that is warm , inviting , and surprising 
(ROOT (S (NP (DT that)) (VP (VBZ is) (ADJP (JJ warm) (, ,) (JJ inviting) (, ,) (CC and) (JJ surprising)))))
(ROOT (S (NP (DT )) (VP (VBZ ) (ADJP (JJ ) (, ) (JJ ) (, ) (CC ) (JJ )))))