helmerich Research Center at OSU-Tulsa, which targets advanced materials -- think super strong, extremely light glass and ceramic composites that can substitute for metals -- the biosystems industry, new energy technologies and novel control systems.
The center combines an aggressive industry-linked graduate program with an intriguing array of university/company projects. New start-up companies, unexpected boosts to existing firms in these domains and new employment will surely spring from this sweet effort.
In many, many ways the Helmerich Project is a sentinel -- one that we should replicate and extend -- to other Helmerich-like efforts. Other pacesetter ventures might spawn the new folks, the supporting economic activity and the housing demand needed to fully execute PLANiTULSA.
The Catapult
What I'm imagining is a sort of revolving loan and equity accelerator fund -- a fund that would be overseen by a public body but managed by a supremely talented venture capital/investment bank crew recruited via a rigorous, competitive process.
This new "Tulsa Catapult" would select and fund projects submitted by existing local firms, high promise start-up ventures and big impact joint ventures, crafted by university and foundation partnerships with private companies.
Excitingly: the current Vision 2025 program expires in 2016 --part of a newly voter authorized "2025" extension could fund this effort.
Catapult funding could also subsidize projects submitted by outsiders, provided that their ventures relocated to Green Country. Catapult managers could also hookup with private investors, the State Commerce Department, the Metro Chamber's "futures" fund and others on promising projects.
While some will complain that this initiative sounds suspiciously "statist," it is a lot more grounded than trying to hand off $350 million to Boeing, which Tulsans said agreed to in large numbers in 2003. Why not tend to our own "garden" aggressively, with an energetic strategy and transformative toolkit?
URL for this story: http://www.urbantulsa.comhttp://www.urbantulsa.com/gyrobase/Content?oid=oid%3A40028


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2013 Jr Interleague Rules
2013 Spring Local Rules (vall)
2013 Practice Schedule
2013 Sponsor Letter
2013 Volunteer Applicaton
35 Rule Myths of Little League Baseball Downloadable MS Word doc and viewable html version
Rule Myths
If you live in Oceanside or Vista you need to first make sure you fall within the VALL boundaries. Open the image below. For those who live in San Marcos and Carlsbad there are no boundary restrictions.
VALL Boundary Image Magnify
Top35LittleLeagueBaseballRuleMyths html]
Important Notice to VALL Umpires
Medical Release Form
MIT will be hosting a Spring Break Camp in San Marcos. Check out the attached flyer if you're intereseted.
2013 MIT Spring Break Camp
Yearbook Dedication Form
2013-2014 Board Nomination Form
2013 Winter Practice Schedule
2013 CITY Flyer-Flag Football


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Written by Porsche News Release Sunday, 13 September 2009 07:20
Porsche works drivers win championship
Stuttgart. After a dramatic finale of the Le Mans Series, works drivers Marc Lieb (Germany) and Richard Lietz (Austria) celebrated the first championship title win for Porsche this year. With a clear nine-point advantage, the two had taken up the race in Silverstone from pole position. But the fifth and last round of the season turned into a real thriller right to the flag. In the end, seventh position was enough for the top duo of the German Felbemayr Proton squad to secure the GT2 title. Works driver Patrick Pilet and Raymond Narac (both France, IMSA Performance Matmut team) rounded off the Porsche success by pocketing third place.
Read more: Le Mans Series, round 5 in Silverstone, Great Britain
Written by Porsche News Release Saturday, 12 September 2009 11:24
Pole position for title favourites in Porsche 911 GT3 RSR
Stuttgart. Porsche works drivers Marc Lieb (Germany) and Richard Lietz (Austria) are just one point off winning the GT2 class title of the Le Mans Series. In a thrilling qualifying session, Lietz clinched pole position in the 911 GT3 RSR of the German Felbermayr-Proton team and, with this, extended the advantage of the top duo to nine points heading into the season's final 1,000 kilometre race. With a top time of 1:48.638 minutes on the 5.141 kilometre time-honoured circuit, the Austrian relegated their only remaining rival in the championship, the Ferrari F430 GT manned by Gianmaria Bruni and Robert Bell, to second on the grid by 0.192 seconds.
Read more: Le Mans Series, round 5 in Silverstone, Great Britain


text:
btas2 - 12:14 am on Mar 10, 2007 (gmt 0)
I came across a "made for Yahoo" type site, with desperive bold headines saying "click on these links" right over the ads. This is strictly prohibited in AdSense and I presume Yahoo don't approve it either. The yahoo program is bad enough as it is without sites abusing it and taking money out of the pockets of honest site owners (and advertisers)
Is there any simple way to report policy violations for Yahoo ads.


text:
Archive for October, 2012
Used Concrete, Once for the Landfill, Now Heads to Recycling Facilities
What's the world's most widely used material? Water, of course. What's the world's second-most widely used material? It's concrete. The composite of cement, water and aggregate — usually crushed limestone, granite or possibly sand – has been used for at least 3,000 years. Its relatively harmless contents don't seem to make it a green villain — but it's not the contents that pose the problem. It's the energy intensity of the production of concrete, which is high in emissions. In fact, about 8 to 15 percent of the world's carbon dioxide emissions are attributed to concrete manufacturing.
About 8 billion cubic meters of concrete are manufactured each year, equaling a staggering one cubic meter for every person on Earth.
Waste concrete is everywhere — in every building demolition and replaced bridge and roadway — which is why interest in concrete recycling is rising. In years past, used concrete was simply dumped into landfills. Today, many construction projects have turned to concrete recycling not only to improve environmental conditions, but also to save money. Read the rest of this entry »
OECD Says Nations Need to Measure Sustainability and Well-Being, Not Just GDP
When it comes to measuring progress in the world, economic measures just aren't enough — measures such as sustainability, health, education and subjective well-being need to be taken into account, as well. That's the conclusion reached at a four-day forum hosted by the Organization for Economic Cooperation and Development (OECD) in New Delhi, India, Oct. 16-19. OECD gave the theme "Measuring Well-Being for Development and Policy Making" to its fourth World Forum on Statistics, Knowledge and Policy. Read the rest of this entry »
If GM Can Do It… A Starter's Guide to Zero Waste
Is zero waste to landfill really just a pipe dream for manufacturers? It would be depressing to think so, since industrial facilities in the United States pack 7.6 billion tons of industrial waste into land disposal units annually, according to the U.S. Environmental Protection Agency.
Zero waste to landfill (also known as zero waste), the concept of turning normally discarded industrial waste materials into resources for others to use, according to the Zero Waste International Alliance (ZWIA), involves designing and managing products and processes to find ways to render them still usable after their useful lives instead of being destined for the landfill heap. Read the rest of this entry »
Report: Industry Pollution Almost as Deadly as Disease in Developing Countries
The health of over 125 million people living in developing countries is at risk from industrial pollution and emissions, a problem that grows as manufacturing shifts to Third World nations, says a new report. "The World's Worst Pollution Problems 2012: Assessing Health Risks at Hazardous Waste Sites," by the Blacksmith Institute, in partnership with Green Cross Switzerland, also reveals the industries contributing the most to this burden. Read the rest of this entry »
Schools Use Solar Power to Save Money and Educate Future Generations
While it still faces formidable challenges, solar power is making inroads into regular, everyday American life. Solar panel installations can be seen everywhere, from private residences to shopping malls to office parks to convention centers, and they are starting to take significant hold at educational institutions.
Solar power is not just about cash-strapped school districts looking to save a few dollars on energy costs but also a way for them to raise money by selling renewable energy credits. For many school systems, the installation of solar panels on school buildings opens up a brand new avenue of curriculum, in renewable and clean energy education. Read the rest of this entry »
Next-Generation Biorefineries Will Be More than Just About Fuels
Biorefining, the process of using biomass or plant-based raw materials, such as plants, plant oils, seeds and grains, and refining them (in a similar manner to petroleum refining) to produce a variety of fuels, chemicals and raw materials for manufacturing, is not new.
The most discussed product of biorefineries is, of course, biofuels, such as biodiesel and bioethanol, but just as with petroleum refining, biorefining is capable of producing a host of other useful products. Biorefineries were once identified as the foundation of a new, bio-based global industrial platform that can help lower emissions while meeting the world's demands for fuel, energy and chemicals. While the first generation of biorefineries have existed for some time now, industry watchers say we're on the verge of seeing next-generation biorefinery plants and technologies. Read the rest of this entry »
Report Highlights Dilemma of Need and Sustainability of Road Freight Transport Fuels
"The Sustainability Impacts of Fuel: Understanding the Total Sustainability Impacts of Commercial Transportation Fuels," the first report from the Future of Fuels group of the organization known as BSR (Business for Social Responsibility), zeroes in on a concern that is vital to industry: the life-cycle sustainability of road freight transportation fuels.
The report's authors, Eric Olson and Ryan Schuchard, say that the growing needs of the world's population result in "intense pressure to restart economic progress and raise global standards of living — which will mean an increase in our global fuel use." At the same time, the world's "reliance on current and emerging energy products implies trade-offs that are not always clearly visible or consciously determined."
Through its Future of Fuels initiative, BSR expects to provide a research base that will help decision-makers in business and government navigate this dilemma. The "Sustainability Impacts" report pulls together various data sources to paint a picture of what is currently known about both the fuel market outlook and the sustainability impacts of road freight transportation fuels in North America. Read the rest of this entry »
Industry Organizations Are Up in Arms Over California's Green Chemistry Actions
California's proposed chemical regulations are drawing opposition from industry associations whose member companies will likely be affected.
The Adhesive and Sealant Council (ASC), a North American trade association, expressed its concern with the California Department of Toxic Substance Control's (DTSC) proposed "Safer Consumer Products" regulation, part of a statewide effort to require manufacturing companies to perform exhaustive, costly analyses of hundreds and hundreds of chemicals they use. The ASC — which counts 119 adhesive and sealant manufacturers, raw material and equipment suppliers, distributors and industry consultants as members, "representing more than 75 percent of the U.S. industry" — last week issued a media statement warning that the legislation, if passed, "could lead companies to abandon California markets or relocate manufacturing facilities to other states." Read the rest of this entry »
FTC Updates Green Guides, Wants Marketers to Label Eco-Products Truthfully
Not all products with environmentally friendly labels are as green as they seem, but the revised Green Guides, issued by the Federal Trade Commission, will steer advertisers in an honest direction with key rules to follow to reduce the risk of deceiving consumers.
As eco-conscious consumers turn to green products, companies are responding with a variety of products with eco-labels. Yet it's often difficult for consumers to differentiate accurate advertising from deceptive claims made by product maker — known as greenwashing. Many consumers also do not have the resources or time to evaluate green claims. Read the rest of this entry »
Sobering Numbers Indicate a Depressed State for EVs in the U.S.
As has been usual in recent history, there's a bunch of grim news for those who believe electric vehicles are the future of American transportation.
First, a study, titled "Electric Drive by '25: How California can Catalyze Mass Adoption of Electric Vehicles by 2025," sponsored by Bank of America, and co-authored by Ethan N. Elkind, a climate policy associate for UCLA School of Law's Environmental Law Center and the University of California's Berkeley School of Law, identified three problems that have slowed consumer adoption of EVs and offered three solutions. Read the rest of this entry »


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Listen up, lobsters... we know you like to keep that body tight, so if you're a if you're a triathlete, runner or endurance athlete, you need to check out the triathlon training log and online triathlon magazine by our friends at Amateur Endurance. Track and log your workouts, learn from other athletes, find out about or review the latest gear and be a part of the community at Amateur Endurance. Thank us later.
I Wonder What Made This Dude Flip Out?
Saw this on some news stations yesterday… always with the volume muted. Watching the youtube clip doesn't help much either, mentions neo-nazis, and it's not in English. But we can draw a few conclusions from this. Even when chicks deserve … Continue reading


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WASHINGTON: Oil prices popped past $50 per barrel amid fears that a continued rise would impact the world economy, including India.
Lots of reasons were proffered for the latest run-up, including, most recently, civil unrest in Nigeria, the world's fifth largest producer at 2.3 million barrels a day which is about what India consumes. But market analysts are also looking at the frenetic demand from China and India, two of the world's fastest growing economies.


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Eleanor Roosevelt at Binghamton High SChool
2/14/2013 (Updated 7:02:32 PM)
Elenor Roosevelt was at Binghamton High School Thursday.Speaking to a history class of how things were in her day, when her husband, Franklin Roosevelt was president.
Back in those days, the concept of a woman being president was still a pipe dream, but she saw for herself how times have changed.
Elenor Roosevelt portrayed by Rene Goodwin, Misses Roosevelt, by the way, was one of the pioneers of the women's right's movements.
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Preschools | Search | Add Your Preschool (Free!) |
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Public School 117 Jamaica, NY 11435 (718) 526-4780 We can assist you with Secondary Schools. Elementary School, High School, Kindergarten, Secondary School. Share Your Review Please note: all reviews are screened for spam and take 24-48 hours to be approved.


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Just in case you forget that President Obama mentioned Nicki Minaj in several interviews, she reminds you on the female anthem "I'm Legit." And, I'm not mad at it all! Nicki and Ciara ride the bossy beat like Thelma and Louise, simultaneously breathing life into Ciara's career. "I'm the shit with no makeup, don't have to curl my hair up, all this booty here min, I'm a dollar worth of dimes," sings Ci Ci. I can already see myself with both hands up in the club!
This adds some much needed luster to the re-release of Nicki's sophomore album "Pink Friday: Roman Reloaded "The Re-Up." Listen and share your comments! I want to know what you think…
Like HelloBeautiful on Facebook to stay on top of your favorite black celebrities:
RELATED STORIES: Nicki Minaj Releases "Pink Friday" Perfume Commercial Just In Times For The Holidays
RELATED STORIES: Nicki Minaj To Barbara Walters: "Am I Not Good Enough Cause I'm A Little Black Girl?"


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Roger Corbin found guilty of bribe receiving
Jurors in the New Cassel corruption trial of three public officials returned a partial verdict Tuesday, finding former Nassau Legis. Roger Corbin guilty of bribe receiving and official misconduct.
The jury also found the former head of North Hempstead Town's Community Development Agency, Neville Mullings, guilty of official misconduct.
Corbin was found not guilty of defrauding the government,...


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The Towpath to London - Grand Union Canal Race 2012
I'm running 145 miles along the Grand Union Canal for Severn Hospice because they do amazing work for terminally ill people
Event: Grand Union Canal Race
£1,582.50 raised of £1,000.00 target
65 donations
My Target:
£1,582.50 raised so far
How to make a donation
Donate online at - www.justgiving.com/thetowpathtolondon
By mobile internet Scan this code on your smartphone to go straight to James Dowdall's page.
By text message to donate £10 Text TCCX70 £10
to 70070
Thanks for taking the time to visit my JustGiving page.
What I'm doing
On the weekend of the 2nd and 3rd of June I'm setting off on a 145 mile race along the length of the Grand Union Canal. The race is an organised event, which I'm very lucky to have got a place in and I've been training hard to build up to it.
Who I'm doing it for
I've decided to do this one for charity again. Partly because it's the furthest I've ever run, but mainly because Severn Hospice is a fantastic local charity. Even if you're not local, I hope you'll be able to show your support for what will be a massive challenge for me (and my body!)
About the race
If you want to know more about the race itself, have a look at this link - http://www.gucr.co.uk/
The Grand Union Canal Race is the longest, toughest, non-stop race in Britain. I'll be running with a support crew tracking my progress and providing food, clean and dry clothing and any first aid needed, but other than that, I'll be spending around 2 days running non-stop along the route from the centre of Birmingham to the centre of London. My time limit is 45 hours, so there's no time to stop!
How to donate
Donating through JustGiving is simple, fast and totally secure. Your details are safe with JustGiving – they'll never sell them on or send unwanted emails. Once you donate, they'll send your money directly to the charity and make sure Gift Aid is reclaimed on every eligible donation by a UK taxpayer. So it's the most efficient way to donate - I raise more, whilst saving time and cutting costs for the charity.
So please dig deep and donate now. Claire will keep you all up to date on my progress on race day!
Raising money for
Severn Hospice
Charity Registration No. 512394
The Severn Hospice does all in its power to alleviate pain, both physical and emotional, for patients with life threatening illnesses and their families. Care is tailored to the needs of individual patients in an attractive, friendly environment whilst maintaining the highest standards of medical and nursing practice.
Donations 65
Donation by James Dowdall on 27/08/12
+ £90.75 Gift Aid
Donation by David Leaper on 18/08/12
+ £2.50 Gift Aid
Donation by deb wildsmith on 26/07/12
+ £2.50 Gift Aid
Donation by David Leaper on 14/06/12
+ £18.75 Gift Aid
jolly well ran , old boy ! ! " ( joint 10th )
Donation by chris maher on 12/06/12
+ £2.50 Gift Aid
Donation by Tom Roo on 07/06/12
+ £2.50 Gift Aid
Donation by Steven Cale on 06/06/12
+ £3.63 Gift Aid
Donation by Phil Parker on 06/06/12
+ £5.00 Gift Aid
Donation by Angus Harvey-Smith on 04/06/12
+ £1.25 Gift Aid
Well done James, tremendous effort!
Donation by Roger Lloyd on 04/06/12
+ £2.50 Gift Aid
Amazing run well done James. xx
Donation by Dianne Spencer on 04/06/12
+ £2.50 Gift Aid
Well done - a good cause
Donation by Gordon Nugent on 04/06/12
+ £2.50 Gift Aid
I saw Jim Hawkins' RT on twitter & had to check it out. Wow, what a challenge & a brilliant cause! :-) well done!
Donation by Jay Evans on 03/06/12
+ £1.25 Gift Aid
We've never met James, but what you have achieved is amazing, congraulations and well done. Such a worthwhile charity.
Donation by Kate Bentham on 03/06/12
+ £2.50 Gift Aid
Awesome run, James. Well done. Eat, drink, rest, and enjoy the moment!
Donation by Jim Tinnion on 03/06/12
+ £5.00 Gift Aid
Donation by noel hogan on 03/06/12
+ £1.25 Gift Aid
Well done James inspiring stuff!
Donation by Stephen Waters (Shrews Ac) on 03/06/12
+ £1.25 Gift Aid
We haven't met yet James but I felt compelled to help a fellow runner and for such a good cause. Fantastic effort mate. Well done!
Donation by Tim Smith on 03/06/12
+ £3.75 Gift Aid
Donation by Becky corrigan on 03/06/12
+ £2.50 Gift Aid
Donation by Alison Hemming on 03/06/12
+ £2.50 Gift Aid
Donation by Paul Jones on 03/06/12
+ £2.50 Gift Aid
Donation by Jude Robinson on 03/06/12
+ £1.25 Gift Aid
Fantastic stuff!
Donation by Anon on 03/06/12
+ £12.50 Gift Aid
Pure grit!!!!!!
Donation by Emily Millington on 03/06/12
+ £2.50 Gift Aid
Well done James we have been watching your progress since you started. We take our hats off to you.. Keep going :)
Donation by Leighann Kirby and Family on 03/06/12
+ £5.00 Gift Aid
Donation summary
- * Online donations£1,422.50
- Offline donations£160.00
- Text donations£0.00
- Total raised£1,582.50
- Gift Aid£345.63
* Charities pay a small fee for our service. Find out how much it is and what we do for it.


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Hayman Island is located in the beautiful Whitsundays just off the Queensland coast and home to Hayman, one of the world's finest resorts. Hayman Island is the epitome of tropical paradise.
On a sparkling sunny day the colour of the water of Hayman's lagoon and Whitsunday Passage are simply stunning - the hues range from turquoise to emerald and sapphire. There's excellent snorkelling directly off the beaches in Blue Pearl Bay. Some argue this is the best beach snorkelling in the Whitsundays.
... moreHayman Island offers guests plenty of activities ranging from bushwalks to tours of the nearby Great Barrier Reef. Cruise or fly by helicopter to see Heart Reef, Hill Inlet or Whitehaven Beach - it's all possible at Hayman Island.
At the resort, all rooms have magnificent views of the Whitsundays or the tropical landscaped gardens. Visitors receive the best of both worlds, combining magnificent service and accommodation with natural beauty. The most discerning traveller will be satisfied, but most likely delighted, at the luxurious amenities of the resort.
Access to Hayman Island is by luxury launch transfer from Hamilton Island, or via seaplane or helicopter connections from Proserpine (Whitsunday Coast) Airport.
... lessToday's Weather
Currently | Temperature | Sunrise | Sunset | Rainfall |
Possible thunderstorm |
25 °C | 5:18am EST | 6:39pm EST | 14 mm since 9am |
7 Day Forecast
Sat, 14 Dec |
Sun, 15 Dec |
Mon, 16 Dec |
Tue, 17 Dec |
Wed, 18 Dec |
Thu, 19 Dec |
Fri, 20 Dec |
Forecast |
Possible Thunder- storm |
Mostly sunny |
Mostly sunny |
Possible shower |
Mostly sunny |
Possible shower |
Possible shower |
Minimum | 24°C | 25°C | 25°C | 25°C | 24°C | 24°C | 24°C |
Maximum | 29°C | 30°C | 30°C | 30°C | 29°C | 29°C | 29°C |
Weather last updated at 3:14am Saturday, 14 December 2013.


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spiritual greeting cards, western greeting cards, native american greeting cards, buffalo spirits greeting cards, indian woman greeting cards, vivid colors greeting cards, contemporary style greeting cards, bison spirits in her hand greeting cards, white buffalo in her hand greeting cards, hair that flows like the buffalo greeting cards, native spirits in the mist with many stars greeting cards, human being greeting cards, first peoples nation. greeting cards
About the Artist
Joe Triano
MY ART IS MY LIFE I was born on March 5 to a working class family in Harrison, New Jersey not far from the city of Newark. My art education was largely informal, and began on my twelfth birthday when I was given a monograph book chronicling the life of Vincent Van Gogh; in later years, I would study under the tutelage of renowned artists Taylor Oughton and Vernon Wood. In my work I allow the painting to guide me. The colors I employ are dictated by the piece itself, as it comes to 'life.' I believe that my use of color is directly related to the manner in which van Gogh organized his palette, that is, without restriction. I find it impossible to explain my deep-seeded passion for the plight of the American Indian, during the mid to...


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Basic Account, Created on 17 October 2006 (#11410265), Last updated on 3 July 2010 [Gift]
Hello! This is the icon journal of matryoshka. Here are some basic rules:> No hotlinking.> Do not use any of my graphics as bases without my permission.> Please credit matryoshka or banknote.Looking for something specific? See the tagsLike my icons? Friend meResources:cap_it > dearest > petit_pixel > Leave Me The WhiteLayout by unoriginal // Profile code from rinchangraphics


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Chelsea Transfer Rumors: Why Blues Should Stop Chasing Edinson Cavani
Lintao Zhang/Getty Images
On paper, Edinson Cavani represents a dynamic scoring option for Chelsea.
But what looks prodigious on a roster printout doesn't always pan out in reality.
Chelsea experienced its worse year this past season in the Barclays Premier League since 2002. The club could use improvements in many areas after going 18-10-10 and finishing sixth.
While both scoring and goals against were issues in 2011-2012, which is the more significant need heading into this year?
If one opts for the former, Cavani certainly qualifies as an upgrade over the departed Didier Drogba. The 25-year-old forward averaged 24-plus goals over the past two seasons for Napoli in Serie A competition.
The leading scorers for Chelsea were Daniel Sturridge and Frank Lampard with just 11 goals.
On the other hand, the Blues recently signed attacking midfielder Eden Hazard and two solid pass-and-move players in Marko Marin and Oscar (dos Santos Emboaba, Jr.).
These latter signings will prove as good setup men for Fernando Torres and the other strikers and perhaps even Hazard.
Furthermore, Cavani comes with substantial financial implications.
In a piece published just yesterday in the Daily Mail, Sami Mokbel reports that the Uruguayan national wants £150,000 per week. This doesn't even take into account the £35 million in transfer fees required to extract Cavani from Napoli.
Which is the bigger need for Chelsea?
That amounts to $184,000 per week and nearly $55 million in U.S. dollars for those Americans unfamiliar with the exchange rate with the British pound.
The Daily Mail also reports that owner Roman Abramovich is unwilling to fork over the exorbitant amount.
Additionally, what about the well-established uncertainty of players' effectiveness when switching leagues?
Will the increase in competition or even cultural differences prevent Cavani from making a smooth transfer to the EPL?
I'm inclined to believe that he can make a successful transition based off a couple things.
The striker has a rather prolific track record over the past two years for Napoli. He also has invaluable experience playing in the 2010 World Cup, tallying a goal and an assist on the mighty international stage.
Then again, being a talented finisher in one league doesn't ensure the same success in another. He may look really good on paper, but that's never a guarantee.
Finally, Chelsea should move away from the prospects of Cavani and target some quality defenders.
The club has already acquired multiple midfielders in addition to the capable pre-existing forwards on the roster.
Also, the monetary obstacles associated with signing Cavani and others (i.e. Hulk), and the deficiencies on defense seem to supersede the positive gains with signing a striker.
Three of the top-four teams in the EPL allowed fewer goals in 2011-2012. Manchester City and Manchester United—the top-two clubs—gave up 17 and 13 fewer goals, respectively.
The 6'5'' Petr Cech still maintains himself as one of the better goalkeepers in the game, although with slightly diminished skills at age 30. It is the defenders in front of him that need upgrading.
Stated succinctly, Chelsea needs to end its chase for Edinson Cavani.
Bigger needs exist for this club.
Add me on Twitter @jlevitt16
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Kevin Ayers
Kevin Ayers
Rainbow Takeaway/That's What You Get Babe
Original Release Date: October 3, 2011
Track Listing
1. Blaming It All on Love
2. Ballad of a Salesman Who Sold Himself
3. A View from the Mountain
4. Rainbow Takeaway
5. Waltz for You
6. Beware of the Dog II
7. Strange Song
8. Goodnight Goodnight
9. Hat Song
10. That's What You Get
11. Where Do I Go from Here
12. You Never Outrun Your Heart
13. Given and Taken
14. Idiots
15. Super Salesman
16. Money, Money, Money
17. Miss Hanaga
18. I'm So Tired
19. Where Do the Stars End
20. That's What You Get
21. Where Do I Go from Here
22. You Never Outrun Your Heart
23. Given and Taken
24. Idiots
25. Super Salesman
26. Money, Money, Money
27. Miss Hanaga
28. I'm So Tired
29. Where Do the Stars End
Mo Foster: Bass
Kevin Ayers: Composer, Guitar (Electric), Vocals (Background), Producer
Geoff Whitehorn: Guitar
Ollie Halsall: Bass, Guitar, Guitar (Electric), Vocals (Background), Slide Guitar
Keith Hancock: Tape Operator
Neil Lancaster: Vocals (Background)
Laurie Latham: Mixing
Anthony Moore: Producer
Trevor Murrell: Drums, Tambourine, Shaker, Guiro, Bell Tree
Graham Preskett: Organ, Synthesizer, Guitar (Acoustic), Banjo, Bass, Mandolin, Piano, Violin, Guitar (Electric), Piano (Electric), Vocals (Background), Bottle, Prophet Synthesizer, String Machine, Brass Synth
Simon Skolfield: Engineer
Clare Torry: Vocals (Background)
Hans Zimmer: Programming, Prophet Synthesizer
Roy Jones: Conga, Tambourine, Vibraslap, Shaker, Finger Cymbals
Rick Walton: Mixing
Edwin Cross: Mixing
John Thornton: Sleeve Photo
Chris Morton: Cover Art
David Wells: Liner Notes
Andrew Thompson: Remastering
Peter Vernon: Sleeve Photo
Liam Genocky: Bass, Drums
Sharon Coventry: Artwork


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- April 17, 2013
- 6:47 a.m.
- Suggest removal
- Reply to this post
knotknessisary writes:
This sounds like the exact opposite of corruption.
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Arrest in deaths of Curry ex-girlfriend, her baby
CHICAGO (AP) -- Police in Chicago say they have arrested a suspect in the slayings of the former girlfriend of New York Knicks' player Eddy Curry and her baby.
Police spokeswoman Laura Kubiak confirmed Saturday that one person was in custody.
The spokeswoman says police believe the person under arrest killed Nova Henry and her infant daughter, Ava. They were found dead of multiple gunshot wounds in their apartment on Jan. 24.
Henry was the mother of ex-Chicago Bulls player Curry's 3-year-old son. The boy was found unharmed at the scene.
Knicks spokesman Jonathan Supranowitz says by e-mail to The Associated Press that Curry had no comment on the arrest.
Kubiak says she could not confirm details of the arrest.
(Copyright 2009 by The Associated Press. All Rights Reserved.)