§ 410.020 Interpretation and Purpose.
§ 410.060 Application of Subdivision Regulations.
§ 410.080 Overview of Subdivision Development.
§ 410.110 Review and Approval of Preliminary Plat.
§ 410.115 Public Hearing — Preliminary Plan.
§ 410.120 Effect of Disapproval of the Preliminary Plat and/or Preliminary Improvement Plan.
§ 410.130 Effect of Approval of Preliminary Plat and/or Preliminary Improvement Plan.
§ 410.140 Right of Subdivider After Approval.
§ 410.150 Large Development Staging Procedure.
§ 410.170 Approval of Final Plat — Development Plan.
§ 410.180 Subdivision Design Standards.
§ 410.195 Improvements or Guarantees Prior to Final Approval.
Editor's Note — Ord. no. 5354 §1, adopted October 16, 1995, repealed ch. 410 and enacted the provisions set out herein. Former ch. 410 derived from ord. no. 4971 §1, 5-13-1991; ord. no. 5051 §1, 5-11-1992.
Section 410.020 Interpretation and Purpose.
Section 410.060 Application of Subdivision Regulations.
Section 410.080 Overview of Subdivision Development.
Section 410.110 Review and Approval of Preliminary Plat.
Section 410.115 Public Hearing — Preliminary Plan.
Section 410.120 Effect of Disapproval of the Preliminary Plat and/or Preliminary Improvement Plan.
Section 410.130 Effect of Approval of Preliminary Plat and/or Preliminary Improvement Plan.
Section 410.140 Right of Subdivider After Approval.
Section 410.150 Large Development Staging Procedure.
Section 410.170 Approval of Final Plat — Development Plan.
Section 410.180 Subdivision Design Standards.
Section 410.195 Improvements or Guarantees Prior to Final Approval.
This Chapter shall be known and may be cited as the "Subdivision Ordinance of the City of Maryville, Missouri".
In their interpretation and application, the provisions of this Chapter shall be held to be the minimum requirements adopted for the protection of the public health, safety and welfare. The purpose of the Subdivision Regulations is to encourage the development of sound, healthful and economically stable residential neighborhoods and commercial and industrial areas; to provide for safe, convenient and efficient traffic circulation; to secure adequate drainage; to coordinate land development in order to assure that future urban growth will be orderly, efficient and conducive to minimum outlay of public and private expenditures for providing services to new growth areas; to minimize fire hazards and to provide for light and air in habitable structures; and to provide protection for owners and potential buyers of property.
It is not intended by this Chapter to repeal, abrogate, annul or in any way impair or interfere with existing provisions of other laws or ordinances, except those specifically repealed by this Chapter, or with private restrictions placed upon property by deed, covenant or other private agreements, or with restrictive covenants running with the land to which the City is a part. Where this Chapter imposes a greater restriction upon land than is imposed or required by such existing provisions of law, ordinance, contract or deed, the provisions of this Chapter shall control.
The provisions of this Chapter shall be administered by the Planning and Zoning Commission with the final approval of the City Council of the City of Maryville.
A minor way, dedicated to the public use, which is used primarily for utilities and vehicular access to the back or the side of properties otherwise abutting on a street.
A piece or parcel of land entirely surrounded by public highways, streets, streams, railroad right-of-way, parks, etc., or a combination thereof. There may be more than one (1) lot within a single block.
A line on a plat generally parallel to the street right-of-way, indicating the limit beyond which buildings or structures may not be erected.
An authorized representative of the City Manager responsible for the review and inspection of projects presented for approval.
The City Official responsible for the administration of the City or his/her duly authorized representative.
The Governing Body of the City of Maryville, Missouri.
A minor street having one end open to traffic and being permanently terminated by a vehicular turnaround.
Day shall refer to a normal work day.
The owner or agent under legal authority of the owner or owners who undertakes to cause a parcel of land to be designed, constructed and recorded as a Subdivision. This term may be used interchangeably with the term "Subdivider".
The individual designated by the City Manager to direct the operations of the Public Works Department.
Shall be a line dividing a lot or parcel of land. It may be a continuous line or a combination of lines.
A grant by the property owner to the public, a corporation, or persons for the use of a parcel of land for a specific purpose.
Engineering drawings, for construction, of all improvements required by the Subdivision Chapter. Also, referred to as Construction Drawings or Engineering Drawings.
A drawing to scale containing the items specified by these regulations indicating the layout of lots, blocks and public ways in a subdivision completed and improved or bonded for improvements along with legal documents required for recording. It is also the final map, drawing or chart on which the Subdivider's subdivision plan is presented to the City Council for approval and which, if approved, will be submitted to the County Recorder of Deeds for recording.
Shall be not less than the minimum lot width allowed by Maryville City Code Chapter 405: ZONING CODE.
The plan or series of plans for the future development of the City of Maryville, Missouri, approved by the City Council as the guide for future development. Such plans may alternatively be referred to as Master Plan, Comprehensive Plan, or Development Plan.
Shall include, but not be limited to, the changes and additions to land necessary to prepare it for building sites, including street paving, curbing, grading, monuments, drainage ways, sewers, fire hydrants, water mains, sidewalks, street lights, pedestrian ways and other public works appurtenances.
A parcel of land whose boundaries have been established by some legal instrument such as a recorded deed or a recorded map which is intended to be separately owned, rented, leased, developed or otherwise used as a unit, occupied or to be occupied by a building or group of buildings and accessory buildings, together with such yards and lot areas as required by the Zoning Code, and having its principal frontage upon a street, road or place approved by the Planning and Zoning Commission and City Council.
The division of a platted lot into two (2) parcels not involving the dedication or vacation of a street or alley.
The Zoning Map adopted by the City Council showing the zoning districts, streets, highways and parts theretofore laid out, adopted and established by law and any amendments thereto adopted by the City Council or additions thereto resulting from the approval of Subdivision Plats and the subsequent filing of such approved plats.
A continuous quantity of land in the possession of, owned by, or recorded as, the property of the same person or persons.
A right-of-way dedicated to public use, which cuts across a block to facilitate pedestrian access to adjoining streets or properties.
A land development project comprehensively planned as an entity, via a unitary site plan, which permits flexibility in building sites, mixtures of housing types and land use, useable open spaces and may include the preservation of natural features.
The Planning and Zoning Commission of the City of Maryville, Missouri, a Board appointed by the Mayor and Council, whose purpose it is to develop plans and recommendations for development of the City of Maryville, Missouri and to recommend resolutions for zoning issues to the City Council. Referred to as the "Commission".
A map drawn to scale from an accurate survey including items set forth herein along with all certificates and statements required herein and by State Statute for the purpose of recording a subdivision of land. Without modifying adjectives it shall refer to land subdivision documents which have been officially recorded. In appropriate context, a plat may refer to the land represented by a recorded plat and may be synonymous with the word "Subdivision". It may also be used as a verb referring to the act of preparing a plat.
A plan prepared and submitted with the preliminary plat for review, that shows the proposed improvements of the subdivision in enough detail for evaluation by the Commission and the City Council.
A drawing with supporting documents which represents a proposal upon which a final plat is to be based. A preliminary plat is not intended as a document to be filed or recorded.
The Department of Public Works established by the City Council of the City of Maryville, Missouri.
A plat representing land which has previously been included in a recorded plat.
Any section of land within or adjoining a Subdivision which, intentionally or otherwise, serves to control access to public streets, right-of-way or public facilities.
The zoning of those areas which have been or are likely to be subjected to flooding. These areas shall be identified by the Public Works Department and recommended by the Commission to the City Council for approval before they are designated on the Official Map.
A public way for vehicular traffic whether designed as a street, highway, thoroughfare, parkway, throughway, road, avenue, boulevard, place or however otherwise designated.
Major streets and highways: Those which are used primarily for fast heavy traffic.
Arterial or collector street: Those streets which carry traffic from minor streets to major streets or to other traffic generators.
Minor street: A street used primarily for access to the abutting properties.
Marginal access street: A street that is parallel to and adjacent to an arterial street and that is designed to provide access to abutting properties so that these properties are somewhat sheltered from the effects of the through traffic on the arterial street and so that the flow of traffic on the arterial street is not impeded by direct driveway access from a large number of abutting properties.
Width of street: The shortest distance between the lines delineating the right-of-way of a street.
Anything constructed which requires permanent or temporary location on the ground or is attached to something having a permanent or temporary location on the ground, an edifice or building of any kind or any piece of work artificially built or composed of parts joined together in some manner. A detention pond shall be a structure.
Except for "lot split" as defined, shall be the division of a tract of land six (6) or more lots, tracts, sites, parcels or areas any one of which is less than three (3) acres in area and/or the division of a tract of land into any number of lots, tracts, sites, parcels or areas of any size which includes improvements, new streets, easements, rights-of-way, rights of ingress and egress or provision for a public area or public facility.
In the interest of smart growth, betterment of the community and citizens and development, the Public Works Director and City Manager may reach a consensus that the proposal does not merit a comprehensive review as a major subdivision.
Any individual, firm, association, syndicate, co-partnership, corporation, trust or any other legal entity commencing proceedings under this Chapter to effect a subdivision of land hereunder for himself\herself or for another.
All other terms used in these regulations shall have their normal meaning, except that terms common to engineering and surveying shall be used in their professional sense.
Except as provided in this Chapter, no person shall subdivide any tract of land which is located within the City limits except in conformity with the provisions of this Chapter. Any plat hereinafter made or any subdivision or any part thereof lying within the limits of the City of Maryville, Missouri, shall be prepared, presented for approval, approved and presented for recording as herein prescribed. These regulations are enacted under the authority of applicable Statutes of the State of Missouri.
Subdivision, major procedure. Any subdivision other than a minor subdivision shall comply with all procedures as set forth in this Chapter.
Subdivision, minor procedure. A person seeking to subdivide land as a minor subdivision shall file a written statement and a sketch indicating the nature of the proposed development with the Director of Public Works. If it is determined that said development qualifies as a minor subdivision, the subdivider may proceed with the project.
Lot splits, undeveloped subdivisions or subdivisions under development.
A previously platted undeveloped lot in a subdivision under development or undeveloped shall be divided by replat.
The lots produced by replat need not be approved by the Commission, but shall be approved by resolution of the Council prior to recording.
Lots produced by replat shall conform to all minimum standards of this Title and other applicable Codes of the City.
A vacant parcel in a developed area may be divided as a lot split by either metes and bounds description or by replat. If such lot is to be divided by metes and bounds description, it may be so divided only one (1) time and by only one (1) new dividing lot line and shall not again be divided without replatting.
A lot to be divided more than one (1) time or involving more than one (1) new dividing lot shall be considered a replat and shall be subject to all procedures set out in this Title.
A lot split by either metes and bounds description or replat need not be approved by the Commission but shall be approved by resolution of the Council prior to recording.
In all cases, lots produced by a lot split shall conform to all minimum standards of this Title and other applicable codes of the City.
A site plan showing the locations of all buildings, structures, streets and landscaping.
Detailed drawings complying with all State laws and local ordinances.
Pictorial drawing of the completed development.
Agricultural land exemptions. The division of land for agricultural use into parcels, all of which are ten (10) acres or more in area and have four hundred (400) feet or more of street or road frontage and which do not involve the creation of any new street or road, easement or other dedication, shall be exempt from the requirements of these regulations, provided however, that the provisions of applicable Statutes and regulations are complied with.
Recording Of Plat. No plat of any subdivision shall be recorded in the County Recorder's Office or have any validity until it has been approved in the manner prescribed herein. In the event any such unapproved plat is recorded, it shall be considered invalid and the Director of Public Works shall institute proceedings to have the plat stricken from the records of Nodaway County, Missouri.
Permits. The Building Inspector shall not issue building or other permits for any structure on a lot in a subdivision for which a plat has not been approved and recorded in the manner prescribed herein.
Public Improvements. The City hereby defines its policy to be that the City will withhold all public improvements of whatsoever nature, including the maintenance of streets and the furnishing of sewage facilities and water service from all subdivisions which have not been approved and from all areas dedicated to the public which have not been accepted by the City Council in the manner prescribed herein.
Revision Of Plat After Approval. No changes, erasures, modifications or revisions shall be made in any plat of a subdivision after approval has been given by the City Council and endorsed in writing on the plat unless the said plat is first resubmitted to the Commission and the changes found acceptable. Except a "minor subdivision", as defined in Section 410.060, shall be accepted by a Resolution of the City Council.
Sale Of Land In Subdivision. No owner or agent of the owner of any land located within a subdivision shall transfer, sell, agree to sell or negotiate to sell any land by reference to, exhibition of, or by the use of a plan or plat of a subdivision for private development before such plan or plat has been approved and recorded in the manner prescribed therein.
Fees. The subdivider shall pay a fee for every preliminary plat submitted to the Commission for approval as required in Section 410.160 Fees.
Planning Conference. Developer meets with the Director of Public Works before development begins to learn of the general requirements and identify potential problems.
Preliminary Plat. Developer prepares preliminary layout and Preliminary Development Plans for improvements of the subdivision in sufficient detail to allow approval by the Commission after public hearing.
Check by Director of Public Works and Public Works Department Staff.
Planning And Zoning Commission Action. Recommendation for approval or disapproval by the Commission after a public hearing held pursuant to Section 410.115.
City Council Action. Approval or disapproval by the City Council after a public hearing pursuant to Section 410.115.
Final Plat. Developer prepares final plat and final development plans for submission for approval, and obtains bonding for required improvements.
Final Plat Approval, Planning and Zoning Commission. The Commission must recommend for approval the final plat and final improvement plan if it conforms with the approved preliminary plat and preliminary improvement plans as previously approved or bonded. After approval, the final plat is forwarded to the City Council.
Final Plat Approval, City Council. If the City Council finds the final plat conforms with the preliminary plat and the final improvement plans are installed or properly bonded, it shall approve the final plat.
Filing. The Director of Public Works has signatures affixed and confirms the filing of the plat with the County Recorder of Deeds at Subdivider's expense. Subdivider may sell lots and/or build.
Planning Conference. Any owner, developer or agent wishing to subdivide a parcel of land shall contact the Director of Public Works and arrange for a Planning Conference. This conference shall be for the purpose of determining the general requirements to be met in developing the subdivision. If the subdivision does not involve new streets or utilities or other improvements required of the Subdivision Control Ordinance the Planning Conference may be waived by the Director of Public Works.
Findings Of The Planning Conference. The proceedings of the Planning Conference shall be informal. It shall be the responsibility of the subdivider to determine the areas of agreement among the conferees and the problems which must be explored further through individual conferences with departments charged with administering the provision of utilities, streets, drainage and other public facilities. During the conference it shall be the responsibility of the Director of Public Works to aid the subdivider in determining the general features to be required in the subdivision. All agreements arrived at by the conferees shall be subject to ratification by the Commission and the City Council.
Plat. After the subdivider has determined the general features desired in the subdivision, he/she may develop a preliminary plan and preliminary development plan for filing with the Director of Public Works for review and subsequent submittal to the Commission for review and recommendation.
Filing. Six (6) weeks prior to the meeting at which consideration is desired, the subdivider must file an application with the Director of Public Works including nine (9) copies of the preliminary plat. The preliminary plat and preliminary development plan shall be considered officially filed after it is examined by the Director of Public Works and found to be in full compliance with the requirements of these regulations.
Preparation. The preliminary plat shall be prepared and certified by a Missouri-registered Land Surveyor.
Contours with intervals of five (5) feet or less with 100-year floodplain identified.
The names of adjacent subdivisions or the names of record owners of adjoining parcels of unsubdivided land.
The location, widths, and names of all existing or platted streets or other public ways within or adjacent to the tract, existing permanent buildings, railroad right-of-way and other important features such as section lines, political subdivision or corporation lines and school district boundaries.
Existing sewers, water mains, culverts or other underground structures within the tract and immediately adjacent thereto with pipe sizes, grades and locations indicated.
All parcels of land intended to be dedicated to public use or reserved in the deeds for the use of all property owners in the proposed subdivision, together with the purpose of conditions or limitations of such reservation, if any.
The layout, names and widths of proposed streets, alleys and easements.
A plan of proposed water distribution system, sanitary sewers and storm sewers showing pipe sizes and the location of valves, fire hydrants and fittings, including total annual service loading projections on receiving systems, i.e., water, sewer and storm drainage based on a ten (10) year incident.
Planned locations of sidewalks and street lights.
The layout, numbers and scaled dimensions of proposed lots.
The building setback lines and dimensions for all front and side yards as stated in the Zoning Code.
Indication of any portion of the subdivision for which a final plat is to be proposed if the subdivision is to be developed in stages.
Proposed covenants or deed restrictions.
Designation of the proposed uses of the land within the subdivision and proposed changes in zoning district designation, if any.
Upon receipt of the preliminary plat and preliminary improvement plan, the Director of Public Works shall cause copies thereof to be distributed to the representatives of any utility entities not under the control of the City of Maryville, Missouri. The Director of Public Works shall report the combined recommendations to the Public Safety Department, utility companies and other concerned entities to the Commission.
The City Manager or his/her authorized representative may recommend approval or disapproval of the preliminary plat and preliminary improvement plan or any features thereof, but in expressing disapproval, the reasons for such action shall be set forth in writing.
The Commission shall recommend approval or disapproval of a preliminary plat and preliminary improvement plan within sixty (60) calendar days of its receipt unless a longer time is agreed upon with the subdivider.
Upon approval or disapproval by the Commission, the preliminary plat, the preliminary improvement plan and the Commission's recommendation shall be forwarded to the City Council along with the Director of Public Work's comments within thirty (30) calendar days.
The City Council shall review all items and approve, approve with modifications or disapprove the preliminary plat as presented.
When a preliminary plat is submitted to the Planning and Zoning Commission for its recommendation, a public hearing shall be held by the Commission prior to making its recommendation. The Commission shall cause notice of its proceedings to be given by regular mail, dispatched not less than seven (7) days prior to the date of the proceedings. Said notice shall be given to all owners of record of any property adjoining the property being considered by the Commission. Said adjoining property owners shall be given the opportunity to provide input during the proceedings of the Planning and Zoning Commission. A copy of said notice shall be transmitted to the Chairperson of the Commission. The Commission may adopt such other reasonable rules and regulations as may be required to facilitate such notice.
When a preliminary plat is submitted to the City Council for its approval, a public hearing will be held by the City Council prior to approval of the preliminary plat. Notice of this hearing will be provided by the City Clerk who shall publish said notice in the local newspaper of general circulation. Said publication shall occur not less than seven (7) days prior to the public hearing. A copy of the notice shall be retained by the City Clerk and provided to the City Council. The City Council may adopt such other reasonable rules and regulations as may be required to facilitate such notice.
The subdivider may make modifications for presentation to the Director of Public Works for review and recommendations for further Commission/City Council consideration if deemed appropriate.
Approval of the preliminary plat and preliminary improvement plan, as set forth herein, shall constitute authority to proceed with preparation of the final plat and final improvement plan.
The final plat shall be prepared in conformity with the approved preliminary plat and preliminary improvement plan including any and all changes required by the City Council.
Material deviation from such approved preliminary plat shall require resubmission for approval.
Approval of a preliminary plat shall not constitute authority to sell lots, record the plat, advertise the future or conditional sale of lots based on the preliminary plat or authority to construct permanent buildings in reliance upon the preliminary plat layout, nor shall it constitute final acceptance of the subdivision.
In the event there shall be any change in City ordinance or regulations relevant to the preliminary plat which was in existence at the time of the approval of the preliminary plat, said approval of the preliminary plat by the City Council shall remain effective for a period of two (2) years from the date of modification of the relevant ordinance or regulation.
When a developer or group of developers have in their control an area of land which they wish to plat, but of so large a size that the majority of the lots would take more than one (1) year to sell, they shall cause to be prepared a preliminary plat and a preliminary development plan for the entire area.
On such preliminary plat successive development divisions may be designated.
Upon approval of the preliminary plat and preliminary development plan the developer may prepare a final plat and final development plan for one (1) or more development divisions, provided the order of development allows for logical provision of streets and utilities.
Each development division shall be considered as a separate and individual unit. A final plat shall be prepared and approved for each division. The provisions of these regulations shall apply individually to each development division and be presented as a separate filing for recording.
Processing fee. Three (3) or more lots one hundred fifty dollars ($150.00) plus thirty dollars ($30.00) for each additional lot.
Engineering check fee. Actual cost incurred by the City.
The processing fee and the engineering check fee shall not be refundable. The City Treasurer shall receipt stamp proof of the payment of fees upon the face of each copy of the preliminary plat. Such fees shall not be considered payment for supervision of construction.
Filing. Within two (2) years of approval by the City Council of the preliminary plat and preliminary development plan, the subdivider shall file a final plat and development plan for the entire subdivision or for a development division (stage), with the Office of Public Works. Sufficient copies, not to exceed nine (9), shall be submitted to facilitate review and approval. If a final plat and development plan is not filed within two (2) years of the City Council approval of the preliminary plat, the plat shall be subject to review, revision or cancellation of approval by the City Council.
The final plat and development plan shall have incorporated all changes or modifications required by the Commission and City Council. It may constitute only that portion of the approved preliminary plat which the subdivider proposes to record and develop at the time, provided that such portion conforms with all the requirements of this Chapter.
Form Of Final Plat. The final plat shall be drawn in accordance with the Missouri Department of Natural Resources Division of Geology and Land Survey Standards of Practice No. 1.
Name of subdivision, points of the compass, scale of the plat, name of subdivider, date and name and address and seal of the surveyor.
Location of boundary lines, in relation to section and quarter section, all of which comprise a legal description of the property. All locations shall be tied to a land survey corner.
The lines of all streets, alleys and other lands to be dedicated with their widths and names shall conform to existing street name patterns.
All lot lines, dimensions and numbering of lots and blocks shall be according to a uniform system.
Statutory systems shall be complied with if applicable.
Building lines with zoning set back dimensions.
Easements for any right-of-way provided for public use, drainage, services or utilities showing dimensions and purpose.
All dimensions, both linear and angular, necessary for locating the lines of lots, tracts, or parcels of land, streets, alleys, easements and the boundaries of the subdivision. The linear dimensions are to be expressed in feet and decimals of feet. The plat shall show all curve data necessary to reconstruct on the ground all curve linear boundaries and lines and radii of all rounded corners.
The perimeter and blocks of the plat shall close to an allowable unadjusted error of one (1) in five thousand (5,000).
The description, location and elevation of all bench marks.
The description and location of all permanent monuments set in the subdivision.
Names in contrasting text of adjacent plats with location of adjoining streets shown by dashed lines.
Legal description of the lands being subdivided.
Certificate of dedication signed and acknowledged by all parties having any title interest in the land subdivided and consenting to the preparation and recording of the plat as submitted.
Land surveyor's certificate and seal.
Certificates of approval in legally correct form and places for the signatures of the following: Notary Public acknowledging dedication, the Chairman of the Planning and Zoning Commission, the Mayor and Clerk of the City of Maryville, Missouri. Other certificates as may be required by law may be recorded as separate instruments accompanying the plat.
Any zoning changes shall be recommended by the Commission and forwarded to the City Council with the final plat.
The proposed subdivision shall conform to the master plan and official map.
Streets. The arrangement, character, extent, width, grade and location of all streets shall conform to the official map and master plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets. When not shown on the official map or master plan, the arrangement and other design standards of streets shall conform to the provisions found herein.
Relation to adjoining street system. The arrangement of streets in new subdivisions shall make provision for the continuation of existing streets in adjoining areas within grade limits and in keeping with block length standards set out herein.
Projection of streets. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets to the property line in keeping with block length standards set out herein.
Street jogs prohibited. Street jogs, with centerline offsets of less than one hundred twenty-five (125) feet are prohibited.
Dead-end or cul-de-sac. Permanent dead-end streets or cul-de-sacs, shall be no longer than five hundred (500) feet and shall be provided at the closed end with a turnaround having an outside roadway diameter of at least ninety (90) feet and a street property line diameter of at least one hundred fifteen (115) feet. If a dead-end street is temporary, a similar turnaround may be required by the Commission. Provision must be made for future extension of the street into adjoining properties.
Minor streets. Minor streets shall be laid out so their use by through traffic will be discouraged.
Intersections. The intersection of more than two (2) streets at one point shall be avoided except where it is otherwise impracticable to secure a proper street system. Streets shall intersect one another at an angle as near to a right angle as possible and no intersections of streets at angles less than sixty (60) degrees shall be approved. Street intersections shall be rounded with a radius of twelve (12) feet measured at the back of curbs when the said intersection occurs at right angles.
Curved streets. Curved streets are encouraged and shall relate to natural terrain so that minimum grading is necessary. No horizontal curve in a public street shall have a centerline radius of less than seventy-five (75) feet.
Reverse curve. Reverse curves (S-curves) shall have a tangent introduced between the curves of adequate length to allow smooth transition.
Subdivision into tracts larger than ordinary building lots. Where a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow for the opening of future streets and logical further resubdivision.
Reserve strips. Reserve strips controlling access to streets shall be prohibited except under conditions approved by the City Council.
Half-streets prohibited. Half-streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the Commission and City Council find it will be practical to require the dedication of the other half when the adjoining property is subdivided.
Street names and numbers. Names of new streets and house numbers shall be assigned by the Department of Public Works.
Access to streets across ditches. The subdivider shall provide access to all proposed streets across all ditches in a standard method approved by the Director of Public Works.
Private streets. Private streets may be approved by the City Council and shall be built to all City specifications; public improvements and maintenance will not be provided for any private street.
Hardship to owners of adjoining property avoided. Streets shall be arranged to insure no hardships are caused to owners of adjoining property in platting their own land and developers must insure convenient access is allowed to adjoining property.
Block length. In general, provisions shall be made for through streets at intervals of not less than one thousand three hundred twenty (1,320) feet.
Residential areas. Alleys may be approved in residential areas only by the City Council upon recommendation of the Commission.
Commercial and industrial districts. Alleys shall be provided in commercial and industrial districts. The City Council may waive this requirement where other definite and assured provisions are made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed.
Width. The right-of-way width of residential and commercial alleys shall be twenty (20) feet.
Dead-end. Dead-end alleys shall not be permitted. The City Council may waive this requirement where such dead-end alley is unavoidable and where adequate turnaround facilities have been provided.
Utility easements. Easements with a right-of-way width of ten (10) feet on each side of all rear lot lines and along certain side lot lines where necessary for utilities shall be provided.
All developments shall be provided with a drainage system that is adequate to prevent undue retention of surface water on the development site.
Where a subdivision is traversed by a water course, drainage way, channel or stream, there shall be provided a stormwater easement conforming substantially with the lines of such water course, and such further width or construction or both as will be adequate for the purpose.
An engineering study indicating floodplain requirements between developed and undeveloped land for 100-year storm frequency must accompany each preliminary and final plat.
All necessary channels, retention structures, etc., must be designated.
Drainage must conform to Chapter 420: Flood Plain Management and Chapter 560: Storm Water Management.
Drainage easements shall be sufficient in width so that motorized equipment may be used in their maintenance.
No surface water may be channeled or directed into a sanitary sewer.
All developments shall be constructed and maintained so that adjacent properties are not unreasonably burdened with surface water as a result of such developments.
Factors governing dimensions. Block length and width or acreage within bounding roads must be sufficient to accommodate the size of lot required in the area by the Zoning Code and to provide for convenient access, circulation and safety of street traffic.
Lengths. Block length shall not be less than three hundred fifty (350) feet or exceed one thousand three hundred twenty (1,320) feet.
Arrangement. A block shall be designed to provide two (2) tiers of lots except when lots may back onto an arterial street, highway or railroad.
Crosswalks. In blocks over eight hundred (800) feet long, pedestrian crosswalks may be required by the Director of Public Works in locations deemed necessary to public health, convenience and necessity. Crosswalks shall be six (6) feet wide, straight from street to street and shall contain a paved surface four (4) feet wide.
Lot dimensions and area shall not be less than the requirements of the Zoning Code.
Location. All lots shall abut by their full frontage on a publicly dedicated street or a private street that has received the legal status as such.
Lines. Side lot lines shall be substantially at right angles to straight street lines or radial to curved street lines.
Uninhabitable lots. Lots subject to flooding and lots deemed by the Commission to be uninhabitable shall not be platted for residential occupancy nor for other uses which may cause danger to health, life or property or aggravate the flood hazard. Such land within the plat will be set aside for uses that will not endanger the health and safety of the public or cause financial burden to the City.
Lot remnants. All remnants of lots below minimum size left over after subdividing of a larger tract must be added to adjacent lots rather than allowed to remain as unusable parcels.
The following improvements shall be in place before the subdivision or section of the subdivision is accepted by the City Council. Acceptance of improvements shall be by a written request of the subdivider and a resolution of the City Council accepting improvements, subject to a two (2) year guarantee period. However, no guarantee period shall commence between December fifteenth (15th) and April fifteenth (15th), thereby ensuring that the guarantee period encompasses two (2) complete winter seasons.
Monuments. Monuments shall be placed at all block corners, angle points, points of curves in streets and at intermediate points as required by the Director of Public Works. The monuments shall be of material, size and length approved by the Director of Public Works.
Streets and grading. All streets shall be constructed of concrete pavement in accordance with specifications designated by the Director of Public Works and the Street Specifications Appendix which is on file in the City offices. Such construction shall be subject to inspection and approval by the City Engineer and the Director of Public Works. Grading shall be completed to official grade on all streets for the full width of the right-of-way including sidewalks and fills and shall be compacted sufficiently to assure adequate support for permanent paving as set forth in the Street Specifications Appendix and approved by the City Engineer and the Director of Public Works. Standard installations for sanitary sewer, storm drainage and water supply shall be installed before paving, even though private service can be provided at the time of approval of the final plat.
Curbs, gutters and drainage. Curbs, gutters and drainage structures shall be provided in accordance with Chapter 560: Storm Drainage Ordinance adopted by the City. Such construction shall be subject to the inspection and approval of the City Engineer and the Director of Public Works.
Completing a curb box upon the lot in accordance with Title VII, "Utilities" which provides water service from the water main to the lot.
Sanitary sewer system. The subdivider shall be required, at his/her expense, to install a public sanitary sewer complying with Title VII, "Utilities". Service shall be installed to each lot terminating at the property line with an approved clean out according to Title VII, "Utilities". Tapping fees shall not be incurred until such time as the lot is developed.
Concrete sidewalks shall be constructed along at least one (1) side of every minor street shown on the plat in accordance with applicable standards and specifications of the City. Concrete sidewalks shall be constructed along both sides of all arterial and collector streets, provided however, that where the property is platted in lots having an area of one (1) acre or more, the Council may waive this requirement.
Sidewalks shall be completed upon each lot before a permanent certificate of occupancy is issued.
Street signs. Street signs made of aluminum with reflectorized lettering and mounted on metal posts shall be installed by the subdivider at all street intersections on diagonally opposite corners. Signs indicating the name of each street shall be erected at each location as close to the corner as practical, facing traffic on the cross street with the nearest portion of the sign not less than one (1) foot nor more than three (3) feet back from the curb line. The City shall approve street names and place street name signs.
Lighting. The minimum requirement for street lighting facilities shall be one (1) fourteen thousand four hundred (14,400) lumens one hundred fifty (150) watt high pressure sodium or equivalent at each street intersection within or abutting the subdivision. Light standards shall be approved by the Director of Public Works.
Landscape development. All unpaved or otherwise unimproved areas within the public right-of-way or public use areas shall be prepared and maintained with proper erosion control in a manner approved by the Director of Public Works.
Fire hydrants. Shall be installed in a pattern approved by the Director of Public Safety and Director of Public Works.
As-Built Plans. Upon completion of construction of utilities or improvements, one (1) set of reproducible tracings of complete as-built final plans, dated, signed and certified by the Engineer shall be filed with the Director of Public Works showing installed improvements including materials, size, location, depth or elevation, numbers, ends of lines, connection ways, valves, storm sewer drains, inlets and all other pertinent information. There shall be no connections made to utilities serving the subdivision until all foregoing requirements have been met.
Prior to approval of the final plat, the subdivider shall agree in writing on a form provided by the City that the subdivider will install the minimum improvements provided herein, except sidewalks, and that the subdivider understands no occupancy will be permitted by the City until the required improvements are available to each lot for which occupancy is requested or until satisfactory surety in the form of an irrevocable bank letter of credit, deposited to the credit of the City for one hundred percent (100%) of the cost of the public improvements, or a bond is furnished by the subdivider or its contractor guaranteeing the installation of the improvements to said lots. No such surety shall be accepted unless it is enforceable by or payable to the City or its agent in the sum at least equal to the cost of constructing the improvements as estimated by the City Engineer and in form with surety and conditions approved by the City Attorney.
The violation of any of the provisions of the Chapter or any Section thereof is declared a ordinance violation and subject to a fine of not more than five hundred dollars ($500.00) or by confinement in jail for not more than three (3) months, or by both such fine and imprisonment. A separate violation shall be deemed committed upon each day during or on which violation occurs or continues.
There are special circumstances or conditions affecting said property such that the strict application of the provisions of this Chapter would deprive the applicant of the reasonable use of his/her land.
The recommending of the variance will not be detrimental to the public welfare or injurious to other property in the City of Maryville.
Application Required. Application for any variance shall be submitted in writing by the subdivider at the time when the preliminary plat is filed for the consideration of the Commission. The petition shall state fully the grounds for the application and all the facts relied upon by the petitioner.
Modification Of Requirements. The strict application of the terms of these regulations may be modified by the City Council and/or upon the recommendation of the Planning and Zoning Commission in the event any specific provision is determined impractical in its application to a specific parcel of land because of characteristics peculiar to said parcel and the intent of these regulations will not be compromised.
Enforcement. The City Manager shall be responsible for the enforcement of regulations and to this end all employees and officials of the City shall report in writing any violation or suspected violation of these regulations.
Severability. The provisions of these regulations are severable and if any provision, sentence, clause, Section or part thereof shall be held illegal, invalid or unconstitutional or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality or inapplicability shall not affect or impair any of the remaining provisions, sentences, clauses, Sections or parts of these regulations or their application to other persons and circumstances. It is hereby declared to be the legislative intent, that these regulations would have been adopted if such illegal, invalid or unconstitutional provisions, sentence, clause, Section or part had not been included therein and if the person or circumstances to which these regulations or any part thereof is inapplicable had been specifically exempted therefrom.


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112 features announced in Sundance film festival - Daily News Egypt
Cartoon 112 features announced in Sundance film festival
112 features announced in Sundance film festival
In 2018, festival drew 124,900 attendees from 49 US states, 26 other countries
Daily News Egypt January 3, 2019 Be the first to comment
The nonprofit Sundance Institute announced on Tuesday the showcasing of new independent feature films selected from all categories for the 2019 Sundance film festival.
The festival is the institute's public programme flagship alongside other festivals in London and Hong Kong and other screenings and events elsewhere throughout the year. The Sundance Institute supports independent artists with year-round programmes, with nearly $3m in direct grants and 21 laboratories and residencies for artists around the world working in film, theatre, new frontier, and episodic content.
Robert Redford, president and founder of the Sundance Institute, said in press statement, "society relies on storytellers. The choices they make, and the risks they take, define our collective experience. This year's festival is full of storytellers who offer challenges, questions, and entertainment. In telling their stories, they make difficult decisions in the pursuit of truth and art; culture reaps the reward."
Keri Putnam, executive director of the Sundance Institute, said in a press statement, "focusing a bright light on these independent stories is urgent and crucial, especially in the noise of today's globalised media landscape". He added that "voices from many places and perspectives, often shut out of the mainstream, offer us new insights. It's immensely heartening to see these bold visions and their tellers thriving."
John Cooper, director of the Sundance film festival, said in a press statement, "these films and artists tell the truth, whether documentaries that illuminate hidden histories, or fiction features that spotlight diverse, human experiences; this year's slate is layered, intense, and authentic."
For the 2019 festival, 112 feature-length films have been selected, representing 33 countries and 45 first-time filmmakers. 53% of the directors in this year's US dramatic competition are women; 41% are people of colour, and 18% identify as LGBTQIA.
44% of the directors in this year's US documentary competition are women; 22% are people of colour; 5% identify as LGBTQIA. Of the 61 directors in all four competition categories, comprising 56 films, 42% are women, 39% are people of colour, and 23% identify as LGBTQIA.
24 films announced today were supported by the Sundance Institute in development, whether through direct grants or residency Labs. 102 of the festival's feature films, or 91% of the line-up announced today, will be world premieres.
40%, or 45% of all films announced were directed by one or more women; 36%, or 40%, were directed by one or more filmmaker of colour, and 13% or 15% by one or more people who identify as LGBTQIA.
These films were selected from a record high of 14,259 submissions including 4,018 feature-length films. Of the feature film submissions, 1,767 were from the US and 2,251 were international; 31% were directed by one or more women; 38% were directed by one or more filmmaker of colour, and 11% by one or more people who identify as LGBTQIA.
In 2018, the festival drew 124,900 attendees from 49 US states and 26 other countries, generated $191.6m in economic activity for the state of Utah and supported 3,323 local jobs.
Topics: Sundance Film Festival
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January 3, 2019 Breaking News

redpajama_set_name: RedPajamaCommonCrawl


ASP.NET MVC model binding simplifies controller actions by introducing an abstraction layer that automatically populates controller action parameters, taking care of the mundane property mapping and type conversion code typically involved in working with ASP.NET request data. Though model binding seems simple, it's actually a relatively complex framework composed of a number of parts that work together to create and populate the objects that your controller actions require.
This article will take you deep into the heart of the ASP.NET MVC model binding subsystem, showing each layer of the model binding framework and the various ways you can extend the model binding logic to meet your application's needs. Along the way, you'll see a few frequently overlooked model binding techniques as well as how to avoid some of the most common model binding mistakes.
To understand what model binding is, first take a look at a typical way to populate an object from request values in an ASP.NET application, shown in Figure 1.
Then compare the action in Figure 1 with Figure 2, which leverages model binding to produce the same result.
Though the two examples both achieve the same thing—a populated Product instance—the code in Figure 2 relies on ASP.NET MVC to convert the values from the request into strongly typed values. With model binding, controller actions can be focused on providing business value and avoid wasting time with mundane request mapping and parsing.
Although model binding to even simple, primitive types can make a pretty big impact, many controller actions rely on more than just a couple of parameters. Luckily, ASP.NET MVC handles complex types just as well as primitive types.
Once again, this code produces the same result as the actions in Figure 1 and Figure 2, only this time no code was involved at all—the complex ASP.NET MVC model binding eliminated all of the boilerplate code required to create and populate a new Product instance. This code exemplifies the true power of model binding.
Now that you've seen model binding in action, it's time to break down the pieces that make up the model binding framework.
Model binding is broken down into two distinct steps: collecting values from the request and populating models with those values. These steps are accomplished by value providers and model binders, respectively.
ASP.NET MVC includes value provider implementations that cover the most common sources of request values such as querystring parameters, form fields and route data. At run time, ASP.NET MVC uses the value providers registered in the ValueProviderFactories class to evaluate request values that the model binders can use.
The value providers collection, like the Request object, is really just a glorified dictionary—an abstraction layer of key/value pairs that model binders can use without needing to know where the data came from. However, the value provider framework takes this abstraction a step further than the Request dictionary, giving you complete control over how and where the model binding framework gets its data. You can even create your own custom value providers.
The minimum requirement to create a custom value provider is pretty straightforward: Create a new class that implements the System.Web.Mvc.ValueProviderFactory interface.
For example, Figure 3 demonstrates a custom value provider that retrieves values from the user's cookies.
Notice how simple the CookieValueProviderFactory is. Instead of building a brand-new value provider from the ground up, the CookieValueProviderFactory simply retrieves the user's cookies and leverages the NameValueCollectionValueProvider to expose those values to the model binding framework.
It's pretty easy to create custom value providers, but be cautious in doing so. The set of value providers that ASP.NET MVC ships out of the box exposes most of the data available in the HttpRequest (with the exception of cookies, perhaps) pretty well and generally provides enough data to satisfy most scenarios.
To determine whether creating a new value provider is the right thing to do for your particular scenario, ask the following question: Does the set of information provided by the existing value providers contain all the data I need (albeit perhaps not in the proper format)?
If the answer is no, then adding a custom value provider is probably the right way to address the void. However, when the answer is yes—as it usually is—consider how you can fill in the missing pieces by customizing the model binding behavior to access the data being provided by the value providers. The rest of this article shows you how to do just that.
The main component of the ASP.NET MVC model binding framework responsible for creating and populating models using values provided by value providers is called the model binder.
Examine the value providers to see if the property was discovered as a simple type or a complex type by checking to see if the property name is registered as a prefix. Prefixes are simply the HTML form field name "dot notation" used to represent whether a value is a property of a complex object. The prefix pattern is [ParentProperty].[Property]. For example, the form field with the name UnitPrice.Amount contains the value for the Amount field of the UnitPrice property.
Get the ValueProviderResult from the registered value providers for the property's name.
If the value is a simple type, try to convert it to the target type. The default conversion logic leverages the property's TypeConverter to convert from the source value of type string to the target type.
Otherwise, the property is a complex type, so perform a recursive binding.
Recursive model binding effectively starts the whole model binding process over again but uses the name of the target property as the new prefix. Using this approach, the DefaultModelBinder is able to traverse entire complex object graphs and populate even deeply nested property values.
To see recursive binding in action, change Product.UnitPrice from a simple decimal type to the custom type Currency. Figure 4 shows both classes.
With this update in place, the model binder will look for the values named UnitPrice.Amount and UnitPrice.Code to populate the complex Product.UnitPrice property.
This form field will result in six levels of Products! For each level, the DefaultModelBinder will dutifully create a new Product instance and dive right into binding its values. When the binder is all done, it will have created an object graph that looks like the code in Figure 5.
Even though this contrived example sets the value of just a single property, it's a great demonstration on how the DefaultModelBinder recursive model binding functionality allows it to support some very complex object graphs right out of the box. With recursive model binding, if you can create a form field name to represent the value to populate, it doesn't matter where in the object hierarchy that value lives—the model binder will find it and bind it.
It's true: There are some models that the DefaultModelBinder simply won't be able to bind. However, there are also quite a few scenarios in which the default model binding logic may not seem to work but in fact works just fine as long as you use it appropriately.
Following are a few of the most common scenarios that developers often assume the DefaultModelBinder can't handle and how you can implement them using the DefaultModelBinder and nothing else.
Pay close attention to the naming syntax of the request parameters required to bind collections of complex objects. Notice the indexers used to identify each unique item in the area, and that each property for each instance must contain the full, indexed reference to that instance. Just keep in mind that the model binder expects property names to follow the form post naming syntax, regardless of whether the request is a GET or a POST.
The complex object collection scenario is perhaps one of the most widely problematic scenarios that developers run into because the syntax isn't necessarily evident to all developers. However, once you learn the relatively simple syntax for posting complex collections, these scenarios become much easier to deal with.
Generic Custom Model Binders Though the DefaultModelBinder is powerful enough to handle almost anything you throw at it, there are times when it just doesn't do what you need. When these scenarios occur, many developers jump at the chance to take advantage of the model binding framework's extensibility model and build their own custom model binder.
For example, even though the Microsoft .NET Framework provides excellent support for object-oriented principles, the DefaultModelBinder offers no support for binding to abstract base classes and interfaces. To demonstrate this shortcoming, refactor the Product class so that it derives from an interface—named IProduct—that consists of read-only properties. Likewise, update the Create controller action so that it accepts the new IProduct interface instead of the concrete Product implementation, as shown in Figure 6.
The updated Create action shown in Figure 6—while perfectly legitimate C# code—causes the DefaultModelBinder to throw the exception: "Cannot create an instance of an interface." It's quite understandable that the model binder throws this exception, considering that DefaultModelBinder has no way of knowing what concrete type of IProduct to create.
The simplest way to solve this issue is to create a custom model binder that implements the IModelBinder interface. Figure 7 shows ProductModelBinder, a custom model binder that knows how to create and bind an instance of the IProduct interface.
The downside to creating custom model binders that implement the IModelBinder interface directly is that they often duplicate much of the DefaultModelBinder just to modify a few areas of logic. It's also common for these custom binders to focus on specific model classes, creating a tight coupling between the framework and the business layer and limiting reuse to support other model types.
To avoid all these issues in your custom model binders, consider deriving from DefaultModelBinder and overriding specific behaviors to suit your needs. This approach often provides the best of both worlds.
Abstract Model Binder The only problem with trying to apply model binding to an interface with the DefaultModelBinder is that it doesn't know how to determine the concrete model type. Consider the higher-level goal: the ability to develop controller actions against a non-concrete type and dynamically determine the concrete type for each request.
By deriving from DefaultModelBinder and overriding only the logic that determines the target model type, you can not only address the specific IProduct scenario, but also actually create a general-purpose model binder that can handle most other interface hierarchies as well. Figure 8 shows an example of a general-purpose model abstract model binder.
To support model binding to an interface, the model binder must first translate the interface into a concrete type. To accomplish this, AbstractModelBinder requests the "__type__" key from the request's value providers. Leveraging value providers for this kind of data provides flexibility as far as where the "__type__" value is defined. For example, the key could be defined as part of the route (in the route data), specified as a querystring parameter or even represented as a field in the form post data.
Next, the AbstractModelBinder uses the concrete type name to generate a new set of metadata that describes the details of the concrete class. AbstractModelBinder uses this new metadata to replace the existing ModelMetadata property that described the initial abstract model type, effectively causing the model binder to forget that it was ever bound to a non-concrete type to begin with.
After AbstractModelBinder replaces the model metadata with all the information needed to bind to the proper model, it simply releases control back to the base DefaultModelBinder logic to let it handle the rest of the work.
The AbstractModelBinder is an excellent example that shows how you can extend the default binding logic with your own custom logic without reinventing the wheel, by deriving directly from the IModelBinder interface.
Creating custom model binders is just the first step. To apply custom model binding logic in your application, you must also register the custom model binders. Most tutorials show you two ways to register custom model binders.
The Global ModelBinders Collection The generally recommended way to override the model binder for specific types is to register a type-to-binder mapping to the ModelBinders.Binders dictionary.
Although these two approaches work well for many scenarios, there are two more ways that ASP.NET MVC lets you register a model binder for a type: attributes and providers.
In addition to adding a type mapping to the ModelBinders dictionary, the ASP.NET MVC framework also offers the abstract System.Web.Mvc.CustomModelBinderAttribute, an attribute that allows you to dynamically create a model binder for each class or property to which the attribute is applied. Figure 9 shows a CustomModelBinderAttribute implementation that creates an AbstractModelBinder.
Now when the model binder attempts to locate the appropriate binder for Product.UnitPrice, it will discover the AbstractModelBinderAttribute and use the AbstractModelBinder to bind the Product.UnitPrice property.
Leveraging custom model binder attributes is a great way to achieve a more declarative approach to configuring model binders while keeping the global model binder collection simple. Also, the fact that custom model binder attributes can be applied to both entire classes and individual properties means you have fine-grain control over the model binding process.
Model binder providers offer the ability to execute arbitrary code in real time to determine the best possible model binder for a given type. As such, they provide an excellent middle ground among explicit model binder registration for individual model types, static attribute-based registration and a set default model binder for all types.
The logic dictating whether the AbstractModelBinder applies to a given model type is relatively straightforward: Is it a non-concrete type? If so, the AbstractModelBinder is the appropriate model binder for the type, so instantiate the model binder and return it. If the type is a concrete type, then AbstractModelBinder is not appropriate; return a null value to indicate that the model binder isn't a match for this type.
An important thing to keep in mind when implementing the .GetBinder logic is that the logic will be executed for every property that's a candidate for model binding, so be sure to keep it lightweight or you can easily introduce performance issues into your application.
And that easily, you've added model binding support for non-concrete types throughout your entire application.
The model binding approach makes model binding selection much more dynamic by taking the burden of determining the proper model binder away from the framework and placing it in the most appropriate place: the model binders themselves.
Like any other method, the ASP.NET MVC model binding allows controller actions to accept complex object types as parameters. Model binding also encourages better separation of concerns by separating the logic of populating objects from the logic that uses the populated objects.
I've explored some key extensibility points in the model binding framework that can help you leverage it to the fullest. Taking the time to understand ASP.NET MVC model binding and how to use it properly can have a large impact, even on the simplest of applications.
Jess Chadwick is an independent software consultant specializing in Web technologies. He has more than a decade of development experience ranging from embedded devices in startups to enterprise-scale Web farms at Fortune 500 companies. He's an ASPInsider, Microsoft MVP in ASP.NET, and book and magazine author. He is actively involved in the development community, regularly speaking at user groups and conferences as well as leading the NJDOTNET Central New Jersey .NET user group.


I bet you can do better. Sad footnote - my workplace has whited out the "Thou Shall Not Kill" part of the speed limit sign. Thou shall kill irony, apparently. At least, I always assumed it was ironic.
Posted by Diane Kristine Wild at 3:55 p.m.


Do we live a life that overcomes…or are we overcome by life?
Today we are under remarkable pressure to dilute God. To qualify Him so that what is left is a façade of godliness without power. It is no wonder that when we face hardships and temptations, we often grow frustrated and powerless to bring meaningful change to our lives.
Jesus shared that His coming from the Father was so that we "may have life, and have it to the full." (John 10:10) Yet for many there is a reluctance to fully embrace all that God is.
Perhaps we accept the life of Christ…but have not claimed the transformational power of Christ. Perhaps we have received Christ as our Savior, but have not given Him the full reign of our life.
If so, then we are denying God the foothold needed to bring His full power into our lives..
Without accepting fully the power of God, we are assured to face the same struggles time and again with victory remaining forever elusive.
In a tangible way, while we cannot see electrical power we know it exists. One only needs to touch a live wire to verify its existence. For obvious reasons of safety, we don't touch live wires, instead we believe the experts and take if by faith that such power exists and can harm us.
Lasting transformation comes only through the power of God, and that can only be received through faith, and while we cannot directly "see" the power of God, we can see our lives changed in ways that we know would not have been possible on our own.
Take a moment now and pray. Ask Him for the faith to receive His power into your life, only then will you begin to live a life that overcomes.


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About the NZOC
PHOTO/VIDEO LIBRARY
Rob Waddell finishes term as Chef de Mission – NZOC begins recruitment process for successor
The NZOC has opened a nation-wide search for the Birmingham 2022 New Zealand Team Chef de Mission, as gold medal-winning Olympian Rob Waddell steps down from the role after 8 years.
A unique leadership role, the New Zealand Team Chef de Mission champions the needs of athletes inside complex and high-performance Games environments. The role ensures the New Zealand Team promotes athlete mana, wellbeing and performance at all times throughout the Games period.
Waddell, a three-time Olympic rower and gold medallist at Sydney 2000 in the single sculls, led the New Zealand Team to two Olympic Games (Rio 2016, Tokyo 2020) and two Commonwealth Games (Glasgow 2014, Gold Coast 2018).
NZOC CEO Kereyn Smith says Waddell has been an outstanding Chef de Mission and will be missed by athletes and sports.
"Rob absolutely was a champion for, and on behalf of, athletes and the New Zealand Team. I would like to express a huge amount of gratitude to Rob for the work he's done to help make these Games campaigns some of our most successful," said Smith.
"Rob has been extremely committed to the New Zealand Team and has always gone above and beyond, often in challenging circumstances, to create an environment which allows New Zealand's elite athletes to perform at their peak. Notably in Rio, despite challenging conditions he ensured the Olympic Village was up to standard by the time New Zealand Team athletes arrived.
"More recently in Tokyo, Rob helped to oversee detailed planning for our team which kept our athletes and support team safe, while also allowing them to secure our biggest ever medal haul.
"We have been very fortunate to have Rob with us for two Olympic and Commonwealth cycles. We knew for some time that Tokyo would be his last campaign in the role, he leaves big shoes to fill but we are looking forward to appointing an excellent successor."
Tokyo 2020 Te Pou Hapai Tane (male flagbearer) David Nyika also paid tribute to Waddell.
"Rob would do anything under the sun for us athletes. I feel so blessed to have shared three games experiences with Rob and have learnt so much from his unconditional dedication to excellence. He is the pillar that our athletes aspire to be."
Rob Waddell thanked the New Zealand Olympic Committee, National Sporting Organisations, support teams and athletes.
"It's been a real privilege and an honour to have been trusted with leading our Olympic and Commonwealth Games teams," said Waddell.
"I've particularly enjoyed working with the athletes and wider team to create such a unique New Zealand Team environment, it's something we're all really proud to be a part of and I'm really thrilled with what we've achieved from Glasgow through to Tokyo.
"I've loved my time in the role and will miss it but am now looking forward to spending a bit more time with my family and contributing to our community in other ways."
The NZOC has today begun a recruitment process for a new Chef de Mission for the Commonwealth Games in Birmingham next year with an appointment expected before the end of October 2021.
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© 2022 New Zealand Olympic Committee
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How The Right Executive Assistant Made A Difference In Just One Week
Ginkgo Bioworks helps their clients use biology to make incredibly diverse products for every use imaginable. Demand for their services has exploded. But high growth means a heavy workload.
Being able to scale quickly is a priority, but administrative tasks began piling up. They needed dedicated support. Fast.
A Painless, Flexible Solution
Anna Marie Wagner, SVP of Corporate Development, would be the first to admit that the workload was overwhelming. She needed help immediately, but didn't require a full-time hire. She began looking online to see what other executives were doing — and found Boldly.
The Boldly subscription staffing model was flexible and painless to start. In fact, it was a smaller investment than she had expected to make.
"I recognized the need of bringing in a really strong administrative assistant," she said, "but I didn't need 40 hours a week. I needed maybe 10 or 15."
With Boldly, she got access to a premium executive assistant and started with the hours she needed. Hours she could scale up or down, depending on workload and she didn't need to go through a lengthy hiring process with HR or their recruiting department. Wagner was so impressed with her executive assistant that she spread the word to the rest of the team.
Boldly went viral in this biotech firm.
"I've shared Boldly EAs with other teams, and it really did spread like wildfire throughout the company," she said. "It's become a no-brainer decision. It gives us what we need when we need it. It's made a huge difference to not only my effectiveness on the job, but I think our ability to scale as a company."
Trust Enough To Delegate
Wagner's life changed within one week of working with her EA: "I went from being completely overwhelmed with admin to within a week having someone who was taking things off my plate."
Going from overwhelmed to being ahead of the game is all about trust. More than skills or experience, a mutually-trusting relationship was required.
"Even though Iris isn't working with me full time it feels like she is. Iris has been the most trusted person on my team," Wagner said. "She knows more about what I'm going through professionally and personally more than anyone else I work with. She makes sure I'm on top of everything I have to be."
While Boldly's executive assistants certainly have the best in skills and experience in the industry, they also know how to build a great working relationships.
That kind of connection means a smaller transition window from start to full-speed ahead.
For Wagner, that meant someone who understood her time limitations and fielded requests that came her way.
"Having someone who can really look out for my priorities and tactfully find a way to say no or to defer something helps me maintain a positive relationship while protecting my time," she said. "Being able to have a trusted partner who understands your priorities and is able to make things happen for you is invaluable. I honestly don't know what I'd do without my Boldly EA."
Published on January 5th, 2023
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Anthony Morigerato is the Executive Producer of AM Dance Productions which has produced live theatrical performances and film in NYC since 2006. As a performer Anthony was a soloist and member of Michael Minery's Tapaholics (2002-2012), the lead tap dancer and choreographer for the musical group Matt and Anthony (2009-2012), and a soloist and associate choreographer for Stacey Tookey's Still Motion (2012-Present). Anthony has appeared as a choreographer and or a performer on several television shows including America's Got Talent, The Arsenio Hall Show, So You Think You Can Dance, and the Tony Danza Show. Anthony holds the world record for "most tap sounds in one minute" having made 1,163 sounds.
Mike Minery, a New Jersey native, has established himself as one of the finest tap dancers and choreographers working today. Mike has been named the 1997 World Tap Champion and was a recipient of a Princess Grace Dance Fellowship Award. He toured the world as a soloist with the internationally acclaimed Manhattan Tap company, and has been featured at The Supper Club on Broadway, in the '40s revue This Joint is Jumping. He has created his own tap company, "Tapaholics", which debuted at the famed Duke Theatre in New York City and has performed in countless theatres and on television as a feature guest on The Tony Danza Show.


Amanda Wolff: Design Team Reveal!
Alright its time for my second design team reveal over at Two Scrapbook Friends. This time around I got "Everyday Eclectic" from Echo Park! I absolutely love Echo Park! They are one of my favourite manufactures in the scrapbook world. There papers are so easy to work with and are very much my style. I love how much the colours stood out when I saw this line online and couldn't wait to work with it once I received it as my kit.
I loved all the patterns on the paper because of how vibrant the colours were but was kind of nervous to see what pictures I was going to be able to use with the line.
I found that craft paper worked really well while creating with this paper. Below was one of my favourite patterns in the line! I just love the clouds!
I also loved the honey comb paper. As soon as I saw this patterned paper in the collection I knew I had to do something and cut the pattern out.
Echo Park is probably one of my favourites because of the sticker sheets that they come out with! They are always so full of things and for a very good price. I have an obsession with alphabet stickers when I am scrapbooking. I have alphabet stickers in probably every single colour so when I saw these I fell in love.
This was the first layout that I created. One of the new styles I have noticed in scrapbooking these days is the honey comb pattern. Every manufacture has some paper in the lines that they create that has this look to it. This paper caught my eye as soon as I saw it!
While creating this layout I kept it very clean and simple! To add a little bit more detail I used the journaling words from Authentique to do my journaling. I have done this on a couple layouts and it takes forever to try to come up with your journaling but it looks amazing when your finished. I popped up my journaling because I thought it would stand out a little bit more.
When finishing up this layout I used more pop dots (one of my favourite scrapbooking things) and popped up my background pieces that I cut out of my pattern paper to give my layout more of a 3D effect so it didn't look so flat to that page.
My next layouts was one of my favourites. I went with the clean and simple look again and I think it turned out great! I got some professional photos done from a friend that I went to school with and the pictures were perfect with this line! Most of them were in black and white so the colours really popped when I used them.
I have been stitching on almost every layout I have been creating the past little while so why not do it on this one? I cut out a couple hearts and popped them up with pop dots and stitched down the center with a contrasting colour.
The final touch to this layout were my butterflies. I love the look of butterflies on the layouts I have seen in magazines and I hadn't tried them until this layout. After seeing the way that they look I think all my layouts are going to have butterflies on them. I added little spools on the top of them and wrapped then with contrasting floss to add a little bit of colour and taaadaaaa!
My next layout was also really neat! I tried a bunch of new things while working with this paper so I really liked them all. This one had a couple of new things I have never done before and it turned out really well.
I used the Silhouette to cut out my title for my layout and it turned out really well.
I stitched a "rainbow" pattern on my layout to add a little more colour and a different effect. To finish off the "rainbow pattern" I added matching brads around the outside. Then I cut out a couple clouds and popped them up to finish off my layout.
The last layout that I created was by far my favourite! I wont say much about this one because it will have its own blog post shortly.
The final project I made with my design team kit was this adorable card! I stitched again to create the circles on the background. Then I cut out some butterflies and added a couple matching gems to finished the card off.
This new Echo Park line is in the store so stop by and check it out! Thanks for stopping by!
Love your projects Amanda! You did an amazing job with this collection! Loving the stitching you did!!
Great designs Amanda! You are doing such a wonderful job on the Design Team! Keep the great inspiration coming!


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WeChat Seeks Even More China Clicks With New Mini-Apps
May 22, 2017 Loknath Das	China, Clicks, Even, Mini-Apps, More, New, Seeks, WeChat, With
In a cluster of refurbished Mao-era industrial buildings in Guangzhou, developers at China's top messaging app, WeChat, are redesigning key parts of its product to spread its tentacles to just about every aspect of Chinese life.
Around 1,500 developers, mainly twentysomething males, have been tasked with increasing user engagement through new 'mini-programs' on WeChat that look and operate much like apps on Apple Inc's iOS and Google's Android operating systems – but are far less data-intensive.
WeChat, owned by Tencent Holdings, says it's not a direct challenge to the dominant mobile platforms, but some analysts and developers say the new business could eat into that of iOS and Android app ecosystems.
"In the long-term, the relationship between Tencent and Apple's ecosystems will be co-existence and 'co-opetition' – intense competition in some areas and time periods, coupled with some form of cooperation in others," said Su Ning, professor of Information Systems at Ivey Business School in Canada.
With more than 938 million users, WeChat, known as Weixin in China, already serves as a one-stop-shop for everything from reading news and booking taxis to ordering takeaways and making payments. Half the users spend more than 90 minutes a day on its chat app, according to WeChat.
WeChat's push on these nimble mini-apps comes as Google this week launched its own Android Instant Apps, which don't require downloading and are available on certain Android devices, though access to Google products in China is heavily restricted.
WeChat says there are about 200,000 third-party developers for the WeChat platform.
"A very strong trend in China is that demand for iOS and Android apps is waning, while that for program developing based on WeChat is rising," said Leon Du, co-founder of Guangzhou-based Beansmile, a digital consultancy that develops apps and websites.
Helped by WeChat-based advertising and payment-related services, Tencent this week reported its highest profit growth in three years for the first quarter.
While Tencent doesn't release data on the number of mini-programs available, Dong Xu, a manager at market data firm Analysys, says her interviews with businesses suggest the adoption rate has so far been modest.
"Mini-programs are mainly used for low-frequency, offline scenarios, such as fee payments, parking, and customer inquiries," Dong said. "Users' in-depth needs such as entertainment and e-commerce still take place with apps."
Third-party developers say the mini-programs, built in WeChat's proprietary programming language, are less data-heavy and easier to develop than their iOS or Android counterparts.
Users, for example, can tap a program on a restaurant's official WeChat account to order food, have it delivered to their table and pay for it, all in one app.
WeChat also last month quietly established a new department dedicated to online searching, and this week rolled out a beta search-engine box with enhanced power, revealing its ambition to take on rival Baidu Inc.
Pay wars
Central to its plans for an expansive and dynamic app ecosystem is the development of WeChat's own payment infrastructure.
Around 300 developers work for WeChat Pay, which competes with Alipay, run by Alibaba affiliate Ant Financial, and to a lesser extent, Apple Pay, which launched in China last year.
TenPay, which runs WeChat Pay and Tencent's smaller QQ Wallet, is China's most popular mobile payment provider by users, with 838 million users dwarfing Alipay's 432 million, according to Analysys.
At a post-earnings conference call on Wednesday, Tencent President Martin Lau flagged WeChat Pay's goal to permeate all aspects of consumer life in China.
For Apple, which wants to deepen its reach in China, the world's biggest mobile spender, WeChat's large and loyal fan base and its payment service present a challenge.
China overtook the United States as the biggest contributor to Apple's iOS app store revenue last year, according to mobile data analytics firm App Annie. However, Apple's Greater China revenue dropped 14 percent in the first three months of the year, as cheaper rivals chipped away at sales.
Apple declined to comment for this article.
Last month, some Chinese WeChat fans threatened to ditch Apple products after the U.S. firm forced the chat app to abolish a popular tipping function.
While building user loyalty is a core part of both Apple's and WeChat's strategies, Zhang Ying, general manager of WeChat Pay, has downplayed product tensions from the tipping spat.
"Apple is still supportive of the [WeChat] ecosystem. We are part of the [Apple] ecosystem," he told a forum in Hong Kong last month.
"It is far from a 'choose-one-or-another' – it's merely some disagreement."
["source-ndtv"]
7 Tips You Must Remember to Order and Drink Whisky Like a Pro
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Xiaomi's in-display camera technology explained: A clever transparent glass makes notches history
June 7, 2019 Loknath Dasa, Camera, clever, explained:, Glass, History', in-display, Makes, notches, Technology', transparent, Xiaomi's
ust a few days ago, Xiaomi came up with a solution that every smartphone manufacturer has...
New framework looks at how technology is changing our cities
May 28, 2019 Loknath Dasat, changing, Cities, Framework, How, Is, Looks, New, Our, Technology'
The Urban Land Institute, a non-profit grop creating sustainable communities, has launched an Urban Technology Framework...
Has Technology Taken the Fun out of Photography?
May 10, 2019 Loknath DasHas Technology Taken the Fun out of Photography?
Technology is a locomotive moving full speed ahead. From the creation of the first digital SLR...


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Friday the 13th: The Series -- Season 1 Episode 4 (A Cup of Time)
It shouldn't be that difficult to write a decent episode, especially if you're taking on a social issue. Law & Order managed to do this with the courtroom as a backdrop. Star Trek took in issues using aliens to fill in when you couldn't call out someone directly.
A Cup of Time was the first Friday the 13th episode to overtly have some sort of issue written into the plot. The three previous episodes were about a murderous doll, a pen that allows you to write someone's death, and a statue that makes someone love you.
Here, the episode starts with one of the main characters, Jack, trying to fend off Birdie, a social worker that seems to have taken a liking to him. Meanwhile, Ryan has taken an interesting in an emerging rock star, Lady Die. She's putting on a concert for the homeless, which is kind of coincidental, considering that Birdie deals with the homeless.
Several have been murdered in a park recently. This leads Jack, Ryan and Micki to eventually realize that one of their cursed items is being used to suck the life from the homeless person to make Lady Die look young. They eventually get the cup, which Birdie steals and tries to use, but finds that she can't. Lady Die manages to evade capture, only to die of old age in her trailer at the benefit concert.
Considering that the series had a whole hour to work with, I'm surprised that this was the best anyone could come up with. It's weak in that it doesn't really deal with homelessness other than a few throwaway lines. I mean, we have an actual social worker that just popped up out of nowhere. You'd think there would be a discussion about what it's like living on the street. Maybe we could see what someone has to go through to get help. No. Homelessness is little more than a plot device.
In the show's defense, the main characters do manage to rescue a young girl from the street. She manages to help the group out a bit and they manage to find her someplace to live. Still, it comes off more as a feel-good moment than anything else. I have to wonder if the early episodes were rushed to production. It didn't look like a lot of thought was put in to the writing. I don't remember many of the other episodes, but I'm hoping that they get better.
Labels: Brian Young , Chris Wiggins , Harvey Frost , Hilary Shepard , John D. LeMay , Lisa Jakub , Louise Robey , Lubomir Mykytiuk , Maxine Miller , Richard Fitzpatrick
The Twilight Zone (1959) -- Season 1 Episode 30 (A...
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gaining confidence
Chrissy Metz wore a swimsuit for the first time as an adult
By Mark Gray Wonderwall 12:44pm PDT, Oct 11, 2018
https://94890ooyala-a.akamaihd.net/oycnRlZzE6JNd-AEXeXCGHs3nzBb4uNB/DOcJ-FxaFrRg4gtDEwOjNtNzowczE7rs
After 38 years, Chrissy Metz has finally found her swimsuit swagger.
Earlier this year, she wore a swimsuit in public for the first time while on vacation, she told Glamour for its November cover story.
"I grew up wearing a T-shirt at the pool," she said. "As an adult, I was like, I'm gonna find a bathing suit I like and I'm gonna wear it."
In June, Chrissy, 38, did just that, and she shared the image on social media to prove it.
Besties on the vacay resties (we have a new language) #pose #islandlife #sandalsroyalbarbados #sandalsresorts @sandalsresorts
A post shared by Chrissy Metz (@chrissymetz) on Jun 30, 2018 at 6:44am PDT
In the snap, the "This Is Us" star donned a black Lane Bryant swimsuit while hanging out with a friend in Barbados. Many of the comments that followed were supportive; others tried to be supportive, but a few compliments fell flat.
"There were people, like, 'Oh my God, look at you! You know I could never do that,'" she said. "It's a backhanded compliment, but I'm doing what I want to do."
I could get used to this early morning dip in my sleepy time tank top in the balcony infinity pool. 🌊❤ #saythatfivetimesfast #nosuitnoproblem #sandalsroyalbarbados #sandalsresorts #carribean #peaceloveunity
A post shared by Chrissy Metz (@chrissymetz) on Jun 30, 2018 at 10:23am PDT
On "This Is Us," Chrissy's character, Kate Pearson, grapples with not only confidence issues, but she has struggles with things like family death and fertility.
"People who've never been overweight don't understand what it all entails. They think you're just sitting in the corner and all you do is eat," she says. "My thing is, let's get to the real issues—because the food is the symptom; it's not the issue. Everyone's filling a void with something."
She added, "There are so many times in my life that I didn't express how I felt. Now I really try to remember, OK, Chrissy, this is your life, and you are entitled to do what you want."


Welcome to the Beacon Foods news hub. Here you can find out the latest happenings direct from our HQ!
We thought we'd join in with the top 9 of 2018 posts!
We're very proud and get a lot of satisfaction from satisfying our lovely customer !


The most noteworthy findings on this examination are changes that are commonly seen with aging. These include mild lumbar spondylosis (arthritis bridging the bones of the spine) and degenerative joint disease (arthritis) in the right hip and the left knee. There is no evidence of hip dysplasia, as the left hip is not affected. Microscopically there was degeneration of the myelin sheath that covers the spinal cord in the lumbar area. This was not German Shepherd Dog Degenerative Myelopathy, but rather was consistent with the type of myelopathy seen in aged animals. This is more likely the cause of Reka's inability to use her rear limbs than was the arthritis in her spine. Other changes that were not manifesting in disease included splenic capsular fibrosis and chronic, focal, mild hemosiderosis. It is not uncommon to see some fibrosis, or deposition of less flexible/scar tissue, in the organs as pets age. The hemosiderosis is deposits of pigment within the spleen, which are not clinically or functionally significant. Pulmonary multifocal interstitial ossification is some calcium/bony deposits within the lungs, which are also likely secondary to inhaled irritants or infections during Reka's life. This did not likely cause any compromise to her lung function. Mild cardiac valvular endocardiosis is small bacterial deposits on the valves of the heart. Often this can be related to a chronic source of bacterial infection such as dental disease and can lead to significant problems; however, in this case it did not seem to be causing any compromise to cardiac function. There is no evidence of primary disease in digestive system, endocrine system, skin, liver/pancreas, or eyes.


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Like some celebrities, Hollywood seems to be playing a little fast and loose with the facts on its age, reports Daily Variety. The Hollywood Chamber of Commerce will install an above ground time capsule packed with memorabilia during this year's 100th birthday celebration. However, the chamber planted another time capsule commemorating Hollywood's 50th birthday in 1954, which makes the world's movie capital only 88. Officials said they're now basing Hollywood's age on the date the real estate subdivision by the same name was registered--Feb. 1,1887.


It's officially official. On the eve of this Bloodmoon Eclipse, NYC nightcrawler and talented Yankee Mr. Billy McFeely has launched his video part welcoming him to the Passport team. Congrats, Billy! Check the latest Pass~Port collection here. Or if you're in the NYC area, visit our Authorized Dealers KCDC and Labor.