It's going to be a long, cold winter at the El Vado apartments.
The complex was originally a motel, built in the 1940s on the site of a former gold and silver mill in the canyon linking Boulder and Nederland; in 1975, El Vado was converted into nine apartments. A vintage neon vacancy sign still hangs on the ivy-covered main building, which is split into three units; three smaller duplexes are situated down a dirt road, abutting the roaring creek.
El Vado shows its age: The wiring is old, the walls are uninsulated and coated with lead-based paint, and the plumbing needs to be upgraded. And while the county's building code requires ceilings to be at least 7'6" high, the ones in the tiny apartments are between 6'8" and 7'2" high. The one- and two-bedroom units range in size from 450 square feet to 750 square feet and in price from $475 to $750 a month, utilities included. In Boulder County, that's affordable -- particularly when you throw in the outdoor amenities.
"A Slippery Slope,"
"A Growing Problem,"
Previous Westword articles
March 11, 1999
For mountain property owners in Boulder, the road home may be getting steeper.
By Julie Jargon
June 11, 1998
Opponents of urban sprawl threaten to take the issue straight to the voters.
By Stuart Steers
September 11, 1997
Colorado residents take the initiative in slowing growth.
By Eric Dexheimer
"A Slippery Slope,"
"A Growing Problem,"
Delphiniums and wild raspberries grow in abundance along the creek bed. The rushing water drowns out noises from the busy highway. It's a peaceful place to live, and convenient even for those who don't own cars -- buses stop along Canyon Drive for the four-mile trip into Boulder.
When the El Vado apartments went up for sale in 1992, Jim and Tara Parks jumped at the chance to buy the complex. Jim, now a real-estate broker, had moved to Boulder back in 1978 to study environmental design at the University of Colorado; Tara, who grew up in Colorado, is an architect. For two decades, the couple had watched as housing prices surged in Boulder County. Buying El Vado would allow them not only to live in the mountains, but to provide affordable housing so that others could, too.
The thirteen people currently living at El Vado include a floor installer, a waiter at the nearby Red Lion Inn, a builder who makes straw-bale homes and a graduate student. Doreen Fitzgerald moved in four years ago, when she was working two jobs and deeply in debt. "Since then, I've been able to eliminate one job, reduce all of my debt and pay off my car early," she says. "That wouldn't have happened anywhere else. El Vado has been a godsend, and the Parkses do everything in their power for us. Each summer, they throw a party for the tenants, and they give us gifts at Christmas."
Although the Parkses get no government subsidy for keeping the units affordable, they use HUD's definition of affordability to determine their rental rates, which they set 50 percent below the area median income. But while they keep rents low, they also want to improve their tenants' living conditions.
Boulder County won't let them.
In the 1970s, the mountains in unincorporated Boulder County were rezoned as a forestry district in which multi-family dwellings are not allowed. Structures that existed before the '70s, such as El Vado, were grandfathered in and deemed "non-conforming uses." Under the county's current land-use code, anyone wanting to modify a non-conforming structure -- whether in the mountains or on the plains -- must undergo a special-use review. As part of the review, the property must meet a "use of community significance" standard, in which its owner proves that the proposed modifications benefit the community.
In November 1996, the Parkses applied for a special-use review of El Vado. They didn't want to construct more buildings or even increase the square footage of the units on their property. They simply wanted to add insulation, raise the roof lines to meet code and offset the floor area lost to insulation by adding lofts above the living space. They presented their plan to the county's planning commission the following February; from there it would go to the three Boulder County commissioners.
Ardith Sehulster, chairwoman of the Boulder County Housing Authority, gave the plan her stamp of approval. In a March 26, 1997, letter to the commissioners, she wrote: "The Housing Authority is supportive of the El Vado renovation for the following reasons: to preserve affordable housing stock in the unincorporated county; to correct safety and health problems; and lastly, the social benefit of having diverse income groups living together."
Sehulster went on to remind the commissioners that the county's comprehensive plan, developed in 1978 to accommodate growth while maintaining the area's essentially rural nature, states that "a diversity of housing types and densities should be encouraged in order to assure decent housing for all persons. Rehabilitation of existing residential facilities should be promoted where feasible."
"Although the Board [of County Commissioners] in 1992 added the 'use of community significance' to the county's zoning regulations as a way to allow certain non-conforming uses to become conforming, the use was not intended to be a floodgate to allow most or all non-conforming uses to become conforming," wrote commissioners Ron Stewart and Jana Mendez in their decision. (Commissioner Paul Danish voted in favor of the Parkses.)
Even though the Boulder County Housing Authority considered the El Vado apartments affordable, the two commissioners continued, they didn't think the "handful" of rental units served "a significant socioeconomic need within the county, either taken as a whole, or with respect to a 'recognized community of interest' within the county."
The commissioners did leave one loophole: The renovated property would constitute a "use of community significance" if the Parkses put a clause in their deed promising to keep the apartments permanently affordable. But the couple would have to agree to use the commissioners' definition of affordability, not HUD's.
"If we let them control the rent, they could say $200 a month is affordable, and then we wouldn't be able to pay the bills and they'd run us out of business," Jim Parks complains.
"They're not committed to keeping those units permanently affordable," counters commissioner Stewart. "Just because the units are small doesn't mean the Parkses won't gouge the tenants for every penny they can."
The Parkses feel gouged by the county. They spent almost $10,000 on the special-use review process alone: printing and mailing letters to surrounding property owners to inform them of their intentions; authorizing engineering reports; having the land surveyed. Tara Parks spent days drafting the architectural plans for the units.
Another $2,500 went to the county for the time planners devoted to the case. "In order to start a site-plan review, you have to put down a non-refundable fee, then sign a contract saying you agree to pay every bill they send you," Jim Parks says. "Then you pay the staff to type rejection letters to you."
"The people who contribute to growth should pay for the processes related to it," insists Stewart. "The schoolteacher in Longmont who's lived in her house for thirty years shouldn't have to pay for someone's new mountain house in Boulder."
But like so many people at odds with the county, Jim and Tara Parks aren't trying to build a monstrous dream home. Their plans were far more modest. "We were just going to make a physical improvement, and that constituted an evil thing to them," Jim Parks says of the commissioners.
"We're not rich, we've never inherited money, we're not trust-funders," adds Tara. "We're just modest people who work hard for a living and want to do something for the community. We sold our two trucks to make the down payment, and we borrowed almost twice what we bought this for to do something responsible and bring it up to code."
Now those apartments may never meet code. And when winter arrives, El Vado tenants will just have to bundle up.
Wanting to control growth is nothing new in Boulder County, says Karl Anuta, a Boulder natural-resources attorney who's been trying a lot of land-use cases lately.
What's new is the number of residents complaining about the county's land-use policies. These critics charge that the three county commissioners are using well-intentioned land-use policies to prevent people from expanding their homes -- or even building at all. In fact, they complain, with the county's aggressive open-space purchases, the commissioners are pushing a no-growth -- not slow-growth -- policy.
As far back as the late 1950s, the City of Boulder tried to limit mountain development by adopting a "blue line" -- refusing to provide water or sewer service to homes and businesses above the elevation of 5,750 feet. Instead of contracting for city services, landowners had to install their own wells and septic systems. And in the late 1960s, in order to prevent growth on the outskirts of town, Boulder refused to provide water to any areas outside the city limits. But a developer in Gunbarrel, a plains town just north of Boulder, sued the city over that restriction and won. The Colorado Supreme Court ruled that since the City of Boulder held itself out to be a public utility to the unannexed area, it couldn't deny it water service.
"The city learned that the only way to control what goes on with the land is to own it, so they started the Open Space program," says Anuta.
The City of Boulder created its Open Space program in 1967, and Boulder County followed suit eight years later.
But Boulder officials didn't limit their growth-control efforts to buying up open land. In 1976, residents of the city approved the Danish Plan, Boulder's first slow-growth initiative. Named after then-Boulder city councilman Paul Danish, the plan capped the number of residential building permits that could be issued each year to 2 percent of the number of existing homes; in 1995, the city council lowered the limit to 1 percent a year.
Meanwhile, the county was putting its own limits on development. In 1978 it adopted the Boulder County Comprehensive Plan, which set the goals and policies not only for buying open space, but also for managing the county's environment. In 1994 the commissioners adopted the thick book of regulations known as the land-use code. The year before, the county had devised the cumbersome site-plan review process.
"The county doesn't go out and 'make it difficult' for people trying to build here," says Stewart. "We're just mitigating the impacts of growth."
The county's Department of Land Use, which includes the planning division, makes no secret of how harrowing site-plan review can be, however. The review application packet includes a description of the process: "Out of nearly 1,000 site plan reviews that have been processed to date, none have denied a property owner the right to build. It is true, however, that applicants in some of these cases felt that the conditions of the approval were too prohibitive and chose not to build."
Land Use director Graham Billingsley says the strict rules are consistent with the county's philosophy on growth. "Our comprehensive plan makes it clear that we are here to preserve the land we have, and the only way to preserve what we have is to not allow additional building parcels to be created," he says. "To me, growth means the creation of additional development opportunities, and we don't create additional development opportunities in Boulder."
In Boulder County, owners of undeveloped land pay 20 percent more in property taxes than people who own plots with homes already on them. But before they can build homes and cut taxes, the county makes them jump through so many expensive hoops -- securing approval on everything from the color of a proposed home's siding to its potential impact on other homes' views -- that many landowners simply give up.
Property owners have been complaining about the county's rigid rules for years, but they've only recently begun to organize. Earlier this year, the county commissioners were poised to severely limit development on land with a slope of 20 percent or more. The county's planning commission, which adopted the regulations before passing them on to the county commissioners, had hoped to prevent the natural hazards associated with development on steep slopes, such as rock slides, mud slides, erosion and flash flooding. But irate landowners saw it as another step in the county's mission to stave off development entirely ("A Slippery Slope," March 11, 1999).
The landowners were so concerned that this spring they banded together to form the Land Use Coalition, a 1,000-member group that's fighting what its sees as restrictive land-use policies.
Commissioner Paul Danish calls the Land Use Coalition a "self-serving" organization that makes "outrageous" and untrue claims about the commissioners' motives. "Compared to what life was like when there weren't many people living in Boulder, our processes look pretty tough," Danish says. "Considering all the growth pressures we're facing, if we're going to protect everyone's quality of life, we're going to be more rule-bound.
"I can't think of a government that's gotten smaller and less intrusive when the population has gotten bigger," Danish adds.
In response to the coalition's complaints, the commissioners delayed their vote and formed a slope advisory committee made up of Boulder County residents who have devised ways to limit the environmental impacts of building on steep slopes. On September 2, the committee members presented their recommendations, which included reviewing property on a case-by-case basis rather than limiting development on all land; revegetating disturbed land with native plants; and requiring property deeds to disclose the hazards associated with building. Although the commissioners have not yet voted on those recommendations, they agreed not to pass their original slope-development proposal.
But Boulder's fight over property rights is just beginning. Several months ago, the commissioners handed their critics some new ammunition: They named one of their own to head the county's Department of Open Space.
After the department's longtime director Carolyn Holmberg died last year, the post was filled temporarily by the director of the county's land-use department. In late May, commissioners Danish and Mendez appointed Ron Stewart to the job, which he assumed in June at no extra salary.
Ron Stewart is so friendly and so sincere regarding his mission that it's hard to see how anyone could doubt he's doing the right thing -- perhaps the only thing -- to prevent Boulder's foothills from looking like the Hollywood hills.
Stewart has been a county commissioner for fifteen years. Before that, the Longmont resident represented the northern and western portions of Boulder County for eight years in the state Senate. In fall 2000, Stewart will be up for re-election, but he hasn't decided whether he'll run again; if he does, he isn't sure if he'll remain director of the open-space department.
But one thing he knows for sure is that he always has and always will be the department's biggest cheerleader.
In 1978, Stewart was on the county's parks and open space advisory committee with Holmberg. He tried to convince voters to approve an open-space sales tax that year, but such a tax wouldn't pass until 1993 (although the county was already depositing property-tax revenues into an open-space fund).
"I've always been involved in the acquisition side of the open-space department -- even before Carolyn died," Stewart says. "I'm no more an open-space advocate as director of the department than I was as a commissioner. Frankly, open space has always been one of my high priorities as a commissioner."
Although his critics -- the Land Use Coalition, in particular -- complain that Stewart's dual role is a clear conflict, he insists that the two positions will only conflict if he uses his authority as commissioner to allocate more money to open space than to another department.
"While we've acquired a lot of land, there's still a lot more we need to buy," he notes. "We're under an incredible threat from growth in the county -- not only the threat of losing wildlife and farmland, but we're seeing a higher level of congestion. To me, preserving open space is a way of mitigating the impacts of growth. We will continue in an aggressive acquisition mode as long as the citizens of Boulder County are willing to put forth tax dollars."
The county owns 58,000 acres of open space, the majority of which were purchased since the sales tax and bond issue passed in 1993. If voters agree to extend the tax this November and finance another $35 million bond, the county will be able to buy 8,000 to 12,000 more acres. But that still won't be enough to acquire all the land the county wants: Between 75,000 and 100,000 acres of undeveloped land remain in private hands.
"Ever since the county adopted its comprehensive plan in 1978 and created a different vision for the county," Stewart says, "people have complained because they can't develop as much here as they can in other counties. The government gets griped at because we make sure people dot their i's and cross their t's, but when houses slide down the hill in Jefferson County, people gripe because the government didn't take care in planning.
"One person's perception of the impact a house will have on the environment differs from another's. It's the county government's role to determine what that impact is and to mitigate against it," Stewart continues. "All anyone has to do is drive through Colorado and look at the examples of negative impacts to see that it's an important job. But telling an individual what they can and can't do with their property isn't easy for us to do. We don't get our jollies off that."
Ruth Wright has been involved in county growth issues since the 1960s -- she was chair of the environmental group PLAN Boulder County from 1964 to 1970, represented parts of Boulder County in the state legislature from 1980 to 1994 and was one of the founding members of the county open-space advisory committee. An ardent supporter of open space, she says it's a "fair way of controlling growth."
The county's land-use policies also are fair, she says. "They're probably restrictive, but they're necessary," she adds. "This may sound a little socialistic, but the role of government is not only to protect one property owner from another, but to protect property owners from themselves."
Mark Heath maneuvers his Nissan Pathfinder along stretches of washboard road in Sunshine Canyon, passing one beautiful home after another that he designed. But the Lafayette architect doubts he'll ever get to build a mountain house of his own.
Heath has designed homes in Jefferson, Weld, Gilpin and Larimer counties, and although each of these counties has land-use rules, none poses the barriers that Boulder does. In those counties, Heath says, "you submit an application for a building permit, and that's it."
But to build his home in Boulder County, Heath would have to get a subdivision exemption and go through special-use review, a limited-impact special review, a wildlife review and an enhanced site-plan review, since Big Horn Mountain, where his land rests, is a natural landmark. That process "would take years and tens of thousands of dollars," he says.
Before he even gets to that process, though, Heath must clear another hurdle. Since he bought his five-acre property on Big Horn Mountain four years ago, he's been fighting for the right to simply access the land.
The Pathfinder reaches a granite marker indicating where an old Masonic lodge once stood and takes a 180-degree turn, heading up the rocky road leading to the source of Heath's anguish: Doug Parker's house.
Parker claims this road rests on his property and is not public. The road is the only way Heath can get to his land, which is surrounded on all sides by private property. In order to begin the building process, landowners must get an okay from their neighbors. And Parker says he doesn't think Heath's -- or any of his neighbors' -- land should be developed.
"That does sound hypocritical," admits Parker, who has lived in a wooden house about a hundred yards off the road for more than twenty years. "But I really believe the county should ultimately buy my house and tear it down so the whole top of the mountain can be preserved as open space. The other side wants to put up million-dollar homes, and I just don't think that's the best use of the land."
When Heath bought the land, he found no evidence that the road was private. So in October 1997 he sued Parker, claiming that the road, known as the Old Wagon Road, has been public since it was first used in the 1800s by miners traveling from Boulder to Gold Hill.
Several other neighboring landowners initially agreed that the road was private, so Heath sued them, too. "I had no option but to sue or to keep it as a picnic ground and continue paying high property taxes on it," he says.
The other landowners -- all of whom have yet to build homes on their land -- eventually sided with Heath and agreed that the neighbors should share the costs of maintaining the public road.
But Parker wasn't left the lone defendant: Boulder County joined the suit on his behalf.
"We intervened because whatever the court rules could affect what happens in that part of the mountains," says Stewart. "If you're not named in the case, you can't tell the judge what would be the best alternative. If there's going to be development, it should be clustered together and located on a part of the property that isn't visible from the canyon."
The county has always wanted to acquire the seventy acres on top of Big Horn Mountain for open space, says attorney Anuta, who represents the other property owners in Heath's suit. The county, however, has never been willing to pay what the landowners wanted. In the 1980s, when the owners offered to sell their land for approximately $200,000, Anuta says, the county claimed the price was too high.
Before the three-day trial started on July 26, the landowners again tried to sell their land to the county. This time the price tag was just under $2 million, which the county said was too steep. Since the land hadn't been assessed in more than ten years, the landowners then said they'd sell it for whatever an appraiser said it was worth, but the county rejected that idea, too. Instead the county offered to buy all of the land for $1.3 million if the landowners agreed to pay Parker's legal bills. The owners rejected that deal.
On September 2, Boulder District Judge Roxanne Bailin ruled that the road is private. Her research had turned up no evidence that the Old Wagon Road was ever public. In 1953, the State of Colorado had required Boulder County to submit a road map so that the state could determine what percentage of gas-tax revenues the county should receive. "That map, as submitted by Boulder County, did not show the Old Wagon Road," Bailin noted in her ruling. "Accordingly, Boulder County did not identify the Old Wagon Road as a road it was obliged to maintain. Boulder County would have had a significant incentive to include the Old Wagon Road if it were obliged to maintain it, because it would have received additional money from the state."
In July, the county commissioners offered to buy 2,500 acres of mountain land from the Bureau of Land Management. Most of the BLM's holdings in Boulder County are small, hard-to-find pieces that aren't worth the agency's time to manage. Still, the county's proposal to buy these scattered patches has mountain residents whose property abuts BLM land worried about what their new landlords might do with it.
"BLM policy has always been to give property owners access to their land," says Land Use Coalition member Ann Mygatt, whose property in Fourmile Canyon runs up against BLM land. "To cross BLM land, property owners have to get an easement, which usually expires after thirty years. People can get their easements renewed at the end of that time, but the county hasn't said they'll renew them.
"Because the county's policy has long been to deny public access on open space, we have no faith in our county to do it now. We're afraid people will be locked out of their land."
Fueling the coalition's concern is the amount of money the Boulder commissioners seem willing to pay for the acreage. Although private parties must buy BLM land at a fair market value, under the federal Recreation and Public Purposes Act, a county can acquire BLM land for free, or for no more than about $10 an acre, if it promises to make that land available for recreation.
Boulder County, however, has proposed purchasing the land at market value. Since the land has yet to be assessed, that price has not been determined; BLM realty specialist Jan Fackrell says a final decision regarding the land sale is months away. But neighboring landowners are already worried that Boulder wants to pay the higher price in order to keep any new open-space purchases closed to the public.
As evidence, they point to the county's proposal to the BLM: "Boulder County has long been concerned about the effects of privatization of the BLM Boulder land, and the potential development-related impacts on the fragile mountain ecosystem. This proposal will allow Boulder County to deal with these matters directly, and in a manner consistent with County policies and goals."
Stewart says landowners are making much ado about nothing. "If we buy the land, it will be subject to any easements that exist today," he says, stopping short of guaranteeing that those easements will be renewed in the future or promising that the county will grant easements to landowners who don't yet have permission to traverse BLM property. Allowing future access across the land, he adds, "will have to be taken on a case-by-case basis."
If the BLM agrees to the sale, Stewart says, the commissioners would consider selling pieces of the land to adjacent property owners in the form of conservation easements: That way, private property owners would be able to access their land, but they wouldn't be able to develop the former BLM properties.
The Land Use Coalition is already saving up for possible legal battles. "If the county's proposal goes through and they don't allow people access to their land, I could foresee years of lawsuits," Mygatt says.
Thanks to a law passed during the last legislative session, suing the county may be a less formidable task than it once was. Senator Norma Anderson, a Republican from Lakewood, had been trying to pass some version of Senate Bill 99-218 for five years, but it had always been vetoed. This time, she says, it passed easily, not just because the state has a Republican governor, but because the proposal had overwhelming support from Boulder residents. "This usually becomes a partisan issue, but we had just as many Democrats in Boulder County testifying for it as Republicans, and that tells me something -- that Boulder is not recognizing property rights," Anderson says.
Under the new law, when a private-property owner feels a local government has wrongly required him to give up his land, he can file a complaint with his elected officials. If the two sides can't come to an agreement, the property owner can sue; if he wins, he will be reimbursed by his local government for all legal expenses.
Mygatt predicts that the law, which took effect July 1, will encourage more lawyers to try land-use cases against the county. And if lawsuits don't stop the Boulder County commissioners from telling people what to do with their land, she hopes the voters will. "I've always been a liberal Democrat, but I feel like the party isn't representing the people anymore," Mygatt says. "The majority of people in Boulder County are happy with the way things are going. They don't hear about the people who are getting hurt -- they just hear about the county preserving open space."
And if a recent poll commissioned by Boulder County is an accurate indicator of public sentiment, Mygatt is right. In June the commissioners hired the Public Information Corporation of Littleton to conduct a survey of county residents' attitudes regarding its open-space and land-use policies. Eighty-two percent of the respondents agreed that the county should limit development on steep slopes; 79 percent agreed that the county should "limit mountain scarring caused by the construction of roads to new houses." Forty-one percent of those polled ranked growth management as the most important issue facing Boulder County, while only 2 percent indicated that property rights are the most pressing concern.
Members of the Land Use Coalition say people should be wary of statistics gleaned from a telephone "push poll" that included such questions as: "Please tell me if you feel that a landowner should or should not be able to build a house where they want even if the site selected resulted in the following outcomes: The house would be located in significant wildlife habitat; the house would be located on a ridgeline or would impact a mountain backdrop; people in the neighborhood believe the size or appearance of the house would not be compatible with nearby houses; the access road to the house would create a significant new scar across a mountainside; the house location creates a new wildfire hazard; people in the neighborhood are concerned about the impact of the new house on their own property or their own view."
The coalition was so wary of the results that it hired Kevin Vryan, project manager at the Center for Survey Research at Indiana University, to evaluate the county's poll. He concluded that the questionnaire "suffers from some serious threats to reliability and validity and possesses unnecessary biases that would taint any findings. It concerns me that data yielded from this poll may be used to determine public policy or affect public opinion."
And the commissioners do plan to use the poll to affect public opinion: They're currently trying to raise support for an extension of an open-space sales tax set to expire in 2008. Of the poll's respondents, 70 percent said they would support a ten-year extension of the current tax; 58 percent said the county should spend more money on open-space purchases even if it means a tax increase.
The first sales tax that was earmarked for county open-space purchases was approved by voters in 1993, along with a $35 million bond. In 1995 and 1997, voters approved two more $35 million bonds. Although the tax passed in 1993 won't expire for another nine years, the county is currently using most of its annual revenues to pay off bonds. So in November, Boulder County voters will decide whether to continue paying the quarter-of-a-cent tax for another ten years and whether to approve a $35 million bond so the county will have the cash ready to buy the BLM land.
The commissioners had also considered a November ballot measure that would create a mountain general-improvement district to raise more property-tax revenue so that the county can buy undeveloped building lots in the mountains. Although the majority of the poll's respondents had indicated they would support such a tax, Stewart says the commissioners decided they didn't have enough time to rally support for the measure.
Coalition members suggest that the commissioners may also have recognized that asking mountain landowners for more money right after they'd proposed severely restricting mountain development was not politically astute timing.
Hiking up the narrow equestrian trail that runs alongside her property in Nederland, Arlene Baldwin stops to catch her breath. Her chocolate Labrador runs ahead. "See that house over there? That's where we used to live," she says, pointing to a wooden house by Lazy Z Road.
During the four years that Arlene and her husband, Rex, lived on the lower end of their 7.5-acre property, they mapped out their future: They would construct a second home on the lot beside the original house; after they retired, they'd move to the new house and live off the income from renting out their original home. Their new Victorian-style house would be smaller than the previous one: 1,900 square feet versus 3,000 (although by the county's calculations, which included the wraparound porch and garage, it also would total 3,000 square feet). Instead of being located at the bottom of the hill in a thicket of trees, the new house would be up higher, with unimpeded southern exposure and a direct view of Mt. Thorodin.
The Baldwins bought their land in January 1993 but didn't move to Boulder from their California home until July 1994. While out of state, they missed the legal notice in the Boulder Daily Camera that announced that the county's new site-plan review process would be instituted in May 1993. So, unlike their neighbors, they didn't hurry to build before the new rules took effect.
In June 1996, the Baldwins finally went to the county land-use department to inquire about a building permit for their second house. Land-use planners told them that because both of their parcels were on the same deed and under the same name, the land was considered to contain only one building lot. "When we first asked the planners why we weren't informed that we don't have a building lot, they said they couldn't possibly notify everyone of the rules," Arlene Baldwin says. "When we asked why we were never notified about the site-plan review, they said they couldn't find us. But each time property taxes are due, the assessor knows where to find us."
After the Baldwins hired an attorney, the land-use department changed its opinion. "This letter will confirm that a land parcel of 2+ acres is eligible for designation as a building lot by Boulder County," land-use planner Denise Grimm wrote the couple in April 1997.
The Baldwins didn't question their reversal of fortune; they were just happy they could finally start building. But more obstacles stood in their way. That August, as they began the site-plan review process, they learned that their land contained a natural landmark. In 1991, the county had declared Winiger Ridge, located approximately 800 feet above where the Baldwins wanted to build, to be a protected geological feature.
"You pay the county $30 for a letter stating that you have a building parcel, and then you go on your merry way. There was never any mention of our land containing a protected geological formation," Baldwin says. "I want the county to be responsible for full disclosure of all limitations on building."
As a result of Winiger Ridge's protected status, the Baldwins' land was subject to an even more stringent review; county planners told them they would have to build their home farther down the hillside. In the months that followed, the Baldwins redesigned their S-shaped driveway -- which they had proposed in order to divert traffic away from their neighbors -- to a straight road that the county said would require less excavation; recalculated the amount of dirt that would be dug after county planners said their driveway was too wide; agreed to a different color roof after planners told them that the dark metallic-green one they wanted wouldn't blend in with the landscape; and spent almost $10,000 on land surveys, property-line adjustments and architectural drawings. If her husband, who is in the construction business, hadn't been able to do most of the design plans himself, Arlene Baldwin estimates they would have spent at least twice what they did.
Eight weeks before their public hearing was scheduled for December 1997, the Baldwins went to the land-use department to pick up a map of Winiger Ridge, around which was drawn a line indicating a 250-foot buffer zone. Their land was well below the protected area, but after the hearing, county planners said the Baldwins were using an obsolete map and that the buffer zone had since been expanded to include all of the land between the ridge and Lazy Z Road. That meant their entire property rested within the buffer zone.
The Baldwins went before the commissioners again in January 1998, pleading for permission to build higher up, but the commissioners limited construction to the lower two-thirds of their property.
"The county wants us to build down here," Baldwin says, walking toward a clearing near the bottom of the hill. "Now we have no solar gain and no view. It's a real joke. If we wanted to build here, we'd have to blast out a granite outcropping to put in a septic field."
The real message the Baldwins got from the commissioners was that they were lucky to be building at all.
But the Baldwins had their own message for Boulder: Goodbye.
The couple now lives in Gilpin County. They've already sold the parcel of land that had the original house; the building lot is also up for sale, since they can't justify constructing a house without a view. "Boulder County can't tell me not to sell my land," Baldwin says, "but if they make it unbuildable, they have free open space."
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She hopes the fact that the lot is already approved for a house -- albeit one without a view -- will entice someone to buy the land. But the site-plan review expires after three years, so if someone doesn't buy the property soon, the process will begin again.
And by then, the land might be subject to a wildlife impact study. In January the county passed a new rule requiring that people living in critical wildlife habitats have their land surveyed for mammals, insects and amphibians. The commissioners came up with more than 150 "species of special county concern" culled from lists of endangered and threatened animals known to inhabit Colorado. The number of protected species on a property could affect a landowner's ability to build where he wants.
"I don't know if I have one of the four protected ants on my land," Baldwin says. "But I'm afraid to find out."


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domain: design


For use as a long-range sight on the M107 and XM109 weapons systems, Barrett Firearms Manufacturing offers the Barrett Optical Ranging System (BORS) that increases the probability of a first-round hit at ranges greater than 500 meters by a factor of three. BORS has memory storage for more than 2,000 ballistic tables, allowing the shooter to merely set the distance with the elevation knob. BORS instantly displays the computer range setting on its LCD. On-board sensors provide data for the instantaneous compensation for air temperature, altitude and muzzle depression or elevation. A USB interface is available for uploading new ballistic data as required.


text:
A Rossmoor family awoke early Sunday morning to the sound of an explosion in its front yard.
Someone had placed four acid bombs in the yard on the 3000 block of Mainway Drive, and one more had been placed in a tree at nearby Rush Park. No one was injured in the incident, which is being investigated by the Orange County Sheriff’s Department.
“Sheriff's deputies were dispatched to the address on Mainway Drive when the residents found four 16-ounce water bottles containing a suspicious blue fluid in their driveway. While on the phone with our dispatchers, one of the bottles exploded,” Orange County Sheriff’s Department Capt. Steve Doan wrote in a letter to the Rossmoor Predator Management Team. “Patrol deputies arrived and found the three unexploded bottles still in the driveway. After cordoning off the local area, deputies looked around and found one additional bottle in a tree, in the park, across the street. We notified our Hazardous Device Squad and they responded and rendered all of the remaining bottles safe. The unexploded bottles were taken and will be processed for any forensic evidence that may lead us to the people who created these explosive devices.”
The incident was reported at 7:26 a.m. Sunday morning.
“The acid bombs are not an unusual type or bomb we see,” said Sheriff’s Lt. Steve Gil. “The word 'bomb' is menacing, but these are easily made in 2-liter soda bottles.”
However, the bombs can be dangerous, warned Gil.
“They have the power of a firecracker or a small explosive,” he said.
Anyone with information was asked to call 855-TIP-OCCS, the Orange County Crime Stoppers organization.

domain: news


text:
Investing Show: You get 30% tax relief and tax-free dividends but should you invest in a VCT?
Investors have flocked to VCTs over the past few years, attracted by their 30 per cent tax relief and tax-free dividends.
But experts say that you should never buy into an investment based on tax benefits alone.
So, what do VCTs invest in, how can you find a good one, and how can you make sure you aren’t taking too much risk?
Alex Davies, chief executive and founder of Wealth Club, joins Simon Lambert, of This is Money, to explain why investors have been snapping up VCTs, how they invest in early stage companies and why acting early if you want to invest is wise.
Watch the show below.
Most watched Money videos
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- Everything you need to know about cryptocurrency Bitcoin
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domain: finance


Sevilla sporting director refuses to rule out January move for Chelsea star Morata
4, January 2019 - 9:43
Chelsea forward Alvaro Morata could be allowed to leave Stamford Bridge if a replacement forward is found in the January transfer window. Sevilla's sporting director Joaquin Caparros...
Cesc Fabregas could leave Chelsea after FA Cup clash against Nottingham Forest
3, January 2019 - 13:40
Cesc Fabregas is edging ever closer to joining AS Monaco in January, as French publication L'Equipe wrote on Wednesday. The midfielder, who came off the bench to...
Dortmund’s sport director: “It was always Pulisic’s dream to play in the Premier League,
2, January 2019 - 11:38
Also Borussia Dortmund sporting director Michael Zorc commented Christian Pulisic's move to Chelsea, who was officially announced today: "It was always Christian's dream to play...
Chelsea confirm Christian Pulisic will join the club next season
2, January 2019 - 10:11
Chelsea have released a statement regarding Christian Pulisic, confirming the 20-year-old will join the club next season after spending six months on loan with...
BREAKING – Borussia Dortmund confirms Pulisic will join Chelsea next summer
2, January 2019 - 9:26
Borussia Dortmund has just announced Christian Pulisic will join Chelsea next summer, in a £57.6m move from the Bundesliga giants. The 20-year-old will be loaned back to...
Isco plays down Chelsea move reports: “I’m not going, I want to continue in Madrid”
30, December 2018 - 18:09
Chelsea target Isco revealed he has no intention to leave Real Madrid in the foreseeable future. The Spanish midfielder is lacking playing time under new...
Gonzalo Higuain can replace Alvaro Morata at Chelsea in January
27, December 2018 - 13:32
According to reports from Italian Sport Mediaset, Chelsea and Ac Milan are close to a swap deal involing Alvaro Morata and Gonzalo Higuain. If this swap deal is finally concluded, the Spanish striker will move to...
Chelsea make their first official offer for Christian Pulisic
3, December 2018 - 17:18
Chelsea are already working for their new signings in the summer transfer window. According to reports by the Evening Standard, the London club have made a first official...
Chelsea considering to recall Abraham from Aston Villa loan
2, December 2018 - 21:45
Chelsea are considering to end Tammy Abraham loan at Aston Villa and bring him back to Stamford Bridge during this winter transfer window. The England...
Chelsea ace Eden Hazard ruled out of PAOK clash because of an injury
28, November 2018 - 19:00
Chelsea ace Eden Hazard has been ruled out of Blues Europa League clash against PAOK because of an ankle injury he picked up against...
Page 3 of 239
What could Alex Sandro bring to Chelsea?
29, June 2017 - 14:13
Why Chelsea need to hold on to Hazard
22, June 2017 - 16:26
Chelsea and Diego Costa: why everybody loses
13, June 2017 - 12:13
Griezmann leads Atletico Madrid to UEFA Europa League trohpy
16, May 2018 - 22:27
Man City extend unbeaten record after 2-1 home win over West Ham
3, December 2017 - 19:17
Batshuayi makes stake in Chelsea team
8, January 2017 - 18:15
Eden Hazard on a possible move to Real Madrid: “Why not?”
22, January 2019 - 15:37
AFP says new Cardiff City signing Emiliano Sala was on board missing aircraft
22, January 2019 - 10:23
Gonzalo Higuain expected in London on Tuesday to finalize Chelsea deal
20, January 2019 - 22:44
Premier League recap: Chelsea remain leaders with Spurs, Liverpool, Watford
28, August 2018 - 17:24
Mourinho storms out of press conference calling for more ‘respect’ after 0-3 defeat
28, August 2018 - 16:33
Chelsea loanee Kenedy avoids retrospective action after horrible challenge
20, August 2018 - 17:28
PHOTO – Frank Lampard return at Stamford Bridge
31, October 2018 - 22:24
Loftus Cheek: “Proud for my first hat-trick, buzzing for the win”
25, October 2018 - 23:22
PHOTO – Kepa and Kovacic undergo first training session at Chelsea
9, August 2018 - 18:15
© Copyright 2017 - ChelseaNews24.com


text:
South Sea Pearl and Pear Cut Diamond Pendant
- Pearl: 11.5mm
- Ref: 52/349
Diamond 0.53ct Colour G Clarity VS1
A single South Sea pearl and diamond drop pendant, all mounted in 18ct white gold. To set you apart from the crowd, with this exceptional pearl suspended from a pear shaped diamond. Pure style destined for the individual who knows her own mind.
Need to know more?


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text:
It’s 10am on a cold, drizzly Wednesday morning and I’m tripping out. No, I’m not at some kind of illegal daytime rave. I’m lying on my back in my living room, eyes closed, getting high on a soundscape – custom music that’s sending me on a psychedelic trip, with no drugs required. Founded on the principles of psychedelic therapy, soundscapes claim to be able to activate the same parts of the brain as drugs like LSD, MDMA and magic mushrooms, to treat everything from PTSD to anxiety and depression.
I’m testing out the leader of the soundscapes pack, London-based company Wavepaths. Set up by the neuroscientist and psychedelic researcher Mendel Kaelen, Wavepaths creates bespoke tracks tailored to individual needs, be that processing a trauma, dealing with a break-up or just alleviating stress. In a year like 2020, most of us could do with some extra support – recent studies have shown depression and anxiety in the UK has tripled thanks to the pandemic. Could soundscapes be the answer?
"With all the fear and anxiety surrounding Coronavirus, a natural human response is to lock away emotions and not process them properly, particularly when we can’t share them with friends and our normal therapeutic outlets, even going out for a walk, are limited," says Wavepaths’ co-founder and COO, Anna Rickman. "Emotional reconnection is really important and music is a channel through which to do that. It’s something in your environment you can control."
I’m sceptical that simply listening to music can send me on something akin to an acid trip, but Rickman is confident I’ll feel differently after my session. "Traditionally, all psychedelic therapy has a musical component," she tells me. ‘Mendel Kaelen found during the course of his PHD that instead of any particular drug, it was actually the music experience that was most predictive of a positive therapeutic outcome. That led to the insight that we could use music as a standalone psychedelic." Of course, it’s also much easier to use a soundscape than microdose drugs on a weekday morning. "Because of the regulatory landscape with psychedelic therapy, we can reach so many more people with music alone," says Anna.
Wavepaths is very easy is to set up: you create an account and, depending on your musical preference, timeframe, mental state and where you’d rather be when you’re done, the website uses AI to generate a unique soundscape. I ask for something short and relaxing and also pick the ‘altered states of consciousness’ option.
Anna has already taught me about the difference between ‘ambient listening’ (in the background, while you work, go to sleep or exercise) and ‘deep listening’, where you’re fully focused. So I lie down on a yoga mat, switch my phone to silent and use a weighted eye pillow, which helps enormously. I’ve picked a good morning to test Wavepaths out: it’s a few days before Christmas, London has been plunged into Tier 4 lockdown and I’m dealing with multiple deadlines, so I’m pretty stressed.

domain: artistic


Please use this identifier to cite or link to this item:Exportar a:
|Title:||Potential Distribution of Chagas Disease Vectors (Hemiptera, Reduviidae, Triatominae) in Colombia, Based on Ecological Niche Modeling|
|Author:||Parra Henao, Gabriel|
Suárez Escudero, Laura C.
González Caro, Sebastián
|Keywords:||enfermedad de Chagas|
|Resume:||Triatomines (Hemiptera, Reduviidae) are hematophagous insects that are considered important vectors of Trypanosoma cruzi.They arewidely distributed in Americawith rare occurrences in Eastern Asia, though they are primarily found in the Neotropical region. Disease transmission occurs from southernUnited States to Argentina, with approximately 25% of the human population at risk. Triatomines have a wide range of climatic and ecological tolerability because they inhabit diverse ecosystems, from humid to dry forests across the Americas. They are found at different altitudes and have high vagility, which allows them to exploit diverse food resources and to find different resting sites, including intra- and peridomiciliary habitats. Therefore, at the species level, habitat preferences are influenced by environmental factors, which can strongly control efforts. Ecological niche models are empirical or mathematical estimates of species ecological niche in terms of suitable habitat conditions. They permit the association of different ecogeographical variables (e.g., environmental, topographical, and anthropogenic) with the species distribution, by identifying the variables that constrain and define the particular niche. The modeling outcome can be a spatial representation of the favorable habitat for a species occurrence. Therefore, suitability maps for the species, as function of their ecological niche, can be created.|
|Abstract:||Ecological niche modeling of Triatominae bugs allowus to establish the local risk of transmission of the parasite Trypanosoma cruzi, which causes Chagas disease. This information could help to guide health authority recommendations on infection monitoring, prevention, and control. In this study, we estimated the geographic distribution of triatomine species in Colombia and identified the relationship between landscape structure and climatic factors influencing their occurrence. A total of 2451 records of 4 triatomine species (Panstrongylus geniculatus, Rhodnius pallescens, R. prolixus, and Triatoma maculata) were analyzed. The variables that provided more information to explain the ecologic niche of these vectors were related to precipitation, altitude, and temperature. We found that the species with the broadest potential geographic distribution were P. geniculatus, R. pallescens, and R. prolixus. In general, the models predicted the highest occurrence probability of these vectors in the eastern slope of the Eastern Cordillera, the southern region of the Magdalena valley, and the Sierra Nevada of Santa Marta.|
|CC Licence:||Licencia CC|
|Citation:||Parra Henao, G., Suárez Escudero, L., González Caro, S. . (2016). Potential Distribution of Chagas Disease Vectors . Santa Marta: Universidad Cooperativa de Colombia.|
|Appears in Collections:||Medicina|
Files in This Item:
|Potential distribution Triatominae in Colombia.pdf||3.07 MB||Adobe PDF|
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This person works closely with the User Centered Design Lead to create process flows, user stories, acceptance criteria, Epics, and test plans. Business Analysts must have the following minimum
· Salesforce Certified Platform App Builder or Salesforce Certified Administrator
· Salesforce Certified Service Cloud Consultant or Salesforce Certified Sales Cloud Consultant
· Conducts systems analysis and testing.
· Identifies causes for deviations and recommends corrective action.
· Uses industry recognized methods to deliver work products in analysis, design, system testing, implementation or support and maintenance in a system lifecycle comprehensive knowledge of information systems and operations and has understanding of database administration.
· Analyzes business needs, gathers and organizes data from standard reports, analyzes data to identify trends and patterns and investigates issues, produces clear reports of results, process definitions and workflow diagrams, performs systems analysis or testing, develops appropriate corrective actions, creates or maintains databases, develops and implements plans.
Minimum Experience: Seven (7) years of professional experience providing process improvement, systems analysis and process redesign.
Minimum Education: Bachelor’s degree
We would really like to have someone with strong Salesforce config skills.


On Friday, March 15, the Stingray team arrived at Toronto’s Union Central Station excited to be part of the JUNO Express, in collaboration with the JUNOS and Via Rail. As we headed to the JUNO Awards in London, Ontario, we hosted artists and fans for a private show in the Stingray Car!
The day before, the team flew to Toronto to set-up the Stingray Car to welcome over 200 VIP guests the next morning.
As guests arrived on Friday morning at the VIA Rail Canada Business lounge at Union Station, JUNOS and Via Rail teams, including Pierre Santoni (Director, Strategic Partnerships and Alliances- Via Rail), Gabrielle Côté-Caouette (Coordinator, Partnerships and Strategic Alliances- Via Rail), and Byron Alfaro (Senior Coordinator, Brand Partnerships- JUNOS), greeted the team with huge smiles. We could feel the excitement, and the enthusiasm was palpable.
The train departed at 12:15 pm. Twenty minutes later, guests enjoyed an authentic and festive performance by JUNOS-nominated and Vancouver-based country music trio The Washboard Union. Stingray PausePlay’s Zac Monson (Stingray PausePlay Host and Content Manager for Stingray Music) then welcomed Adult Alternative Album of the Year nominee Gabrielle Shonk for a relaxed and amusing interview. At 1:25 pm, pop sensation Tyler Shaw swept a very crowded public off their feet. And finally, a last interview with JUNOS Breakthrough Group of the Year winners The Washboard Union closed the program. Interviews available soon!
Stingray hosted the Park Car, which included the Mural Lounge for interviews, the Bullet Lounge for live performances, and the Dome to take in the breathtaking views in a quiet setting. The entire section was part of a beautiful art deco classic stainless steel 1950s train. Bedrooms were originally in this area, and most of the panels were created by the legendary Group of Seven. After renovations in the ‘80s, the paintings, some of which were covered by wallpaper, were restored and sent to museums!


text:
Sparky will be the first to say I'm not a morning guy. So, it took something as hilarious as Pee Wee's Playhouse to get me out of bed Saturday mornings, when that show ran on TV from 1986-91. Now, comes the New York Times, with a new story today about the actor behind the series, Paul Reubens. He's been more or less in hiding since his arrest years ago for indecent exposure.
The NYT writes: "In an interview at his publicist’s office in West Hollywood earlier this month, Mr. Reubens, 54, was by turns candid, wary and unnervingly seductive. At a glance, he appears to have traded in his antic persona for a worldlier, more subdued model — his girth expanded, his hair gray-flecked, his adenoidal whine modulated to a grainy croon."
Playhouse was amazingly gay for Saturday mornings, when you consider that hour is TV-viewing time for kiddies. You can't get much more gay than the Del Rubio Triplets, here singing Winter Wonderland from a Pee Wee Christmas special:

domain: entertainment


text:
Glarushia Davis blames "Minnesota Nice" -- and herself -- for falling prey to predatory lenders. A few years ago, she refinanced her mortgage in hopes of using the extra money to get new siding for her St. Paul home. She assumed her lender had the best of intentions and agreed to a loan with an 8.5 percent interest rate that would convert to a fixed-rate loan at the end of two years. But by the end of those two years, she said, the rate had swollen to 14 percent, and that promised fixed rate never materialized. Instead, she struggled with monthly payments that rose from $759 to more than $1,400.
"I'm embarrassed to admit I was that stupid," she said. She was one of several Twin Cities residents who discussed their experiences with predatory lenders at a town hall meeting in north Minneapolis Monday night. Such mortgage brokers offer quick and easy access to loans that benefit the lender while often leaving the borrower with unmanageable debt or hidden costs.
Organized by ACORN and Jewish Community Action, the meeting of about 150 community residents and leaders also included testimony by Guisela Dominguez, who bought a house in Columbia Heights two years ago. As her monthly mortgage payments ballooned from $1,200 a month to $1,500, she fell four months behind in paying. Speaking through a translator, she said the lender told her she'd need to come up with $10,000 in cash, plus an additional $700 in back payments to save her house. She lost her home four months ago. Likewise, Ignacio Garcia purchased a home through a major Twin Cities-based realty company, but within 15 days of closing, he was told the place was uninhabitable, and utilities were shut off.
Their stories illustrate what ACORN organizers and state legislators say are common tactics among predatory, or "sub-prime," lenders: granting loans without verifying the borrower's income or long-term ability to pay, deceiving borrowers about hidden fees that jack up monthly payments, and using "negative amortization loans," ones with payments so low, borrowers actually owe more at the end of a year of payment than they did at the start of the year.
These practices are partly to blame for today's near-record home foreclosure rates here in Minnesota and the country in general, where there were around 1.2 million foreclosures in 2006. According to Michael Calhoun, president of the Center for Responsible Lending, "2.2 million sub-prime home loans made in recent years have already failed or will end in foreclosure. These foreclosures could cost as much as $164 billion -- an amount that could send more than 4 million children through college." Closer to home, there were fewer than 1,000 home foreclosures in Hennepin County six years ago, according to ACORN statistics, but in 2006, there were more than 3,000. In Ramsey County, that number jumped from 300 to more than 1,400 in the same time span.
State Reps. Jim Davnie and Joe Mullery, both DFL-Minneapolis, attended the meeting to discuss the predatory lending bills they'll each be introducing this session. The bills aim to do away with "no-document loans," explained by Davnie as loans "where they don't know what you can afford but they sell you the mortgage anyway." They also aim to rein in negative amortization loans, abolish penalties for borrowers who repay their loans early and ban what the lending industry calls "yield-spread premiums," bonuses paid to mortgage brokers who get borrowers to sign up for loans at a rate higher than what they qualify for.
"The best analogy I can come up with is, if at the end of the day the grocery store owner looked at the till and split with the cashier anything extra she was able to charge you on the bag of carrots," he said. "They've been kicking back some of that over-charge to the broker who sold you the mortgage."
Mullery's bill aims to give citizens the "private right of action"; that means a loan recipient can hire a lawyer who then gets the same legal rights the state attorney general has in defending individual rights. It also criminalizes predatory lending, in some cases. "If it's clearly a violation of the law, then they can be held for crime," said Mullery. "That's a lot more scary to them than a civil action where they may lose some money."
Like Davis, Dave Snyder, an organizer for Jewish Community Action, referenced "Minnesota Nice," admitting that the stories he heard Monday night made him "pissed off." Fair access to credit on reasonable terms is a basic tenet of his organization and his faith tradition. "A 13th-century biblical scholar and philosopher called Moses ben Maimonides teaches us that that highest ethical thing you can do to rebuild the world is to give somebody a fair loan so they can become self-sufficient," he said. "What a diminishment of that principle, what a defilement of that principle, what a corruption of that principle to have somebody giving a predatory loan that promises somebody to fulfill the American dream and then takes their home away."
U.S. Rep. Keith Ellison, D-Minn., capped off the evening with information on a federal predatory lending bill that is now being drafted. He expects it will be similar to -- and possibly stronger than -- a version introduced last year by Reps. Mel Watt and Brad Miller, both D-N.C., along with Barney Frank, D-Mass., new chair of the House Financial Services Committee. He says he'll work to incorporate features of the Minnesota bills in the federal draft.
Ellison, a longtime north side resident and former state senator, said "abusive mortgages" target people in districts like his -- and they contribute to the overall decline of neighborhoods. "In the sub-prime mortgage market, it's estimated that 20 percent of them -- one out of five -- are going to result in a foreclosure. They don't happen evenly everywhere. Yeah, there's a few out in Eden Prairie and Minnetonka, but they tend to cluster," he said. "You'll see multiple houses on the same block that are boarded up. That says this neighborhood is vulnerable. It says to some people who might want to buy there that maybe they might not want to buy. It says that if they turn around and re-rent these units, maybe the landlords will have to lower standards for who lives in those units. And before you know it, it has a negative spiral on the whole neighborhood. We will not allow the creation of slums in our neighborhood."
Vital neighborhoods, he added, rest on citizens supporting each other to expose and resist such lending practices. Bookending Davis' remarks early in the evening, he concluded that action, not shame, are key to defeating "well financed" opposition to lending reforms.
"We were raised to always want to pay our bills, and we get a little embarrassed when we find ourselves in a financial tough spot. We're saying, 'How can we be so dumb?' And we're taking all this shame upon ourselves, and we don't ask for help," he said. "Don't stand alone in this situation. When our friends and our neighbors and relatives tell us they got into a bad loan, we can't engage in shaming behavior. We've got to say the blame is not on the person who wanted to get a good loan, who expected to get a good loan, who had every right to believe they would be treated fairly, but is on the avaricious people who sold them this bad loan in the first place."
Photos: Keith Ellison and Jim Davnie confer (top); Ellison addresses the audience.


We are well equipped and sophisticated in the cutting and editing process of all kinds of glass materials. We use the most modern machinery to cut and etch
Welcome Glass is a Welsh aluminium fabricator and installer of curtain walling, windows, doors and facades. With an impressive portfolio of prestigious projects completed.
There are different grades and surface finishes of stainless steel to suit the environment the alloy must endure. We are indulged in manufacturing a broad range of superior quality SS Round Pipes.
We recognise that professional installation and rapid response times in the event of a breakdown are essential.


Betsy Newmark read Amir Taheri’s Commentary article about the situation in Iraq and found some information I certainly have not heard reported. This is just one example of some news that does not seem to be getting much attention:
Amir Taheri has a long article in Commentary reflecting on the situtation in Iraq based on his years of covering Iraq. He finds that the media has done a poor job of covering the present situation there because of the scope of the story, their own prejudices and antipathy to the war. He looks at five different criteria to compare how Iraq has been doing since the war to before and finds all four show marked improvement. First he looks at the refugee situation and notes that there is none, not what anyone expected before the war began.
When things have been truly desperate in Iraq–in 1959, 1969, 1971, 1973, 1980, 1988, and 1990–long queues of Iraqis have formed at the Turkish and Iranian frontiers, hoping to escape.
Since the Saddam regime was toppled, however, there have been over one million Iraqis who have returned to Iraq from abroad.
Read it all.


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Regional distribution of global patents for power lithium-ion batteries
(1) Strength distribution
Patent applicants generally first apply for a patent in their home country, and then use the priority to apply for a foreign patent within one year. Therefore, the distribution of the number of countries to which patent applicants have priority reflects the technical strength of each country in this field. From the national distribution of priority patent applications, it is reflected that the power-type lithium-ion battery technology is mainly concentrated in Japan, the United States, Germany, China and South Korea. Among them, Japan basically monopolized most of the industrial technology, and the number of priority patents reached 9,195, accounting for 65%. The United States has 1,260 related patent families, accounting for 9%, ranking second. There are 981 related patent families in China, accounting for 7%, ranking fourth, behind South Korea and close to Germany, which ranks fifth.
Figure 1 shows the trend chart of the top 5 national patent applications in priority countries. Patents in Japan and the United States started early, especially the large scale of Japanese patents. The situation is similar in Germany, China, and South Korea, which have developed rapidly in recent years.
(2) Patent layout
Japan and the United States are the countries with the largest patent families of power lithium-ion batteries, and their competition for the world market is also very fierce. Therefore, in addition to patent protection in the home country, in order to produce and sell products abroad, it must apply for relevant patents in foreign regions in order to obtain intellectual property protection, and the application of the same family of patents in the country can also reflect its market strategy.
As can be seen from Figure 2, in addition to applying in its own country, Japan focuses on the US and Chinese markets, and applies for a large number of PCT patents at the same time. The US patent layout is extensive and focuses on the Chinese market. China, South Korea, and Germany have little difference in the total number of patent applications, but there are differences in patent protection strategies between countries. Germany and South Korea focus on major foreign markets while protecting their domestic patents, and have a certain number of PCT patents; while China mainly targets its domestic market and has few patents in foreign markets. It should be noted that Japan has a total of 601 patents in China, 139 in the United States, 143 in South Korea, and 26 in Germany.
(3) Distribution of technical fields in major countries
It can be seen from Figure 3 that Japan occupies a leading position in various branch technologies, and has the most comprehensive technology development. The situation in the United States, China, South Korea, and Germany is relatively close. From Figure 4, it can be seen that the branch technical fields that countries pay attention to have a certain degree of similarity, but there are also differences. Japan pays the most attention to electrode technology, the United States pays attention to cell and battery pack technology, South Korea pays attention to cell and electrode technology, and China and Germany pay the most attention to cell technology.

domain: geography


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We’re in this together! Learn how to stay safe during COVID-19 in our new guide:
The Ultimate Coronavirus Consumer Resource Guide: Avoid Scams and Shop Smarter
We’re in this together! Stay safe with our COVID-19 guide
When my chemist recommended that i compare my health insurance on the covad ipad in his pharmacy. I was amazed by the hundreds of dollars i could saved with the same level of health insurance cover.
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domain: medical


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UAE and Russia to sign investment agreementMay 22nd, 2008 - 11:37 am ICT by admin
Moscow, May 22 (IANS) The United Arab Emirates (UAE) and Russia plan to sign an agreement to encourage trade and flow of investment between the two countries, WAM news agency reported Thursday. “The focus is on avoidance of double taxation and encouragement and protection of investment,” Abdul Aziz Al Ghurair, speaker of UAE Federal National Council, said here Wednesday.
Al Ghurair, who is on a official visit to Russia, made the comments after holding talks with Boris Gryzlov, speaker of State Duma, the Russian parliament.
He added that the UAE and Russian negotiators had reached an understanding on various issues concerning bilateral commercial, economic and investment cooperation.
Al Ghurair said the two sides also underlined the need for setting up a joint parliamentary friendship committee to boost links between the parliaments of two countries.
Tags: al ghurair, avoidance, boris, double taxation, encouragement, friendship, investment agreement, investment cooperation, moscow, negotiators, news agency, parliament, parliaments, russia plan, russian parliament, state duma, uae, united arab emirates

domain: economics


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Radhika Apte raises the oomph factor in her glamorous Golden outfit at Emmy’s closing ceremony
Radhika Apte knows how to make heads turn wherever she goes, her latest pictures from the closing ceremony of the Emmy awards will surely make you fall in love with her simple yet classy look!
She is the first Bollywood actress to be nominated for a prestigious award at the International Emmy Awards.
Radhika donned a grand Golden classy gown, with minimal makeup. To add some oomph to the look, Radhika wore a striking mauve lip color and opted for a glowy and dewy base with her hair neatly in a slicked-back bun to keep simple and classy.
Hailed as the biggest ‘Indie Star’ Radhika Apte who is known to make brave choices when it comes to films, the actress also knows how to make the edgiest and unique fashion choices when it comes to dressing up for events and the pictures from the awards function is a testimony for the same.
After her films ‘Andhadhun’ and ‘Padman’ won big at National awards, the actress has now added another feature to her cap is proof of her versatility in every genre.
Radhika Apte will be next seen in the film ‘Raat Akeli Hai’ alongside Nawazuddin Siddiqui for which the actress has already finished the first schedule shoot in Lucknow. Fans can’t wait to see what she has to offer with these new exciting projects and roles. With everything on a roll, we are totally rooting for Radhika to shine at the Emmys!
The post In A Glamorous Avatar, Radhika Apte Awes Us At The Emmys’ Closing Ceremony! appeared first on Popdiaries.


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The Winter 2012 DanceView arrived yesterday and I want to call attention to the magazine for the sake of new Ballet Alert members who aren't aware of it. DanceView is "a quarterly review of dance published since 1979 (initially as Washington DanceView)" by Ballet Alert! founder and administrator Alexandra Tomalonis. It's a treasure, with long, thoughtful reviews and essays, and plenty of large black and white photographs. Many issues have something I haven't seen anywhere else -- detailed descriptions of George Balanchine Foundation Interpreters Archives tapings in which Balanchine's own dancers coach today's dancers in Balanchine ballets.
The table of contents for the new issue:
A Murky Ocean, and Many Fine Performances: New York City Ballet's Fall Season, by Gay Morris
Interpreters' Archive: Suki Schorer Coaching La Source; Jillana and Conrad Ludlow Coaching Liebeslieder Walzer, by Leigh Witchel
Book Review: Jacques D'Amboise, I Was a Dancer, by Michael Popkin
Phedre and Psyche in Paris, by Marc Haegeman
Romeo and Juliet in Toronto, by Leigh Witchel
Season's reviews from New York, London and Copenhagen, and San Francisco by Marina Harss, Jane Simpson and Rita Felciano respectively.
Subscriptions are available here: http://www.danceview.org/
Winter 2012 DanceView
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1920s French Bowling Set
A weathered wooden bowling set that had entertained patrons outside a French tavern since 1920 was the model for our ball and pins. Carved from solid hardwood, expertly aged but otherwise left unfinished, they have all the character of the original antiques.
Show Details +
- 9" diam. ball; 5" diam., 16"H pins
- Weight: 34 lbs.
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Purchase Gold Coins, Diversify Your Investmentsby Robt Gossard Follower of foreign and domestic economic affairs Most people do not fantasize about working themselves to death, instead they plan for retirement. There are a myriad of ways to prepare for the golden years and choosing to purchase gold coins in conjunction with other investments is just one of them.
As cliche as it may be, the old adage of advising against putting all the eggs in one basket is a wise one. Individuals who only rely on one investment options risk losing more than someone who takes the same amount of money and chooses a variety of techniques including to purchase gold coins, opening a traditional savings account, buying mutual funds and participating in other investing schemes. It is impossible to predict what will happen in the future, but historically the price of gold has no limits.
Why Purchase Gold Coins
From gold IRAs to gold futures there are plenty of alternatives that allow individuals to buy gold and get in on the wealth. However, buying a real gold coin not only feels tangible, it is an excellent way to hedge investments for an uncertain future.
Various paper currency has come and gone and today’s hot stocks are tomorrow’s next recession. Despite the unevenness of other economic sectors, gold prices have steadily increased. Gold prices have been tracked and logged since 1883 and even when gold prices sunk to a low of under $272 dollars per 1 oz gold in 1975, it rebounded and reached highs near $1,900 in 2011. By choosing to purchase gold coins, investors can benefit from that type of stability.
Safe Versus Sorry
FDIC insurance only covers $250,000 worth of bank deposits and playing the stock market is can be gut wrenching. Individuals with extra financial resources can purchase gold coins and safely stow them away in a safe or safety deposit box. That will allow individuals to access their money without the intervention of government agency or emotional roadblocks.
Purchase Gold Coins Wisely
When it becomes time to purchase gold coins, less is more. Like everything in life, gold is less expensive the less processed it is, so buying gold coin and gold bullion is the best choice. Other golden items require markups due to the middleman, manufacturing costs and branding. A minted coin or gold bullion is the least complicated production, allow individuals to automatically pay lower gold prices.
Additionally, a gold coin from a government institution like the United States Mint and the Royal Canadian Mint are guaranteed for content, purity and weight by the respective agencies. That means individuals who decide to purchase gold coins to diversify their investments are getting the best that money can buy.
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Fresh moon scallops steamed with garlic and rice vermicelli
材料: 10 moon scallops; 1 bunch of rice vermicelli; 3 cloves of garlic.
時間: 1 hour
1.Remove the red top shells of the scallops and remove the black sand veins around the meat. Wash thoroughly with water.
2.Soak the rice vermicelli until soft and cut into lengths (about 2 inches). Chop the garlic and mix with a little oil.
3.Arrange the scallops in a steaming pot. Sprinkle the soaked rice vermicelli and garlic with oil on top of the meat of each scallop evenly.
4.Steam over water for 8 minutes. Pour hot oil and soya sauce on top to serve.
|1.Scallop shells are not easy to open. You can ask the fishmonger to do it for you. If you are doing it yourself, stick a small knife inside one scallop from the edge. It will open up once you cut off the muscle that connects the upper and lower shells. Use the red upper shell to open the other scallops. You will find that the curve is just right.|
2.If you cannot get moon scallops, use fan scallops or other scallop varieties instead.
3.Rice vermicelli must be soaked through to be soft and tender.

domain: food


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Transmission of COVID-19 from mother to baby during pregnancy is uncommon, and the rate of infection is no greater when the baby is born vaginally, breastfed or allowed contact with the mother, according to a new study.
- New technology allows scientists first glimpse of intricate details of Little Foot’s life
- Tissue, scaffold technologies provide new options for breast cancer, other diseases
- High fat diets may over-activate destructive heart disease protein
- A materials science approach to combating coronavirus
- New study proposes a low cost, high efficiency mask design


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1、你的就是我的，我的还是我的。Yours is mine, mine is mine.
2、会有人比我更爱你。No one loves you more than I do.
3、你半生的宠溺，尽我三生的颠簸。In your half-life spoil, do my threes of turbulence.
4、在人潮汹涌的荒芜之地，我只怀念迩。I only miss you in the barren land full of people.
5、俏丽的侧影，虏获了某人的心。Beautiful silhouette captures someone's heart.
6、又曾知道我笑着时背后的坚强。Who ever knew the strength behind my laughter?
7、因为一个承诺，这个男人让我守了一辈子。Because of a promise, this man has kept me for a lifetime.
8、美的侧脸，盗取了某人的心。Beautiful side face steals someone's heart.
9、想要给你所有，因为怕失去你。Want to give you everything, for fear of losing you.
10、不可以在我哭泣时候拥抱在一起。Can you hug me when I cry?
11、因为你，我的生活有了意义，有了你我变得计较。Because of you, my life is meaningful. With you, I become fussy.
12、跟你说句话你别皱眉，我现在好想你好想抱紧你。Don't frown. I miss you so much now that I want to hold you tight.
13、为一个承诺，这个女人让我爱了一辈子。Because of a promise, this woman has made me love for a lifetime.
14、和你在一起，很好。It's good to be with you.
15、从来不会停止爱你。Never stop loving you.
16、成不了你心爱的类型和模样，你还会爱我吗？I can't do what you love. Will you still love me?
17、知道我会说，你是最美的拥有。You know I would say, you are the most beautiful possession.
18、烟花绽放的美丽丶就像你在我身边一样。The beauty of fireworks blooming is just like you are beside me.
19、牵手共赴半世癫狂。Hand in hand for half a lifetime of madness.
20、我心系一人，姑娘嫁我如何?How about a girl marrying me when I'm alone?
21、我骄傲，在我的一生中遇见过你。I am proud to have met you in my life.
22、给你倾城的温柔，恋我半世的流离。Give you the gentleness of the city, love my half-life of exile.
23、的心很大，里面装的满满的都是你。My heart is very big. It's full of you.
24、想给你唱一辈子的情歌。I want to sing you a love song for life.
25、待我长发及腰，少年娶我可好?When I have long hair and waist, how can a teenager marry me?
26、爱是两人一张棉被也是一人一瓶清水。Love is a quilt for two and a bottle of water for one.
27、对不会停止想你。Never stop thinking about you.
28、他好像很好又好像很糟，可是我只拥他一人。He seems good and bad, but I only support him.
29、路遥马亡的漫长时光，我只想念迩。In the long time of death, I only miss you.
30、为你，我的生活有了意义，有了你我变得自私。Because of you, my life is meaningful. With you, I become selfish.
31、每天每天，最早一个对你说早安。Every day, the earliest one says good morning to you.
32、想做你，枕边书，怀中猫，意中人。Want to be you, pillow book, cat in your arms, lover in your heart.
33、也不错脾气有些倔，但是我只想伴她一人。She's not bad-tempered, she's a little stubborn, but I just want to be with her.
34、要给你一切，因为怕错过你。Want to give you everything, for fear of missing you.
35、花漫舞的美丽丶就像我们快乐的时光。The beauty of cherry blossoms dancing is like our happy time.
36、你在一起，真好。It's good to be with you.
37、我的心很小，只装的下那个唯一的你。My heart is very small, only loaded with the only you.
38、的就是你的，你的还是你的。Mine is yours, yours is yours.
39、你的眼睛，比星星还闪亮。Your eyes shine brighter than the stars.
40、你说句话你别皱眉，我现在好想你好想亲吻你。Don't frown. I miss you so much now that I want to kiss you.
41、我知道你会说，世界有我变不同。I know you'll say that the world is different for me.
42、过败过少年我从未想过离开。I never thought of leaving after losing a teenager.
43、晚每晚，最后一个对你说晚安。Every night, every night, the last one says good night to you.
44、别说什么貌美如花，只要是她，不堪入目一样入我眼。Don't say anything beautiful, such as flowers, as long as it is her, unsightly into my eyes.
45、的微笑，比阳光都温暖。Your smile is warmer than the sunshine.
46、是送一百支玫瑰也是让赤地开花蕊。Love is sending a hundred roses and letting the red flowers blossom.
47、伤过痛过姑娘我从未想过放弃。I never thought of giving up after hurting a girl.
48、做你，杯中茶，夜里梦，摆渡人。Want to be you, cup of tea, night dream, ferry man.
49、我达不到你的那些预期和希望，你还会爱我吗？I can't live up to your expectations and hopes. Will you still love me?
50、拥体会无憾人生。Embrace and experience life without regret.
51、慌为了张张披上了一身婚纱，一场最美好的回忆。Panic in order to put on a wedding dress Zhang Zhang, a most beautiful memory.
52、夏时的曾经依旧美。It used to be beautiful in midsummer.
53、谁又曾知道我在深夜偷偷地流泪。Who ever knew I was crying in the middle of the night?
54、我想给你讲一辈子的情话。I want to tell you a lifelong love story.
55、没有人能比我还爱你。No one can love you more than I do.
56、张张给了慌慌一场美好的初恋，一场童话般的婚礼。Zhang Zhang gave panic a beautiful first love, a fairy-tale wedding.
57、说什么皇家子弟，只要是他，落魄才子一样入我心。Don't say anything about royal children, as long as he is down, like a gifted son into my heart.
58、可不可以在你流浪时候带着我一起。Can you take me with you when you are wandering?
59、庆幸，在我的一生中没错过你。I'm glad that I missed you in my life.
60、流年中的记忆依旧在。Memories of fleeting years are still there.


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Workshop (Focus Group) on the Survey of “Public Services in the Municipality of Tirana”
Workshop (Focus Group) on the Survey of “Public Services in the Municipality of Tirana” 📍
🗓 Friday, July 2nd
The focus of the meeting will be the presentation and discussion of the conclusions drawn from the Survey on public service distances in Tirana.
We invite you to join!
For further questions or to confirm participation if you are more than one person we invite you to write to us at our email address: email@example.com📩
This project is being implemented with the support and funding of Lëviz Albania, a project of the Swiss Agency for Development and Cooperation SDC🇨🇭 by a consortium of three organizations🇦🇱 @osfalbania @partnersalbania and @coplanalbania
#movementofyour_community #movementfor local democracy #movementalbania #issh #partnersalbania #coplan #osfa #public services # mapping #distances #lobbying #advocation #analysis #visibility #call7


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Hyper Wins is an online casino slot game by a Realtime Gaming provider. It demonstrates the combination of the classic slot machine with the nostalgia from the old-school slots with its neo lights and catching tunes.
The game has a simple 3x3 layout, and you will be astonished how each spin makes you closer to the big winning. How so, you would ask? It is all because of the fortunate combination of special symbols and hyper bonuses, coming out more often than you would think.
With Hyper Wins at Aussie Play Casino, you will experience the beauty of simplicity and high payouts. This is a game where you can win up to 5,000x your stake on every spin. No need to go to a Las Vegas casino – you will have this awesome neon slot machine right in your pocket! And yes, this means Hyper Wins by Realtime Gaming is fully optimized for all mobile devices. But let's first catch all the details following in the Hyper Wins slot review.
Theme and design are not something unique, but what catches your eye is the harmony of all these neon colors with the gems on the game field. You will not be overwhelmed with flashes and sparkles but just dive into the bright atmosphere and get the feeling of the winnings coming.
Moreover, it is easy to focus the attention on the grid as it has only three reels and three rows. It will help you not just play for fun but play for the win as special symbols are hard to miss. Hyper Wins slots are definitely created to make your game easy, delightful, and profitable!
First things first, you have to know all the rules, features, and bonuses of the game to make it more interesting and joyful. So here are some details on what a player can get from Moon and Star special symbols and other game features:
- Moon (Wild) - it can replace any other symbol except for Bonus Stars.
- Star (Scatter) - when 3, 4, 5, 6, 7, 8, or 9 Stars appear anywhere on the game field, 5, 8, 15, 25, 50, 100, or 200 free games are awarded, respectively. During the bonus round, all winnings are doubled, except for the Hyper Prize Feature, which is triggered if you get four or more Stars. It can award you up to 9 picks to reveal instant prizes up to 1,000x the bet free games. And as a zest - free games can be retriggered!
- Hyperwin Bonus Feature - it is triggered only if 3 of a kind symbols (except for wilds) come up on the Bonus Line (center row). Then they transform into Moons before payouts are awarded.
- Lucky Feature - provides the chance to get either the Free Games Feature or the Hyper Prize Feature anytime during your play as it is triggered at any random spin.
Nice pack of features for a minimalistic game, isn't it? It can be hard to catch on to how all of them work, especially for the new players, so don't hesitate to try it in demo mode and practice a bit. Just remember that as well as you are welcome to play Hyper Wins online slot for free, you will get more joy, thrill, and profit when real money is at stake.
Tips on Winning
When you choose to play Hyper Wins for real money, winning a game becomes your main priority. Here is a tip for you - learn how all the features work and do not hesitate to use and combine them to get the maximum gains. But along with this knowledge and practice, there is a stroke of luck. Pay attention that this game is highly volatile, meaning that it will pay out approximately once every 100 spins.
Can I play Hyper Wins for free?
Yes, sure. Start your game with a free demo version to catch the spirit and get engaged, and when you feel confident enough to put some real money at stake - go to the full version.
Do I need to have a PC or laptop to play Hyper Wins?
No. Hyper Wins at Aussie Play Casino is available on any mobile device, so just go to the website via your browser on your phone or tablet.
What is the maximum winning amount?
Hyper Wins offers the top payout of 5,000x the bet per paid spin, so it depends on how much you dare to put at stake.
Hyper Wins will definitely add a couple of extra pounds to your wallet if you manage to grab free spins and use all the features. It is an unconditionally excellent choice for those who love classic slots. The game will undoubtedly seem like a treasure for players who like to play for high stakes and win the same way. After all, you are unlikely to get bored while playing Hyper Wins, as the game is packed with multiple bonus features and high payouts.

domain: game