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Last Thursday, Ginny Weatherstone (VMC Executive Director) graciously gave a few folks a tour of the Minvilla structure. Besides myself and Ginny, other attendees included architect Dan Schuh, City employee Robert Finley, Ten Year Plan leader Jon Lawler, nearby resident David Nix and Dept. of Community Services employee Mike Dunthorn. A few key points and/or observations that came from this meeting:
a. Complete project funding is not in place.
b. A final construction contract is not in place.
c. The structures have sat unsecured and continued to deteriorate since VMC took possession.
d. Approximate site/construction project cost will be ~$200/ft2.
e. The estimated cost of the project has nearly doubled in just 18 months.
f. Jon and Mike asserted that Knoxville is not out of the norm in having such concentration of homeless services.
g. Mike agreed to quickly supply me, via e-mail, with a list of cities, similarly sized to Knoxville, that have the aforementioned concentration.
h. Ginny expressed that because of her emotional ties to the project, it would be hard to abandon at any cost.
i. Jon agreed that if an alternative location at a much lower cost could be acquired, the project could be relocated allowing Minvilla to be sold to private developers.
j. Approximate construction time will be ~1 year.
k. New construction would be much cheaper.
It is quite disturbing to think that since acquisition, VMC has allowed further deterioration of this building but more importantly, our community should ask two important questions:
1. Does it make sense to spend ~$200-300 per square foot on apartments that are designed to be a "housing first" initiative for those just coming off the streets?
2. As we know, many of these folks have substance abuse issues so does it make sense to house those just coming off the street so close to those who are still on the streets risking a setback?
In short, wouldn't it be better to choose a more cost-effective option in order to help more people with housing first and wouldn't it make more sense to house these folks nearer better role models and service jobs to integrate them back into functioning society?
Additionally, at least two developers with whom I have spoken have expressed and interest in private development of Minvilla. Given this current situation, it is simply reprehensible for this project to continue unquestioned.
I sure wish my home was worth $200-300 per square foot...
And in today's USA
And in today's USA Today:
Most S.F. Street People Aren't Homeless
A recent civil grand jury report found panhandling, public drunkenness, and street loitering plague downtown San Francisco, despite successful efforts to house the homeless, the San Francisco Chronicle reported (SFGate.com). The newspaper reported that up to 75% of area street people live in city-funded housing. "We just warehouse addicts," grand jury member Stuart Smith told the Chronicle.
"We understand very clearly that we need to take a close look at what is happening," the city's homeless coordinator Dariush Kayhan told the newspaper. He said he expects the city to have pilot programs aimed at curtailing misbehavior on the streets ready by year's end.
I wish Knoxville's homeless coordinator, Jon Lawler, would undertake similar measures. I also have heard inside information that VMC really doesn't have a plan for providing assistance for these maybe-someday Minvilla-housed homeless, that they "really need to sit down and have some brainstorming sessions."
You think?
Nah, let's give 'em $200-300 per square foot housing and still let them defecate on the sidewalk, like they're doing in San Francisco.
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If developers are still
If developers are still interested despite the neighborhood that seems like the way to go. There are an awful lot of vacant lots in this town and it would be nice to move some of these services away from Broadway.
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"Ginny expressed that
"Ginny expressed that because of her emotional ties to the project, it would be hard to abandon at any cost."
Not good.
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I also think it's high time
I also think it's high time for some closer scrutiny of this deal, pushed onto City Council in a very hurried fashion by Mayor Bill Haslam in April 2006.
This building is still a blight, and the Mayor and Council are responsible for funding this debacle with $460,000 in federal block grant money.
your tax dollars at work. Ginny's emotional ties notwitstanding.
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Minvilla corrections
I want to correct some misinformation with this comment. This won't answer every conceivable question you might have, but hopefully can help bring you a little closer to understanding why this project costs what it does and what is its purpose.
So let me bring you up to speed on a few aspects of Minvilla.
Cost: well below $200/sf.
Minvilla is an expensive project because it's historic rehab. When early estimates hit the papers and the pixelverse, they were very low. The former developer made the best estimate that he could with the information he had at the time. We now have much better information (completed construction documents, for one thing) and a firm estimate. It is much higher than the preliminary one to which people indexed their expectations, but it is also realistic. Based on revised cost estimates and post-rehab square footage, the cost is well below $200 per square foot.
Corporate investors will supply approximately 75% of this project's funding. The investors who purchase the equity generated by historic tax credits and low-income housing tax credits, the bank issuing the mortgage, the Federal Home Loan Bank, all of those are ultimate sources of funding for this project and others like it. These investors see this project as a good investment in our community, and their dollars could come to Knoxville from anywhere.
Another 25% of the funding for Minvilla will be public funds set aside by the Federal Government for the purpose of making housing available to those who otherwise couldn't afford it. Other dollars are set aside by the Feds to be disbursed by local entities like the City and County, both of which are committed to ending chronic homelessness.
Developer interest
Nobody involved with this project is seriously entertaining notions of developing some other permanent supportive housing project in lieu of Minvilla or of selling the property to a private developer. Any professional developer who considers purchasing this property is probably going to be aware that prior to its transfer to Volunteer Ministry Center, at least two different developers tried to make a go of something there and couldn't make the numbers work. That was in a much stronger real estate market with much lower construction costs than today's. If Minvilla were such an attractive property to developers, VMC would not own it right now.
Too, Minvilla has access to low-income housing equity to the tune of about $2 million. That's around a third of this project's financing. That money goes away if you do a market rate project there.
Expansion of what?
Minvilla does expand the footprint of VMC in 5th & Broadway. That is a technical fact. But Minvilla's not a business-as-usual expansion of homeless services in the mission district. And that is the truth.
Minvilla is permanent supportive housing, which is the proven, effective approach that we will use to end chronic homelessness in Knoxville. Minvilla's not going to be a shelter or transitional housing or a feeding program or a street ministry or a sidewalk-strangling swarm of panhandlers. Instead, it's going to be an apartment complex that will house rent-paying residents.
All of Minvilla's residents will have some things in common: relationship with a case manager, some form of income, accountability, healthier relationships. The most significant of those things they'll have in common? They won't be homeless anymore. They'll be like this guy: (link...)
Gary Waddell is the kind of resident who'll be at Minvilla. He's one reason that it's fair and true to say that Minvilla does not represent an expansion of service to homeless people. Minvilla is about ending homelessness.
Robert Finley
Ten-Year Plan
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Mr. Finley states there is misinformation; however he doesn't state to what misinformation he is referring. He states that ~$2mm is 1/3 of the cost making the project only ~$6mm which at ~30000 sq feet is ... well, uh---$200 per square foot.
The simple questions are:
1. Could not more people be served at a lower cost elsewhere?
2. Does it make since to have these fragile individuals located in an area with so much drug abuse, alcohol abuse, etc.?
Mr. Finley...do you live in Knoxville?
Thank you,
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What I mean by "misinformation"
Your cost figures are not based on accurate information. Also, in my experience you have misrepresented, in a nuanced way, much of the conversation we had with you at Minvilla. You did this not by making statements that were totally inaccurate, but rather by leaving out a lot of context. I'll give you one example.
You said this: "Ginny expressed that because of her emotional ties to the project, it would be hard to abandon at any cost."
Ginny actually spoke for a few moments about this. She delivered a beautiful expression of compassion, and passion, about ending homelessness and her vision for doing it right there, in the heart of where the issue is blackest. You boiled that down to purely emotional issue.
So. That's the kind of thing I'm talking about.
1. Could not more people be served at a lower cost elsewhere?
Obviously, new construction is always going to cost less than historic rehab. The City transferred ownership of Minvilla to VMC because it had been sitting forlorn and decrepit for so long. VMC will preserve it. And yes, we need more affordable housing units for permanent supportive housing here. Most of them will be cheaper to develop than this one.
2. Does it make since (sic) to have these fragile individuals located in an area with so much drug abuse, alcohol abuse, etc.?
VMC's Jackson Apartments used to be located in the same kind of neighborhood. Of course, now that block of Gay Street is gentrifying and is not the crazy place it used to be. But before that gentrification took place, that was a pretty tough place. VMC had then, and continues to have, great success with using Jackson Apartments as permanent supportive housing. The environment surrounding it was similar to the one around Minvilla. My money's on VMC. If they could do it where they are now, they can do it at Minvilla.
Do I live in Knoxville?
LOL. Depends on your perspective. That's what's on all my mail...
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Robert,About once a
About once a quarter, we see stories like the one about Mr. Waddell in local media that are more directed toward fundraising for the ministries than they are telling the true picture of homelessness in Knoxville.
How about posting online the statistics for the Jackson "apartments" instead? Let's look at outcomes, turnover rates, recidivism, job placements, income and expenses of residents, please. Just how self-sufficent is this program helping these people become?
Does VMC yet do any outcomes-based reporting?
I'd also like an explanation for why the City continues to allow KARM to dump the homeless on the street in between meals, with no real meaningful programs in between. There's your problem.
I'd also like a total on government expenditures (city and county, since your office is jointly funded) of block grant money that has been used to concentrate homeless services on Broadway. That would include the CDBG money used to purchase the Rescue Mission building which Ginny said she had to have, but promptly tore down, as well as the money used to acquire Minvilla. How much, Robert?
Readers, keep in mind that the CDBG money used to purchase the Rescue Mission ended up in KARM's hands after the transaction was complete. That's over half a million to a ministry, passed through another ministry, for a lot that was worth about $125,000. That is a gross misuse of federal taxpayer funds.
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"Submitted by Robert Finley
"Submitted by Robert Finley
Do I live in Knoxville?
LOL. Depends on your perspective. That's what's on all my mail... "
Well there's someone by the same name listed on KGIS in Farragut 37934.
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Hi Robert, My cost figures
Hi Robert,
My cost figures were supported your post as referenced as well as our conversation ~9 days ago. You are correct that Ginny Weatherstone is very passionate about the project and I don't begrudge this whatsoever; however, we can all become blinded by passion.
As you have stated, this goal of housing first could be accomplished much less expensively elsewhere. So now that this question has been answered, we must ask ourselves if it is in anyone's best interest for fragile individuals to be housed so close to an enabling zone.
You have proven my point very well.
Thank you,
Bill Pittman
By the way Robert...do you live within the city limits or not. This seems a fair question particularly by a tax paying Knoxvillian. Thank you.
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Your cost figures; my residence
"My cost figures were supported your post as referenced as well as our conversation ~9 days ago."
No, Bill. Actually, we told you at the time that there were answers that we still needed to some important questions related to post-rehab square footage of the building. Your figures of $200-$300 per sf are not now and have never been supported by hard data.
And Bill, I have not "proven [your] point." Everyone knows that new construction is cheaper than historic rehab. You're suggesting that just because there are cheaper ways to build housing we should abandon this project, and you're making an unqualified judgment on the likelihood of the success of a permanent supportive housing project in the Broadway & Fifth corridor. VMC has had success in a similar environment. I think they'll have success at Minvilla. So does VMC, or they wouldn't have taken the project on; if it's a failure, they're left holding the bag, after all. If your "point" were correct, nobody would be doing permanent supportive housing anywhere like this area, and that is not the case.
And, as I told you when we met the first and, so far, only time, I live in Farragut. That's why I thought your earlier question was rhetorical.
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Robert, While you can parse
While you can parse Bill's words over when you disclosed not living in Knoxville, my questions are not rhetorical. You chose to engage in this forum. I would appreciate answers to my previous questions.
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I didn't think they were rhetorical, Squirrel.
And I'm not trying to be evasive, but most of the questions you've asked go beyond my purview. I'll respond to them singly.
"How about posting online the statistics for the Jackson "apartments" instead? Let's look at outcomes, turnover rates, recidivism, job placements, income and expenses of residents, please."
This is not information to which I'm privy, and I don't represent VMC in a general sense. I have engaged the issue of Minvilla specifically because our office is deeply invested in its completion and its success as a cornerstone permanent supportive housing project of the Ten-Year Plan. VMC staff have told me that their Jackson Apartments are working very well for their residents, and I trust them completely, so I use Jackson as an example. These questions are best directed to VMC.
"Just how self-sufficient is this program helping these people become?"
I'm going to address this because it's a question related directly to the Ten-Year Plan. The short answer is "As self-sufficient as they're capable of becoming." To flesh that out, people who are chronically homeless are disabled. In practice, this means that they are mentally ill and/or seriously impaired by substance abuse. Many of them (and I can't give you a precise figure) are the kinds of people who would have been institutionalized up until the sixties, when mental illness became a civil rights issue. We don't institutionalize most mentally ill people anymore, and many of them extremely dysfunctional, homeless, and not getting any better. Our strategy is first to help them obtain permanent housing in a safe, secure environment with support so that they can work on the issues that led to their homelessness in the first place. Ultimately, we want to see all of them become more self-sufficient, and beyond that, to become reintegrated with the community outside of which they existed when they lived on the streets.
"Does VMC yet do any outcomes-based reporting?"
Please see above.
"I'd also like an explanation for why the City continues to allow KARM to dump the homeless on the street in between meals, with no real meaningful programs in between. There's your problem."
That's a good question. It pertains to homelessness in general, and our focus is on chronic homelessness. Nonetheless, the answer is that KARM is scheduled to shift some resources around in their present facility so that they can open a day shelter there this fall. It seems reasonable to project that that will reduce the burden on that stretch of sidewalk and the surrounding neighborhoods. However, the City cannot force people to stay inside at KARM, they cannot force KARM to accept clients, and KARM has no power to force people to stay inside once they come inside. KPD also can't arrest people for just being out on the sidewalk; arrestees have to be observed to be doing something illegal. My understanding is that the City has not had strong sidewalk ordinances since those kinds of ordinances were abused during the civil rights movement in the sixties. It's a big mess, and it's going to be a complicated one to fix. As the Ten-Year Plan is implemented, the overall burden imposed by people who are chronically homeless will shrink, and that will help in many ways with the broader issue of homelessness in general.
"I'd also like a total on government expenditures (city and county, since your office is jointly funded) of block grant money that has been used to concentrate homeless services on Broadway. That would include the CDBG money used to purchase the Rescue Mission building which Ginny said she had to have, but promptly tore down, as well as the money used to acquire Minvilla. How much, Robert?"
This is a very fair question, and my full answer to it would necessarily be a long one. But I'm afraid that for me to answer this would be to make an official statement on City business outside the scope of the Ten-Year Plan, and that it would probably be inappropriate. I'd be stepping on someone's toes, and I don't know whose.
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Robert, It was my
It was my understanding that one of the purposes of the Ten Year Plan was to bring together disparate agencies and resources. As you are empowered to represent the Office of the Ten Year Plan, rocket squirrel's questions certainly would seem like something that you should or could answer. The ongoing lack of information provided by the homeless service industry creates confusion, consternation and suspicion.
It is my hope that all who are involved in the over-concentration of Knoxville's homeless services would welcome dialog rather than shun it or disclaim knowledge and/or responsibility. This would go along way toward building consensus and community respect.
Just my .02,
Bill Pittman
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My role.
I represent this office, but not the whole City of Knoxville. I also don't function as a communications person for the various agencies who serve people who are homeless. I think that would be a fascinating job, not least because of the fact that it would be so challenging to do it equitably, but it's one that's not assigned to me. For me to start doing it would be highly inappropriate.
This is just my .02: I agree with you that rightly-understood transparency and accountability are good things. I also think that making this whole massive stew of issues transparent, so that accountability can be in effect, is a challenge because the recipe is so complex.
Robert Finley
Mayors' Office of the Ten-Year Plan to End Chronic Homelessness
400 Main Street
Knoxville TN 37902
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Thank you Robert, I
Thank you Robert,
I appreciate your comment about new construction but the simple fact remains that many more people could be served by other, currently available properties and common sense dictates that separating a person who is overcoming substance abuse issues from current drug and alcohol abusers is logical. As to the ~$200/ft issue, you stated that ~$2mm was a third of the cost of the ~$6mm+, 30,000 foot project. However, setting this algebra aside, the 57 apartments (all efficiency and/or 1BR) are going to cost ~$125k/each which is simply astronomical.
Finally, I don't recall your city of residence being discussed when we met but Farragut is a very nice town and a great place to live. It's just a shame that more people who work for our city choose not to live in our city.
Kind regards,
Bill Pittman
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"...the simple fact remains
"...the simple fact remains that many more people could be served by other, currently available properties..."
We'll do everything we can to make this happen, Bill, because we've got a lot more than just Minvilla's fifty-seven to get off the streets. We've always got our eyes open for available properties, both existing housing and buildable land.
"...common sense dictates that separating a person who is overcoming substance abuse issues from current drug and alcohol abusers is logical."
It seems logical to me too. And I think that's what happens, in effect, when someone moves off the streets and into permanent supportive housing with its built-in support and accountability, and in this case proximity to key resources like the case management and other programs across the street at VMC, and the employment program resources down the block at The Salvation Army. Besides, you've already got a decent number of folks in transitional housing programs at SA, and they're staying clean and sober right in the midst of the same scene. I know it's tough, and it may defy logic, but many of them are succeeding.
"However, setting this algebra aside, the 57 apartments (all efficiency and/or 1BR) are going to cost ~$125k/each which is simply astronomical."
Bill, this particular editorial point is one that you keep making over and over. It's a lot of money to me, too. It would be to almost anyone. But people who are professional developers of this kind of housing (affordable housing/historic rehab) tell us that it's a quite reasonable per-unit figure for a project like this.
"...Farragut is a very nice town and a great place to live. It's just a shame that more people who work for our city choose not to live in our city."
I've lived here for five years, and it has been a good thing for us. Since you want to talk about personal choices here, I'll tell you why I made this one. We used to live in a very cool 1948 crazy cape cod-like house on Woodcrest Drive over by the Inskip area. We invested a lot in the house, planted some sweet fruit and nut trees, had great, eccentric neighbors with some of whom we were good friends, lived <10 minutes from downtown, to which we made many treks. We also had little kids. We wanted them to spend a lot of time with their grandparents, who live in Farragut. The forty-minute drive three or four times a week was killing us, and that was long before gasoline became so expensive. One of the main reasons we moved out here was to reduce one of our most important and constant commutes. The move made it almost ten times shorter.
I don't feel like that's a shame, Bill. It was a difficult choice, and I wonder about your motives in bringing it up here. I sometimes drive by our old house. This spring, the almond trees I planted actually had almonds on them, which really wasn't supposed to happen. The apple trees I planted look demented. The house looks great though.
But I digress. Our move to this house predates my City employment by four years. Don't get me wrong. I like where we live. I also miss where we used to.
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I still need help with the math.
I still need help with the math. Is it not really $6 million, or is it not really 30,000 sq ft, or is 6 million divided by 30 thousand no longer 200? Or is the proclamation that the figure is below $200/ft holy writ not subject to worldly analysis?
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Hayduke, Here is the precise
Here is the precise quote on the cost from the June 20th KNS:
"It's kind of a moving target … but the total project is a little north of $6 million," said David Arning, who is the Ten-Year Plan's housing coordinator at Southeastern Housing Foundation, a nonprofit development agency that's been brought in to oversee the project.
I was told after repeated requests that the project size is ~30,000 feet and this would be in line with what architects familiar with Minvilla have told me so, the math is pretty simple. What is not simple is what the true cost will be once the project has been completed. It seems to be rising at a rate of $500k per 6 months and as Mr. Arning further stated:
"Fuel costs and the faltering economy have driven up construction costs"
So it seems very logical that the project will inch its way to $300 per square foot but even if it stays at just ~$200/square foot, why would the Office of the Ten Year Plan not seek other, more economical options which could move more fragile folks from the street...that is the unanswered question.
Kind regards,
Bill Pittman
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Hello Robert, Thank you for
Hello Robert,
Thank you for your reply but unfortunately, it doesn't answer the simplest of questions.
You state that:
"But people who are professional developers of this kind of housing (affordable housing/historic rehab) tell us that it's a quite reasonable per-unit figure for a project like this."
Robert...this begs the obvious (at least to most people) question...if renovating Minvilla is so expensive, then why not abandon it and seek the other readily available alternatives which I have pointed out to you? What is the fixation with Minvilla in the face of astronomical costs?
As to separating folks from the temptations which lead to the homelessness, I'm glad that some people have been successful at Salvation Army but it would probably be more successful if they were decentralized. Since we have a uber-concentration of homeless services, we don't know how much more successful these programs could be.
Also...thank for your thoughtful comment on your move to west Knox County; I don't begrudge anyone's choice of neighborhood but it strikes me as a little more than telling that everyone whom I have met associated with the Ten Year Plan live in west Knoxville.
The unanswered questions are plain and simple:
1. If Minvilla is so expensive and growing more so at a rate of ~$1mm/year, why not choose something other than an expensive "historic structure"? Why squander the money that could be used to move more people into housing first options on a quicker basis?
2. While it is good to hear that some folks have succeeded in lifting themselves from homelessness, how many more people could have succeeded if they hadn't been over-concentrated? Please cite for me any and all studies that show that housing fragile individuals near on-going substance abusers produces better results than the opposite.
Thank you, in advance, for your reply.
Kind regards,
Bill Pittman
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How about buying North Central Village?
North Central Village is about finished and I'm coming up with 7,829 sq ft for $1,169,000 or $149.32/ft. Not enough space to do the job, but decentralizing would be nice anyway. Could probably split up the larger condos to get more units without getting close to the Minvilla cost.
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Hayduke...I haven't checked
Hayduke...I haven't checked your #'s but I think you're looking at the sales price for mid-range condos. I've e-mailed the folks at the Ten Year Plan office so much more affordable options...some of which could be had below $39/sq ft and that would provide the logical decentralization that is needed; for example:
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Yep. I just pasted the sales
Yep. I just pasted the sales prices and sq ft of the units into a quick spreadsheet and added everything up. Didn't mean that as a serious suggestion; Just showing that even brand new construction meant for more discriminating buyers could be had for less without any of the upside risk (construction costs always increase). Your suggestion of buying a bunch of existing structures makes 3-4 times as much sense.
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" with support so that they can work on the issues that led to their homelessness in the first place"
I'd like to hear more about the plans for support. I belive this will be the key to sucess at any site.
Are formerly homeless new residents of our complexes such as Isabella and Townview towers getting any kind of on site support and counseling?
"Whoever corrects a mocker invites insult; whoever rebukes a wicked man incurs abuse."
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Excellent question.
In order for a person to enter housing at Minvilla, he or she must have established a relationship with a case manager (CM). Most CMs are social workers; each will typically manage 25 clients. When the client's needs are more intense, that client might be assigned to a CM who has a lower CM/client ratio. The CM/client relationship is ongoing: it stays intact as long as the client needs it and desires to maintain it, even if the client moves into housing elsewhere.
CMs do a lot of different things, among them making sure that clients get to appointments with healthcare and mental healthcare providers, that they stay on their medications, that if they've got an appointment for a job interview, they show up for it. The CM also stays apprised of the client's living situation, visiting clients in their apartments to make sure that things are going the way that they're supposed to.
You're right. Good case management is the key to success of any permanent supportive housing. Housing without it is just housing, and we know that doesn't work for people who are chronically homeless. It sets them up to fail.
Some people at Isabella and other KCDC properties, and at other sites throughout the community do have case managers who are doing what I describe above. Right now, it is in those kinds of scattered sites that Knoxville's homeless services providers house people who were chronically homeless. That will continue. We'll always help these folks find housing in already-existing units.
Robert Finley
Mayors' Office of the Ten-Year Plan to End Chronic Homelessness
400 Main Street
Knoxville TN 37902
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and I would add, Robert,
and I would add, Robert, rife with the opportunity for homeless service providers to game the system to their advantage.
So if you can't answer the questions related to paying $460k in block grant money for a lot worth $125k, who can?
The attorney general?
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As I recall, Weatherstone
As I recall, Weatherstone justified receiving the big grant because the building was "uniquely suited" to her organization's needs.
Then she tore it down.
Now she's building a fortress-like structure that's even more uniquely suitable, I guess.
Whatever -- its probably the most expensive Broadway lot in modern history, courtesy of the taxpayers.
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and have you noticed...
And have you noticed that the footprint appears to be VERY similar to the previous "perfect" structure?
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Government Waste and Poor Urban Planning
A construction cost of 200 dollars a square foot as low figure is simply ridiculous. This is Knoxville, not San Francisco. Why should we create a "Flagship" housing center for the homeless? There are developer created market rate condos that are selling for less than this.
I own a rental property that meets HUD Housing Quality Standards and is rented through KCDC, the total cost of this property is under 40 dollars a square foot. There are many other private individuals that can provide quality housing at far lower cost than this project. There are also plenty of slumlords, so a rigorous screening process such as the HUD HQS can ensure compliance.
Why should the tax payers invest North of 200 dollars a square foot? Unless we want to create a pocket of homelessness that will keep people from walking North of Downtown.
Why did the city demolish the College Homes Project in Mechanicsville in favor of mixed income housing? Why are there plans to demolish the Walter P. Taylor Homes? Because clusters of poverty do not work. Only mixed income integrated housing solutions are successful.
Put in the hands of the RIGHT private develepor Minvilla could be the next Kendrick Place. Decentralization of homeless services would also create the added benefit of blighted homes in mixed income neighborhoods to become productive rental properties.
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"Landlord"...you are indeed
"Landlord"...you are indeed correct; as the rest of the country realizes the benefits of decentralization, Knoxville moves backwards and it is very disappointing to me but harmful to our city.
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here is the effect of
here is the effect of locating all these homeless services on broadway just north of i-40:
* the return on millions of dollars in downtown investment is capped, because a key corridor for growth is cut off.
* adjacent commercial properties remain underutilized and therefore undervalued, because not many companies--and very few if any truly desirable ones (from a tax-generating standpoint)--will want to locate in the mission district.
* what could be incredibly valuable real estate is concentrated in the hands of non-profits, keeping it off the tax rolls.
* the cost to the city--and the private sector--to acquire the property and turn it over to the non-profits is significantly higher than other properties.
* the cost of developing the property is significantly higher than new construction or other properties. who pays for this? taxpayers and the private sector.
* the value of property in adjacent neighborhoods remains depressed, costing homeowners and the city millions
and most importantly...
* the goal of eliminating chronic homelessness goes unmet, because we concentrate services to such an overwhelming degree that we actually create an enabling community, not a supportive one.
This isn't just a question of $200/sf apartments for the previously chronically homeless, though that is surely a major issue. This is about many, many millions of dollars in extravagant hard costs and lost opportunity, and its about quality of life for all of Knoxville.
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wow...the bigger picture...
Tragically Hip....well-stated! And a great overview of the bigger picture.
The still unanswered question is: why is the Office of the Ten Year Plan not recommending other options which would:
a. Move people into a "housing first" option sooner
b. Allow more people to be positively affected (b/c of lower cost options)
c. Promote decentralization which would relocate these fragile individuals away from an enabling zone
For whatever reason, these questions remain unanswered.
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Over the years, the company has proved an invaluable resource for both owners and captains, offering a crew recruitment service, flight and hotel bookings, car or limousine rental, laundry, cleaning and full catering services, to name but a few. In addition, comprehensive yacht servicing and maintenance facilities can easily be arranged for clients.


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80 Do Follow Blog Comments PR2+
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Project Description
Do follow comments from pages with PR value 2-5 (20 comments from PR2 pages, 20 from PR3, 20 from PR4, 20 from PR5). Pages comments show on should be cached by Google within 30 days prior.
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- Times Online


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10:30 why am I denounced. This question makes plain that Paul had been accused of eating meat offered to idols, with the suggestion that he has no right forbidding the Corinthians to do the same (9:19 note).
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Top Definition
kuran likes to phud maal at night as thats when she's in the mood.
by lauchi April 18, 2009
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Would it be acceptable to create wiki entries for promotional comics that are, for example, included as a bonus in the now-defunct Wizard: The Comics Magazine?
For example, DC released Batman issue 616A for inclusion with Wizard issue 0. The first page explains that it is set between Batman #616 and #617, and featured an unique 9-page story set during Hush. So could I create a Wiki article for this? And if so, would it be a separate volume, or would it be added to Batman? Unfortunately, it doesn't have the small-print minutia commonly found in comics.


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Arrow – Season 1
|Arrow (2012–)
|Rating: 8.2/10 (125,017 votes)
Director: N/A
Writer: N/A
Stars: Stephen Amell, Katie Cassidy, David Ramsey, Willa Holland
Runtime: 42 min
Rated: TV-14
Genre: Action, Adventure, Crime
Released: 10 Oct 2012
|Plot: Oliver Queen and his father are lost at sea when their luxury yacht sinks, apparently in a storm. His father dies, but Oliver survives for five years on an uncharted island and eventually returns home. But he wasn't alone on the island where he learned not only how to fight and survive but also of his father's corruption and unscrupulous business dealings. He returns to civilization a changed man, determined to put things right. He disguises himself with the hood of one of his mysterious island mentors, arms himself with a bow and sets about hunting down the men and women who have corrupted his city.
Jadwal Serial TV, Anime & K-Drama Buffering? Ada 2 Server silahkan pilih yang cepet. More Info Tekan CTRL+F5/Command+Shift+R jika Player tidak muncul Cara Download Film & Subtitle ada di F.A.Q & Fanpage
Veuillez activer / Por favor activa el Javascript![ ? ]
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Top Definition
A person who cheats in a game like Counter-Strike, where the hack involves lowering the opacity of the walls. Such that players normally cannot be seen since they are behind a wall are visible.
You caught me masturbating...you wall hacker.
by Eric Shi December 23, 2003
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text:
This site uses botanical names. Click here for an A to Z common name to botanical name converter.
Solanum melongena, aubergine
This popular Mediterranean vegetable is a close relative of the deadly nightshade and must never be served raw.
Meaning of the Name
Possibly from the Latin 'solan', 'soil' or 'land' with the suffix 'an', 'belonging to'.
Fred de Vries, who writes for a Dutch newspaper about poison plants (his columns can be found here) has pointed out that some sources connect Solanum with the Latin for 'solace' or 'comfort' said to be a reference to the narcotic properties.
Randal H Alcock in his 1876 'Botanical Names for English Readers' says of 'Solanum' 'According to some altered from L. solamen, comfort, relief or solace; from the sedative qualities of some of the species. This is doubtful.' (My emphasis) But he doesn't offer any justification for saying this is doubtful nor does he offer an alternative explanation.
I have also seen it mentioned that the name comes, simply, from 'sol' 'sun' and these are plants of the sun but that seems an unusual way to name nightshades.
Possibly from 'Melo', the River Nile and 'genus', 'birth' meaning the plant was first found along the Nile.
Solanum melongena, aubergine
Common Names and Synonyms
aubergine, egg plant, mad apple
How Poisonous, How Harmful?
Contains solanine, an alkaloid glycoside. It increases bodily secretions and leads to vomiting and convulsions. The raw fruit is poisonous so aubergine must always be well cooked.
Little is known about the concentration of toxins in the fruit. Quite a lot of effort has been put into modifying aubergines so that it is no longer to soak them before cooking and that work may also have changed the toxicity.
No reported incidents of poisoning by ingestion but it appears to have been known to cause contact dermatitis in some people.
Folklore and Facts
The Mambila people of the Cameroon Nigerian border believe God held a race between a lizard and a chameleon to decide if men should die. During the race the lizard stopped to eat some egg plants and, as a result, the chameleon won so God did not abolish death.


text:
Tia Maria Icecream
|Heavy cream/Whipping cream
|3 Cup (48 tbs)
|1 Cup (16 tbs)
|1⁄2 Cup (8 tbs)
|Pure vanilla extract
|1 Tablespoon
|Instant espresso
|3 Tablespoon (Good Quality)
|1⁄2 Teaspoon, ground
|Egg yolks
|4 Large
|Tia maria coffee liqueur
|1⁄2 Cup (8 tbs)
1.In a heavy saucepan, mix together cream, milk, vanilla, sugar, instant ezpresso and cinnamon.
2. Cook over medium heat until mixture is scalded and sugar dissolves completely. This might take around 10 minutes.
3.In a bowl whisk the egg yolks well and then slowly add in 1 cup of hot milk. Continue to blend well.
4.Into a saucepan, pour in the egg mixture and combine well.
5. Cook over medium heat until custard thickens to coat the back of a spoon. Make sure that the mixture does not boil.
6.Take a bowl and strain mixture into this. Now, add in the Tia Maria. Let mixture cool to room temperature.
7.Transfer contents into ice cream maker and freeze according to instructions of the manufacturer.
8. Serve chilled as dessert.
Recipe Summary
Rate It
Nutrition Rank
Nutrition Facts
Serving size
Calories 622 Calories from Fat 426
% Daily Value*
Total Fat 48 g74.4%
Saturated Fat 29.3 g146.6%
Trans Fat 0 g
Cholesterol 291.6 mg97.2%
Sodium 67.7 mg2.8%
Total Carbohydrates 35 g11.6%
Dietary Fiber 0.22 g0.88%
Sugars 30.5 g
Protein 5 g10.9%
Vitamin A 39% Vitamin C 1.2%
Calcium 13.8% Iron 2.1%
*Based on a 2000 Calorie diet


text:
Top Definition
At the college level, undertaking a seemingly-impossible course load to the point of total mental meltdown. Often seen in the more technical disciplines, such as engineering and the sciences.
Person 1: Dude, you're taking mechanics, differential equations, fluid mechanics, fields and waves, AND string theory?! That's academic suicide!
Person 2: ...yeah :(
Person 2: ...yeah :(
by Jutrick April 27, 2009
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Are you thinking about adoption?
Adoption can be a rewarding experience in many ways. In this article there are the two main reasons why people adopt children.
1.Cant have children of their own.
This is the most common reason people adopt. They aren't able to have children, but they have a strong desire to have a family. Having adoption as an option has been very beneficial for the children & the parents who adopt.
2.Desire to help the children.
This is another common reason why people adopt. Although there are a lot of babies in adoption agencies there are also a lot of older children who have suffered much neglect & abuse. The families who desire to help create a safe haven for these children allowing them the opportunity to grow in a loving & caring environment.
No matter the reason there are a few steps you an your family will have to go through to adopt.
What must we do first?
For domestic adoptions, the first step is completion of a pre-placement evaluation to determine the prospective parents' fitness and readiness as an adoptive parent or parents. A licensed child placing agency or a licensed social worker can do this evaluation. In addition, a home study must be performed and evaluated according to the Department of Public Health and Human Services' standards or licensed child placing agency's standards.
Initially you will need legal assistance, but don't worry! this doesn't have to be too expensive there is a company called LegalShield that offers unlimited consultation, document & contract review and much more for a TOP RATED law firm for $20 a month or less. The link is located below, God bless you & your family.
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text:
Whiting And Asparagus Ring Mold
|Whiting fillets
|1 Pound
|To Taste
|To Taste
|Lemon juice
|1⁄4 Cup (4 tbs)
|Dry sherry
|2 Tablespoon
|1 Tablespoon
|Cream of asparagus soup
|2⁄3 Can (6.67 oz)
|Sour cream
|3 Tablespoon (Creme Fraiche)
|Chopped chervil
|2 Tablespoon
|Shelled shrimp
|1⁄4 Pound (Prawns)
|10 1⁄2 Ounce (Courgettes)
|Salmon caviar
|1⁄4 Pound
Rinse the whiting fillets and put on a dish.
Add salt and pepper and half the lemon juice.
Cover and microwave on HIGH for 4 minutes.
Pour the remaining lemon juice and the sherry into a bowl.
Sprinkle the gelatin (gelatine) over and leave to swell.
When the fish is cooked, leave to stand for 5 minutes.
Put the bowl containing the gelatin (gelatine) mixture into the oven and microwave for 1 minute on LOW.
Stir well.
Pour the cream of asparagus soup into a terrine dish, add the sour cream (creme fraiche), chopped chervil, shrimp (prawns), gelatin (gelatine) mixture and the cooking liquid from the fish.
Stir carefully.
Break up the fish with a fork, removing any bones.
Stir into the above mixture, then pour the whole into a ring mold (mould), cover with aluminum (aluminium) foil and chill in the refrigerator for at least 4 hours.
Peel the zucchini (courgettes), cut in half lengthwise and then into cubes.
Put in a dish, cover and microwave on HIGH for 4 minutes.
Drain the zucchini (courgettes) and put in a food processor with half the salmon caviar.
Puree until smooth.
Pour the mixture into a sauceboat.
Recipe Summary
Rate It
Nutrition Rank
Nutrition Facts
Serving size: Complete recipe
Calories 1175 Calories from Fat 379
% Daily Value*
Total Fat 43 g65.7%
Saturated Fat 15.5 g77.4%
Trans Fat 0 g
Cholesterol 1035.8 mg345.3%
Sodium 2779.2 mg115.8%
Total Carbohydrates 44 g14.8%
Dietary Fiber 8.1 g32.3%
Sugars 10.1 g
Protein 160 g319.3%
Vitamin A 64.5% Vitamin C 160.6%
Calcium 77% Iron 95.7%
*Based on a 2000 Calorie diet


text:
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In Short: In a disposable world, one thing lasts forever.
Verse: "The grass withers, the flower fades, but the word of our God stands forever." —Isaiah 40:8
©2004-, It Is Written, Inc. All rights reserved. It Is Written is a registered trademark of It Is Written, Inc.Terms of Use | Privacy Policy |


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Is Bergrivier Painters And Tilers incorrect or missing key business information? Update your Hotfrog listing today.
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Hotfrog SouthAfrica provides information regarding Bergrivier Painters And Tilers in Vredenburg Western Cape. Bergrivier Painters And Tilers is located at 15 Jupiter St, Vredenburg Western Cape and provides Home Improvement services. Contact them on 022 719 1501.
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Hugo En Hugosentrum Vredenburg Western Cape 7380
64 st autustine road Vredenburg Western Cape 7380
PO Box 172 Vredenburg Western Cape 7380
Hugo And Hugo Centre Vredenburg Western Cape
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Tropical Fish Keeping - Aquarium fish care and resources (http://www.tropicalfishkeeping.com/forum.php)
- DIY Aquarium (http://www.tropicalfishkeeping.com/diy-aquarium/)
- - Fitting a 48" light over a 40B DIY style (http://www.tropicalfishkeeping.com/diy-aquarium/fitting-48-light-over-40b-diy-90384/)
Fitting a 48" light over a 40B DIY style
Not really a serious DIY, just a simple modification. I thought I'd throw this up in case anyone else is looking for a inexpensive lighting option for a 40B or other 36" tank.
I had on hand an old 48" shop light I was using on my 75g before switching to T5. I found some 36" bulbs in 6500k at my local Lowes. After not being able to find a suitable fixture for those bulbs, I decided I would make my old fixture work.
So I got the bulbs and once home, I disassembled one end of the shop light. I installed the bulbs so that I could get a proper measurement where the end-cap needed moved to.
Marked the fixture, took it outside and drew a straight line all the way across.
Using my angle grinder and a cutoff disc, I made short work of the fixture. Don't forget to wear your safety glasses.
Fitted the end-cap and a few pop rivets and it is nice a secure.
Cut the wiring down to length, soldered the connections, and used heat shrink tubing to make sure the connection was good.
Finally, installed the bulbs and fired it up.
So there you have it, a little DIY, less than $20, and you can have a decent medium level light over your 40B.
Nice mod, no problems with using a higher wattage ballast on lower wattage lights?
I don't know...lol...we'll find out. I'd say if anything it will shorten the life of the bulb. Just hope it doesn't explode...haha
yes they are overdriven bulbs now ;-)
Nubster how are these lights working out for you? Do you have them on the tank yet? Just wondering as I am trying to decide which way to go as far as lighting for my 40B tank.
Yeah, they are working ok. Not sure about amount of light though. To my eyes it is pretty dim. I ended up adding a CFL to the mix pointed directly at the plants and it seems to help. The light might actually be enough but perhaps it's just me that needs more light. I'll try to get a picture that captures the dimness.
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Students in Washington stopped a school bus after officials say the driver lost consciousness Monday. One seventh grader says he grabbed the wheel, turned the bus toward the side of the road and turned off the ignition.
Comment count on this article reflects comments made on Breitbart.com and Facebook. Visit Breitbart's Facebook Page.


text:
AS biology
- Created by: saiyam
- Created on: 23-09-12 20:49
Other pages in this set
Page 2
Here's a taster:
Section 1.1: Causes of Disease Pathogens
Section 1.2: Epidemiology
Section 1.3: Lifestyle and Health
Section 2.1: Enzymes and Digestion
Section 2.2: Carbohydrates Monosaccharides
Section 2.3: Carbohydrates disaccharides and polysaccharides.
Section 2.4 Carbohydrate digestion
Section 2.5 Proteins
Section 2.6 Enzyme action
Section 2.7 Factors affecting enzyme action
Section 2.8 Enzyme inhabitation
Section 3.1 Investigating the structure of cells
Section 3.2 The electron microscope
Section 3.3 Structure of epithelial cells
Section 3.4 Lipids
Section 3.…read more
Page 3
Page 4
Here's a taster:
Section 1.1: Causes of Disease Pathogens
Health A state of physical and mental wellbeing, free from disease.
Disease An abnormal condition of an organism that impairs bodily functions and
is associated with specific symptoms.
Noninfectious Sometimes called disorders and can be caused by a broad range
of environmental factors. They cannot be transferred.
Infectious Caused by pathogens
Inherited due to a mistake or alternation in the genetic makeup e.g. down
syndrome, cystic fibrosis, Huntington's disease etc.…read more
Page 5
Page 6
Here's a taster:
Section 1.2: Epidemiology
Is the study of patterns in diseases and the various factors that effect the spread of disease.
A correlation is different causal link.
Strong, positive correlation
Weak correlation
Negative Correlation
How to prove a link
Wide samples must be used.
Data must be analysed over long periods of time.
Variables must be controlled.…read more
Page 7
Here's a taster:
Demographic Transition
Explains how the population changes over time e.g. from high birth rate.
Section 1.3: Lifestyle and Health
Risk A measure of probability that damage to health will occur as a result of a
given hazard.
We need to look at probability that a hazard will occur as a consequence of the
hazardous event.
If the consequence of the hazard is high and the probability is low, there is little
cause for concern.
A major concern is when both are high.…read more
Page 8
Here's a taster:
Genetics can cause approximately 5% of cancers. Tumour producing genes
Lifestyle factors can expose you to more carcinogens.
More you smoke, higher the risk.
Diet low fat, high fibre, fruit etc.
Radiation, uv light and xrays are carcinogens.
Physical activity exercise reduces the risk.
Alcohol increases risk.
Hormones high level of sex hormones can increase risk.
Prevention is better than cure.
Early diagnosis.
Surgical removal Easiest when the tumour is benign.…read more
Page 9
Page 10
Here's a taster:
Section 2.1: Enzymes and Digestion
Glands produce enzymes that are used to break down large molecules into smaller
ones that are ready for abortion.
The digestive system provides an interface between the body and the environment
because it allows food to pass through it.
Major parts of the digestive system
The Oesophagus is made up of a thick muscular wall and is adapted so that food
can pass down it easily from the mouth to the stomach.…read more


text:
Hello Word type application for iOS and Android
This project received 19 bids from talented freelancers with an average bid price of $82 USD.Get free quotes for a project like this
Project BudgetN/A
Total Bids19
Project Description
I am looking for some who can code an application for me. the application I am look for will be very simple. A home screen with some buttons on it and when use will tap on any button it will open up a new screen/Image. I will prefer some one who can create this app in titanium appcelerator. you will also have to help me in getting this app to app store and google play.
The application is for religious purpose. I think it should take much time to develop this. This will be a test project and if all goes well I will like to work with you for some big projects. and as this is test project I will prefer some one with low price.
Skills Required
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- Set your budget and the timeframe
- Outline your proposal
- Get paid for your work
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I am building a somewhat bulky max patch that analyzes and samples
audio and goes through various routers. It seams that the
spectrograph~ eats up a lot of cpu. Is this true or am I dreaming and
I should look elsewhere in my patch? If it is true are there any
suggestions for alternatives of frequency analysis that uses less cpu?
oops! I meant spectroscope~
Log in to reply
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Hilton Garden Inn San Francisco Airport / Burlingame
No prices found through our partners. Please contact the business directly or check some of our recommended alternatives.
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Travel Blogs from Burlingame
Day 62 - Fisherman's Wharf & Alcatraz
... made it onto the streetcar, so we could watch ourselves drive past the people who were still waiting where we used to be,
The ride back to the hotel should have been uneventful, until the drive announced that the streetcar was not going all the way to the Castro district, but the last stop would be on 9th St, about 6 blocks too soon. In retrospect, we probably should have waited at the bus stop for the next streetcar, but instead ...
San Francisco living - Days 89 - 92
... Woodhouse Fish Company. A delightful, small place just 5 minutes from our flat. We had the best clam chowder, very crabby, delicious crab cakes (why do we use so much potato in the UK?!) and an awesome lobster roll. Accompanied by Kate's favourite, Oyster Bay- it was exactly what we had hoped for! But the night wasn't over just yet...we decided to head to Martuni's, a bar famous in the Castro district for its killer martinis and it's vibrant performers! It's a piano/karaoke ...
Chicago, IL: Day 1
... sights. It's interesting that no one in San Antonio had heard of The North Face, despite seeing a lot of people wearing it. But the brand has definitely found their market in Chicago - almost everyone wears The North Face (either that or Columbia). Ryan and I spent about an hour in the shop and probably over spent; Ryan bought a new jacket, I bought over pants, a gortex soft shell jacket (I had been wearing my leather jacket everywhere, but now that I also needed to wear my ...
Dont Journey Without Reading This Article!
... things whenever you vacation. Less expensive might not be the ideal solution. This is especially valid when you are considering accommodations and food. You will likely have got a much better practical experience should you not go inexpensive on each thing. You must now feel better about taking a journey. You can create fantastic vacation encounters yourself along with your associate because they are shrewd. Get ready where you can excellent ...
Seeing San Francisco
Well the shuttle got us out to Las Vegas airport a bit early, so had brekkie and then ran into an Adelaide couple off our tour so had coffee with them prior to flight to San Francisco.
Very good transport system here, we caught the airport shuttle Mono rail to the airport BART station (Bay Area Regional Transport) similar to Sydney trains, which took us into the civic centre stop where we managed the automated ticket system for the Muni ...


text:
Are you looking for Garden Statues in CALIFORNIA? Hotfrog showcases more than 20 popular businesses related to Garden Statues in CALIFORNIA! Find a specific region or suburb using the left navigation.
- 02/05/2011
7145 Watt Ave Ste 5, North Highlands , CA-95660, CA
ItalArtWorld - Specializes in Religious Statues, Garden Statues, Garden Sculpture and Outdoor Sculpture. Place order online for Outdoor Sculpture, Religious Statues, Garden Statues and Garden Sculpture from www.italartwo…
Religious StatuesGarden Sculpture
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Reseda Discount Pottery and Planters; Reseda Discount Pottery & Fountains is your best Los Angeles area supplier -store for fine discount home and garden accessories - fountains, statues and more. Reseda Pottery Supplier…
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The San Francisco Bay Area has quite a few Asian Antiques Stores but only a very limited number of stores carry a selection of fine original pieces that are restored to their former glory.
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Moreno Valley, CA
Our company is based on the belief that our customers' needs are of the utmost importance. Our entire team is committed to meeting those needs. As a result, a high percentage of our business is from repeat customers and …
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San Diego, CA
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California Auctioneers & Appraisers has served Ventura county since 1964, selling estates, collections, businesses and ranchos..
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From Longman Dictionary of Contemporary Englishhaunthaunt1 /hɔːnt $ hɒːnt/ ●●○ verb [transitive] 1 GHOSTif the soul of a dead person haunts a place, it appears there often The pub is said to be haunted by the ghost of a former landlord.2 WORRIEDSAD/UNHAPPYto make someone worry or make them sad Clare was haunted by the fear that her husband was having an affair.3 PROBLEMto cause problems for someone over a long period of time an error that would come back to haunt them for years to come→ See Verb table
Examples from the Corpushaunt• People say the house is haunted by a former slave.• Legends say the building is haunted by ghosts.• Yet she, like all Republican members of the House, remains haunted by his presence.• The leaders remain haunted by the forces of dissent they ordered the army to crush.• The images of these hopeless, hungry people haunted her, filling her with outrage.• Memories of the war still haunt her.• Memories of blood-red wine and cruelly glinting shards of glass came back to haunt her.• The ghosts of retired colonels haunt some of Torquay's menus.• The ghost of the murdered prince still haunts the castle.• All said the events still haunt them.• All your mistakes will come back to haunt you.haunthaunt2 noun [countable] PLACEa place that someone likes to go to oftenhaunt of The Café Vienna was a favourite haunt of journalists and actors.
Examples from the Corpushaunt• Naturally a haunt of rugger enthusiasts.• Running parallel to Princes Street, this narrow thoroughfare is a convivial haunt full of pubs of character, boutiques and restaurants.• On this route you will be able to visit the Wasdale Head Inn, a once favourite haunt of rock climbers.• Cafes like "Les Deux Magots" were once the favourite haunts of French artists and intellectuals.• Johnson will be revisting all his old haunts in Washington.• And there are signs that on one river the otter is already moving back into its old haunts.• The other day I went back into the city to walk round some of my old haunts.• Last summer, with much excitement, we revisited our old haunt.• It is a coastline that can be enjoyed throughout the year and is by no means an exclusively summertime haunt.• It was, and is, the haunt of fashionable intellectuals.• a local writers' hauntfavourite haunt• The jewel is connected in the legend with the anthill, a favourite haunt of the Cobra.• It's a favourite haunt for many backbenchers.• A favourite haunt of telly aristocracy is Ilha de Caras-the Island of Faces-a private isle for celebrities.• Whilst living at Bedford Gardens he began taking Bobby Hunt around his favourite haunts.• They had already out guessed me, by staking out my favourite haunt.• My list of favourite haunts is purely personal and certainly not all-embracing.• On this route you will be able to visit the Wasdale Head Inn, a once favourite haunt of rock climbers.
Pictures of the day
Explore topicsSee all topics
Word of the day contradictory two statements, beliefs etc that are contradictory are different and therefore cannot both be true or correct
Verb tablehaunt
|Simple Form
|I, you, we, they
|he, she, it
|> View More
|I, you, he, she, it, we, they
|Present perfect
|I, you, we, they
|have haunted
|he, she, it
|has haunted
|Past perfect
|I, you, he, she, it, we, they
|had haunted
|I, you, he, she, it, we, they
|will haunt
|Future perfect
|I, you, he, she, it, we, they
|will have haunted
|> View Less


text:
Verified Purchase
Perfect ++++, and the taste, nam!
Perfect ++++, and the taste, nam!
Tastes great
Posted by Reviewer3329197 on Mar 18, 2010
Great tasting Greens-supplement. Highly recommended!!! Makes good to my digestion system. Packets are easy to take with you and add to water.
Emerald Balance packets
Posted by Reviewer2040165 on Sep 22, 2010
Love Emerald Balance, the packets are handy for traveling.
Posted by Reviewer1073358 on Aug 03, 2011
Convenient packet, taste is alright. Pack full of nutrition.
Emerald Balance
Posted by Reviewer2642191 on Oct 02, 2011
Im very pleased with my order and the product. The little bags are excellent for carrying around and using just the right amount of the powder. The taste is weird (spearmint) but still pleasent. And its a bit weird to use it in yoghurt (turns it into green) but I guess it doesnt matter as I really like it.
Perfect for morning workouts or runs
Posted by Reviewer2034957 on Dec 07, 2010
Wonderful flavor and fills me up enough but not to much for my 6am workouts. Gives me great energy!
1-6 of 6 total


text: PhotoLandholders rally against CSG development at Cecil Plains ABC Rural Cassie Hough Updated Tue May 03 11:01:56 EST 2016 Earlier this year, landholders and concerned residents protested against proposed CSG development at Cecil Plains. Arrow's Surat Gas Project was given Federal approval on Friday, however landholders are still against the project, saying they'll withhold giving the project social licence. Share Email Facebook Twitter


text: OverviewBack to top American Health - Klamath Shores Blue Green Algae - 60 Capsules Item# :55506UPC# :076630025409 Brand:American Health Size/Form:60 Capsules Servings:60 Dosage:1 CAPSULE(S) Klamath Lake Blue Green Algae grows naturally in the deep waters of Klamath Lake in Southern Oregon. It is one of only a few wildcrafted supplements available for consumption. This extraordinary algae contains many phytonutrients, as well as chlorophyll, carotenoids, polyunsaturated fatty acids and the blue-green pigment called phycocyanin, which has been researched for its antioxidant and immune support properties.


text:
Listen to free music played by DevilDino
Blip.fm is internet radio made social. It's easy to search for, play, and discover free music recommended by real people. Join today to create your own free station and start listening to @DevilDino.
DevilDino BONUS 2! Riding Song of the Day!
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Nov 15, 2010 at 4:34 pm via YouTube | AMAZON | ITUNES


text:
5.3: Review of Twinning and Final < e > Deletion
Review of Twinning and Final <e> Deletion
1. The Twinning Rule. Unless it is the letter <x>, you twin the final consonant of a word that has one vowel sound and ends in the pattern CVC when you add a suffix that starts with a vowel:
Add the suffix to each of the following words. Remember the twinning rule:
|+ Suffix
|= New Word
|tap + p
|+ ing
|= tapping
|trip + p
|+ ed
|= tripped
|+ s
|= twigs
|put + t
|+ ing
|= putting
|+ er
|= roaster
|gyp + y
|+ ed
|= gypped
|+ ed
|= searched
|quiz + z
|+ ing
|= quizzing
|in + n
|+ ing
|= inning
|bar + r
|+ ed
|= barred
|+ ing
|= gleaming
|+ y
|= waxy
|+ s
|= taps
|up + p
|+ er
|= upper
2. Rule for Deleting Silent Final <e>. If a word ends with a silent final <e> that shows that a vowel sound is long, you delete the silent final <e> when you add a suffix that starts with a vowel.
Add the suffix to each of the following words. Sometimes they will combine through simple addition, sometimes there will be twinning, and sometimes a final <e> will be deleted:
|+ Suffix
|= New Word
|+ ing
|= striking
|twig + g
|+ y
|= twiggy
|+ ed
|= moved
|+ es
|= taxes
|+ ed
|= decided
|+ ed
|= roasted
|+ s
|= presidents
|+ s
|= problems
|cut + t
|+ er
|= cutter
|+ ing
|= searching
|dim + m
|+ est
|= dimmest
|+ ing
|= obeying
|+ ed
|= failed
|scrub + b
|+ er
|= scrubber
|+ ing
|= succeeding
3. Unless it is an <x>, you twin the final consonant of a word that has one vowel sound and ends in the pattern CVC when you add a suffix that starts with a vowel .
4. If a word ends with a silent final <e> that shows that a vowel sound is long , you delete the silent final <e> when you add a suffix that starts with a vowel.
Teaching Notes.
Item 1. The Twinning Rule is introduced in Book 1, Lessons 32-38. For more on twinning, see my American English Spelling (AES) (Johns Hopkins, 1988), pp. 161-76.
Item 2. The current version of the rule for deleting silent final <e> is introduced in Book 2, Lessons 20-21. For more on the deletion of silent final <e>, see AES, pp. 145-60.
Word Venn. Word Venns provide a sorting strategy rather like that done in tables and matrixes. But Venns allow sorts with more dimensions than do one-dimensional tables or two-dimensional matrixes. One-dimensional Venns, with only one circle, like that in this lesson, define only two groups: those words that go inside the circle vs. those that go outside it. Two-dimensional Venns, with two intersecting circles define four groups: (i) words that go inside the first circle but not inside the second, (ii) words that go inside the second circle but not inside the first, (iii) words that go inside both circles, and (iv) words that do not go inside either circle. For an example of a two-dimensional Venn, see Lesson 4. Three-dimensional Venns, with three intersecting circles, define eight different groups (see Lesson 17). You can actually have four- and five-dimensional Venns, though things get quite complex when you try to keep track of so many different groups. (A four-dimensional Venn, with four intersecting circles, defines fourteen distinct groups!)
Word Venns are based on the logic of the Venn diagrams used in mathematics, with which your students may already be working. (Venn diagrams were invented by the British mathematician John Venn.) Future lessons will present a series of increasingly complex Venns with lists of current words that students sort into the diagrams. Like the work with tables and matrixes, work with Venns serves the following purposes: 1. It gives the students another chance to work with the current words, to work with them in a way that involves some kind of analysis (determined by the features that are being used to define the Venn groups) as well as simply copying the words. 2. It reinforces the concepts represented by the features defining the Venn groups and their relationships. 3. It gives the students practice with another tool of inductive reasoning: for observing, analysing, and displaying results.
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