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An Introductory Guide to Land Use Planning for Small Cities and Counties in Oregon
- Tyler Stevenson
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1 An Introductory Guide to Land Use Planning for Small Cities and Counties in Oregon Produced by the Oregon Department of Land Conservation and Development January 2007
3 ACKNOWLEDGMENT This guide is an update of City Recorder s Guide to Land Use Planning: The Basics prepared for the Department of Land Conservation and Development by Daniel Meader of Tenneson Engineering Corporation in 1993.
4 TABLE OF CONTENTS Chapter 1 Introduction...1 Chapter 2 Overview of the Land Use Planning Program...2 Chapter 3 Land Use Planning Documents Comprehensive Land Use Plan Zoning Ordinance Subdivision Ordinance Chapter 4 Typical Land Use Actions Building Permits Land Use Permits Partitions and Subdivisions Chapter 5 Variances Chapter 6 Conditional Use Permits Chapter 7 Zoning Map Amendments Chapter 8 Comprehensive Plan Map Amendments...14 Chapter 9 Partitions and Subdivisions Chapter 10 Other Land Use Considerations Nonconforming Uses Floodplain Development Overlay Zones Land Use Compatibility Statements Chapter 11 Types of Public Hearings Legislative Hearings Quasi-judicial Hearing Findings Tips on Running Public Hearings Final Decision Notice of Decision Appeals Chapter 12 Public Notice Legislative Hearings Quasi-judicial Hearing ii
5 Glossary Exhibits A: Sample Forms B: ORS Conduct of Local Quasi-Judicial Land Use Hearings; Notice Requirements; Hearing Procedures C: Planning Documents Index iii
6 Chapter 1 Introduction The purpose of this guide is to provide basic information regarding the land use planning process in Oregon. It is meant for land use planners and government officials in small cities or counties who are new to land use planning or who rarely process land use applications. The guide offers a step-by-step explanation of the various land use actions that take place in small cities and counties. For those who have been around the land use planning process for some time, this guide may appear oversimplified. However, there should be some tips that will help even the seasoned planner with day-to-day work. The guide includes descriptions of various land use actions, from the simplest building permit signoff to planning commission hearings to comprehensive plan and zoning ordinance amendments. Other available resources include: Department of Land Conservation and Development (DLCD), (503) League of Oregon Cities (LOC), (503) Association of Oregon Counties (AOC), (503)
7 Chapter 2 Overview of the Land Use Planning Program In the late 1960s and early 1970s, Oregonians became increasingly concerned about the effects of population growth and the threat to the quality of life and resources that make Oregon a special place to live. In response, the Legislature enacted a series of laws to help shape development throughout the state, including the Beach Bill, Senate Bill 100 (creating statewide land use planning), and others. These laws have resulted in land use plans and state regulations that guide how and where new development occurs. Today, every city and county has a comprehensive land use plan that has been acknowledged by the state. Each plan represents years of effort and a consensus by citizens and officials about the future of their community. Day-to-day Decisions at the Local Level In Oregon, state and local governments share the job of planning. The state, through the Land Conservation and Development Commission (LCDC), sets overall rules for planning decisions. DLCD provides technical assistance and grants, and reviews local plan amendments for Statewide Planning Goals 1. Citizen Involvement 2. Land Use Planning 3. Agricultural Lands 4. Forest Lands 5. Natural Resources 6. Air, Water and Land Quality 7. Natural Hazards 8. Recreational Needs 9. Economic Development 10. Housing 11. Public Facilities 12. Transportation 13. Energy Conservation 14. Urbanization 15. Willamette Greenway 16. Estuarine Resources 17. Coastal Shore Lands 18. Beaches and Dunes 19. Ocean Resources compliance with the statewide planning goals. Cities and counties adopt comprehensive plans that meet the applicable statewide planning goals. Local governments make day-to-day land use decisions in conformance with their state-approved plans. The 19 Statewide Planning Goals The statewide planning goals are Oregon s standards for comprehensive planning. Goals set requirements for the content of land use plans. Goals 1-14 apply to the entire state, while Goals focus on specific geographic areas. For example, the goals require that local governments provide opportunities for citizen involvement. They also set standards for how certain types of land are planned and zoned. The goals also apply to other state agencies when they make decisions affecting land use. LCDC meets regularly (about every six weeks) and is responsible for adopting rules to interpret the goals and some land-use planning statutes. LCDC has adopted rules interpreting most of the statewide planning goals. DLCD carries out LCDC decisions and administers other parts of the state s land use laws. 2
8 Chapter 3 Land Use Planning Documents Each city and county in the state is required to have a comprehensive land use plan and implementing regulations. The regulations may be contained in a zoning ordinance and a subdivision ordinance or in a combined development code. There may also be supplemental ordinances for example, a mobile home park development ordinance, a sign ordinance, a floodplain ordinance, or a nuisance abatement ordinance which may be administered by the planning department or planning commission as a part of the land use process. A brief discussion of the three most common land use planning documents follows. See also Exhibit C, a summary of common planning documents. Comprehensive Land Use Plan The controlling land use document in all Oregon jurisdictions is the comprehensive land use plan, or simply, the comprehensive plan (or even more simply, the comp plan ). The comprehensive plan generally includes the following three elements: An inventory or a background document, which includes inventories and descriptions of existing land uses, natural resources, natural hazards, recreational facilities, transportation facilities, and economics. City plans will also include inventories of housing stock, developable lands, and public facilities such as water, sewer, and storm drainage. County plans will also include sections on farm and forest land resources. Background documents may also discuss the adequacy of community services such as education and law enforcement; Goal and policy statements, which indicate, in a general way, the objectives of the jurisdiction over a specific planning period normally 20 years from the date of adoption of the plan and provide guidance on how to achieve those objectives; and A comprehensive plan map, which depicts, in a site-specific nature (i.e., to individual property lines), the desired arrangement of uses for the entire jurisdiction. The designations may be very general, such as residential, forest, and industrial, or they may be specific, such as low- or medium-density residential, neighborhood or downtown commercial, and light or heavy industrial; The comprehensive plan map is the controlling instrument, directing the future of land use in the jurisdiction. The zoning map must be subordinate to the comprehensive plan map. That is, the zoning map cannot allow a more intensive land use than is shown on the comprehensive plan map for the same area. To take that a step further, if a plan designates a certain area as residential, the zoning map cannot designate the same area as commercial a more intensive land use. Some jurisdictions may have only one map that serves as 3
9 both the comprehensive plan and zoning map. The goals and policies are generally designed to provide guidance to elected and appointed officials over the use of land. They are important when reviewing proposed zone changes, comprehensive plan amendments, and sometimes, conditional use permits. The inventories, while significant, do not play a major role in the day-to-day administration of the planning program of a city or county. The inventories are most important when developing the goals and policies. The inventories are normally updated during major plan updates, and the updated inventories may lead to changes in policies within the plan. For example, if a policy was adopted in 1988 to provide additional tourist-related housing to further an economic development goal, and by 2005 the city found it had an overabundance of tourist-related housing that had been constructed in the intervening years, it would probably be prudent to consider revising that particular policy. Zoning Ordinance The zoning ordinance is the most important tool in the day-to-day planning effort. It is used in conjunction with the zoning map. The typical zoning ordinance includes: Note: A comprehensive plan policy can only be used as an approval criterion for a zone change or permit if it is worded to be mandatory. If the policy uses such terms as should, encourage, or consider, it is not to be used as a basis for making a land use decision. On the other hand, if the policy uses shall or must, then you will want to make sure that requests for land use changes comply. Definitions. A word or phrase will have a specific meaning that is not quite the same as in ordinary conversation. Uses. These will include descriptions of what land uses may occur in each zone. Some uses will be permitted (often referred to as an outright permitted use ), which means that the approval of the use is not subject to approvalsubjective criteria. Other uses will be listed as conditional or special uses. These are subject to discretionary criteria and a local government may deny the land use or place conditions on approval of the use. The zoning classifications may also include overlay zones, which add provisions to the base zone, such as special considerations for floodplains, historic sites, or airports. An overlay zone does not replace the requirements of the base zoning district. Development Standards. Requirements such as minimum lot sizes, yard setbacks, and height requirements are often included in the individual zone chapter. In a county, these would also include standards for development in farm and forest zones. Other types of standards such as natural resource protection, off-street parking and landscaping requirements are often found in their own chapter. Procedures. Several sections of the zoning ordinance deal with the procedures for processing applications for variances, conditional use permits, 4
10 zoning ordinance or map amendments, and the administrative provisions, including enforcement. Subdivision Ordinance The subdivision or land division ordinance deals with a different aspect of land use the division of land. The subdivision ordinance provides the process for subdividing or partitioning lands within the jurisdiction. In a small jurisdiction that has not faced many requests to divide land, the subdivision ordinance, adopted many years ago, may be difficult to implement. Generally, in small cities, it is wise to take even a minor partition request to the city planning commission (if there is one) or the city council. In many small communities, the elected or appointed officials want to be informed of all land use decisions, even the most mundane. such as sewerage, street development, water system improvements, and a host of other design standards. It includes requirements regarding whether and how a new lot must be surveyed. The subdivision ordinance sets forth procedures for approving all types of development actions, including partitions and subdivisions. There is additional information on land divisions in Chapter 10. There may also be supplemental ordinances for example, a mobile home park development ordinance, a sign ordinance, a floodplain ordinance, or a nuisance abatement ordinance which may be administered by the planning department or planning commission as a part of the land use process. The subdivision ordinance provides the standards for providing infrastructure 5
11 Chapter 4 Typical Land Use Actions This chapter provides a brief summary of the procedures for processing the most common types of land use applications. You should also consult the specific regulations contained in the zoning and subdivision ordinances or development code. Building Permits The simplest land use action is approval of a building permit for a home or an accessory building (i.e., a garage or shed). Before issuing a building permit, be sure to answer the following questions: What is the zoning of the property? Is the proposed use of the building allowed within that zone? Is the use a conditional use? (See conditional use permits below and in Chapter 6.) Does the proposed building and site plan comply with all of the development regulations such as setback, height limit, and parking? (Some of these regulations will apply citywide or countywide, some will apply in specific zones, and some will apply to specific types of buildings.) Does the proposed building require any special review such as site plan review, floodplain review, hillside review, or historic review? The building permit applicant must include with the permit application a site plan showing the tentative location of the proposed structure. The building permit application will also include structural plans, which will be reviewed by the local building official. The site plan will show the property line configurations, the exterior dimensions of the building, and the distance in feet from the property lines to the proposed structure. If there are other structures, subsurface facilities such as water lines or a septic tank, or easements on the property, these should also be identified in the site plan. Using the site plan, determine whether the setbacks from the exterior property lines are adequate to satisfy the zoning ordinance standards. If off-street parking is required, the number of off-street parking spaces must be shown on the site plan. A key element not always shown on the site plan is the proposed height of the structure, particularly of accessory structures. Almost all jurisdictions have height limitations on single-family dwellings. If this information is not specifically required on the site plan, it should be requested from the applicant. Remember to keep on file a copy of the site plan with the building permit. If there are subsequent questions concerning the completed structure, that site plan will be the key in determining whether the applicant has followed through with the development as proposed. 6
12 Land Use Permits Even the smallest communities are faced with land use actions, including variances, conditional uses, zone changes, comprehensive plan map amendments, partitions, and subdivisions. A variance is simply a process to allow an applicant to vary from development standards required by the zoning ordinance normally setbacks, building height, or other physical dimension (See Chapter 5 for additional information.) Most zoning ordinances list uses permitted outright and uses that may be permitted (usually called conditional uses ) in each zone if certain criteria are satisfied. A conditional use permit is issued by the city or county when the applicant has shown the criteria have been met. (See Chapter 6 for additional information.) A zone change, also known as a zoning map amendment, is a process by which the applicant seeks to amend the zoning map to change the designation on a specific tract. The process is more detailed than for the other types of permits described here, and requires several steps, which are discussed later in this guide. A comprehensive plan map amendment often accompanies a zone change. (See Chapters 7 and 8 for additional information.) Partitions and Subdivisions These applications deal with property division rather than how the property will be used. These procedures allow parcels to be divided into smaller lots or parcels. The subdivision ordinance is used to process these applications. The subdivision ordinance outlines the process to be followed and in most cases, prescribes specific infrastructure standards such as street width, water, and sewer system requirements, and in some cases, curb, gutter, and sidewalk standards. (See Chapter 9 for additional information.) 7
13 A variance is a planning term that refers to a permit that allows some deviation from a development standard. An example of the common use of the term is: You need to get a variance to place your single-family dwelling within 10 feet of the easterly property line instead of the 15 feet required by the zoning ordinance. The zoning ordinance contains approval criteria against which an application is evaluated. A variance is generally applicable only to physical, measurable requirements such as setbacks, height limitations, or lot width-to-depth ratios. A variance is generally not used to allow a land use that is not a permitted or conditional use in a given zone. For example, if a zone allows only dwellings, churches, and parks, the jurisdiction would not approve a variance to allow a grocery store. This is particularly important in farm and forest zones because permitted uses are prescribed by state regulations; a county cannot approve a variance to allow a use not permitted by state provisions. Chapter 5 Variances TIP: Dealing with the general public over property rights is not always an easy task. Planning staff may be inclined to tell a potential applicant that it is a waste of money to undergo a particular process that is likely to be denied and to take no for an answer. However, the applicant has the right to be heard by the appropriate appointed or elected body on a given land use issue. You should be as tactful as possible, indicating that while the request may not be practical and obtaining approval may be difficult, the applicant has the right to go before the planning commission or city council. Variance Procedures Normally the process requires the applicant to fill out a variance application form provided by the city or county, and accompany it with a site plan showing the proposed development including the exterior boundaries of the structures, distance from the property lines, access, and other information necessary to support the request. The applicant must describe the nature of the variance sought and explain how it satisfies the approval criteria in the zoning ordinance. In small jurisdictions, a variance request is often reviewed in a public hearing before the planning commission or elected officials; however, cities and counties may choose to have planning staff administratively make decisions on variances. There are certain procedural steps that must be taken in any case. (See Chapters 11 and 12 on notice procedure and quasi-judicial hearings.) A request for a variance will be evaluated against the criteria established by the individual city or county. A variance that does not satisfy all of the criteria should not be approved. 8
14 There are generally four criteria for approval of a variance. The criteria usually read something like this: Exceptional or extraordinary circumstances that apply to the property but do not apply generally to other properties in the same zone or vicinity. These circumstances result from lot size or shape, topography, or other conditions that the property owners cannot control; The variance is necessary so that the applicant can enjoy a property right, the nature of which owners of properties in the same zone or vicinity possess; welfare, or injurious to other property; and The hardship is not self-imposed, and the variance is the minimum that will alleviate the hardship. As these criteria imply, a variance should be approved for unusual circumstances. If you find that your city or county receives a significant number of variance applications for a particular standard the side setback in the R-1 zone, for example it may be a good idea to consider whether the requirement is too stringent and needs to be amended. The granting of the variance will not be detrimental to public safety, health, or 9
15 A conditional use permit is probably best described as a process rather than a permit. It is a process by which the jurisdiction reviews a proposed land use that is listed in the zoning ordinance as a conditional use in a given zone. A conditional use permit allows the local government to (1) determine whether the proposed use is appropriate for the site and neighborhood, and (2) attach conditions to an approval to assist in reducing the impact of the proposed use on the surrounding area. Typical conditional use permits in a city are for multi-family dwellings and public and semi-public structures, including churches. In a county, common conditional uses include certain dwellings in farm and forest zones, home occupations, and temporary dwellings for medical hardship situations. In small jurisdictions, conditional use permit requests are often taken to the planning commission or elected officials in a hearing process. A jurisdiction may choose, however, for staff or a hearings officer to make decisions on conditional use permits. Chapter 6 Conditional Use Permits TIP: Always require a site plan for any structure involved in the conditional use permit request, and attach the plan to the findings of fact. For commercial enterprises such as a home occupation or public or semi-public uses, it is normal procedure to ask for a Statement of Operations. Most ordinances do not require it, but a Statement of Operations is very helpful in setting the parameters of the use. A Statement of Operations is simply an applicant s written statement detailing how the proposed use will be conducted. Through the review process, the decision maker can assess neighborhood comments as well as comments from other parties of record (those who respond to the notice or participate in a public hearing). The decision maker can approve the request, deny it, or approve it with conditions, based on criteria in the zoning ordinance. The city or county will often place conditions in order to reduce or offset the impact of a use on adjoining properties or the general neighborhood. Common conditions placed by a city include: Limiting the hours of operation; Limiting the size of the use; Requiring landscaping or fencing to screen the proposed use; Requiring lighting to be directed away from adjoining properties; and Setting a time limit to establish the use. If the use is not established within the time limit, the conditional use permit expires. 10
16 In a county, the above conditions may be appropriate for some uses. Other conditions include: Increasing setbacks to reduce conflicts with farm use; Signing an agreement not to object to farm or forest practices on adjacent land; and Renewing the permit annually or biennially. The procedure for processing a conditional use permit varies among communities, but it will generally follow the procedures described in Chapters 11 and 12. An application, including a site plan and frequently, a public hearing, is required. Conditional use criteria also vary from city to city and county to county, but they are normally contained in the same section of the zoning ordinance as the conditional use review procedures. Typically, the criteria will provide that: The proposal be consistent with the comprehensive plan and the objectives of the zoning ordinance and other applicable policies of the city or county; The proposal have a minimal adverse impact on abutting properties and the surrounding area compared to the impact of development that is permitted outright, taking into account location, size, design, and operation characteristics of the proposed use; The proposal preserves assets of particular interest to the community; and The applicant has a bona fide intent and capability to develop, use the land as proposed and has some appropriate purpose for submitting the proposal. 11
17 Chapter 7 Zoning Map Amendments This chapter could also be titled zone changes. Zone changes involve redesignating property from one zone to another (for example, residential to commercial) on the zoning map. Frequently, a request for a zone change will also involve a comprehensive plan map change, which is described in the next chapter. The zoning map amendment and comprehensive plan amendment are generally combined for review and dealt with at the same hearings. A zone change is normally a two-hearing process, the first before the planning commission and the second before the city council, board of county commissioners, or county court. It requires that post-acknowledgement plan amendment rules be applied, including notifying DLCD at least 45 days before the first public hearing on the application. This gives DLCD the opportunity to evaluate the proposal and participate in the process. The notice of proposed action must include a form provided by DLCD, the text of the proposed amendment and a map of the affected area. Forms are available online at: or may be obtained by contacting DLCD. The remainder of this chapter addresses quasi-judicial zone changes. (To understand the difference between quasijudicial and legislative hearings, see Chapter 11, Types of Public Hearings.) A zone change begins when a property owner/applicant submits a completed application (sample in Exhibits) together with a map showing the subject property. It is important that a legal description of the property be provided. Once city or county staff determines the application is complete, a hearing is scheduled before the planning commission and the city council. As noted previously, the city or county provides DLCD with a notice of the proposal at least 45 days before the hearing. The hearing process is discussed in greater detail in Chapter 11. Approval criteria for a zone change are provided in the zoning ordinance. Typical criteria include: A demonstration that the proposed zone will be compatible with surrounding property uses; Public services are adequate to serve the proposed use; and The change will comply with the goals and policies of the comprehensive plan. For the last criterion listed, a review of relevant provisions of the plan is needed. Be aware that different sections of the plan may seem to conflict with each other. This requires the decision makers to balance the policies with the unique circumstances of the request in question. Note that state rules may apply to a zone change as well. A prime example is the 12
18 Transportation Planning Rule, which requires a demonstration that the effects of the zone change on the transportation network have been adequately considered. There are many nuances to a zone change. Here are a few dos and don ts: Do notify DLCD at least 45 days in advance of the first hearing at which the public can testify. This is usually the hearing before the planning commission. It will generally take two or three days from mailing for DLCD to receive the notice. Add 45 days to the date DLCD will receive the notice. Sending a notice late is better than sending an incomplete notice. Be sure to include the information about the requested zone change. Don t, as a general rule, rezone a portion of a piece of property without rezoning the whole parcel. This is not always possible because the parcel may cross jurisdiction boundaries. Do always look at the comprehensive plan map before accepting the zone change application to ensure that the proposed zone will conform to the comprehensive plan map. If not, a comprehensive plan map amendment will be necessary (see Chapter 8). Don t generally rezone lands to create islands of a special designation in the middle of a different zone. This practice is commonly called spot zoning. For example, don t drop a single-lot residential rezone in the middle of the downtown commercial district. A specific application for a zone change should not be processed without signatures from all property owners involved in the subject area. In other words, those whose property is being rezoned should be in favor of the proposed action. However, it is not necessary to have all adjoining property owners support the proposed zone map change. You must also send DLCD notice of an adopted zone change decision within five days of the decision becoming final. DLCD will provide the appropriate form. 13
19 Chapter 8 Comprehensive Plan Map Amendments A comprehensive plan map amendment is generally reviewed using the same process as for a zoning map amendment. In most cases, a request for a zone change will require a comprehensive plan amendment as well. Many comprehensive plans do not include an amendment procedure within the plan document itself. Therefore, many small cities and counties rely on the amendment process outlined in the zoning ordinance. The comprehensive plan map amendment is generally a two-hearing process: the first before the planning commission and the second before the city council, board of commissioners, or county court. This is because the comprehensive plan and zoning ordinance must be adopted by ordinance, and therefore, can only be amended by the elected officials. Comprehensive plan and zoning map amendments can run concurrently, with combined notice to the public and DLCD, one public hearing before the planning commission, and one public hearing before city or county elected officials. The same set of rules that was addressed for zone changes applies to comprehensive plan map amendments. TIP: Unlike a zone change, which is reviewed primarily for compliance with the local comprehensive plan, a plan amendment must be shown to be consistent with the statewide planning goals. The application should include an explanation of how the request complies with the goals. For cities, an important consideration will be whether the amendment would result in a deficit of land of the designation currently applied to the property. For example, if the application is to change the plan designation and zone from industrial to residential, will there continue to be an adequate supply of industrial land in the city, according to what the comprehensive plan says is needed? Plan amendments in counties often include an exception to a statewide planning goal. An exception is governed by Goal 2, statutes, and rules, not just local criteria. As with zone changes, do not re-designate a portion of private property without including the entire property, unless the owner is also partitioning his or her property. Small cities are especially susceptible to spot zoning creating a commercial island in the middle of residentially planned property. While circumstances sometimes warrant a spot zone, it is usually not a desirable situation. As is done for a zone change, remember to send DLCD notice of an adopted plan amendment decision within five days of the decision becoming final usually a signed ordinance. DLCD will provide the appropriate form. 14
20 Chapter 9 Partitions and Subdivisions Partitions and subdivisions are governed by the subdivision ordinance or subdivision chapter of the code. The subdivision ordinance primarily does three things: Provides a set of standards for improvements to public infrastructure, such as streets (including sidewalks), water, sewer, and drainage system; Provides procedures for processing applications; and Provides criteria for reviewing applications. Some ordinances may still include both Major and Minor Partitions, but currently there is no distinction in state law. Similarly, some jurisdictions may still require that partitions and subdivisions go before a public hearing. However, changes to the statutes now allow administrative approval of partitions and subdivisions by staff. This is being done with increasing regularity in the larger jurisdictions of the state. The elected officials, especially in small cities and counties, should be aware of any development being considered. A public hearing process on a partition or subdivision, although not required, might be beneficial for local decision makers in understanding the proposed development in their community. When processing a land division proposal, there are a number of other departments, agencies, and organizations that may need to be involved. Who to involve Public works director, city/county engineer Private utilities Oregon Department of Transportation County road department County sanitarian or Oregon Department of Environmental Quality Fire department Postal service County surveyor Oregon Department of State Lands Why to involve them Adequacy of existing public infrastructure and necessary improvements Adequacy of existing infrastructure and necessary improvements If a state highway adjoins the site If a city subdivision adjoins a county road Wastewater disposal in rural areas Hydrant locations Mail box locations Name of the subdivision, preparation of the final plat If site includes wetlands (or potential wetlands) Applications also need to be reviewed by the planner. Some of the criteria for a land division are included in the zoning ordinance. For example, minimum lot size, street frontage, and lot width-todepth ratio requirements vary from zone to zone and are usually included in the 15
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Dominic's Choice
Sometimes a new item of stationery appears in the building and you just do a double take and quietly think to yourself 'I want one of those…'. We took on the Ohto range of pens earlier in the year and the stand out pen for me was The Dude. Unless you are looking at a Yoropen or a Pen Again then pens all conform to the same basic design, making it all the more challenging to create something unique. The Dude succeeds for me because it eschews sleek, slimline aerodynamics in favour of slightly ungainly angles, contrasted by a nice curved grip section. It is this that makes it a more individual pen, one that might have its critics as much as it has fans.
The pen itself also writes in a style that appeals to me, with a very fine rollerball tip that Ohto seem to like to specialise in. My only regret? Not waiting a bit longer, because the new blue Dude really is a good looking pen.

subset: commoncrawl


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Megawati Sukarnoputri
Megawati Sukarnoputri
Megawati Sukarnoputri (born 1947) became vice president of Indonesia, the world's fourth-most-populous nation. This occurred in 1999, after a tumultuous time in her country's political affairs.
In 1998, Indonesians rioted and looted as they demanded new leadership. President Suharto had pilfered money from state coffers, placing him among the wealthiest people in the world. Suharto had originally risen to leadership in the late 1960s after Megawati's father, Sukarno, the first leader of independent Indonesia, was forced out. During this time, Suharto maintained a tight grip on power with his ruling party, Golkar. The citizenry did not rebel because he helped pull his nation out of poverty with oil sales. When the economy flagged in the 1980s and the Asian economic crisis hit in the 1990s, though, his days were numbered. After Suharto resigned, he named Bacharuddin Jusuf Habibie, a close ally for over three decades, as his successor. Amid further protests, Habibie agreed to hold open, multiparty elections in 1999.
In the late 1980s and early 1990s, Megawati had risen to become leader of the opposition party, the Indonesian Democratic Party (PDI). Her popularity, in addition to the financial situation, helped destabilized the Suharto regime. Entering politics in middle age, she was often described as "matronly," and many outside observers questioned her ability to become a world leader, especially since she lacked political experience. Her lack of outspokenness on issues and her quiet nature were sometimes read as serenity, but others saw these qualities as signs of being uneducated, unprepared, and uninteresting. By the mid-1990s, however, Megawati had garnered a great deal of support, enough to worry Suharto that her party could pose a serious threat to his control. He banished her from politics. After his downfall, however, she rose again and became the front-runner for the presidency. Although the office went to a rival party leader after a startling vote in the national assembly, parliament voted her in as vice president in October 1999.
Early Years
Megawati Sukarnoputri (pronounced meg-ah-WAH-tee soo-kar-no-POO-tree) was born in 1947, the second of five children of Sukarno, the founder and president of independent Indonesia, and his first wife, Fatmawati. (He had three other children by three more wives.) "Sukarnoputri," literally translated, means "daughter of Sukarno," but many Indonesians, including her, use only their first name. Sukarno led the drive to secure independence from the Netherlands and became Indonesia's first president under home rule in 1949. As such, Megawati grew up in the posh Merdeka Palace until her father's downfall. As the nation is composed of more than 13,000 islands, maintaining centralized control was difficult, so Sukarno imposed martial law. Famines, runaway inflation, and near-economic collapse marred his leadership. Following a coup attempt in 1965, Sukarno became even more unpopular, and the stage was set for his rival, General Suharto, to take power in 1967. Sukarno remained a heroic figure for his historical contributions, however, and there are still many signs of respect for him in the country.
Despite his political prominence, Sukarno left little wealth when he died in 1970. Megawati lived modestly throughout her life, adding to her image as a champion of the poor. Although she attended Padjadjaran University in Bandung, Indonesia, studying agriculture and psychology, she left without graduating after the coup attempt; a friend told Mark McDonald of the Knight-Ridder Tribune News Service, "No children of Sukarno were allowed to go to university. They had no money, no education, no jobs. The family was so poor then." Megawati settled into a middle-class lifestyle of marriage and children. She married an Indonesian Air Force pilot in the late 1960s and had two sons; she was pregnant with their daughter when her husband's plane crashed. She later married again, but was divorced quickly, and the relationship has remained a mystery.
Megawati's third husband, Taufiq Kiemas, owns and operates several gas stations in Jakarta, where they have a nice but not ostentatious home in a well-guarded area of the city. He ran for parliament from southern Sumatra, and encouraged his wife to become involved in politics as well. Though she and her siblings vowed not to seek office while Suharto was alive, Megawati's oldest brother, Guntur, a photographer, and younger brother, Guruh, a choreographer, both held seats in parliament briefly. Also, sisters Guruh and Rachmawati ran for parliament in 1999. Nevertheless, Megawati's brother Guntur told McDonald, "We are not cut out for politics. It's Mega who has staying power. She has guts."
Elected to Parliament
Still, nothing in Megawati's background demonstrated her readiness for the political arena. In 1979, she opened a flower shop with three friends, selling arrangements to upscale hotels and donating the proceeds to a foundation for poor children. Besides that, her background was as a homemaker. With encouragement from her husband, though, she won a seat in parliament in 1987, joining the original Indonesian Democratic Party (PDI), a blending of nationalist and Christian parties. Though she was often criticized for her lack of participation, she was named leader of PDI in 1993.
While Megawati at that point denied any interest in challenging Suharto's power structure, many in her country as well as international observers saw her as having the potential to shake up the regime. Suharto only allowed two opposition parties to exist-the PDI and the Muslim-based United Development Party (PPP)-in order to give a slight nod toward democracy so as to appease the masses. Even then, they were forbidden from campaigning outside towns. Under Megawati, though, the PDI began to show an unprecedented increase in support as she spoke out against nepotism and the growing schism between the working class and ultra-wealthy. Thus, the Suharto government orchestrated a coup within her party in June 1996 that placed a former Golkar member, Sujadi, in her place.
That same month, a demonstration in favor of Megawati ended in violence as protestors chanting "Mega! Mega! Mega!" clashed with government troops. Many PDI regional offices continued to support Megawati, but the government cracked down on them, too, forcing out her supporters at PDI headquarters in July 1996. This caused more riots. Four people were killed, and the government reported that 171 were arrested, though Megawati claimed the number was closer to 250. Meanwhile, she denounced the violence, and staunchly insisted she had no intentions of challenging Suharto's leadership. Some predicted that, since his five-year term in office would end in 1998, and because his health seemed to decline after the unexpected death of his wife in 1996, Megawati would try to assume the presidency. However, she was only eligible to run as chair of one of the three major parties. By deposing her, the government ended her chances as a possible candidate. Despite her vocal statements against seeking the country's highest office, she did go to court to seek reinstatement in her position as PDI chair. She was becoming an icon for those dissatisfied with the current system.
Observers assumed that Suharto would find a way to transfer power to his family or a strong nationalist figure from the military if he stepped down. Democracy was still just an empty concept in a land where gatherings of more than five people for the purpose of discussing political issues were banned, and where the press was highly censored. Others mused that Megawati might not be able to muster enough support from the fledgling middle class even if running for president did become viable. Yet many Indonesians began comparing her to the Philippines' Corazon Aquino, who led the "People Power" effort to force Ferdinand Marcos out of power. They also compared her to Aung San Suu Kyi of Burma and Benazir Bhutto of Pakistan.
Suharto continued to harass Megawati. Her name was left off the list of parliamentary candidates up for election in 1997. When she tried to get back on the election list by offering her name, as well as names of supporters, on a separate "Megawati slate," she was denied. Undaunted, she expected that popular protest would help her return to parliament. If not, she remained a rallying point for those calling for change. As she noted to Keith B. Richburg in the Washington Post, "In our culture, there is not only a formal leader. There is also an informal leader. Sometimes the informal leader can be more powerful than the formal leader. You can see how my father, even though he has already passed away, in spirit still lives inside the Indonesian people."
In May 1997, the Golkar captured the majority of votes. Suharto was reelected and Megawati was excluded from elections. This only served to strengthen her position, and by 1998, she was calling for the president to step down. Further rioting, looting, and deadly violence led Golkar to vote Suharto out of office. After his resignation in May 1998, his political ally, Habibie took the office of president but promised free elections in 1999. Subsequently, Megawati formed a new branch of the PDI called the PDI-P, or Indonesian Democratic Party for Struggle.
Presidential Candidate
In June 1999, elections were held for the Indonesian legislators, and candidates for president were in place. They included Megawati, Habibie, Rais, and Wahid. Megawati was undoubtedly popular, yet widely criticized for her soft-spoken manner. Habibie tried to distance himself from his predecessor, Suharto. Amien Rais of the National Mandate Party (PAN), was a charismatic supporter of student protests. Abdurrahman Wahid, also known as Gus Dur, was the driving force behind the National Awakening Party (PKB) and a leader of the largest Muslim group in Indonesia.
Despite Megawati's high profile, her bid for the presidency came under fire because of her gender. In the largest Islamic nation in the world-90 percent of Indonesia's 200 million inhabitants are Muslim-her opponents claimed that she should not be elected because of her gender. Although Islamic law does not prohibit a woman from leading the country, and religion is not seen as having nearly as much clout as politics in the nation, some were trying to stir public sentiment against the concept. Although Megawati was a practicing Muslim, some were suspicious of how much of an adherent she was, due to her wide support from non-Muslims. Other issues included her three marriages and her lack of a formal degree.
In June elections, the PDI-P party garnered 153 of the 462 seats (out of a total of 700), a good deal more than Golkar's 120 positions. Megawati thus seemed assured of the presidency. However, an electoral college from the House of Representatives, selects the president, and Megawati needed a coalition to ensure her seat. From June to October she seemed unwilling to forge integral ties with rival parties. A former cabinet minister, Sarwono Kusumaatmadja, told Seth Mydans of the New York Times that if Megawati lost the election, "the country [would] be thrown into total chaos-total civil chaos." By this time, she not only had the backing of the poor, but also the elite classes, who saw her as being good for the business climate. And as Mydans reported in another New York Times article, "Many people have made their voices heard in continuing mass rallies and in outbursts of violence."
Hours before the assembly vote was scheduled in October 1999, the Golkar party humiliated Habibie by replacing him as a presidential candidate with party chair, Akbar Tanjung, the speaker of the parliament. This change did not make a difference, though. In a surprise shift in support, the assembly voted in Wahid, the Muslim leader respected for his teachings on tolerance and self-respect. The vote was 373 for Wahid, 313 for Megawati, and five abstentions. As predicted, there were outbursts of violence, but not nearly as bad as expected. Megawati appeared on television holding Wahid's hand, and she commented, according to Mydans, "For the unity of the nation I call on the people of Indonesia to accept the results of the election."
Though some supporters wept and others rioted after Megawati's defeat, the next day, parliament voted her in to the post of vice president. This was an important gesture and helped bring stability to the troubled nation. With Megawati as vice president, Mydans indicated that her party might be more willing to work with Wahid. He also noted, "Their cooperation may be enhanced by the fact that the President is in poor health and, should he die, Ms. Megawati may yet have the chance to take over the presidency before his five-year term is up."
Further Reading
Business Week, June 21, 1999, p. 52.
Dallas Morning News, September 8, 1996.
Economist, April 8, 1995; June 29, 1996; June 29, 1996; August 3, 1996; September 21, 1996; October 17, 1998; June 26, 1999.
Knight-Ridder/Tribune News Service, June 7, 1999; June 17, 1999.
Maclean's, August 19, 1996, p. 30.
Newsweek, August 26, 1996, p. 41.
New York Times, August 4, 1996; June 20, 1999; September 27, 1999; October 6, 1999; October 15, 1999; October 18, 1999; October 19, 1999; October 20, 1999; October 21, 1999; October 22, 1999; October 23, 1999.
Time International, August 12, 1996; August 12, 1996; October 12, 1998; June 7, 1999; July 26, 1999.
Vogue, April 1998, p. 246.
Washington Post, September 20, 1996. □
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Megawati Sukarnoputri
Megawati Sukarnoputri (mĕg´əwä´tē sŏŏkär´nōpōō´trē), 1947–, Indonesian political leader, president of Indonesia (2001–4). The daughter of former president Sukarno, she is seen by many as her father's political heir. Megawati entered politics in 1987 as a candidate of the Indonesian Democratic party (PDI) and served in parliament for 10 years. She was elected head of the PDI for a five-year term in 1993 but was removed in 1996, at which time she formed the Indonesia Democratic party of Struggle (PDI-P). Her party won a plurality in the 1999 parliamentary elections, and she ran unsuccessfully for president the same year; she was later chosen as vice president under Abdurrahman Wahid. Wahid encountered numerous problems as president of a resurgent democracy, and in mid-2000 he turned the administration of everyday operations over to her. When the parliament voted the following year to remove Wahid from office, she was chosen as president. She subsequently (2004) failed to win election to the office at the polls, losing to former general Susilo Bambang Yudhoyono; she lost to him again in 2009. In 2014 she chose not to run; the PDI-P instead fielded Joko Widodo, a popular anticorruption governor.
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April 7, 2017
Fuller House S2:E06 "Fuller Thanksgiving" Recap
This week, Kyle hops back in to help recap Season Two, Episode 6: "Fuller Thanksgiving." It's just like old times!
PLUS, Gia will be here next week to recap "Girl Talk," so make sure you're subscribed and won't miss it! (Maybe leave a 5 star review at the same time)
ALSO--We now have Fuller House shirts available at FullerHouseShop.com! Get your Team Matt/Team Steve shirts! Plus, you'll be helping support The Fuller House Podcast.
Have you rated/reviewed The Fuller House Podcast on iTunes? If not, please do! We'd really appreciate it!!! ALSO, share it with someone in your life who loves Full House as much as you!
Thank you to all of you who sent in voice messages, emails and comments! Keep 'em coming!
If you want to send a voice message, simply record one on your smartphone (use the Voice Memos app if you're on iPhone) and email it to us to play on the show!
We LOVE hearing from you!!! Send your questions, comments and feedback! You can reach us at:
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We know you don't want to miss an episode, so make sure you subscribe!
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text: Finally got round to sun-drying my umeboshi today. This year I made 6kg; I separated the plums into kilo-bags and stowed them away. Traditionally they should be left to mature for a year or two, but after testing a couple, they are good enough to eat already. Umeboshi is without doubt one of those natto/Marmite-type foods, that either you love or hate. Personally I am quite fond of them, particularly their antiseptic properties (if you put one in a bowl of cooked white rice, the rice keeps a lot longer) and was finally converted when I found them to be the only thing to settle my stomach during a norovirus infection. Incidentally, I find Marmite revolting.


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1 Peter 5, 2 Peter 1-2
Supplemental notes for the Daily Bible Study Bible Reading Plan1 Peter Chapter 5
by Wayne Blank
Peter's "5:1 The elders which are among you I exhort, who am also an elder, and a witness of the sufferings of Christ, and also a partaker of the glory that shall be revealed" (1 Peter 5:1 KJV) is a plain statement that Peter never regarded himself as the "pope" of anyone; he called himself a fellow elder of the true Church of God, nothing more (see Who Did Peter Have Authority Over? and Bind and Loose).
What happened if someone treated Peter like a "pope"? "10:25 And as Peter was coming in, Cornelius met him, and fell down at his feet, and worshipped him. 10:26 But Peter took him up, saying, Stand up; I myself also am a man." (Acts 10:25-26 KJV).
What did Jesus Christ say to those who would "pope" it over their Christian brothers? "20:25 But Jesus called them unto him, and said, Ye know that the princes of the Gentiles exercise dominion over them, and they that are great exercise authority upon them. 20:26 But it shall not be so among you: but whosoever will be great among you, let him be your minister; 20:27 And whosoever will be chief among you, let him be your servant" (Matthew 20:25-27 KJV).
How did Peter conduct himself as a minister? "5:3 Neither as being lords over God's heritage, but being ensamples to the flock. 5:4 And when the chief Shepherd shall appear, ye shall receive a crown of glory that fadeth not away" (1 Peter 5:3-4 KJV).
"5:1 The elders which are among you I exhort, who am also an elder, and a witness [see Martyrs] of the sufferings of Christ, and also a partaker of the glory that shall be revealed: 5:2 Feed the flock of God which is among you, taking the oversight thereof, not by constraint, but willingly; not for filthy lucre, but of a ready mind; 5:3 Neither as being lords over God's heritage, but being ensamples to the flock. 5:4 And when the chief Shepherd shall appear [see The Shepherd's Voice], ye shall receive a crown of glory that fadeth not away.
Peter (see Peter's Ministry) concludes his first epistle with a clue to his location - "Babylon." Did he mean Babylon in Mesopotamia - about 1,500 miles from Rome? Or did he mean "Babylon the great," Rome (see Satan's Throne), where there was a small group of true Christians (i.e. notes for Romans 1-5)? The question has been debated for centuries.
"5:12 By Silvanus, a faithful brother unto you, as I suppose, I have written briefly, exhorting, and testifying that this is the true grace of God wherein ye stand.
2 Peter Chapter 1
Peter's second epistle was apparently written not long before his martydom by the Romans: "1:14 Knowing that shortly I must put off this my tabernacle, even as our Lord Jesus Christ hath showed me" (2 Peter 1:14 KJV). What did Christ prophesy about Peter's death? "21:18 Verily, verily, I say unto thee, When thou wast young, thou girdedst thyself, and walkedst whither thou wouldest: but when thou shalt be old, thou shalt stretch forth thy hands, and another shall gird thee, and carry thee whither thou wouldest not. 21:19 This spake he, signifying by what death he should glorify God" (John 21:18-19 KJV). Peter was crucified by the Romans, just like Christ was (see also Crossing The T).
"1:1 Simon Peter, a servant and an Apostle of Jesus Christ, to them that have obtained like precious faith with us through the righteousness of God and our Saviour Jesus Christ:
Peter, and all of the other true servants of God, never "interpretted" prophecy: "1:20 Knowing this first, that no prophecy of the scripture is of any private interpretation.1:21 For the prophecy came not in old time by the will of man: but holy men of God spake as they were moved by the Holy Ghost" (2 Peter 1:20-21 KJV). They simply taught what was written: "1:16 For we have not followed cunningly devised fables, when we made known unto you the power and coming of our Lord Jesus Christ" (2 Peter 1:16 KJV).
"1:12 Wherefore I will not be negligent to put you always in remembrance of these things, though ye know them, and be established in the present truth. 1:13 Yea, I think it meet, as long as I am in this tabernacle [i.e. a tent; a temporary, portable dwelling - see also Christ's Feast of Tabernacles] to stir you up by putting you in remembrance; 1:14 Knowing that shortly I must put off this my tabernacle, even as our Lord Jesus Christ hath showed me. 1:15 Moreover I will endeavour that ye may be able after my decease to have these things always in remembrance.
2 Peter Chapter 2
There have always been False Christs and Anti-Christs, some of whom appear very righteous and Christian. What, or rather, who, empowers them? "11:13 For such are false apostles, deceitful workers, transforming themselves into the apostles of Christ. 11:14 And no marvel; for Satan himself is transformed into an angel of light. 11:15 Therefore it is no great thing if his ministers also be transformed as the ministers of righteousness; whose end shall be according to their works" (2 Corinthians 11:13-15 KJV).
"2:1 But there were false prophets also among the people, even as there shall be false teachers among you, who privily shall bring in damnable heresies, even denying the Lord that bought them, and bring upon themselves swift destruction. 2:2 And many shall follow their pernicious ways; by reason of whom the way of truth shall be evil spoken of. 2:3 And through covetousness shall they with feigned words make merchandise of you: whose judgment now of a long time lingereth not, and their Damnation slumbereth not.
Fact Finder: Why must there be two comings of the Christ?


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A specific brand of toner cartridges manufactured by IOT, Inc based in Eagan, MN, USA. Each PeakToner brand toner cartridge comes with a built in warranty to protect your printer or copier, and provide you with no cost support, repair, parts, maintenance and labor.
Hey Bob, since you are using PeakToner brand toner cartridges in your laser printer, repairing your paper jam will not cost you anything!
by iotsolutions December 19, 2011
buy the domain for your foodie site


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The H.CX Hallmark Encyclopedia and 925-1000.com are two websites featuring silver markings from around the world. Both websites let visitors search pictures of silver markings, and they both feature forums where collectors help each other identify difficult markings.
The H.CX Hallmark Encyclopedia searches by keywords and locale. The home page displays recent additions of hallmarks, some with information and some as of yet identified.
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text:
Oh my god Aaron
It's just so big
She looks like one of those scene guy's girlfriends
But who understands those scene guys anyways?
They only talk to her
Because they saw her pic on makeoutclub dot com
I mean her duck butt!
It's just so big
I can't believe it
It's just so black and out there
Gross! Look she's just so emo!
Welcome to the record
I hope you like it
I made music in my bedroom
And then I miced it
If you see me around at school
Tell me that you thought it was kind of cool
My name is forrest and I'm tall and lanky
The girls always tell me 'Homie, you so stanky'
I've worn these jeans for the last four weeks
I've been too busy with my rhymin' techniques
Welcome to the record
I know you'll like it
I brought this football
So that I could spike it
If you see me rhymin' and stealin'
Tell me good vibes is what you feelin'
My name is Jesse and I'm hot and steamy
Ladies always tell me 'Jesse, you so dreamy'
I made these jeans look the way they do
And I'm corporate sponsored so I do the dew
H to the E to the LLO,
Hellogoodbye on the microphone,
G double O,
I got no rhythm and I can't sing,


text:
Old Brick Furniture
Capital Region, Albany, Capital District, Schenectady, Troy, Hudson Valley Furniture Store
Since 1965 the Capital District's watchword for affordable home furniture is Old Brick! For everything from top brands you will love to easy financing, your home furniture journey starts right here with the ultimate in personalized customer service to make your shopping easy. And if you need help making your choices, we offer you in-store design services!
In our vast selection of home furniture pieces and sets, including winning living room sofa and loveseat combos, the perfect sleigh or storage bed for your master suite, and smartly crafted entertainment centers, Old Brick has got you covered. For example, one of our popular 5-piece dining room sets gives you the flexibility of small or large gatherings plus the best of Old World design and beauty, with handsome veneers over hardwood. Better still, we can customize your living room furniture by fabric and color!
When you shop for home furniture at Old Brick, enjoy anywhere from 10-30% off any other store's price and that includes Amazon or Wayfair too! Go ahead, look around and compare, then come back to us for all the pieces you want, all within your budget.
Count on the Better Sleep Store at Old Brick for state-of-the-art cooling gel memory foam mattresses. That way you will have the 7-9 hours of sleep a night you need to stay healthy and on top of your game, and you'll rest even easier knowing how much you saved.
Be sure to check out the Old Brick Outlet (OBO), the ONLY area prices that beat our own! This part of our Schenectady, NY location gives you up to 75% OFF a constantly changing selection from recliners to mattresses. Check back regularly to see how big YOU can save.
Why put off your home's upgrades when you don't have to anymore? You CAN afford the home furniture you REALLY want, IF you come to Old Brick first! Check out our selection online, then visit our Schenectady, NY store or our other convenient Capital District location soon!


text:
Hilariously apt approach to "spreading the gospel". The entire practice of "evangelizing" is no more than using manipulative techniques to convince a person of something that is clearly and obviously false.
IE "a guy rose from the dead 2000 years ago and that matters to you" is very hard to swallow for any thinking person, so you need to rephrase, use trickery, and manipulative techniques to sell the concept as "truth".
Fully aware of this, Campus Crusade for Christ, a leading "evangelizing how to" organization actually put together a "card trick" promotional video to help you use manipulation to win converts. I don't know if they are aware of the irony or not...
Either way, its interesting to see their true colors revealed in this way.
Views: 84
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text:
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text:
2 users online
There are 2 users online right now, I am assuming one is me, who are you and why are you awake at this ungodly hour?
I'm sure I saw 195
did anyone else?
it's official
5am has no God in it.
Whenever i look over
it always seems to be 156 which gets that bloody Mew song stuck in my head.
Except now it's 185. SCORE.
as i read your post
it was 156, spooky!


text:
"There certainly were quite a few of those scaly little bastards," Aeryn quipped.
She ran her hand through her hair, streaked red with battle… she would have to find a stream to wash it later.
"I wonder how much longer to Winterfell… I remember the trips I accompanied my father on used to take weeks… but we had an entire caravan with us, and we took our sweet time."
The warmth of the fire took the chill and stiffness from her shoulders.
"I don't know how you do it Tyrael, if I walked into the forest with a bow I'd have to find a bear because everything else runs away from me, hah!"
She chuckled as she took a bite from the charred rabbit. It didn't have any seasonings, but it was heaven after today's battle.
"And Samael, I won't underestimate your finger-waggling again. Whatever those words were today, you saved me proper."
"I could have done better," Samael murmured in response to Aeryn's praise. "A proper wizard could have simply stomped on those things, and I barely became competent until you had nearly everything under control. To think! Almost done in by Kobolds of all creatures. At least, I assume thats what they were. They aren't even good enough to be called bottom of the rung in draconic lore, so I didn't study them much."
He quickly shrugged off his feelings of inadequacy, however, when he smelled the rabbit and realized he hadn't eaten that morning, or that afternoon. Almost on instinct, he began a little more 'finger waggling' to add to the flavor of his piece, afterwhich he realized it would be down right unfriendly not to offer the use of such a gift to his newfound allies.
"The rabbit looks almost good enough not to need it, but please allow me to add a little more flamboyance to the flavor of your fortunately fruitful foragings," He said with a smile.
With a wave or two of his hand and a little mumbling, which unfortunately didn't carry the alliteration he'd so painstakingly crafted to inject a little humor into the evening, the rest of the meat was conjured, and, if he had gotten the spell right, should have added the flavor of a few rare spices and salt, or whatever either of them happened to prefer most. That was the beauty of prestidigitation, and part of why Samael preferred wizardry to other paths of learning.
"I would like to add, however, that without you two there I would have been about as useful as a scarecrow in a field full of firedrakes. Hells, if it weren't for that rock, I'd have been in really real trouble… Anyway, we can't be that far off from Winterfell, right Tyrael? We must have already traveled more than half the distance."


text:
Updated 07-01-17.
How much does it cost to open a pho restaurant?
It's a question hopeful pho restaurateurs and pho customers alike often ask me.
For those with casual curiosity, I can tell you right now and you can skip the rest of this post: It will cost in the neighborhood of $50K (maybe) to more than $500K.
But it's just like asking: "How much does it cost to build a car?" without specifying what you want in your car. Without sufficient detail, all you'll get is a generic ballpark number that's not very useful.
For the serious entrepreneurs, please read on.
What's The Cost? Simple Question With Not So Simple Answer
The question is simple, but fact is, the answer is not.
If someone gives you a number as soon as you finish your question (which is exactly what you're looking for by asking this question), then you should turn around and run the other way. Because that person is lying to you.
At a minimum, the cost to open a pho restaurant depends on a number of factors:
- The location of your market (the neighborhood, demographics, age of the building, what's already built in the space versus what you need to install, etc.)
- The concept of your restaurant (how you brand yourself, how you serve your customers: fast food style, full table service/fine dining style, or somewhere in between, etc.)
- How much you will depend on modern kitchen equipment (time-saving modern equipment and tools, automated dishwashing machines, prep tools and cooking equipment for large volume production, cooling equipment and tools, etc.) to offset kitchen labor costs
- How much you focus on providing memorable and unique experience for your customers (bare-bone dining room vs. full ambiance, character, sights and sounds)
- Your menu (how many items, whether the items have common ingredients and similar prep procedures, level of difficulty to prepare them, etc.)
- Your process, training and procedure (do you have the facility for properly storing, moving your foods, and training, preparing, serving, etc.)
Think About What You Want To do: Some Important Considerations
In order to get a better and more accurate cost-to-open figure, you will want to think a little more about what you want to do. Here are some important considerations to help you develop a better estimate for your new pho restaurant.
- A new pho restaurant can be built in two ways. One, you find an existing restaurant, acquire it, modify/improve on it, then open for business. Two, you build from scratch, putting in everything needed to open for business. There are pros and cons whether you choose one or the other.
- At the lower end of the spectrum, it can be less than $100K if you can find an existing space that has been previously used as a restaurant, preferably Asian and sometime more specifically, Chinese restaurant. This means the space has proper hoods and grease traps in place, plus possibly usable equipment already installed. The good thing about this option is lower initial cash outlay, but you'll be limited by what's already there, and you may run into the exact problem why the previous business failed in the same spot. Otherwise it's time to spend more money to remodel to what you really need.
- At the other end of the spectrum, the sky is really the limit, but a typical range of $250K to more than $300K is the norm depending on concept and location. In this scenario, most everything has to be installed during the buildout to get the restaurant to a functional state, even with used instead of shiny new equipment. This option is obviously more expensive and require more work, but you get the exact pho restaurant needed to achieve your process, procedures and goals.
So what's the answer? Well, nobody says restaurant business is easy. An aspiring pho restaurateur should spend the proper time developing as clearly as possible what her concept should be, then learn how to integrate everything to make it happen. Cost estimate, recipe development, cooking procedures and operational concept are all important first steps as you ask the question "How much does it cost to open a pho restaurant?"
The Two Key Factors: Planning and Execution
Accurate cost estimate to open a pho restaurant rests on the following factors:
- Planning: Create a business plan and pro forma and update as you go. At the very least, a pro forma should be developed and updated regularly throughout the development of your brand and buildout cycle. If you're not willing to spend the time to do a pro forma for your business, I'm not sure you're really cut out for this business later on, because it will get harder and you'll need numbers to help you make good decisions. A pro forma is the exact tool to help you with numbers, among other things that it can do for you. A pro forma will tell you how much your pho restaurant will cost to open, and how much it will cost to operate after opening.
- Execution: Minimize the cost of making mistakes as you build and run the pho restaurant. Many pho restaurant owners, and of restaurants in general, fail because they fly by the seat of their pants as they make amateurish mistakes. A few get lucky, but many don't. The vast majority of pho restaurant operators are "self-taught" and make costly mistakes as they learn to do things. The cost of making mistakes should be included in answering the question "how much does it cost". By my own estimate, this number can range from 10% to 30% of your pro forma estimate, sometime higher.
There are only two types of restaurateurs who don't need to worry about both items 1. and 2. above.
The first are those who are experienced at what they do or know what they don't know, and spend the time to search for answers to guide their decision and action. Whether they teach themselves or receive guidance from a knowledgeable friend or family member, or a pho restaurant consultant, the net result is they learn to work the numbers like the back of their hands, and they learn how to avoid making costly mistakes. And if they do make mistakes, they know how and are willing to find help to fix the mistakes. To the untrained eyes, if these "lucky" people can do it, anyone can too.
And that's a dangerous assumption, which leads to the second type of restaurateurs, those who count on their pure luck to succeed. They skip one or both of 1. and 2. And when they don't succeed, they chalk it up as another "bad luck" or "market not right" or other excuse. They may as well play roulette with their money in Vegas where they will do much less work and have much more fun losing their money.
Getting to the Real Cost to Build and Open a Pho Restaurant
In all seriousness, in order to determine the cost of open your pho restaurant, you should do both 1. and 2. above. It's like this:
- Planning = Defining and developing your concept, and creating and maintaining an accurate pro forma to guide you.
- Execution = Follow your plan and be nimble to adjust and improve in order to minimize costly mistakes throughout the construction and operation phases.
By working out your costs systematically with a pro forma and updating it regularly, and then minimizing mistakes as you go, you can keep your cost as close as possible to your pro forma numbers. Otherwise the cost will be what your pro forma tells you (assuming it's done right) PLUS the cost of your mistakes.
For help or consultation with either your pro forma or minimizing mistakes in opening your pho restaurant, book a free consultation session with me on the pho restaurant consultation page.
Please share your experience and thoughts in the comments below.


text:
regards rolly
Hibernate wont connect to internet
Posted 29 April 2010 - 08:59 PM
regards rolly
- 0
Posted 29 April 2010 - 09:11 PM
Hibernate will save the current sessions to the hard drive. and then turn the whole computer off.
Also on both of these, no programs will be running so there would be no use for the wireless internet anyway.
regards michelle
- 0
Posted 30 April 2010 - 07:15 AM
how exactly did you "clean your computer up"?
i have windows XP i cleaned my computer up so it will go faster in doing so the only way i can connect to the internet is by shutting down the computer and starting it up.
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Some Really Beautiful New Posters from Landland (Onsale Info)
I'm really amazed with Landland's progression. Their work is so far beyond what they used to do. They've sort of nailed this perfect Americana look, yet are still incredibly underrated. Anyway, they have new posters for Dave Matthews Band (18″ x 24″ screenprints, editions of 610 (much less online), $40 each) and Calexico (18″ x 24″ screenprint, edition of 210, $35) going up for sale tomorrow (Thursday, June 20th) at 2pm Central Time. Visit their shop.
In addition to the two above, they've also released these new posters for Kishi Bashi and WHY?, which are available now. They're both 18″ x 24″ screenprints, have limited editions, and cost only $25 each. Visit their shop.
3 Responses to "Some Really Beautiful New Posters from Landland (Onsale Info)"
I never get tired of seeing new LandLand, they're so great.
Landland and Rich Kelly just kill it every time. The Calexico print is beautiful.
Damn those are all great.


text:
A teenage girl has won the right to use her own name despite Iceland's strict laws.
Until now, 15-year-old Blaer Bjarkardottir had been referred to as "Girl" on all official identification.
An earlier rejection to the name meant that Blaer and her mother Bjork Eidsdottir intended to sue the government.
Consequently, Reykjavik district court found that based on testimony and other evidence, Blaer's name could be used by both males and females and that she had a right to her own name under Iceland's constitution and Europe's human rights conventions.
The government had argued that her request should be denied to protect the Icelandic language.
Germany and Denmark hold similar rules determining baby names.
Names such as "Carolina" and "Christa" are also not allowed in Iceland because the letter "c" isn't part of their alphabet.


text:
Unseen Art Scene
The invisible made visible.
Tuesday, 11 October 2011
Hollie Cook | New Album
This is a great album from a London based reggae singer, Hollie Cook.
Here is a wonderful gift from Hollie Cook, please download for FREE.
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text:
Concentrated on the hedges that run along the road to the reservoir, good numbers of small farm land birds. Took me two hours just to get as far as the field were the Golden Plovers and Lapwings were feeding. Same field every year they over winter, will be interesting to see if more arrive over the winter. This is the larges flock I have seen here. Someone estimated there could be over 1000 birds.
First time I have seen the Tree Sparrows here in a few years, they used to be next to the farm, larger numbers of Tree Sparrows are there now, I wonder if the Tree Sparrows got pushed out.
Going to try and go once a week over the winter months to record the birds.
|Red Campion (Silene dioica)
|Pied- wagtail
|House Sparrow
|Collard Dove
|Female Chaffinch
|Field of Golden Plovers
|Golden Plover
|Field of Golden Plovers
|Tree Sparrows and Yellowhammer
|Tree Sparrow
|Reed Bunting