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1 PLANNING COMMISSION REPORT REZONING CASE NO. RZ REPORT DATE: May 21, 2012 CASE NAME: Lakewood Gateway Official PLANNING COMMISSION DATE: June 6, 2012 Development Plan (ODP) Rezoning ADDRESS OF REZONING PROPOSAL: 7400 W. 26 th Ave. Lakewood, CO APPLICANT: APPLICANT S CONSULTANT: J. Marc Hendricks Shannon Robbins Hendricks Communities, LLC HCS Design Group, LLC 7350 E. Progress Pl., Suite E. Progress Pl., Suite 208 Greenwood Village, CO Greenwood Village, CO REQUEST: The applicant is requesting to rezone the two properties with addresses 7400, 7350, and 7340 W. 26 th Avenue from an existing Planned Development (PD) zone district to a new Planned Development (PD) to allow for a mix of residential, retail and small business uses. The proposed development would include a 4-story structure with retail uses on the main floor and 3-stories of independent senior (age- restricted) units above the retail uses. CITY STAFF: Planning Development Assistance Engineering Development Assistance Traffic Engineering Property Management Community Resources Economic Development Kara Mueller, Associate Planner Ken Hargrave, Civil Engineer III John Padon, Traffic Engineering Manager Garrett Downs, Senior Right-of-Way Agent Ross Williams, Parks Planner Neil Marciniak, Economic Development Specialist STAFF RECOMMENDATION: That the Planning Commission recommend that the City Council approve. Kara Mueller, Associate Planner Planning Development Assistance Evelyn Baker, Manager Planning Development Assistance ATTACHMENTS TO THE REPORT: Attachment A Vicinity Map/Aerial Map Attachment B Zoning Map Attachment C Lakewood North Official Development Plan (ODP) Attachment D Lakewood Gateway Official Development Plan (ODP) Attachment E Applicant s description of the request Attachment F Neighborhood meeting summary September 16, 2010 Attachment G Neighborhood meeting summary September 29, 2011
2 Page 2 of 13 I. SUMMARY OF REQUEST The applicant, J. Marc Hendricks for Hendricks Communities, LLC is requesting to rezone the property located at 7400 W. 26 th Avenue from Planned Development (PD) zone district to a new PD zone district. This rezoning would allow for a mix of residential, retail and small business uses in a 4-story structure with retail and small business uses on the main floor and 3 stories of age-restricted units above. The site is approximately 3 acres in size and is located at the southeast corner of Wadsworth Boulevard and West 26 th Avenue. II. PROCESS REQUIRED CITY APPROVALS The current request is to rezone the site from an existing PD zone district to a new PD zone district. The Planning Commission will review the rezoning request at a public hearing and will make a recommendation to City Council. The City Council will then review the Planning Commission public hearing minutes, the Planning Commission recommendation, and the staff report, and will hold a public hearing, after which they will make a final decision on the rezoning application. If the rezoning of the property is approved, the applicant will need to process a final site plan, final plat, and final engineering documents for approval prior to applying for building permits. Rezoning Request The proposed rezoning to the Planned Development zone district results in the creation of an Official Development Plan (ODP). The ODP will define allowable land uses, development standards, on-site parking, landscape and design requirements, and sign regulations. Conceptual and Final Site Plans All rezoning applications are required to include a conceptual site plan. The conceptual site plan for this case is included with the proposed Lakewood Gateway ODP (Attachment D). The conceptual site plan is intended to supply enough information about the development for the Planning Commission to make a recommendation to City Council. While the conceptual site plan is provided for review during the rezoning process, many details of the proposed development will be finalized and reviewed as part of the final site plan process. The final site plan will determine final layouts of buildings, parking lots, open space, building architecture, and landscape design. It will be reviewed against the standards for the Planned Development as described in the proposed Lakewood Gateway ODP and is required to substantially conform to the approved conceptual site plan. Final site plan approval is an administrative process.
3 Page 3 of 13 III. NEIGHBORHOOD CONTEXT Adjacent Zoning Designation North South East West Duplex and Small Small Lot Lot Residential Residential (2-R) (3-R) Residential Two (R-2) City of Wheat Ridge Planned Development (PD) Archer ODP Adjacent Land Uses Church Regional Detention Pond Facility Single-Family homes See Attachment A Vicinity Map/Aerial Map and Attachment B - Zoning Map. Professional Office Building The project site at 7400 W. 26 th Avenue includes two parcels of land and is located at the southeast corner of Wadsworth Boulevard and West 26 th Avenue. The site has two residential structures and an accessory structure. The applicant has abated and demolished the accessory structure and boarded up and removed graffiti from the two residential structures. The property to the south is a regional detention pond facility that is maintained by the Urban Drainage Flood Control District. A church is located on the property north of West 26 th Avenue, which is within the jurisdiction of the City of Wheat Ridge. The property to the east is singlefamily residential and the property to the west is zoned for office use. Applicable Neighborhood and Corridor Plans The Lakewood Comprehensive Plan does not specifically identify this site as an Area of Interest; however this site is the northern gateway of Wadsworth Boulevard into the City. There are two amendments to the Lakewood Comprehensive Plan that apply to this property: the North Wadsworth Boulevard Corridor Plan and the Edgewood Neighborhood Plan. These plans have been adopted by Planning Commission and approved by the City Council as amendments to the Comprehensive Plan, and provide guidance for the future development of this area. See Section VI for further information on how this proposal is consistent with the North Wadsworth Boulevard Plan and Edgewood Neighborhood Plan. IV. PROJECT DETAILS A summary of the differences between the existing zoning and the proposed zoning is provided in the chart below: Permitted Land Uses Existing Official Development Plan Lakewood North Financial institution, office, medical, public use facilities, convenience commercial uses. No drive through facilities. Proposed Official Development Plan Lakewood Gateway Age-restricted residential, financial institution, retail, office, medical, personal services, restaurant. No drive through facilities.
4 Page 4 of 13 Residential Density N/A Proposed number of agerestricted units 84 Height 45 feet 65 feet Architectural elements may project 10 feet above principal structure Parking 180 parking spaces or approximately 4 spaces per 1,000 square feet 1 space per age restricted unit 4 spaces per 1,000 square feet of retail/office/restaurant use. Bicycle parking required Minimum Front Setback Wadsworth Blvd and W. 26 th Ave. 30 feet Wadsworth Blvd 20 feet W. 26 th Ave. 15 feet Minimum Side and Rear 20 feet South property line 20 feet Setback East property line 10 feet Design Standards None Design/Architectural standards provided V. PUBLIC NOTIFICATION, AGENCY REVIEW AND NEIGHBORHOOD COMMENTS Notices of the two neighborhood meetings and the Planning Commission public hearing for the rezoning request were mailed to tenants and owners of property within 500 feet and to 3 registered neighborhood organizations within 1,000 feet of the subject property, as required by the Lakewood Zoning Ordinance. The project material was also sent to 11 outside referral agencies for review, as indicated in the table below. Agency Notification Referral Comments Sent Sent Received West Metro Fire Protection District X X Consolidated Mutual Water Company X X Wheat Ridge Sanitation District X X East Jefferson Sanitation District X X Xcel Energy X X Qwest X Comcast Cable X Jefferson County School District X X Colorado Department of Transportation X X Urban Drainage and Flood Control District X X City of Wheat Ridge X X Property Owners within 500 feet X Morse Park Neighborhood Organization X Northeast Lakewood Citizen Committee X Northeast Lakewood Neighborhood Organization X
5 Page 5 of 13 Agency Review The City received no objections in response to the case referrals. The following is a summary of the comments received in response to the agency referral and public notification documented in the chart above. 1. The West Metro Fire Protection District stated that the proposal will need to meet all provisions of the International Fire Code. 2. Consolidated Mutual Water Company stated that domestic water service may continue to be provided to this property subject to compliance with the Company s rules, regulations and requirements for such service. 3. The property lies within two sanitation districts, Wheat Ridge Sanitation District and East Jefferson Sanitation District. After correspondence from both sanitation districts it was determined that Wheat Ridge Sanitation District will serve the property. The applicant will need to process an application for inclusion of the entire property within the district. 4. Xcel Energy has existing electric distribution facilities within the areas indicated in this proposed rezoning. Xcel Energy had no objections to the proposed rezoning, contingent upon Xcel Energy s ability to maintain all existing rights. 5. The Jefferson County Public School District has requested fees in-lieu of land dedication. 6. Colorado Department of Transportation will require public way permits for the construction of the detached sidewalk along Wadsworth Boulevard. 7. The Urban Drainage and Flood Control District reviewed the preliminary drainage report and plans for this proposal and found the concept to be acceptable. 8. The City of Wheat Ridge had no comment. Neighborhood Comments A neighborhood meeting was held on September 16, 2010 to introduce the proposal and solicit comments. An additional neighborhood meeting was held on September 29, 2011 to provide an update on the proposal. At the first meeting approximately 30 residents were in attendance. stakeholders asked questions and voiced concern regarding the following issues: Neighborhood 1. Trail around the regional detention pond facility 2. Types of retail uses 3. Parameters of age-restricted residential units 4. Amount of parking being provided 5. Traffic timing westbound at the intersection of West 26 th Avenue and Wadsworth Boulevard
6 Page 6 of The height, mass and location of the principal structure 7. Landscape treatment of the east and south property lines 8. Drainage concerns along the east property line 9. Decrease in property values At the September 29, 2011 meeting 31 residents were in attendance. Topics of discussion were similar to the first meeting. The applicant stated that the height of the structure would remain at 4 stories, the building would step down with the topography from west to east, and the building is proposed to be located closer to the Wadsworth Boulevard frontage. The following is a brief summary of the applicant s response at the second neighborhood meeting to the neighborhood concerns: 1. Trail: The applicant, at the City s request based upon the Edgewood Neighborhood Plan and the North Wadsworth Boulevard Corridor Plan, explored the possibility of providing a trail around the regional detention pond facility. The applicant and City staff met with the Urban Drainage and Flood Control District and found that such a trail would also have to be designed to serve as a maintenance access to the pond. The additional improvements to satisfy the requirements for maintenance access would go beyond the applicant s expected scope of work. After weighing these additional improvement requirements along with the privacy and loitering concerns of neighboring property owners, the applicant determined that this trail would not be included as a part of the rezoning proposal. 2. Retail Uses: The applicant is proposing small business and retail uses that support the neighborhood and senior occupants of the site. 3. Age Restrictions: The age-restricted units are for persons age 55 and older. These are income restricted units. 4. Parking: Parking is being provided at a ratio that is expected to meet the needs of the proposed retail and residential uses. 5. Traffic: A traffic report was provided that found that the surrounding streets and the Wadsworth Boulevard and West 26 th Avenue intersection can support the proposed project. 6. Development Standards: The proposed structure has been moved closer to the intersection of Wadsworth Boulevard and West 26 th Avenue. The mass is linear and parallel to West 26 th Avenue providing the perception of less height and mass in relation to the eastern property line. 7. Landscape: Garages will be provided along the eastern property line to act as a buffer between the adjacent single family residential lots and the parking lot and on-site activity. The southern property line will have enhanced landscaping and seating for
7 Page 7 of 13 senior residents. 8. Drainage: A swale is being provided along the eastern property line to prevent runoff from entering the properties to the east, and a water quality pond will be provided to treat site runoff prior to release into the Regional Detention Pond Facility. 9. Property Values: The applicant stated that home values are typically assessed against similar unit types. In addition, this project is adjacent to a major intersection and oriented away from the neighborhood. See Attachments F and G for full summaries of the September 16, 2010 and September 29, 2011 neighborhood meetings. VI. PROJECT ANALYSIS ZONING CODE REQUIREMENTS The standards for reviewing rezoning requests are outlined in Section of the Lakewood Zoning Ordinance. Staff s analysis of the project against these standards is provided below in Section A. In addition to these standards, rezoning requests are also required to be evaluated against nine performance elements as part of the Performance Based Review Process described in Article This analysis is summarized in Section B below. Finally, there are specific engineering standards that must be met, which are summarized in Section C below. A. Conformance with Standards for Rezoning Criteria The proposed rezoning promotes the health, safety or welfare of the inhabitants of the City of Lakewood and the purposes of the Ordinance. The proposed rezoning application will enhance the Wadsworth Boulevard and West 26 th Avenue corridors, while minimizing the impact on the residential uses to the east. A detached sidewalk along Wadsworth Boulevard will increase pedestrian safety. The pedestrian plaza adjacent to the Wadsworth Boulevard and West 26 th Avenue frontages will provide for pedestrian activity. Further, the applicant has cleaned up the site by removing an accessory structure and boarding up and removing graffiti from two vacant residential structures. The conceptual site plan adheres to City standards and ensures that the rezoning promotes the health, safety and welfare of the City. 2. The proposal, as evidenced by the Conceptual Site Plan, is compatible with surrounding uses, or in the case of redevelopment that the proposal is an improvement to the area. The proposed zoning enhances the entry into the City of Lakewood along Wadsworth Boulevard by bringing the proposed structure to the Wadsworth Boulevard and West 26 th Avenue intersection. The principal structure will be oriented toward the Wadsworth and West 26 th Avenue intersection and a City of Lakewood entry sign will be allowed. The setback of the principal structure from the eastern property line is approximately 135 feet. The eastern property line will have one-story garages that are consistent with
8 Page 8 of 13 height and scale of other structures allowed in the neighboring residential zone district. The Edgewater Neighborhood Plan describes the subject property and regional detention pond facility to the south as having potential for community recreational uses. The applicant will be providing seating opportunities along the borders of the site, including the southern property line. Plaza area and sidewalks will provide for pedestrian activity. 3. The proposal as evidenced by the Conceptual Site Plan enhances significant natural characteristics of the site by preservation or incorporating the features into the development s open space. The proposal will provide an enhanced landscaped area along the southern property line with seating areas for views across the regional detention pond facility. Landscaping along the street frontages will also be enhanced and a plaza along Wadsworth Boulevard is proposed. There will be a landscaped swale along the east property line to prevent runoff from entering the properties to the east. Further, the landscape, as evidenced on the conceptual site plan, will provide for pedestrian interest and will enhance the character of the immediate area. 4. The proposal as evidenced by the Conceptual Site Plan and/or Official Development Plan shall comply with the Performance-Based Review Process contained in Article 7 of the Zoning Code. The applicant held two meetings with the neighborhood and registered neighborhood organizations. The neighborhood stakeholders had concerns with a potential trail around the regional detention pond facility, traffic, parking, proposed retail uses, and height and location of the principal structure. The applicant proposal changed from the first neighborhood meeting by: 1. Determining not to provide the trail around the regional detention pond, 2. Limiting uses for small business and retail uses so that they support the neighborhood, 3. Providing parking to meet the needs of the proposed uses, 4. Stepping the proposed structure with the topography which keeps the structure at 4-stories and decreases impacts to the residents along the eastern property line, and 5. Bringing the building to the Wadsworth Boulevard frontage to increase interest at the intersection. See Section B below for further analysis of the proposal s compliance with the Performance Based Review Process.
9 Page 9 of At least one of the following factors must exist: The zoning ordinance requires that one of the following three factors must exist. i. The proposal is consistent with the goals of the Comprehensive Plan. Lakewood Comprehensive Plan The proposed rezoning request meets the goals of the Lakewood Comprehensive Plan in that the residential use of the existing structure will interact well with the context of the area, utilize existing infrastructure and public services, encourage aesthetic considerations, and provide for the preservation of existing housing stock. The proposed rezoning also supports Lakewood Comprehensive Plan goals relating to Residential, Neighborhoods, and Urban Centers. The proposal helps advance the goals of the Comprehensive Plan by: Encouraging neighborhood participation in maintaining and improving the quality, appearance and condition of properties. Promoting uses that interact well with the character of adjoining neighborhoods. Plan, build and maintain Lakewood streets, bikeways and pedestrian pathways as attractive, accessible, safe public spaces and encourage connections with and usage of public mass transit systems. Promote the development of sustainable communities and activity centers where shopping, jobs, recreation and schools are accessible by multiple modes of transportation, thereby creating opportunities for people to live where they work. Promote infill development that interacts well with the character of adjoining neighborhoods. Promote compact land use patterns and the development of mixed-use centers. Develop arterial corridors that promote concentrating commercial uses in appropriate centers. Discourage the development of commercial areas in single story strip development configurations. Encourage projects that incorporate a mix of uses, pedestrian orientation, and access to mass transit. Aggregate land parcels for redevelopment where appropriate. Continue the ongoing revitalization of major commercial corridors as major economic and social links in the community. Promote an integrated land use and transportation system. Support mixeduse, pedestrian-oriented development. Promote a safe multi-modal transportation system.
10 Page 10 of 13 North Wadsworth Boulevard Corridor Plan The North Wadsworth Boulevard Corridor Plan was adopted in The plan s vision statement states, The character along the Corridor will vary and will include an integrated mix of attractive buildings and land uses. Residents will have the opportunity to live in well-established, buffered neighborhoods near the Corridor, or in lively, mixed-use pedestrian and transit-oriented communities directly on the Corridor. The proposal is consistent with the North Wadsworth Boulevard Corridor Plan in that it promotes a mix of uses that allow for work, living, and retail. The proposal locates the building along Wadsworth and the Wadsworth and West 26 th Avenue intersection by engaging the streetscape with plaza area and providing for pedestrian interest and activity. The proposal also improves pedestrian and bike conditions along the corridor by including a detached sidewalk along Wadsworth Boulevard. ii. There has been a material change in the character of the neighborhood or in the City generally such that the proposed rezoning would be in the public interest and consistent with the change. Not applicable. iii. The property was rezoned in error. Not applicable. B. Conformance with Performance-Based Review Criteria in Section In addition to the criteria for rezoning proposals outlined in the Lakewood Zoning Ordinance, proposals are also reviewed for conformance with the items listed below. The proposal is in conformance with the Performance-Based Review Process. The applicant has demonstrated the spirit of the Performance-Based Review Process by holding two neighborhood meetings, and speaking with the local neighborhood associations. In addition, the proposed rezoning was evaluated with the specific performance elements listed in Section of the Zoning Ordinance. They are listed below in bold text, with staff s evaluation following each. Element 1: Regional Context The site is the northern gateway of Lakewood at Wadsworth Boulevard. The proposed rezoning helps to advance the goals of the North Wadsworth Boulevard Corridor Plan by allowing for the development of an attractive building near the intersection of Wadsworth Boulevard and West 26 th Avenue for a mixed-use pedestrian friendly building and site. This mixed-use building will provide on-site residents and area residents with small business and retail uses that support the neighborhood.
11 Page 11 of 13 Element 2: Conformance with the Comprehensive Plan See staff s analysis is Section 5(i) of the Analysis above. Element 3: Environmental Sustainability Water quality measures will be addressed with the proposal. Element 4: Infrastructure Adequate public services and infrastructure are available or will be provided with the development. Element 5: Transportation Connections The proposed development of this site promotes a safe multi-modal transportation system and encourages pedestrian and public modes of transportation. If the rezoning request is approved, the site will be developed with walkable pedestrian paths and a new 8-foot wide sidewalk along Wadsworth Boulevard. The bus stop along West 26 th Avenue will remain and additional seating along this roadway will be provided. Element 6: Building Design and Function The proposed rezoning supports a high-quality building design through the architectural standards proposed in the Official Development Plan (ODP) and the City s design standards. These design standards support 360-degree architectural detailing and the use of high quality materials. Element 7: Site Design and Function The proposed rezoning brings the principal building to the Wadsworth Boulevard and West 26 th Avenue intersection and provides for high quality design and landscaping. The building is setback from the eastern property line to lessen the impacts on the existing residential neighborhood. The development interacts well with the adjoining neighborhood to the east in that landscaping and one-story garages line this property line with a significant setback to the principal structure. The massing and orientation of the building limits the width of the structure at the eastern end of the building. The uses within the building are compatible with the residential use to the east. Element 8: Community Image and Identity The proposed rezoning strengthens Lakewood s image and identity with emphasis on quality design and a mix of residential, retail and small businesses at one of Lakewood s busiest northern gateways at the intersection of Wadsworth Boulevard and West 26 th Avenue. Also, an entry feature/sign for Lakewood has been included as part of the allowed signage within the ODP for the intersection of Wadsworth Boulevard and West 26 th Avenue. Element 9: Community Sustainability The proposed rezoning encourages development that meets the current needs of the community through providing independent senior living with supporting retail, and incubator units for small businesses. This will provide for seniors with living and retail opportunities on-site and will limit the need to leave. It will also support small businesses
12 Page 12 of 13 by allowing smaller spaces necessary for startup businesses. C. Engineering Analysis. With this rezoning application, the applicant was required to submit a Preliminary Drainage Report, Preliminary Street Construction Plans, and Traffic Study. These plans have been reviewed by the City s Engineering Division and are approvable. VII. FINDINGS OF FACT AND ORDER Based upon the information and materials provided by the applicant, the neighborhood, and this staff report, staff supports the rezoning request. Therefore, the City of Lakewood staff recommends that the Planning Commission find that: A. J. Marc Hendricks of Hendricks Communities, LLC, Applicant, is proposing to rezone from Planned Development (PD) as regulated by the Lakewood Gateway ODP to a new PD, for a mix of residential, retail and small business uses; and B. This site conforms to the proposed PD zone district development standards, as evidenced on the Conceptual Site Plan of the property at 7400 W. 26 th Ave.; and C. Notice of the Public Hearing was provided in a timely manner to the fee owners of property and residents within 500 feet and registered neighborhood organizations within 1,000 feet as required by the Lakewood Zoning Ordinance; and D. Notice was published in full in an official newspaper in the City at least six days prior to the hearing; and E. The request was reviewed by the appropriate referral agencies; and As required by Section STANDARDS FOR ZONING AND REZONING the Planning Commission finds that: F. The proposed rezoning promotes the health, safety or welfare of the inhabitants of the City of Lakewood and the purposes of the Ordinance; and G. The proposal as evidenced by the Conceptual Site Plan, is compatible with surrounding uses, or in the case of redevelopment that the proposal is an improvement to the area; and H. The proposal incorporates significant on-site natural characteristics to be enhanced or preserved, as demonstrated by the proposed rezoning; and I. The proposal, as evidenced by the Conceptual Site Plan complies with the Performance- Based Review Process contained in Article 7 of the Zoning Code; and J. The proposal is consistent with the goals of the Comprehensive Plan; AND The Planning Commission adopts the findings of fact and order, A through J, as presented in the staff report and recommends that the City Council APPROVE Rezoning with the following conditions: i. The signed Lakewood Gateway Official Development Plan shall be recorded and its associated fees shall be collected.
13 Page 13 of 13 ii. Minor modifications to the ODP determined to be insignificant in nature by the Planning Director and in substantial compliance with the intent of the ODP may be reviewed and approved administratively prior to the ODP recordation. cc: Case File- RZ J. Marc Hendricks, Applicant
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Some time between 10,000 - 12,000 years ago, humanity made the monumental shift from a lifestyle based on nomadic hunting to one based on sedentary cultivation. But what historical factors led to this shift, and what were its consequences?
Featuring such anthropological heavyweights as Olduvai Gorge, the "New Stone Age," Animism and Richard Leakey, this worksheet contains two parts. Part I focuses more on the world before the Agricultural Revolution, while Part II devotes itself to the Revolution's implications and long-term consequences.
Perfect as an in-class activity, take-home assignment or review sheet!
MashAvz strives to create academic material that is intelligent, fun and appealing to the eye. We hope that our curriculums will stoke your students' intellectual curiosity and love of the arts, while also instilling in them a great respect for the world's diversity.

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When any material is heated, it expands; when cooled, it will contract. Since most plastics are poor conductors of heat, any uneven or rapid heating and cooling can introduce "stress" into the material. Examples of these stress-inducing processes include molding, casting, extrusion, heat- or cold-forming, cutting, drilling and machining.
Machined stress is often created when drilling deep holes, machining inside corners without proper radius (threaded holes), removing large amounts of material at high speeds, or when material is removed unevenly when reducing finished part thickness, such as in a hollow cup- or box-shaped part. Stress may also be caused by using improper (oil-based) or insufficient coolant.
Stress in a plastic material or part can result in poor performance in an application , including warping, twisting, or other dimensional changes. It may also cause cracking or "crazing" (a large network of tiny cracks), poor chemical resistance, and reduced wear resistance. In addition, some plastics are more susceptible to stress than others, especially when temperature cycling (sterilization) or chemicals are used.
Contact us to determine if your material selection or part design may cause or increase stress in your finished machined parts. Frequently, subjecting the parts to a properly specified annealing cycle can reduce or eliminate "stress" in the material which has been caused by the molding, forming, or machining process.
Annealing for plastic materials or parts is the process of heating and cooling them slowly to relieve the stress and prevent it from recurring. The cycle of temperature and time is different for each type of plastic and part cross-section. Generally, the annealing process includes heating a plastic to a temperature just below its softening point, keeping it at the high temperature for a period of time, then cooling it very slowly until it returns to room temperature.
Boedeker Plastics has several temperature-controlled ovens that are used to anneal plastic materials (sheet, rod and tube) and machined parts. The annealing may be performed before, during and after machining to reduce or eliminate stress.
Our Annealing Ovens
Contact us to determine oven availability or to discuss your application. Our full CNC machine shop is also an available option for those customers without machining capacity, or who may have experienced difficulty with stress in plastic machined parts.
We utilize multiple centerless grinding machines to offer our clients precise diameters with improved roundness. This process has three components including a grinding wheel, regulating wheel and workblade. The work piece is rotated and held between the wheels with a specific speed and rate to achieve the desired diameter.
Centerless grinding offers improved roundness, surface finish and tolerances. This process gives our clients a cost-effective solution for tighter tolerance diameters and custom diameters that can help eliminate additional machining time during their machining process.
Contact us to see if your application is a fit for centerless grinding.
We utilize cryogenic deburring technology as a secondary finishing process. This process removes burrs and other defects at cryogenic temperatures utilizing a non-abrasive process, the low temperature causes the burrs or defects to become brittle and break away cleanly from the part.
Depending on part size and material type this process can be used to process a large quantity of parts per cycle for critical tolerance parts, offering a cost effective deburring solution.
Contact us to evaluate your parts for cryogenic deburring.
We utilize several Trumpf TruMark Laser Marking stations to laser mark parts. Laser marking utilizes a computer controlled laser beam to mark the surface while leaving the surface intact. Some of the advantages to laser marking include, a permanent long-lasting marking, high precision, design flexibility, cost effective and quick cycle times. It is important to note that not all plastics can be laser marked due to their chemical structure.
Depending on the material type and application laser marking is an ideal way to mark production parts.
Contact us to evaluate your parts for laser marking.


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A bill approved by the Senate Appropriations Committee on June 16 would block the implementation of the Waters of the United States (WOTUS) rule as it funds the Environmental Protection Agency (EPA) at $32 billion. The 2017 Interior and Environment bill would cut $125 million from current fiscal 2016 levels and is $1.1 billion less than the White House sought. The House Appropriations committee also marked up its Interior and Environment bill that includes a rider against WOTUS. The House bill is funded at $32.1 billion and would cut $64 million from current spending levels, including a $164 million cut to EPA.
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National Stone Sand & Gravel Association


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Perfect for re-invigorating all your wardrobes, Oasis is the British go-to for injections of fresh catwalk-inspired fashion. Resting on a wholly feminine aesthetic, and identifiably trend-led, Oasis offers crisp collections of wearable, fashion-forward clothes and accessories season after season. Pretty pieces are perennially printed, breathing new life into classic designs and styles, and strong accessories offer that special finishing touch. Complement all your looks with Oasis bracelets. With this wide and varied selection, you are sure to find that perfect 'something' to finish off your outfit.
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Lucas Coker
Columbine High Class of 2010
Personal Info
- Name:
- Lucas Coker
- Maiden Name:
- Coker
- Graduation Year:
- 2010
Register to view Current location, Gender, Birthday, Relationship Status, Children, Employer, Military, College, and Interests
Memories of Lucas Coker
What I'm doing now:Register to see what Lucas Coker is up to now!
Lucas Coker's Latest Activity:
|- Registered as a CHS Class of 2010 alumni. January
|- Requested a CHS yearbook from 1999. January


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Originally created for use in bodily therapy, the exercise ball, much better recognized as the Swiss ball, is a large, inflated, rubber ball around twenty five-35 inches in diameter. In the past, the exercise ball was utilized by bodily therapists to help rehabilitate their individuals, particularly these with reduce back discomfort.
Get a good desk. You need a nice desk that isn't too large or as well little for your home office. Make certain to get a desk that has a lot of drawers in it. You want 1 that maintain some information and other important files in it as well. You also need to make sure to save the receipt for tax time regarding your desk.
Lower Back Pain Yoga Poses To Avoid
And then, I started to have, at first, regular head aches. Then discomfort at my reduce back again. These head aches and Back pain s was getting painfully irritating, I was not in a position to carry out for my wife. Later on I discovered out, that these head aches and back discomfort was the side effects of the sildenafil medication. Life was unmerciful as soon as much more.
But there is another factor in my thinking here. The reality of the matter is that a great portion of the world sit in a catcher's place on a normal foundation for their entire lives. If you've at any time been to Asia, you'll see individuals squatting like this all the time. I'm prepared to wager that these individuals have much more healthy knees and backs than North People in america. If there was any reality to the "knee sheering" concept, you'd think there would be an epidemic of shot knees through Asia. It just hasn't happened.
Lower Back Pain Constipation During Pregnancy
Besides the overhand grip, you can do pull ups using underhand, narrow or wide grips. Once you can easily do pull ups, you can include excess weight by keeping a dumbbell between your legs or by wearing a pull up or dip belt.
When our canine has poor pores and skin, poops on the floor, has diarrhea, retreats to her mattress and stays curled up in a ball all day. the first factor we ask each other is.?
Will A Back Brace Help Lower Back PainIn summary, from my encounter, Hindu squats do not harm your knees. In reality, just the opposite. They can really assist you reinforce your knees and get rid of chronic knee pain. You just have to work at it.
If you speak on your cellular telephone a great deal, you might be utilized to balancing the receiver in between your chin and shoulders. Nevertheless, you will ultimately really feel that your telephone is giving you a discomfort in the neck, literally. Even if you use your telephone seldom, having a bad telephone positioning can easily strain your shoulders and neck. Unfortunately, only a few people take benefit of a easy and inexpensive answer - the cellular headset.
To discover a therapeutic massage chair that's appropriate for you, it's best to try different kinds out. The more comfortable a therapeutic massage chair feels, the much better it might work. It's very best to purchase a therapeutic massage chair that will transfer in a way that is calming to you. The actions from a massage chair may increase oxygen and vitamins which could help in therapeutic of particular types of injuries. Your posture might be impacted if your muscle tissues are tight and sore. Since a therapeutic massage chair can enhance these issues than your posture can improve. Also, make sure the chair is tough so it will final a long time. Some chairs have weight and height limitations so your physique will fit correctly.
When Does Lower Back Pain Start In Pregnancy
It is tempting to have refreshments whilst continuing to function, nevertheless what's truly essential is the split from function, not the consume! Similarly, skipping lunch so you can depart function previously is also not a great concept; you require to rest your back at regular Can Severe Constipation Cause Lower Back Pain intervals if you can.
The main objective of cellular headsets is to permit you to keep each fingers free, giving you the freedom to multi-task. It allows you to function "hands-totally free" while utilizing the pc, consuming coffee, writing notes, shifting about and performing other duties. This way, you get much more issues carried out in a working day with out exerting a lot work.
Lower Back Pain Killer
Staying energetic is certainly the very best way to go. Its good remembering that pain in your back again doesn't necessarily imply it's damaged, so it shouldn't stop you from performing what you want to do, just not so much. Inside pain limitations, trying to maintain to your usual routine will assist your back and most likely make it more powerful. Most discomfort I've had has usually sorted by itself out after a couple of months of simply slowing down a little bit, but still working and getting a social life.
Signs that you have osteoporosis are, Back pain that can be truly bad if you have a fracture in your spine that you don't know about. Reduction of peak over a long time period of time. This can also produce a slouched or hunched appearance. Or just fractures in your wrists, hands, hips, backbone, or other bones.
12. None of deep-fried food has vitamins and minerals. All food, if it's steak, chocolate or crimson wine, has some diet to lead, but one thing is proven, meals that are fried are trash.
It is a problem to avoid back again pain, particularly because it can be caused by so numerous variables. Some people do not transfer enough, and others do as well much, each of which can trigger these problems. Think about your shoes, mattress, and something else that might contribute to the pain you are feeling. If you do suffer from back again pain, attempt to determine out what is producing it, and get rid of that schedule directly from your life. By doing this, you ought to feel much much better.


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Peer reviewed
Direct link
Direct link
ERIC Number: EJ777563
Record Type: Journal
Publication Date: 2007
Pages: 12
Abstractor: Author
Reference Count: 64
African Centered Schooling: Facilitating Holistic Excellence for Black Children
Durden, Tonia Renee
Negro Educational Review, The, v58 n1-2 p23-34 Spr-Sum 2007
During the early 1970s, scholars, parents, and educators began a campaign for schooling experiences that were culturally affirming for Black children. This community of concerned individuals vested their energy and support in schools that subscribed to a worldview and ideology of education that focused on enriching the holistic development of children. The product of these efforts is known as the African centered school movement. To capture how African centered schooling has striven to awaken and invoke the natural genius of Black students, I focus my discussion on the history as well as the ideology and pedagogy of the African centered school movement. Additionally, I provide examples of exemplary African centered schools and present some challenges and threats to these types of schools. (Contains 5 footnotes.)
Descriptors: African American Students, African American Children, Ideology, Afrocentrism, Educational History, African American Education, Culturally Relevant Education
Negro Educational Review, Inc. NER Editorial Offices, School of Education, 1601 East Market Street, Greensboro, NC 27411. Tel: 412-648-7320; Fax: 412-648-7081; Web site: http://www.oma.osu.edu/vice_provost/ner/index.html
Publication Type: Journal Articles; Reports - Descriptive
Education Level: Elementary Secondary Education
Audience: N/A
Language: English
Sponsor: N/A
Authoring Institution: N/A


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Naomi is one of the leading communities in Houston, TX. Explore the great amenities and homes offered in this development from over 2 of the top builders in Houston. Whether you opt to build from the ground up, or explore the move in ready homes at Naomi you'll be home in no time. Let NewHomeSource guide you in your home search when you filter by price, and bed/bath count to find the home that's right for you.
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Call on 508.477.7730 to schedule a personalized tour and see what learning is all about -
"Freedom within Limits"
8: Parent's Night Out (4 - 7 PM): Current families leave your child with us for an evening of fun as you have the evening free!
24 - Jan 1: Winter Break
2: Happy New Year! Back to School
15: CLOSED - Martin Luther King Day
17: Pre Primary Science Night with Sandwich High School STEM Academy (5:30 - 7 PM)
*We are open YEAR ROUND and accept children year round/space permitting
*We offer a 10% Sibling Discount, 10% Military Discount as well as a $200 Full Tuition Pre-Payment Discount
*We provide snacks and lunches daily
*Curriculum enrichment included with tuition
Click on the picture below to visit our Testimonials/Endorsements & Press Releases
Students enjoy curriculum enrichment activities such as Green Briar Nature Center, MA Audubon, Science, Music with Tones in Motion, our local fire and police department visits and more (included with tuition).
Welcome to Montessori Beginnings!
more than a school - a foundation for life
- Toddler - Pre school - Kindergarten -
- YEAR ROUND - SIBLING & Military DISCOUNTs -
Thank you for your interest in our locally owned school.
Since opening in 2004 to our first Infant/Toddler group, then expanding to include Pre School/Kindergarten, we have loved sharing Dr. Maria Montessori's amazing, relevant, child centered philosophy with many families.
Visitors and our children are welcomed by a supportive, nurturing faculty in a warm and mutually respectful learning environment!
Our specially prepared environment, beautiful, certified nature based play space and loving, nurturing faculty help foster growth and self esteem in your child. We invite you to come see for yourself what an invigorating, supportive and unique community we have!
Students are supported in developing knowledge from concrete to abstract, using hands-on learning.
Each month brings new concepts, challenges and materials to explore (click on the 'NEWSLETTER' link under MBS COMMUNITY at the top of the page to read more)!
What makes our program unique? Holistic curriculum and the opportunity to nurture this philosophy at home. Under direction of specifically prepared teachers, children experience the joy of learning and time to enjoy the process of discovery, helping foster growth and independence. By providing opportunity for your child to become independent, you further build self esteem, which is in direct partnership with us.
When you visit you will see the materials and environment Maria Montessori designed over one hundred years ago supporting every aspect of the current STEAM (science, technology, engineering, art and math) curriculum.
Physical Development and gross motor exploration is supported by year round, outside play everyday, weather permitting. In 2014 we were designated the first school on Cape Cod with a certified, nature based, Nature Explore play space. (click the word Nature Explore above to learn more).
Based on Heritage Garden's Hidden Hollow, our large, ever changing and fun outdoor classroom/play space connects children with the wonders and beauty of nature.
Visit soon and you will see our children playing and having fun, but you will actually witness something more subtle...learning.
Call Kathy Raymond on 508.477.7730 or send an email to email@example.com to schedule your personal tour and experience, "Freedom Within Limits".


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This smooth criminal from Basking Ridge is being forced to part with his KTM 450 EXC Supermoto. Do yourself a favor and give this bad boy a read. Careful though, you may end up with a new bike followed by a slew of problems unrelated to the motorcycle.
Harley-Davidson owners, chicken-legged dudes, and dicks need not reply.
Original Craigslist posting below:
Sup. I'm selling my KTM because I literally cannot stop popping wheelies and dropping panties wherever I go. My wife has filed...


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£ 35.00
New product
Exterior dimensions: 12" x 30" x 13" (30cm x 75cm x 32.5cm)
Main capacity: 4680 cubic inches (76.7L)
Warning: Last items in stock!
Availability date:
|Bag Type
The Maverick is the Rolls Royce of Roller Duffle bags. This bag is an anomaly. How can something so big, so stable, so rock solid, but still be so light? This beast of a bag offers a massive centre compartment with a large U-Shape opening for packing ease. The reinforced corners and coated fabrics were selected with dive travel in mind.Standing in lines:...
Original Price: £110.00The Akona Duffle, the value oriented roller bag that offers a price point very few roller bags can. Designed with a large U-Shape opening to ease the stress of packing. A simple and subtle design.SPECIFICATIONSExterior dimensions: 14" x 31" x 14" (35cm x 77.5cm x 35cm)Main capacity: 6076 cubic inches (99.5L)Weight: 9 lbs (4.1kg)
Original Price: £55.00The Akona Cohort Duffle is ideal for long trips away on the Boat, with a staggering capacity of over 95L - plenty of space for all of your diving gear and more!Built from extremely durable PVC coated polyester material which means it's super durable against water and doesn't rip easily in rugged conditions. SPECIFICATIONS Exterior...
Stealth Mesh we hear you say?... Privacy is something we all value. So why is it that when we use a Mesh Bag we must sacrifice all privacy? That is no longer the case. The Akona Stealth Mesh Duffle provides all the benefits of Mesh, breathability and lightweight, but with a unique feature... you can't see inside of it! SPECIFICATIONS Exterior dimensions:...
Original Price: £55.00The Boat Mesh Duffle by Akona is the go-to travel bag. The Nylon Mesh allows water to drain with ease and quickly - which means no mess in the car ride home!Featuring dual #5 bronze zippers to eliminate corrosion and are unmatched in durability. For easy handling and transportation, multiple handles are conveniently placed on the...
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£ 80.00
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God is good. At last I have made peace with my sister – at least temporarily – as she offloaded to me some of the things on her mind which are clearly affecting her judgement in other areas. I am convinced this is due to your prayers as it came out of the blue this morning.
Also out of the blue came our sudden plunge into darkness. I was sitting on the loo at the time – Smudgelet turned the kitchen light on and… you've guessed it… blew a fuse. No problem, I had a spare one in my toolbox. Problem… it was a dud. No problem, we use a torch. Problem, the children have "relocated" the torch, in various different locations. No problem, I'm going to BnQ later and can buy some new ones. Good plan, put into action. This evening, by torchlight, I try to fit new fuses, only to discover that they are totally the wrong size. So here I sit by candlelight!
Darkness of another kind at the news that a dear friend's father is nearing his end. Her father and mine seem to have walked this journey side by side most of the way. My heart is aching for her, especially as it brings back all the strong strong memories of the last days with my mum.
As for my own father, here is my post from the prayer thread on the ship:
At the hospital today we heard news that was far from unexpected. Dad's cancer is growing very aggressively. They had reached the stage where they had decided to use a last-ditch treatment which until now had been judged more risky than beneficial but now judged worth the risk. However, the tablet has to be taken with aspirin and Dad is losing so much blood that they can't give him aspirin, which means the tablets cannot be given either.
In some ways this is good news – none of us want to see his suffering prolonged – but hearing it stated so blandly came as a bit of a shock. We're not sure of the implications timewise or healthwise – I need to talk to the Mac nurse – but your continued prayers are very much appreciated, especially for my Dad.
Small wonder I had a migraine tonight. But there was compensation of sorts in watching Tiddles do his first real canter on horseback. Despite being nicknamed Billy Elliot because he can't help pointing his toes, and despite trying to be a bit too big for his boots by letting go of the saddle and nearly going into orbit, he actually managed it remarkably well.
Now methinks I hear my bed beckoning… though it's very tempting simply to curl up on the sofa again with Charlie Cat in front of the fire… where I've spent most of this evening asleep. Shove up Charlie….


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--On Samstag, 21. Mai 2005 13:29 Uhr +0200 Garito <[EMAIL PROTECTED]> wrote:
A long standing bug in "KeywordIndex"...Hi Dieter! I can't understand the lack of concern you talk about unresolved bugs in Zope It seems Zope is not a serious tool. Imagine you want to buy a car but the seller says: in these model there are a bug on the brake system but I you put these extra no problem
This bug is indeed a very old bug: collector.zope.org/Zope/889 So it is up to *someone* to fix it - this means writing additional tests for the fix. If you volunteer to write additional test then I volunteer to fix the bug. So bugs become fixed as needed. Maybe there was no need to fix this bug so far :-) -aj
Description: PGP signature
_______________________________________________ Zope maillist - email@example.com http://mail.zope.org/mailman/listinfo/zope ** No cross posts or HTML encoding! ** (Related lists - http://mail.zope.org/mailman/listinfo/zope-announce http://mail.zope.org/mailman/listinfo/zope-dev )


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3 fr
Standard guitar tuning:EADGBENo capo
E♭When I am dE♭own and, oh mA♭y soul, so weE♭ary; B♭ When troubles E♭come and my heaA♭rt burdened be; B♭ Then, I amCm still and waA♭it here in the silenceE♭, Until you come A♭and sit awhiB♭le with me. E♭ You raise meCm up, so IA♭ can stand on mE♭ountains; B♭ You raise meCm up, to A♭walk on stormy sB♭eas; I am strCmong, whenA♭ I am on your sE♭houlders;Cm You raise meA♭ up: To moB♭re than I cE♭an be.
F B♭ F C Dm B♭ C Dm B♭ F Dm B♭ C FYou raise me uFp, so I B♭can stand on mFountainsC; You raiseDm me up, to B♭walk on stormy Cseas; I am strDmong, when B♭I am on your shoFulders; Dm You raise me up:B♭ To more tChan I can be. F You raise me uF♯p, so IB can stand on mF♯ountains; C♯ You raise me E♭mup, to waBlk on stormy F♯seas; C♯ I am strE♭mong, when I Bam on your shoF♯ulders; E♭m You raise Bme up: To C♯more than I caBn be. F♯ joe mills
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