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There was a much larger queue than usual when I filled up the car on the way to work this morning, thanks to people panic buying petrol in the face of impending fuel blockades, despite repeated calls by automotive organisations not to panic buy.
Whilst I'm not particularly keen on the high cost of petrol (it cost me £60 to fill up this morning - around £10 more than I was paying at the beginning of the year), I think that the way people are stampeding towards meltdown like we did five years ago is little short of pathetic in the face of the real hardship and human tragedy in Niger. I find it faintly disgusting that the news agencies should prioritise coverage of idiots unnecessarily topping five litres of unleaded into their cars over the genuine horror of the West withholding aid from Africa (or at best, not properly managing its distribution) that's allowing dozens of children to starve to death EVERY DAY.
No, the fuel crisis is *far* more important, because WHITE PEOPLE ARE BEING MILDLY INCONVENIENCED! Last night I watched a report from Niger featuring a young child dying from because his malnutrition had gotten so bad, his lungs had become infected and he couldn't breath anymore. The look of fear, pain and helpless misery in his eyes and face were heart-rending, and I'm not someone overly prone to sentimentality. And yet we stand by doing nothing, whilst we all rush out to fill up our tanks, wailing about how the world is ending because we won't be able to drive anywhere at the end of the week. Kind of puts things in perspective really - not being able to drive versus STARVING TO DEATH. The media needs to get its priorities sorted out, so then maybe we could too. The famine in Niger has been anticipated for months, but has it garnered the same number of column inches as the price of oil? Of course not - and that's the real tragedy: when the luxury of the rich few becomes more important than the basic standard of living for the many poor.
So next time you whinge about the price of petrol, just consider yourself lucky that you're actually in a position to be paying £1 a litre for it - because billions of people in this world aren't.


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Kitchen Reno Ideas | This post is provided for you to give you inspiration for a best picture Decors There are more inspiration and collections about Kitchen Reno Ideas in our your Desktop, Smartphone, Android, iPhone and Other Device collections on this post. Kitchen Reno Ideas that posted in Decors category.
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Catch CHRISTIAN BAUTISTA LIVE at the new SM City North EDSA SKYDOME today, November 6, at 6PM!
Buy Christian Bautista CD at the Sky Dome on November 6 (Friday) and get a special VIP pass, Christian Bautista poster, plus get the CD signed by Christian Bautista, or buy an SM Supermalls Greenbag for special arena seats!
Brought to you by Universal Records and SM City North EDSA Sky Dome.
About Universal Records
- Universal Records
- Quezon City, Philippines
- Universal Records is the NUMBER ONE independent record label in the Philippines. Bringing you quality music for the past 30 years, we are home to artists like: Jose Mari Chan, Gary Valenciano, Ogie Alcasid, Regine Velasquez, Lani Misalucha, Jed Madela, Christian Bautista, Jay R, Billy Crawford, Kris Aquino, Edu Manzano, Marian Rivera, Mark Herras, Nina, Ronnie Liang, Gail Blanco, Sam Concepcion. Our band roster includes: Parokya Ni Edgar, Kamikazee, Sponge Cola, Imago, Silent Sanctuary, Kenyo, Paraluman. We are equally committed to bring you exciting international releases covering various genres like pop, jazz, new age, classical, alternative, indie pop, rock, electronica, dance, r&b, and hip-hop. Name it, we definitely have it!
November 6, 2009
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Are Nasa Still Doing The Bed Rest Study Space.com is where humanity's journey to new and exciting worlds is transmitted back down to Earth. Where we vicariously explore the cosmos with astronauts, The Milky Way is the second-largest galaxy in the Local Group, with its stellar disk approximately 100,000 ly (30 kpc) in diameter, and, on average, approximately. But that still leaves more
Oval Dining Table With Bench Seating More than just a place to eat, the dining room is the central gathering place for family and friends. Make new memories with one of my dining room sets and save a chair for me (with a booster of course)! Title Biedermeier style Russian birch centre table or dining table Dimensions. Height 77 cm. Length
Amélie's signature décor—creatively upcycled furniture. is outlined by an ornate frame and populated with objects both eye-catching and useful—a glass shelf.
Short of changing out cabinet door and drawer. all of the furniture before locating a chandelier," she says. "People often forget the buffet will nudge the table off-center." At the end of the day, literally and figuratively, a bedroom should.
This article is brought to you by CORT Furniture Rental. We take the hassle out of. Even just cleaning out one little drawer next to your bed can be enough for a.
This entire bedroom is a gorgeous example of how vintage decor can add so much personality and artistic quality to the home. The distressed edges and the curves.
Best Crib Mattresses Colgate. recognized alongside other industry leaders in innovation," said Colgate Mattress President Alan Wolkin. "Colgate. recognized alongside other industry leaders in innovation," said Colgate Mattress President Alan Wolkin. "Colgate strives to provide new moms with the very best quality crib mattresses made in the USA through the highest level of. Colgate is known for
I get our son ready for bed while my husband picks up the food and then we eat. I buy a tray for the ottoman, a mirror, a frame, a mug for my husband, Valentine's.
Sofa Liga Jun 12, 2014. Football (Soccer) – WC World Cup 2014 Brazil / UCL Champions League 2013/ 2014 / EL Europa / EPL Premier / Primera BBVA La Liga / Serie A TIM / Bundesliga / Ligue 1 / Super Lig / MLS / UEFA Super Cup 2013; Basketball – NBA 2k13 2k14 / Euroleague Final
or end up caught between the mirror and the frame. Your best bet is to put this item away and mount a mirror on the wall or the back of a closet door instead. In the.


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Daddy dressed Kaden silly while Mommy was taking a shower and these are what I came out too! Haha.
Cucumber Lime Vodka Fizz
7 hours ago
Ok, seriously....could Kaden be ANY cuter? He is so cute and I cannot wait to see him again. You are doing such a great job! Miss you and Happy Gobble Day!
Jess and Brood
Kaden looks like he is sporting a happy version of the "hood" look. You go Homey!ReplyDelete


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Quote of the day:
"Blair's great skill was personal charisma - what used to be called bullshit. Merde de beouf. Whereas with Brown, there's been nothing of that whatsoever. He's got a very good brain - better than Blair's - and a very good sense of direction, which I think Blair didn't really have. Blair, in the end, was rather like Wilson: bullshit and nothing else, whereas Brown has a very solid understanding of what he's up to." [Denis Healey interviewed in last Saturday's Guardian.]
Hat tip to Neil at the Drink Sots.


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Fashion King Ep 1 Synopsis
Synopsis Summary for Episode 1 of Fashion King, Synopsis overview for The Fashion King Ep 1.
Young Gul watched the modern product launch event of your famous company, he immediately drew the design of clothing for the growing season, and rushed to manufacturing urgently to release the item to market for revenue.
Ga Young is accepted for admission by a famous overseas design classes, but the president will be unwilling to let the girl studies abroad.
The daughter of president organizes a party within the store, accidentally causes this fire. Ga Young who stays in the store is thus negatively affected. The penniless Ga Young is ousted through the president.
Ga Young relates to the shop of Young Gul determined by a recruitment ads. Ga Young doesn't agree with the habits of Young Gul whom copies that branded layout, and they part in bad terms.
Young Gal sees the entire name of Ga younger by chance, and he remembers bygones that happened long previously.
Fashion King Episode 1 Preview Video
Download Fashion King Ep 1 Synopsis Korean Drama New Last Release With HD Xvid High Quality HQ with srt English Subtitles Fashion King Ep 1 Synopsis.


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Tour 017: The Glacier Lagoon Minibus day tour, passengers 19 pax max: 19.900ISK. per person.
This tour takes you to the small village of Vík and then we wil continue through the incredible scenery off lava fields, black sandy deserts on the way to the breathtaking Glacier Lagoon Jokulsarlon where you have the option to take a boat ride between the floating icebergs. You will also walk on the black diamond sand beach, between the icebergs, that often get stranded and can be a spectacular sight ( this cannot be guaranteed, it depends on the tide, wind, etc.)
After we will see the smal turf church at Hof (Hofskirkja) and then continue to Skaftafell National Park and make a stop at the glacier tongue Svinafellsjokull. As we make our way back to Reykjavik we will visit the scenic Fjadrargljufur canyon (may not be accessible in winter). We will stop at the beautiful waterfall – Seljalandsfoss. And if time allows we will make extra stops on the way.
The Glacier Lagoon tour is something you will never forget!
We do reserve the right to alter the tour as needed if road or weather conditions are unfavorable.
Daylight hours from November to February are shorter so much of the driving to and from the Glacier Lagoon will be in darkness, but the main sight (the glacier lagoon) will be during daylight hours.
Optional activities: Zodiac boat ride: 9 700 ISK/person for 6 200 ISK for youth.( children aren't allowed)
Highlights: Vik village, Fjadrargljufur canyon, Svinafellsjökull glacier tongue, Black diamond beach, Jokulsarlon glacier lagoon, Boat ride (May - September)
Season: Year-Round
Duration: Around 14 hours
Available: Tuesday & Friday
Pick Up Between: 7:30 – 8:00 AM
Not included: Lunch and refreshments
Included: Professional and local guide
Children: 6 – 14 years: 50 % - 0 – 5 years: Free of charge


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Assembly and Executive Review Committee Meeting - 24 March 2015
The Assembly and Executive Review Committee met on Tuesday 24 March, 2015 at 10:00am in Room 21, Parliament Buildings.
The Committee moved into closed session at 10.05am to consider its Report on Parts III and IV of the Northern Ireland Act 1998.
View the Minutes of Proceedings.
Listen to the meeting (Subscribe on SoundCloud):
Please note that the majority of the meeting took place in closed session.


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I am a 28 year old male currently serving in the military going back home to visit my family..so there is an option for a return trip if it happens to line up and you are interested. I am a non smoker and not very particular with music, but I don't like anything with screaming. A few of my hobbies are skydiving, rock climbing, gym, gaming, cars, and motorcycles. I am looking to do this trip relatively cost efficient so I plan on driving through the USA so you will need a valid passport. I have done this trip 6 years in a row always through the same route so I know it pretty well. This car is basically a 2 seat sports car with unusable back seats, so I am only looking for one respectful passenger. Now some people may wonder why I choose to drive and why they would drive rather than take a plane or train. I personally do it because i'm very busy seeing my friends and family who I don't see more than once a year so I like to have the option to drive there as well as I really enjoy road trips. For you the reasons could be you want an experience, or maybe a slightly cheaper way to view sites and get home to your family and friends, and maybe you just want to do it for the experience. The trip will cost about 140 USD so if you are interested please text me at *******439.
Hello! I am a forestry student from UBC. I am a native of Western Himalayas and I am a happy, calm and friendly person who adores trees. Being a forestry student I have traveled and lived in many countries for my researches as Finland, Sweden, Germany, Austria, Romania, Estonia, Latvia,...
Driving from Vancouver to Halifax in August. SUV with 2 people including myself. Room for 3 more. Trip is $250/head. Must figure out own accommodation or can plan something together for cost efficiency. Looking for respectful, fun passengers. Non smoker here. No pets. No 420.
Driving from Vancouver to Edmonton. Looking for someone to split gas. Cheers :)
Hello! I'm looking for a lift back to Seattle from Vancouver. I live in Manchester in the UK and will be visiting my cousin who lives in Seattle. Let me know if you're able to offer a lift :) Madeleine
my date of getting a ride is flexible, please contact me if you are traveling to vernon or salman arm!
Pre-book your bed in Toronto now and enjoy a coffee, hot shower and good sleep after your road trip:Compare more Deals!


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Thursday, 14 February 2008
Download player for talks
I've recently put some talks onto the RESOURCES page, unfortunately they require "Realplayer" in order to be run. If you don't have this loaded on your PC, don't worry there is now a link, Download Realplayer , under the STUDY TOOLS column.
at 18:45
Labels: new feature, noble truths, study
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Colorado Airport Transportation, provides Denver airport transportation to all downtown hotels located in Colorado area. We will pick you and your guest up from the Denver airport, hotel, office, or home. Colorado Airport Transportation friendly dedicated staff can help you fulfill your Denver airport transportation needs of your group or single passenger in our Private Shuttle SUV service or Executive Sedan service. .
Colorado Airport Transportation are experts in airport transportation to Colorado Convention Center facilities and any Downtown hotel in Denver. Let us help you plan and execute your next event!
For your next event, conference,convention, conference or to book a reservation for your next vacation, please contact Colorado Airport Transportation at 720-535-6030 or E-mail email@example.com #denverairport #coloradoairport
Denver Downtown Hotels that Colorado Airport Transportation services
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Grand Hyatt Downtown Hotels Denver


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Send2 1.20.0456
Send2 Details
4Team CorporationDeveloper :
1.20.0456Version :
Windows 98/ME/2000/XP Platform :
5.6 MbFile Size :
Free to try; $24.95 to buy License :
May 01, 2006 Date Added :
Send2 screenshotScreenshot :
Rating :
Keywords : bulk, email, e-mail, outlook, contacts, list management, distribution list, microsoft outlook, group, reply
Send2 ReviewCreate distribution list and send bulk e-mail to recipients by pulling out them from selected Microsoft Outlook folders, e-mails, contacts, meetings, or tasks in one click. Plug-in integrated in Microsoft Outlook actions menu, shortcut menu, into toolbar, and right-click item menu. Add recipients to Distribution list that already exists. Add recipients to new e-mail "To", "CC", or "BCC" field in one click. Time-saving tool for routine tasks.
Changes in version 1.20.0456:
Problems with Disribution list creation corrected. Some minor bugs fixed.
Write your review
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Wednesday, February 8, 2012
I LOVE Michael's
Party Tip of the Day... Michael's is the BEST!!!! Michael's has excellent party stuff! Check out the dollar isles. All items are priced $1.00 to $3 or $4. They have on stock for kids... Robots, Owls, Monkeys, 50's Diner, Disney Princess, African Safari and more. --Items to use as decorations, favors, games, treat bags, etc. Also big right now for adult parties... Victorian, Ocean, Bird House & Cages, Black & White, Red Roosters and more. LOVE Michael's Craft stores!
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Irene Rosenfeld's 5 Rules on Organizational Transformation: One of the best advantages of studying at Rotman is having access to the incredible wealth of networking and learning opportunities through their speaker series. I recently attended a Women and Leadership Speaker Series @ Rotman event to hear Irene Rosenfeld, CEO of Kraft Canada, speak about leading an organization through transformation. As a female myself, it was inspiring to hear of the challenges she faced in turning Kraft around and the lessons she learned from the process.
For your benefit, here are her 5 Rules on Guiding an Organization through Transformation:
1. Get the right people on the bus
2. Give people a roadmap
3. Engage people's hearts & minds – people vote with their hearts, not with their heads. They need a vision that will define, refine & inspire.
4. Move quickly – move faster than you think possible. Get quick wins.
5. Communicate frequently, consistently & honestly.
I feel honoured and lucky that I have the opportunity to listen to excellent leaders like Irene. Looking forward to attending many more while I'm a student here and well beyond. You can check out upcoming speakers and events on the Rotman website: http://www.rotman.utoronto.ca/events/index.htm.


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The average value for the Canadian dollar on Thursday was 79.39 cents US, down 0.08 of a cent from Wednesday.
The U.S. dollar was at C$1.2596, up 0.12 of a cent.
Pound sterling was at C$1.7911, up 0.56 of a cent, and US$1.4220, up 0.31 of a cent.
The Euro was at C$1.5520, down 0.53 of a cent.
Quotations provided by the Bank of Canada.


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A household staple. What goes together better than cinnamon and sugar? Not much!
We keep ours in a resealable container so it is at hand for sprinkling over oatmeal, buttered toast, cream of wheat or whatever you want.
1/4 cup of granulated sugar
3 or 4 tsps of cinnamon.
You can make even more in bulk! It's fast, simple and jazzs up boring breakfast without taking up any more time.


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Friday, May 28, 2010
need advice...
5 comments:
Take them away. Just do it. We started the sippy cup at 10 months and by 1 he was off the bottle. We stopped the pacifier cold turkey when he was 15 months and we haven't looked back. He was upset 1 night for 45 minutes and that was it! If she is thirsty...she will use a cup.ReplyDelete
Try not to stress over it, Jessie. We had just brought LG home from the hospital when Jake turned 1 and I was not about to fight the sippy cup/bottle battle. My pediatrician said to work on it over the next 3 months and we did. By 15 months he was onto the cup. As mamas we want our children to follow the "guidelines" but I can assure you that Jake was not harmed by 3 more months of the bottle. Shoot, we didn't do away with the night time bottle until he was 2. And he is FINE!! Just keep trying and substitute a sippy cup once a day and gradually increase from there. If she doesn't want it, keep trying. It'll come to her eventually. Neither of mine were easy to ween off the bottle.ReplyDelete
I agree! I wouldn't stress over it! Just gradually change over to sippy cups. Trigger has been easy with those changes. THE PACI: That's a whole different story. Our dr. wanted us off at 15-18 months. Trigger is 22 months today and he HAS to have it to sleep. With a new baby coming this week, we will NOT be taking it away anytime soon!!!! Oh well...i guess he will survive! :)ReplyDelete
Jessie ~ What worked for us was the Born Free sippy cups. They are similar to a bottle but without a nipple.ReplyDelete
Z LOVES his milk, and we didn't want to do anything drastic so this was the perfect solution for us. I bought ours at Babies and Toys R Us. Good luck!
I am by no means an expert, but understand your frustration as Preston was the only child in the Trinity MDO 1 year old class on a bottle for months...he still took a lunch bottle up until January or so.ReplyDelete
But, if you are ready to quit it, we did cold turkey and it worked just fine. With that being said, you don't need to rush. As long as they are off the bottle by two that is fine..and you've got some time :) Good luck!


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Here's our set up as we strolled through the airport!
Haylie met lots of family, including her cousin, Charlotte, who is only 3 months older than she is. Charlotte was ready to play with Haylie but Haylie wasn't very fun. ;)
Here is Haylie "playing" with her other cousin, Shelby, who is just 5 months older than her. She wasn't a very fun playmate for Shelby just yet either.
Hanging out with her Uncle Taylor!
We blessed Haylie on Sunday evening with our family and friends gathered around. She looked so beautiful in her white blessing dress. The blessing was so wonderful. We were able to feel of the great amount of love that our Father in Heaven has for Haylie.
We are so grateful for the many worthy priesthood holders in our families that were able to stand in the circle as Haylie was blessed.
Here is my family, minus my brother-in-law, Tom. Missed you, Tom!
Haylie's Nana and Papa!
My friend, Laurel, and her husband came! Thanks for being there! :)
It was such a wonderful day and we're so grateful that we could have our families be a part of this special day. We love you all!
Cute sunday outfit!


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Education is one of the most important thing life. To live a bright future or a better life, you need to be educated. Education forms intelligence, character, and many other things. Education makes someone a good planner and thinker, because he/she knows what is good for him/her, what can help to achieve his/her goal.
There are people who say money is the most important thing in life, because you can get anything with it. But how to get that money? The answer is, of course, education. Like, the higher degree someone has, the higher salary he/she gets. Education is the reason behind every theory, every knowledge, and every other things that keeps us from living. We get education from everywhere, everytime, every expected and unexpected source.
An ideal education is an education that educates every part of people : body, mind/brain, and spirit/soul. So a people will have a balanced life with balanced education. Using both side of brain, so the use of brain will be optimed. Left brain(logical) is needed for hard skills and the person needs to have a good IQ score, meanwhile right brain(emotional) is needed for soft skills and the person needs to have a good EQ.
Hard skills are mostly things that we can learn from school such as physics, math, biology, chemistry, etc. Soft skills is learned with experience such as habits, communication, management, confidence, etc. Soft skills is more important but harder to achieve. Hard skills and soft skills are a unity, where soft skills support hard skills.
Also, an ideal education gives many options of subject early. This options is to help students to focus more into what they like or their dominant skills, and planning and making their future earlier. This is a good idea, to divide students with their likings and mix them outside classes(like at dormitory, you put student from law and science together). Ideal education use many methods to teach the students too, because each student has different methods to learn.For example, if a fish learned to clim a tree for its whole life, it will believe its stupidity.
We get education from our environment too, for example our home, our friends, etc. So to get a good education, we need to have a good environment. Environment education are mostly from our parents, whom we have been learn from since child, so parents play a big part at their childrens education too.
I think this is a big problem and it can't be solved easily and fastly. I'm pretty sure there is no ideal education system yet, and it will takes many years to build and many hardworks. And I'm writing this essay just to let you know about my opinions and even though it's simple and a kind of mainstream idea, I think we can try it to know if it really helps our education system.


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I like coffee. There are times when you can not sleep too much to drink. 🙂
Even at such time, if you listen in the repeat playback,
these songs, there are comfortable splendor that has fallen asleep before I knew it!?
…Even when such.Will feel spacious but none speed song heartwarming. :)
His 70's album is a masterpiece.
He is working as a guitarist in Eric Clapton's band in recent years.
Andy Fairweather Low – Dancing In the Dark (1974)


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Safety retractable handles GN 798.7 are suitable for applications such as cranked handles and handwheels if the handle may not be locked in the operating position.
In order to bring the handle into the operating position it has to be turned first through 90° to a stop against a torsion spring and then it is pushed against spring pressure into its hold position.
By maintaining the forward thrust on the handle, the handwheel can easily be rotated.
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My next few posts will be very short posts about people of African ancestry in Tudor England. For example, Henry VIII had a man on the payroll - 100 pounds a year, which wasn't chicken-scratch - named "Peter Negro," said to be a Blackamoor. I wonder what his job was? His pay was too high to be a musician or cook or the other sorts of jobs Africans in England did (I like to imagine he was a spy). Francis Drake had a close African friend who shared in his adventures - the two were fiercely loyal to one another.
This is not to say the folk of Tudor England were especially enlightened. While I am a fan of H.P. Lovecraft, who was obviously at least mildly racist, I've never been able to stomach the idea that we should forgive racism in historical figures because, somehow, they didn't know any better. Thing is, they did. There have always been voices throughout history crying the gospel of the equality of all humanity, in Lovecraft's time (Rex Stout) in Elizabeth's (Drake, and surprisingly, a large number of Jesuits) and even in the American 1800s there were strong voices calling for equality.
Not so Queen Elizabeth I. Despite the reasonably astounding fact that there were more black people in the court of Queen Elizabeth I than there are in the court of Queen Elizabeth II, my favorite monarch had this to say about black people, much to my chagrin and disappointment.
A proclamation of the Lord Mayor of London, issued in July 1596:
"Her majesty, understanding that several Blackamoors have lately been brought into this realm, of which kind of people there are already too many here; Her Majesty's pleasure, therefore, is for those kind of people to be expelled from the land."
Well, I never said my favorite monarch couldn't be a bitch when she felt like it.


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Pillars in the Night
What do you do when you're on a trip with a huge group of people and all of a sudden you get a case of unsocialitis? You take a hike! This is exactly what happened to me right here. Realistically my hike was only like 200 feet, more of a mosey, but it still did the trick.
This was my first time visiting Moab. I was with my singles ward and I had a blast, but I'm a single child (a.k.a. spoiled!!!!!!) and at some point in every ward trip I need some alone time. So on this night I grabbed my camera and walked away from it all, a man apart from the world, conquering the unknown darkness before me in epic style (yeah right...) So there I was, wandering along, staring at the stars in a cloudless sky, loving the moment, and snapping some photos. I'd only had my camera for two months at this point and I was still trying to get all the cool features figured out. I hadn't done any experimentation with night photography so I was messing around with anything I could find.
When I ended up taking this picture it looked ridiculous on the camera, but I'd made a promise with myself to never delete a photo that had any possibility till I could see it on my computer, so I saved it. Once I got home and took a second look, I saw something I liked in it. The poles seem to rise up out of nothing, and there is a pattern that I enjoy.
I now realize that the night makes any regular object completely different. Honestly, I'm scared of the dark, not city dark, but the wild moonless dark. Everything transforms and the world becomes a menacing place, even the sounds of the night make you feel unwelcome. But those willing to brave the darkness always come back with great stories, This isn't one of them, but it started my pursuit of those stories, and now I have whole journals about the subject, and I know I have more to come, BRING IT!


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From the moment it was announced that Michael Bublé was going to be releasing a Christmas album, I was so excited. I really liked his previous Christmas EP, "Let It Snow!" and I knew I would love his first full-length Christmas album even better. Michael has that buttery, velvety voice that reminds you of the all-time Christmas classics by Frank Sinatra and Bing Crosby. Michael's influence of jazz and big band music makes this collection timeless and fun. Something to sit down and listen to as well as play in the background while you're baking cookies or putting up the tree.
"It's Beginning to Look A Lot Like Christmas" starts off the album rightfully so. From the moment Michael sings the first note, you know this song as well as the rest of the album is going to be incredible. A intro to the rest of the album.
The next song is "Santa Claus Is Coming To Town," and while sometimes I feel cheesy and juvenile listening to this song, Michael uses jazz elements and ad-libs in order to make this song relevant to adults as well as kids.
Michael's take on "Jingle Bells" is interesting. It features the Puppini Sisters because he wanted to make a song similar to that of the Andrews Sisters from the 40's. The song is a great big bandy/boogie-woogie/swing song. It's fun and current and simply incredible.
The album features several different artists from across many different genres. The next artist he featured on his album was country star Shania Twain on his take of "White Christmas." If the opening notes ("Do do do, do do…") sound familiar, they're from the "White Christmas" featured in the Christmas movie classic, "Home Alone." Michael's and Shania's voice blend so well together on the song. On Michael's UK Christmas special last year he sang this song with R&B star, Kelly Rowland, and did a splendid job with that as well. This is actually Michael's second recording of this song. He first covered it on his "Let It Snow!" EP, however that was a solo performance at the beginning of his career.
Michael tackles Mariah Carey's huge classic, "All I Want For Christmas Is You." While he slows down the tempo and drastically changes the arrangement, I absolutely LOVE this song. Possibly one of my favorites from the album. When I first heard that he was going to cover it, I shrugged it off and said that every does it. Justin Bieber was doing the same thing for his Christmas album last year. But once I heard the song, I definitely think this is one of the most underrated songs Michael has ever done. Incredible.
"Holly Jolly Christmas" is the next song on the set, and while it's not especially memorable, it certainly is a delightful listen. Like I said, something to play in the background while you're doing your Christmas activities for the year.
Oddly enough, the next song is "Santa Baby." It definitely is an odd pick for a guy to sing, however Michael changes the lyrics a bit to make it fit from a guy's perspective. The song is fun and creative, and I really enjoyed it. It's moments like this that Michael is able to take a Christmas song and make it his own while still keep that timeless, classic feel that I think Michael has crafted the best Christmas album of the decade.
"Have Yourself A Merry Little Christmas" is one of my favorite Christmas songs ever, and Michael makes the song beautiful. Again, not the most memorable song, but still very sweet and worth a listen.
The next song, however, is very memorable. "Christmas (Baby Please Come Home)" is simply amazing. Michael shows off his impressive range. The song is peppy and right on. It's a great song to bop around to in your house during the holidays. So catchy and fun. I love it.
"Silent Night" is beautiful and sweet and soft. With songs like these, it's perfect to play at night as you fall asleep. So peaceful and festive.
The sound of "Blue Christmas" returns to the jazz portion of the disc. While Michael doesn't sound particularly sad on the track, it's still a great listen. I love how he incorporates so many natural and real instruments into the songs to make the album sound classic.
"Cold December Night" is Bublé's only original song on the album, and it's a nice song. Not an instant Christmas classic like some people's original Christmas songs, but I don't think that's what he was going for on this song. Regardless, the song is still a great addition to the album.
Michael rerecorded "I'll Be Home For Christmas" for this album. The song is great. It starts off with just Michael's voice and slowly builds throughout the song. Again a great listen for the holidays, especially listening to when going to sleep. I know I did that a lot last year around Christmas. 😉
Michael does a great job at singing "Ave Maria." I know it's a Christmas classic, but this song has always bored me. Michael's version doesn't completely bore me, so job well done. For those who love this song, you'll love Michael's version. He stays very true to the original without trying to spice it up too much. Too many people ruin Christmas songs that way.
It's really no surprise Michael decided to cover "Feliz Navidad" on this album, considering how he married an actress from Argentina last year. He says he's been learning Spanish as much as she's been learning English in order for them to communicate. Michael sings the song with Thalía, and it sounds flawless. I think the great thing about this song is that despite it being in Spanish for most of the song, it's still catchy and a Christmas classic. Seriously incredible. Take a listen.
Michael covers the classic, "Winter Wonderland." Again, his buttery voice makes this song incredible. He doesn't try any tricks with the song. He sings it straight. Amazingly done.
The Puppini Sisters return to assist Michael with "Frosty the Snowman." No tricks except for the feature of the Puppini Sisters, whom I love! I love 40's-style influenced in music every once in a while. There's also a jazz vibe that makes the song even more fun.
The final song on the album is "Silver Bells," which features friends of Michael's, Naturally 7. Nearly completely a cappella, the song is a sweet way to take out the album.
The album is simply amazing. If you haven't listened to the album yet, get out and buy it. I think it may even be better than Mariah Carey's first Christmas album, "Merry Christmas," that's how good it is. Michael simply outdid himself on this one. Such a classic right here.


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Monday, January 08, 2007
***The portion of Central Ave served by the Edgemont school district includes 909 apartments in various multifamily dwellings, representing 32% of total residential component of the school district, and a 60% increase in the number of residential units from the time the plan was developed.
***In the last 15 years the district's enrollment has increased from 1,355 to 1,923 - an increase in 42%. The increase in school population has required the need for additional educational facilities not contemplated when the plan was first developed and the zoning enacted.
***The increase in school district enrollment has exceeded even the districts demographic reports prepared in preparation for its capital project to expand the facilities. For example, elementary enrollment - expected tor each a high of 928 in 2003, now stands at 1,005. Class sizes have been growing at all grades, overcrowding is becoming an issue.
***THe Edgemont school district undertook a capital improvement program which expanded facilities at all 3 schools. Upon completion, these facilities were immediately at full capacity.
The town is currently revisiting its zoning code. A moratorium on development in the Central AVe mixed use impact district will enable the town to fully study the matter and make recommendations re: zoning changes.
The Town Board will meet this Wednesday evening. It's my hope that a hearing on the proposed moratorium can be scheduled quickly--hopefully at our next meeting in 2 weeks.
22 comments:
- Anonymous said...
The moratorium should exclude any project that may serve a town wide purpose such as WESTHELP housing or having another Andy Spano Sex Offender housing unit moved to that area of Edgenot.
- Anonymous said...
Or until it is moved to the Waterwheel, town-owned property in Ardsly
- hal samis said...
There is one thing about dealing with numbers, two people can look at them and conclude the opposite.
The first thing I see is that the gain is taken over a 15 year period which is a long time. The way I look at what is presented as a 42% increase over the period is that it is just an average of 2.8% per year. And the 569 student increase is just 38 kids a year.
What all this suggests is that Edgemont has been remiss in their acceptance of reasonable growth rates and that private property owners should not suffer to make up for the poor planning of the Edgemont School District.
But let me be more diplomatic and explain my "ignorance".
My son grew up in NYC and went to private school so I do not pretend to be familiar with suburban population trends, suburban school boards, school districts and the like.
I can only respond to those numbers that Mr. Feiner has posted. What would be a more presentation of Edgemont's case is to compare their growth with, say, Central 7's for me to be convinced that there was nothing; that there is nothing that the Edgemont School District could do have done to anticipate their own problems short of asking the owners of private property to solve their problem.
Otherwise I would view it as rather naive not to expect population growth in a location 20 miles north of Manhattan while also 10 to 15 miles from the offices of White Plains and southern Connecticut. In other words, Greenburgh is ideally situated in an area which is and was from the first destined for infill. I would think that those administering school districts would have better planned for future development instead of seeking to make innocent parties pay for their lack of vision.
A few years ago there was a movement afoot to replace the office of Town Supervisor with a professional Town Manager. Anyone who advocates this, as many Edgemont leaders have and do, should not stop with this only this office but instead follow the thought to its logical conclusion: why have volunteers serving on various Boards, hire professional managers for School, Library Boards, etc. The faults of their volunteer labors lies not just in the stars but in their inability to see what lies ahead.
The problem is not with normal growth rates (there eventually is a point of zero growth when the developable land is exhausted) but with poor planning or a desire not to invest what is needed to properly execute an orderly expansion of the needed bricks and mortar.
One Dromore is such an example of an opportunity being missed. If it were purchased by the School District, then the fields could move north and freeing up the southern tip for building expansion. Instead Edgemont leaders are trying to get the GNC and/or the County to think they need open space and this lot is the answer. That way, Edgemonters can save themselves a few bucks by having others (non Edgemont taxpayers) become partners in the cost of preventing new residential units.
If this moratorium is for the specific benefit of the Edgemont School District, which the explanations appear to support, then I am troubled by any action of a municipal government which causes injury to its residents/citizens (this moratorium is not intended to aid Central Avenue owners by restricting their enjoyment) for the benefit of an entity which is independent of the Town while operating under and protected by NYS Education laws. Since the School District will be first in line to proclaim its independence from interference by the Town, it should also recognize that this also includes the downside when crying "wolf". Let the Edgemont School District go running to NYS instead.
- Anonymous said...
Samis either doesn't get it or he gets it, and is hoping Weingarten will sign him up as a paralegal.
The purpose of the moratorium is to determine whether a zoning change for the Central Avenue district is warranted.
The moratorium would only apply to residential development and, because the only residential development permitted along Central Avenue, is for multi-family use, it would apply only to the construction of rental apartments, co-ops, and condos.
Commercial development (consturction of offices and retail space) would be unaffected.
Impact on a school district is a well recognized consideration that may lawfully be taken into account in determining whether a zoning change is warranted. Here, that is one consideration, but not the only one.
The Dromore Road property is a separate issue.
Edgemont civic leaders say they oppose the building of condos on the Dromore Road site. However, it does not follow that Edgemont alone should purchase the property.
The Nature Center also opposes such development. The Nature Center has more than 1200 members, and more than 50% of them come from Greenburgh's villages. It is therefore not true that only Edgemont has an interest in keeping this property from being developed.
Because the Nature Center favors protecting the property, the town as a whole has an interest in preserving it as open space, as does the county.
No one should feel sorry for the property owner at this point. Given all the publicity that has unfortunately been generated, if the property can be acquired, the developer may well command a premium, even if a zoning change is enacted.
- hal samis said...
Dear 5:03,
Does Mark need a paralegal? Would you be my anonymous reference?
The property owners I am concerned about are those on Central Avenue, but even the Dromore owner is entitled to fair play.
Just suppose one of the owners wanted to sell or (god forbid) convert his building (or tear it down and build) and develop residential condominiums.
"Not on my watch says the Edgemont leader. We'll get a moratorium so you can't build or convert as of right. By the time the moratorium is lifted we'll have new zoning laws in place which will prevent you from this.
And while this is going on, for the privilege of socking it to you, we want you to continue paying the real estate and school taxes."
'But I could have made a killing doing that and now I've only got my retail strip center or office building which not only can't be sold for the same dollars as the condo sell-out but, because no one else can develop residential, all the remaining sites will yield is more strip retail or office which will compete for tenants with my property. Furthermore, without any new residential tenants coming to the area, the market for retail has effectively been capped at the present population so my store tenants are going to have a hard time expanding their business and paying rent increases, and my taxes and heating bills go up too.'
"Tough noogie says the Edgemont leader. But at least our school taxes won't go up because we have to accommodate more of those darn lower income Central Avenue apartment rats. It's not as though you can compare Central Avenue to old Edgemont and beside we came here just after the Mayflower. All these nouveau reachers really want is the Scarsdale post office and the schools WE created. It's not like they belong here. It's good training for our kids to see that we are protecting our way of life and property values by not letting in anymore riffraff. And, we don't allow any new money either to have their way either; people who want to build larger homes than we have. We were here first and we just want people who think the same way, have the same values and no school age children. Is that asking too much for our vote?"
Meanwhile bloggers continue to dance around the reality that a zoning change can occur without a moratorium.
It looks that Edgemont has finally brought the GNC up to speed. Now they "understand" that they need to
protect the property (without the script in front of me I can't read the lines) but I imagine it says something like we need to preserve the open space which is open like an unmowed lawn is open if the lawn were between an apartment complex and a monastery and across from our brick-walled property which fronts on our dead end road not wide enough for parking. Of course if you've got an open mind it may look like open space but the logical buyer. the Edgemont School District doesn't have an open checkbook so they're going to try to sell take this sick puppy off their hands and pass the cost onto the Town as payback for Taxter Ridge.
Hey, what about moving the Nature Center to Taxter Ridge, same modus operendi, same township so they won't even have to change the name. Then with the old location unoccupied, Edgemont can call the parcel open space, just cut a few of those pesky trees and flora down.
And Dromore Road has lots in with Taxter Ridge; it is intended as a buffer for the school district, is not going to visited by anyone and it has no parking unless you use the "open space" to park cars.
And thinking of the new Dromore owner, what a steal he got if the property is down-zoned to bar multi-family. A new one family home with a next door monastery as a neighbor on one side and an cookie cutter apartment complex on the other, across from the GNC with 1200 members, 50% from all over Greenburgh and all of them arriving by car while directly to the rear lot line are the playing fields of the High School; now there's a sylvan view where the play of kids engaged in sports is assuredly a relaxing, low volume activity. And let's say the construction cost of such a McMansion only comes to $500,000 (plus the $1.4 million for the land) and the current discouraged owner just wants to get out at cost, who would rush to buy this fabulous home, 100 feet from bustling Central Avenue with no other single family homes anywhere nearby. Can you not do better elsewhere in Edgemont for $1.9 million? I think so. This property was bought for multi-family development per code, not for what would be acceptable to Edgemont leaders.
- Anonymous said...
If Greenburgh were governed by the law of Samis, instead of the law of New York, no municipality would ever be permitted to impose a moratorium on development while considering a zoning change, no matter how good a reason it may have.
But alas, we're governed here by the law of New York, and by New York standards the Edgemont proposal is quite reasonable.
The proposed moratorium is not on all development in unincorporated Greenburgh, which the law would allow. To the contrary, it is limited only to development of multifamily dwellings, and only multifamily dwellings in the Central Avenue district.
Samis (and Ayn Rand) might not approve, but these kinds of limited moratoria are common in New York, they are often imposed in response to new or recently understood problems, and are considered a hallmark of smart planning.
Samis may fashion himself a real estate expert. Therefore he knows, or should know, that real estate developers, like the developer who purchased the property on Dromore Road, always buy with this risk in mind, they know they'll have to pay property taxes regardless and, for these reasons, they'll always discount their purchase price accordingly.
Welcome to the real world.
- hal samis said...
Dear anonymous,
Just get kicked off Real World by MTV?
Let's suppose you are writing about the real world here in Greenburgh, not traveling in some parallal dimension.
In the real world, as inhabited by Samis, people who misdirect, even by the powers of anonymous, are called liars. A lie of omission is still a lie.
Thus you tell us that moratoriums are permitted under NYS law. And you dance around a discussion of what criteria they must meet to qualify under these laws.
Ergo the impression you leave is that if moratoriums exist in law they must exist in Greenburgh or anywhere. What you don't bother to tell us is that when proposed moratoriums do meet specific and demonstrable criteria, they MAY occur OR they MAY NOT. A moratorium is an optional happening. Hint: the Town has to vote upon having a moratorium, not just meet the NYS standards for one. What is equally true is the fact that there are no NYS laws that compel unleashing a moratorium as a condition to merely changing zoning laws.
Thus in Samis' world located nearby in the land of New York State, it is possible to change local zoning laws without an accompanying moratorium.
Again, the attempt of the blogger is to turn away from the effects of a moratorium on Central Avenue property owners where the stakes are bigger and the pain greater and focus instead on this one, tiny property. Clearly the blogger lacks the memory gene and can only focus on the last paragraph of my entry but, he could always scroll up just to check his comments against the full menu of the original material. The kitchen was not closed at 9:19.
However, be that as it may, let's discuss my dismissed real estate knowledge and this section shall be specific to the Dromore parcel.
The safety net against freefall, the hard landing for the Developer is to encourage a frenzy among the only other parties who would spend these kind of dollars if the zoning laws changed adversely. What I thought I made clear was that the property's location does not make it desirable, with profit in mind, to build an expensive single family home upon. It was purchased above market (again, the location sucks for a $2 million home, there are far better places to live with that buying power) with the intention to build multi-family. What kept the sale under the radar was the high, pre-emptive price which succeeded in getting an accepted offer.
And who would be the only buyers of such a distressed property if the worst case scenario occurs? Why the Town, the Nature Center or the Edgemont School District. The trick is to get them committed to purchase early on. Get those leaders publicly committed to say this is something we must have for our "open space" needs, for the future of our Nature Center etc. and they will paint themselves in the corner if the real threat (multi-family development), not the cover story for taxpayers, evaporates through down-zoning. How can the Supervisor, Edgemont leaders, the Nature Center, The CAC, even Abinanti tell the Public that they were wrong, they no longer need this open space, that the Nature Center no longer needs to preserve this land, that the School no longer needs this access to the Nature Center, etc.
All these stories that have already been spun will either require these parties to admit to a hoax or more conveniently to pay the "two dollars" to avoid any embarrassment.
That is the insurance policy for the Dromore Developer. He needed it to become a hot issue. If he gets his approvals he wins, if not he's got the aforementioned parties (perhaps sincere, likely naive, perhaps never at the site) on record reciting how necessary this pimple is to their community. How have Feiner and Abinanti been treated on this blog already? With skepticism that they really didn't intend to pursue a purchase -- at the time they were really stroked to please voters in a part of town where they had few friends.
In my opinion, the little voice in the ear that suggested the Town buy the property was the Developer's attorney. This is 100% conjecture but think about it.
One way to get out of a bad deal is to find a bigger fish. So, in Samis' world, meeting with Edgemont leaders was not the point of the exercise; they were already hooked, standing ten deep to ensure that the property would end up in safe hands. The more people you talk to, the more you have to fool so it is safer to limit the participants.
This then is the anatomy of how a win-win deal gets done in Samis' world.
- Anonymous said...
Hey, I'm liking this Samis' world place!
- Anonymous said...
Samis is chasing his "tale."
Here's what really happened:
The developer, which is based in NYC, had purchased the Dromore property eight months ago as part of an inventory it holds of potentially developable parcels in Westchester. It had no particular plans for this particular parcel until mid-December.
That's when it got the word that Feiner was issuing press releases about the town's need to purchase it.
Only after the press releases were issued did the developer realize the potential bonanza it had on its hands. And that's when it called in its financial advisors.
Edgemont civic leaders heard about this and asked Feiner to stop with the press releases, but to no avail. Like the sorcerer's apprentice, he kept churning out more of them.
In the ensuing frenzy, the developer made the decision to hire the one politically-connected attorney in Westchester it thought had Feiner under his thumb.
Against this background, Edgemont leaders renewed their request for the moratorium.
- hal samis said...
Samis' tale fits better, your tail belongs back where it shoud be pinned: on your donkey, a substitute for a section of human anatomy.
You would have us believe that the Developer bought land just in case it had some value; without any idea of its potential until Feiner, the real estate guru, divulged it; that he had no development plans for it; that he saw no value to any other Developer.
Enough of this fantasy background you try to pass off as the inside "poop". That's all it actually is, just poop which rightfully belongs only on the grounds of the nearby GNC.
Fortunately this blog exists to allow the real scoop to see daylight.
Only after Feiner spoke did the Developer understand the potential bonanza he had purchased? Blame Feiner for a newly found appetite to develop the property? Without Feiner, the property would just sit there untouched? Bullocks!
And Edgemont leaders asked Feiner to stop issuing releases? Suddenly Edgemont leaders, who are responsible to no one but their own wallets, are faulting the Supervisor for communicatng with residents. Suddenly Edgemont leaders want a Town Supervisor who goes about Town business in a covert manner.
"Blame it on Feiner doesn't work here"; you might just as well blame it on the bossa nova. Perhaps a little guilt and a lot of responsibility should be assumed by Edgemont leaders like Michelle McNally who, last Fall in calling for a moratorium to quash residential development along the Central Avenue corridor, played the lead role of the wake-up call to the Developer. How can the "bonanza" be harvested if the property can't be developed? Isn't this the more likely scenario: filing plans ahead of a moratorium so that the property will not be bound by the conditions of the moratorium?
I recognize the perceived need by Edgemont to limit residential development; that this may entail a zoning law change. This does not mean that I agree with them or that I support a moratorium which I don't. You can still have zoning law changes without a moratorium. But stop acting like little children and take some responsibility for your actions, Edgemont. When you seek a moratorium for the purpose of shutting down residential development, those who own property ripe for residential development are going to respond. That is the downside. That is why you weigh the risks against the rewards and perhaps lobbying for zoning changes without the moratorium might be a more temperate and non-provocative approach. That decision was yours and you must accept the responsibility.
Pass the buck to Feiner? You certainly have stacked the deck to give any reasonable man pause before deciding ever again to try to help Edgemont out of its self-inflicted dilemma.
Even Mr. Abinanti was criticized for being interested, presumably at the behest of Steve Bass, liasion to the GNC.
Stop crying on the Town's shoulder.
Stop crying on this blog.
Stop crying at Town meetings.
With all these tears, people who don't know you will see the water spots but think you wet your pants.
- Anonymous said...
What about the proposed housing development by LCOR at the Landmark site? Will the morotorium include this site as well? Who needs another housing development when there are other and better opportunities for this site.
- Anonymous said...
Help me out -- what is the Landmark site? Is this the hosuinng adjacent to the area the town already bought substanital acreage to reduce housing?
- hal samis said...
Stop, read, then blog.
This is about a moratorium on residential development only on Central Avenue is Edgemont.
However, if you scream loud enough and ask Edgemont leaders how to play the game, then maybe you too can get a moratorium near where you live.
I object to moratoriums anywhere because what they seek to do can be accomplished without exacting the punishment for no crime that is the hallmark of a moratorium.
But I especially dislike a moratorium which only looks at potential townwide problems on a spot basis. This produces the feeling that all animals are NOT equal; that some are MORE EQUAL than others.
- Anonymous said...
Samis and Feiner may choose not to believe it, but Edgemont leaders were tipped off early on by people familiar with the developer that Feiner's press releases had started a firestorm of activity.
That's why they asked Feiner to cool it, while efforts were underway to get more information. But Feiner insisted that he knew best and kept publicizing the matter.
The ECC's request in September for a moratorium was not on anyone's radar screen at the time, least of all the developer's.
- hal samis said...
Then apparently Michelle McNally is talking to no one or, for no one when she speaks on behalf of the EEC. No one noticed. Like the sound of one hand clapping. Certainly Attorneys who handle real estate matters and represent various clients before the various Town Boards never watch meetings to mine them for what's happening or background. What if Mr. Weingarten who represents the Greenburgh Health Center tuned in that night, other nights, just to see if anything was said regarding his client's affairs; particularly since the GHC has to comply with NYS laws regarding a sidewalk before proceeding. Even if nothing was on the Agenda regarding that client, you never know what is going to be said. And if the reply is that he wouldn't waste his own time then maybe he could get it from someone else. Then yes, if he got it from someone else; that would cause him to discuss the implications with all of his other real estate clients. So when Ms McNally begs for a moratorium on residential construction, the news is going to get around. Anonymous writers who seek to fashion themselves as "insiders" and privvy to equally unsubstantiated advance information are pretty much out of the reality loop if they expect anyone to believe their self-patronizing drivel. I don't represent Feiner and I don't think my comments on this matter are helping him either but what I can speak for without reservation is that I don't believe a word that this blogger has written. If it is meaningful to be understood with credentials then produce some proof, a name, an email, something. But these puerile efforts to say that you (Edgemont) was tracking this from the beginning is the civic association equivalent of a wet dream.
And oddly enough let me warn you anonymous bloggers that others are stealing your blog comments to appear equally knowledgeable during the public comments made at Town Hall tonight.
Michelle McNally and Bob Bernstein used, almost word for word, comments made on this and other blog topics. Poor Michelle, she didn't even know Bob was going to speak about the moratorium. Makes you think less about the value of using smart phones.
But since we know that neither of them read or write on this blog, it just shows how intellectually bankrupt they are that they would resort to stealing from anonymous bloggers who can't defend themselves because...they are anonymous. That's the moral equivalent of stealing the published works of others but knowing you can get away with it because the source material is without copyright protection. And all this time I thought Mr. Bernstein wrote his own material. So be careful what you write, there are Edgemont leaders who, in public venues, are going to steal it and mouth it as though it were their own thoughts.
On second thought, it is said that imitation is a form of flattery.
- Jim Lasser said...
Hal makes some interesting and provocative statements. He's entitled to his opinion, but as one of the parties responsible for the decision to build additional space at the schools, I'm entitled to an opinion as well. Hal, you are just plain wrong about this one. The then sitting Board of Education consulted (and paid for reports from) expert demographers, held countless community meetings and did its very best to balance the need for more space against the cost of that space.
Some of the key elements in making that decision were the assumption that the rules on development would be consistently applied, that properties would be fairly and consistently assessed and that the Town, as the ONLY entity charged with those responsibilities would appropriately and properly discharge them. As you know, the Central Avenue zoning rules have not adapted to changing conditions. That is not the job of the Edgemont Board of Ed - it is clearly the Town's responsibility. As you are also aware, the Town is solely responsible for assessing property regardless tax roll. School districts only recently were given the right to participate in negotiations between the Town and property owners. Prior to the Courts ruling, property tax settlements were presented to the District by the Town for payment, frequently with little or no understanding of the impact of those settlements on the part of the negotiators. As you are also aware, the assessments of multifamily dwellings (condos and coops) are made on an entirely different basis than on detached single-family homes. A million dollar coop or condo pays a small fraction of the school district property tax paid by a single family detached dwelling. It wasn't always so - and you know it. Commercial property is, by law, to be assessed including the value of the underlying land. The longstanding Greenburgh practice has been to capitalize the rent roll to determine the value. This resulted in a distortion of the assessed values along Central Avenue - and every other commercial district in the Town's unincorporated area. Where once commercial property taxes subsidized education (and fire and police and sewer and a long supplemental list of general societal infrastructures), the majority of the tax burden has, during the last 15 years, swung to the single family homeowner. The value of frontage along Central Avenue has more than kept pace with the growth of the school population. Why are commerical assessments no higher than they were 15 years ago. Has the land somehow deteriorated so that it won't support the buildings? Commercial taxpayers have a responsiblity too. But only the Town assessor has the power to perform a revaluation/reassessment -and that was last done in 1958. In 1992 the Town Supervisor appointed a "blue ribbon" citizens committee composed of representatives from villages and unincorporated Greenburgh. It studied the issues of revaluation and reassessment for almost a year and made a written report to the Supervisor (the Town Board was then taking a decidedly quiet role) calling for a revaluation, the establishment of an extended classification system for properties to address potential inequities among tax burdens, and a reassessment. The Supervisor's response was that so long as he was Supervisor there would be no reassessment - he deemed reassessment to be "political suicide". So here we sit, almost 15 years later, still in need of a comprehensive plan. When Edgemont recognized the need for comprehensive planning and thought incorporating as a village might be an approach, we were slammed as elitist, racist, and concerned only with ourselves. We recognize our responsibilities, when will our Town leaders recognize theirs?
- hal samis said...
Dear Jim,
I do appreciate your coming forward and identifying yourself. It is refreshing to be responding to someone willing to go on record.
However, that does not mean I agree with you or that many of your "as you knows" are statements that are unimpeachable. Then too, your problems with the Assessor's office, the Town Supervisor and how the School Board copes with "hurdles" is not the topic I am skilled to address.
That, alone, does not grant you a "bye" in this tournament's open space playing field, the proposed moratorium.
I would state that Assessments have not kept up with market value and actual sales in every building category, be it office, retail, condominium or SINGLE FAMILY HOMES.
In NYC, property is reassessed on sale at 45% of the sale price, phased in (the transitional assessment) over five years at 20% annual increases. Since a sale is a reasonable measure of value and is one method of spreading the tax burden to those who can afford to buy at today's prices, then I would join you in lobbying for this method of reassessment. Of course this might cause single family home prices to plummet if new buyers couldn't afford to both buy and pay taxes based upon the value of their prospective purchase; this result leading to lower assessments from now lower sale prices from lessened demand, and so on. Still I would bet that any sale today of an older home and subject to the NYC formula, will still bring in much higher tax revenue that what the seller had been paying. As a corollary. this method of raising assessments (while dependant on actual sales) would also benefit the School District because "as you know", higher assessments yield higher taxes across the board. And higher property taxes might be an alternative method of discouraging people with families (generally buyers of more bedrooms)from moving to Edgemont and causing the School Board all this anguish. One additional comment: if the same house next door sold for market price, its new assessment does not affect its twin because it only applies to those properties with actual sales.
Now as to your opinion that I am wrong: "As you know" from your School Board tenure, Schools are required to take in ALL students who reside within the School District, however they are to be accommodated, sitting on each other's laps, in trailers, in rented space, whatever. Thus the School Dsitrict can never attain "maximum capacity" because it must expand to find the needed capacity. The concept of balancing the need against the cost is simply one that the School Board must resolve by cutting services or raising taxes; it is bound by law to provide admission to all residents who appear at the schoolhouse door. Thus "how" is the problem for the School Board, finding the money; not finding ingenious ways (barring residential construction) to prevent would-be residents from moving to Edgemont.
The legal problem, and why the Resolution was not presented last night at the Town Board meeting, is a very real one, not as poo-pooed elsewhere on the blogs when I raised it. The Town cannot initiate a moratorium without cause.
Having "outdated" zoning laws, (not merely outdated because you say so) itself is not a reason; the laws could have been updated or changed over time and thus property owners on Edgemont Central Avenue shouldn't suffer (the class you are seeking to harm from this moratorium request) just because the Town dropped the ball (in your opinion).
Futhermore, "as you know" zoning law changes can occur without the simultaneous event of a moratorium.
Since you seek zero growth, you are not willing to deal with the small actual number of residential units that would be built (those that can slide in ahead of the moratorium) and instead deal with the large numbers (the better story) that could be built over time (in theory all existing office and retail on or along Central Avenue is a future threat to Edgemont). And, "as you know" the request for a moratorium is enough to alert those developers who INTEND to build within a year, to flush them out the woods and send them running to file plans.
However, in addition to saying that the School System needs a "break" or "breather", the School District must prove that it is "bursting at the seams" and that it has exhausted all other remedies. Futhermore they must establish that it is really the proper business of the Town to come to its aid; the Town represents all citizens be they homeowners, commercial building owners or developable property owners. Since all groups pay taxes; they are entitled to the same consideration before the law. Successfully arguing that there is no other answers to their problem would in a neutral political environment get Edgemont only to first base. But since this is an election year, there is much pressure afoot to detoxify the political animus while the owners along Central Avenue (just a few votes) are going to get shafted by the Town Board, all five members, who are vying to befriend the vocal Edgemont "leaders". And that this moratorium/zoning response seems to be the only choice to Edgemont voters (or rather the illusory, anonymous population that the leaders claim, integrity and respect for everyone's property rights will be overlooked. "As WE both know", much of what happens in Greenburgh is nurtured by the knowledge that it is expensive for individuals take the Town to Court.
This was true in the past and is no less true with the start of Mr. Sheehan's second year at bat.
Now re your painfully and expensively collected data. Like the Library, being the client brings with it the ability to buy the sought after facts from the hired guns. Can the School Board, using historic patterns, say for certain how large the first grade will be in four years? Even with their research? I can imagine several situtions which are not factored in the results. Fro example, what happens if interest rates ratchet up sharply and even existing owners in Edgemont feel the pain and have to sell or, gasp, a childless Bank becomes the new owner. What happens if fewer owners with grown-up children decide to sell? They like it here and why buy elsewhere? What happens when homeowners sell when they no longer need the school but want to stay in the area. Maybe they will buy a condo on Central Avenue? What they have sold may bring two new kids, but subtract the seller's two kids who have left the System. What happens if all those condo owners on Central Avenue choose to move to a self-contained Ridge Hill. After all, if Johnny can't learn to read in Edgemont because the District is too poor to buy him a desk or books, how much of a premium in school taxes is an Edgemont education really worth?
What happens if Edgemont has to stop renting their empty desks to non-residents because residents have first call? Does this loss of income affect the budget? Without seeing the research (and I'm not interested either) I really don't care about your problems but I do care about the rights of those whose property falls hostage to your problems. And Jim, you still live in Edgemont but your kids are grown up, no longer occupying desk space in Edgemont Schools. Because you are concerned however about crowding and the school budget, will you sign the pledge not to sell to buyers who have school age children?
But the bottom line remains that the Town Board must justify the need for a moratorium and if the arguments are just those that appear on this blog, or by leaders during public comment; Edgemont has not given the Board legally sustainable grounds. Maybe Edgemont's woeful tales will leave the Town Board with wet faces from tears leaving their eyes, but that is a better outcome than recognized as being all wet. Still there is the power of an election year.
However returning to your assessment triage problem, if you are correct that commercial property assessment has become the poor cousin of residential assessment, then that alone would argue in favor of encouraging more residential construction on Central Avenue. And, when viewing the $million condo against the $ million single family home, how about considering how many $million condos occupy the same amount of land as the single family home. Are you suggesting that all land in Edgemont be assessed at the same rate per square foot of land, or even per built foot, however it is improved? What seems to be the problem is the condos, being mostly newer construction, are assessed employing the same methodology as most of the Edgemont homes were, the difference being that the homes were assessed a thousand years ago.
And hey, I'm not the one to argue against incorporation for Edgemont. I view it as an empty threat. Since you know I don't pay real estate taxes as a renter, I don't care. But the problem for Edgemont residents every time someone downloads this song is that they will have to pay a great deal more in taxes if they do and thus they will not ever leave unincorporated. Furthermore. to further illustrate how empty a threat this is, what happens to the now Edgemont tax base when it looks to its only commercial owners and finds that with a zero population growth rate in effect, the retail and office tenants can no longer afford the pass along tax increases and heating costs, much less higher rent, when there are no new reidential customers to market their wares and services to? Edgemont already says they are concerned that Ridge Hill is going to adversely affect Central Avenue commercial. The remaining vacant land, no longer buildable as residential if Edgemont gets it way, will be left with these choices: remain vacant with no investment return, build new office or retail (at today and tomorrow's higher construction cost) to compete with existing while both the old and the new will not be serving a larger population instead competing among themselves for the existing businesses or those commercial renters who are unaware that population growth is no longer possible.
And land does not continue to rise in value when it falls victim to increasing governmental restrictions. If the hot product now is building condos, the price goes up for that land which can yield this fruit. If you nip the fruit buds before they ripen, then the value of the land is diminished.
If the buildable result is office or retail, then the ability to rent and to rent for ever increasing amounts depends on the population nearby which is willing to rent. If you stop the population from growing, then you cause what remains as buildable land to produce the only product is it allowed to sell, more office and more retail. This additional space thus competes with the existing and lessens the value of the property.
Land prices rise when there is both and expanding population and the minimum of zoning restriction.
a final note, this was written at work in bits and pieces over a three hour period. it only responds to Jim and if there are intervening comments when I hit "publish", I shall deal with them when time permits.
- Samis Wrong Again said...
I hope nobody takes Samis seriously.
The issue before the Town Board is whether it should declare a moratorium on residential construction of multifamily dwellings in the Central Avenue zoning district, while the town considers a zoning change to restrict such development.
Samis doesn't think any argument could ever be made for a zoning change, much less for a moratorium. Therefore, trying to persuade him of anything otherwise is pointless.
Multifamily dwelling units along Central Avenue were first provided for in the 1970s. There has been a lot of development since then, with one condo complex after another.
Edgemont civic leaders and the Greenburgh Nature Center have suggested that conditions along Central Avenue have changed over the past 30 years, that there are now enough rentals, condos and co-ops there, and that to allow more of them would have an adverse impact on the community.
They suggest that there would be an impact on schools which would result in higher school taxes that would burden everyone in that district, including taxpayers along Central Avenue.
They also suggest that the area is already sufficently congested and that, since Central Avenue has not been improved in the past 30 years, quality of life in the area would be adversely affected.
In deciding what to do, the Town Board cannot just accept at face value what these residents are saying. To the contrary, they must strike a proper balance between the rights of the community and the rights of developers who want to build more condos, etc.
There is no hard and fast litmus test. The hurdles that Samis insists must be satisfied are not supported by any law, and Samis is certainly no lawyer.
What's required instead is a good faith examination of whether a zoning change is needed.
Samis thinks that even if a zoning change is anticipated, no moratorium is warranted. He's wrong.
Towns in New York impose moratoria when contemplating zoning changes such as this in order to avoid a race between developers seeking to get their applications approved before the town board changes the law.
The reason is that if the intended development is indeed contrary to the community's interests, it would be unfair to allow any such development to proceed until the issue is resolved.
Samis opposes a moratorium because he knows that any developer seeking to build condos, etc. would gain the upper hand, which is the result he intends and, as he so proudly proclaims, if such development hurts the community, he doesn't care. He doesn't live in the school district and doesn't even pay taxes.
The law is very clear though that when moratoria are enacted, developers have no legal rights to proceed with their projects unless they've not only gotten the necessary approvals and building permits, but they've also started construction.
- hal samis said...
Where have I said that there is no argument that can be made to secure a zoning change?
Where have I said that there is no arguement to justify a moratorium.
I have said that I am opposed to this proposed moratorium.
I have said that there has to be a reason to justify a moratorium.
And that I believe the reason proposed by Edgemont is both specious and untenable.
What this blogger expert offers to make HIS case is:
since multifamily was provided for (presumably in the zoning) since the 1970's that there are now enough. Curiously, retail development precedes multifamily by more than 50 years and blogger expert doesn't think there is enough. And I don't know how long office buildings were around, but also apparently not long enough either. Only multi-family market maven anonynmous blogger knows, of course I meant to include the Shadow as well.
Why tell me, I'm not the potential builder. If someone is willing and able to take the risk - and does so without consulting my blogger stalker (remember when Bob Benstein used to appear at Town Hall meetings and complain that no one invited HIM to meetings) then to the Devloper's misfortune they will be stuck with a lot of unsold condos or rentals -- and for Edgemont the good news is that there won't be any new school age children or traffic for these vacant units. Edgemont is not concerned about the physical buildings but the potential school age population they may produce. Since they have anonymous on their side who knows there is no market, then what are they squawking about.
There are few details that our blogger glosses over and they include actually proving some of the phrases. Even though I am not an attorney, a quick phone call to a real live attorney has elicited this answer: "suggest" is not a legal term. Our blogger has certainly taken care to use the word as an anonymous opinion leader, let's see him use it when "here comes the judge, here comes the judge".
Let me ask this question since everything is a slam-dunk no chance of failure case. Is there any possibility that the Zoning laws may not be changed? Maybe just a little teensy tiny chance? You state moratorium (absolutely) because the Zoning will be changed (absolutely). Why not apply this ability to see the future in a more profitable line, say the stock market and use your profits to buy up Central Avenue and turn it into open space? Or maybe you haven't been so wise outside of these pages.
I think, on balance, that I present possibilities, alternatives. I do not claim any ability to predict events or how they turn out.
The definition of neurotic behavior is to continue to work the same choices in the hope that this time they will succeed. I try and present other choices to readers and state, not suggest, why I disagree or don't think they will succeed only on the grounds that they blog it.
As has been pointed out I have no economic stake in how things turn out. Nor does this prove me wrong.
For those who do have an economic or emotional investment, perhaps they would do better to work on proving their position where it counts. Proving Samis wrong, even if possible, doesn't gain Edgemont anything. If I am wrong, then how can I hurt you. Clearly I don't try to curry favor with the Town Board so that too is working against me. Clearly I alienate large masses of residents in all sections of Town so that too is working against me. With all those stated negatives, I'm not a lawyer, I'm wrong, I antagonize people, I'm rude etc. Why bother to read me much less argue. It was proposed that I'm only seeking attention. Well I've had my 15 minutes already so if you want to ignore me, be my guest. There are so many reasons, even for anonymous writers to not lift a finger and yet they are compelled like moths into the flame to do battle. What are the rewards from beating up on someone who is characterized as "wrong again". You don't have to convince me, you can't convince so why the fuss.
I assume because when you're out in the real world where it counts, where you name goes on the paper or your face is to the camera, you're a lot less sure of yourself and your position. As real lawyers know, certainly as real estate professionals know, if anything can go wrong it will. Mere mortals are content with don't count your eggs before the chicks are hatched.
So maybe, maybe that tiny little unwhite-washed bite of misinformation that you dispatch so handily will in the end come to haunt you. I'm not quivering from what you write; I only wish you had the guts like Jim Lasser to sign your best work.
The blog is not the battle and it certainly not the war. Winning either on this page earns you zip offline. While you consider your option to use your time better, let me use my time better too and say goodnight with this comment.
Saying it, is not proving it even if you embellish it with phony legal posturing.
Don't let the bed bugs bite, you already express youself with too many holes.
Soon we'll be able to judge how you played the game.
Kick-off tomorrow AM, after 9:30.
- Anonymous said...
Another reason that the moratorium makes sense is that the multi family development isnt really being done how it was anticipated. The recent mult family development (actual or propsed) isnt really on Central Avenue. The highest use for Central Ave -- according to recent develpment (such as the Commerce Bank or the new Fidelity office) is retail or banking. What is happening is an abuse of the orignal zoning, where develpments get hold of property not actually on Central, but in the zone. There was never any intend that property in Edgemont, other than Central Ave, would be mulit family. What I suspect is that any new zoning will not actually impact any Central Avenue land use.
- hal samis said...
Most recent anonymous,
It's really hard to understand what you have written. We all make mistakes and typos when blogging but with fewer words, the easier it is to proof, not only for keyboard errors but also for meaning.
You're not really suggesting that what market factors are saying to you, Commerce, Fidelity + Etrade, that here's a new retail use and hence appropriate for Central Avenue which confirms that Central Avenue should be retail, not residential?
It is not clear whether you are saying that Central Avenue was intended for multi-family and that new zoning will not change that.
Everyone else blogging in Edgemont seeks new zoning to bar further multi-family development?
So wassup?
- Anonymous said...
Landmark is the location of the old Union Carbide site. The NY Knicks have their practice facility there as well as a Bio research park. LCOR would like to develop the outskirts property for a housing development. On the other side, Home Depot is being built off of Route 9 between the Saw Mill Pkwy. Hope this helps you figure location.


text:
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If I have inadvertently used a picture or excerpt without proper credit, please drop me a line and I will correct the error or remove the offending material.


text:
Today shall be a talking day
a walking day
and I shall walk and talk and say things
to myself and maybe others too
and if I do
it may make this day seem okay.
At times the rhymes that stymie me
those unreleased
I will set free to walk and talk along with me
another piece of poetry.
Others look and wonder why this man that mouths words passes by
with spittle dripping from his lips and tips of cigarettes unlit
just waiting for a light to rip into his eyes and slip a match into his hands which make the shuffling of the pack
another cigarette and back to walking
stalking through the rush hour crowds which pass like clouds around my feet
and will I ever find a seat
to sit?
unlit again.
'Hey mister have you got a light and if so might you give some substance to the nicotine'
and I,unseen
the haunted of the haunting dream
lit,unlit and barely time to clean or clear and my oh my oh dear
the heavens open up and fill my begging bowl which in actuality is a Starbucks cup which in the breaking makes a better place to put my shamefaced
unlaced misery.
A cup another cup of steaming tea
sweet,delicious and given to me by a sweeter looking lady who maybe felt a little pity,sadness too
but who am I to know what goes on in the minds of those that throw this sausage dog a bone?
I howl and I can howl and how I bark
but not when I am in the park sat by the swans and ducks and in being somewhat of a lucky man
which I most assuredly feel is what I am
feed the wildlife with stale bread and talk the words that flow in seasons round my head.
I'm sure these birds appreciate my soft spoke words but they don't tell me so, and so I go into another walk and talk
with skateboarders,
talking tall orders as they whizz and skid along the concrete tracks
on which the local councils with their tightened schedules close their eyes and turn their backs.
And back to City
unmade streets
leaking drains and leaking brains that leak through walls and wall street halls and madness ramparts
broken and rebroken hearts
false and even falser starts until it falls apart.
The falling I can understand
another matchstick in my hand and one more cup of tea
I've had enough of lunacy and lunatics
I shall go home to egg and chips
retire and
sat by the fire will watch the flames that flame out names and burn the corners of those pictures that I carry on the inside
another fireside
an ash grey day
a walking,talking time today
who knows?


text:
Patricia Scum
Reeltown High
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text:
I investigate whether there are general relativistic spacetimes that allow an observer g to collect in a finite time all the data from the worldline of another observer ~, where the proper length of ~'s worldline is infinite. The existence of these spacetimes has a bearing on certain problems in computation theory. A theorem shows that most standard spacetimes cannot accommodate this scenario. There are however spacetimes which can: anti-de Sitter spacetime is one example. Key words: general relativity, eternity, anti-de Sitter, Pitowsky. 1
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