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Cooling off Period for Real Estate Contract document sample
Real Estate Associate Program Office Building Management Presented by: Lance Carlile Nick Hayden Andy Toland Agenda Section I Building System Basics Section II The Building Business Section III Case Studies Real Estate Associate Program Section I: Building System Basics Building System Basics Heating, Ventilation, Air Conditioning HVAC Real Estate Associate Program HVAC Buildings need heating, cooling (air conditioning) and fresh air (ventilation) Measured in tons 12,000 BTU's = One ton A/C systems cool space that is heated by sunlight, people and equipment Air-cooled systems vs. water- cooled systems Real Estate Associate Program HVAC First Class Office Building Standards: Typically 350 to 400 sq. ft./ton Data Center needs can be 70 to 150 sq. ft./ton Deliver 70° to 76° temperature range Air flow - average 1.1 CFM/sq.ft. (ventilation) Ability to add supplemental cooling At least 1 zone (thermostat) per 1000 sq.ft. Individual control at office level Flexible/reliable Low operating cost Real Estate Associate Program System Configurations Central Plant: Central chillers, central fans Central chillers, floor-by-floor fans Unitary: Self-contained package units per floor Real Estate Associate Program Central Chiller – Central Fans Advantages X Low energy Low maintenance cost X Noise No loss of space O Disadvantages X Reliability Flexibility After-hours costs are high VSD Real Estate Associate Program Central Chiller – Floor by Floor Fans Advantages Flexible Reliable Low after hours Cost allocation Disadvantages Disadvantages Noise Floor space High operating cost Real Estate Associate Program Self-Contained Packaged Units per Floor Advantages Low after hours Flexible Reliable Cost allocation Disadvantages Noise Higher operating costs Real Estate Associate Program HVAC Maintenance Condenser water must be treated with chemicals to reduce corrosion and extend life of pipes Chiller tubes and condenser and evaporator coils must be cleaned periodically to maximize heat transfer efficiency Motors and pulleys need regular alignment and lubrication Vibration analysis on motors Air filters must be replaced regularly Real Estate Associate Program Building System Basics Vertical Transportation Elevators Real Estate Associate Program Vertical Transportation Elevator System Design System Design Elements Number Speed Type Quality Key issue is number of people to be moved per hour Heavily affected by building use: Multi-user Single user Nature of business/use Real Estate Associate Program Geared Traction Elevators "The Brain" •Group Dispatcher •Controller "The Guts" •Selector •Drive Machine •Motor Generator Overrun •Wormscrew & Gears Cables: Single or Double Wrapped Cab Side Counterweight Brakes Buffer in Pit Real Estate Associate Program Geared Traction Elevators Principle: Electricity/motor drives gear to move cab & cables Medium Speed: 250-450 ft./min. Cab Weight is balanced by Counterweight Limiting Factors: Friction in gears and cabling Cabling Alternatives: Double/Triple wrapping to reduce wear and allow larger loads Real Estate Associate Program Gearless Traction Elevators "The Brain" "The Guts" Cables: Single or •Except NO Gears Double Wrapped Cab Counterweight Buffer in Pit Real Estate Associate Program Gearless Traction Elevators Principle: Direct drive, velocity of cab direct variable of motor speed Allows Maximum Speed: 500-1200 ft./min. Allows Maximum Height Everything over 20 stories Limiting Factors: Movement of Hoistway & Rails in very tall structures Real Estate Associate Program Hydraulic Elevators Guide Rails – For all cabs Cab Pumps, valves controller below grade in pit Spring Buffers Oil Reservoir Solid piston: rides up and down in shaft drilled below grade Real Estate Associate Program Hydraulic Elevators Principle: Oil pumped in and out of shaft to move piston & cab Economical: Simple Concept Lowest $ construction cost maintenance expense Limiting Factors: Slow Moving, 50-200 ft./min. 6 or 7-story Maximum Real Estate Associate Program Measures Qualitative Measures: Quantitative Measures: Objective: To maximize comfort Objective: To minimize total trip and ease of use time, including waiting Opening Size (3'6") Average Waiting Time Ride Quality Interval Service Contract/Maintenance Handling Capacity Interfloor Traffic Average Trip Time Lobby Configurations Dispatch Controls/Technology Cab Finish Security - Card Key, Cameras Communications Lighting Real Estate Associate Program Elevator Service Quality Minimum Waiting Time at Any Level Comfortable Acceleration Rapid Transportation Smooth and Rapid Retardation Automatic Leveling at Landings Rapid Loading and Unloading Good Visual Floor Indication Clean, Comfortable, Well Lit Cabs Real Estate Associate Program Elevator Modernization New Technology: Destination Dispatch System vs. 2 Button System Less Waiting Time Less Travel Time Less Overcrowding Security Features State of the Art Technology Real Estate Associate Program Modernization Process Multiple Cars Taken Out of Service at a Time Construction Time – 8 to 10 Weeks per Car Cost - $125,000 to $150,000 per Car Cab Upgrades Real Estate Associate Program Decision Factors Age of Equipment Tenant Complaints Liability – Entrapments Asset Hold Period Competitive Disadvantage Cost Real Estate Associate Program Other Considerations Cost Hi-Rise Elevator Bank Cafeteria Visitors Proprietary Technology Real Estate Associate Program Building System Basics Electrical Real Estate Associate Program Electrical Design Considerations Design for tenant's current and future power requirements Tenants with critical systems want redundancy Design to meet base building power requirements Power Requirements: Office tenant power requirements result from: Lighting: incandescent, fluorescent, decorative Office equipment: copiers, computers, coffee makers Miscellaneous Typical office lease space requirement - 6 watts/sf exclusive of HVAC. Typical usage <2 watts/sf Base building requirements result from HVAC systems, elevators, common area lighting, life safety systems Real Estate Associate Program Requirements – Data Centers HVAC 70-150sf/ton is possible Supplemental cooling Electrical 50 to 300W/sf Standby generator or place to put a generator Raised floor for cabling NOTE: More Equipment = More Power = More Cooling Real Estate Associate Program Typical Service Path: Office Building Pumps Fans Controls Motor Control Center Chillers M 277/480 V panel (lighting) 120/208 V panel Selected 480/120 V (outlets, equip.) Emergency Transformer with transformer Loads 277/480 V, 3 ph, 4 W Emergency Main Riser(s) Power Riser Base Building Riser Emer. Panel 13.2 kv/480V M Transformer Transfer Switch M Emergency On Site to utility Generator Real Estate Associate Program Main Service Main Building Switchgear 277/480V, 3ph, 4W Lines 13.2 kv Quantity How much power is enough? Class A building provides 6W/sf or more for tenant use Data centers, switch hotels, co-location facilities need 50-300W/sf more equipment = more power Real Estate Associate Program Standby Power Uninterruptible power supply (UPS) Bank of batteries that "instantaneously" switch on when the utility fails - Wet vs. Gel cell battery technology Limited amount of power, requires generator to operate for extended periods of time Smoothes out the electrical current Automatic transfer switches (ATS) Automatically transfer power supply from the utility to the emergency/standby generator Standby (not emergency) generators Supply power when the utility "fails" Can take up to one minute to get started Real Estate Associate Program UPS Wet Cell – 15-20 year life span Dry Cell – Usually 5 year life span Real Estate Associate Program Emergency Generators What Does the Emergency Generator Do? Emergency Generators: Standby Generators: The main source of electrical power Provides a redundant source of during an outage electrical power for tenants Backup power for your life safety Back up power for all designated loads. critical loads. Redundancy. Real Estate Associate Program What makes up a Generator Set? Engine Control Panel Generator 3500 Series Diesel shown SR4-B Shown Real Estate Associate Program Critical Electric Infrastructure Engine to Generator Relationship. The engine produces Rotational Torque measured in HP The Generator utilizes this rotational torque and produces Electricity. 1 HP= 746 Watts Nameplate Watts= Volts x Amps x 1.732 x .8 PF The Engine Capacity is limited by it's HP Rating The Generators capacity limit is it's AMP rating determined by the size and number of winding wires. Real Estate Associate Program Types of Building Load Life Safety: Critical Load: Fire Pumps Data Centers Smoke and Fire Alarms Cooling Towers Emergency Elevators Emergency Lighting Non Critical Load: Normal Lighting Non emergency outlets Real Estate Associate Program Critical Electric Infrastructure Real Estate Associate Program Maintenance Electrical Maintenance Switchgear maintenance Electrical panel maintenance Thermo-graphic (Infra-red) photography Generator Maintenance Diesel engine testing – Monthly Generator testing – Monthly Transfer switch testing – Semi-Annually Real Estate Associate Program Managing Electrical Costs Demand costs are frequently higher during certain times of the day. Time-of-Day Profile: Off-peak cost = 495 x $5.00 = $2,475.00 On-peak cost = 888 x $17.00 = $15,096.00 Total = $17,531.00 on-peak maximum off-peak 888 kw 800 maximum 700 495 kw 600 kw 500 400 300 200 100 6 am noon 6 pm midnight 6 am Real Estate Associate Program Building System Basics Plumbing Real Estate Associate Program Plumbing Types of Piping Chilled Water Condenser Water Domestic Water Fire Service Sprinklers Issues Velocity – Pressure Reducing Valves Corrosion – Water Treatment Construction – Contractors Freeze Ups Real Estate Associate Program Plumbing Floods Tenant Damage Building Damage Liability – Gross Negligence Mold Issues Prevention Training Preventive Maintenance Tenant Service Contracts Water Treatment 24/7 Manned Building Real Estate Associate Program Building System Basics Fire & Life Safety Real Estate Associate Program Fire & Life Safety What are the responsibilities of the property managers and Landlords in the event of an emergency in an office building? Requirements of law, technology, application. Fire, Terror Attacks, Blackouts, Disasters. Real Estate Associate Program Vocabulary Class E system Evacutrac FSD (Fire Safety Director) Smoke Detector EAP (Emergency Action Plan) Duct Detector Stand Pipe Fire Warden Sprinklers Deputy Fire Warden Speaker/Strobe Searcher Pull Station DGP Warden Phone Evacuation Automatic Electronic Shelter in Place Defibrillator (AED) Real Estate Associate Program Fire & Life Safety Components Fire Alarm Local Law 5 & 26 Systems Drills Life Safety & Evacuation Prevention Emergency Tools Action Plans Real Estate Associate Program Local Law 5 & 26 Local Law 5 Local Law 26 Enacted in 1973 Will be enacted in 2006 Deals only with Fire Emergencies Deals with Other Emergencies: Protection Blackouts Prevention Bio Hazards Requirements: Nuclear Emergencies Fire Safety Plans Terror Attacks Fire Alarm Systems Tsunamis Signage Requirements: Safety Equipment Photo-Luminiscent Markings Emergency Action Plans Tenant Training Real Estate Associate Program Fire Alarm System Class E System Alarm System Communication system Monitors Fire, Smoke, Sprinkler, Pull Stations, Elevator Heat activates sprinkler Flow Switch notifies Fire Command Station (FCS): FCS notifies FDNY, shuts down recalls elevators activates speaker /strobes Operations team investigates, announcements made. Tenants evacuate Real Estate Associate Program Anatomy of a Fire Alarm Sprinklers Trip in Mechanical Room Fire Command is Activated Elevators are recalled to the 1st floor Strobes are activated on the affected floor as well as the floor above Personnel are notified Fire Department is alerted and dispatched to building Building Personnel investigate Situation Fire Safety Teams evacuate each floor Fire Command Real Estate Associate Program Life Safety & Evacuation Tools AED (Automatic Electronic Defibrillator) Evacutrac (emergency evacuation chair) CPR Training Emergency Life/ Safety generator Database identifying tenants with special needs Real Estate Associate Program Summary Fire Prevention and Life Safety impacts everyone. Proper procedures and good implementation can affect thousands of lives, as well as save millions of dollars. Drills, Drills, Drills Real Estate Associate Program Where to Get More Information NYC.GOV NFPA (National Fire Prevention Association) Fire Department of New York Real Estate Associate Program Building System Basics Telecommunications Real Estate Associate Program Telecommunications Tenant Telecommunication Needs: Voice transmission (voice, fax) Data transmission Fiber-optic service Broadband service Redundancy Multiple service providers Verizon, MCI, MFS, Cogent, satellite or microwave service Real Estate Associate Program Building System Basics Structural/Building Envelope Real Estate Associate Program Structural/Building Envelope Facades – Plazas Local Law II – 5 Year Cycles Classifications Repairs Real Estate Associate Program Structural/Building Envelope Facades What are Façade Ordinances? What governs façade repairs? Inspection Requirements by NYC Common Symptoms and their Underlying Causes Temporary Stabilization Permanent Repair Real Estate Associate Program Structural/Building Envelope Façade Ordinances Local Laws 10/80 and 11/98 Created for the protection of the public Requires inspection and certification by an engineer every 5 years. Repairs of any unsafe conditions identified by engineer must be made and filed with the city. There is no requirement for the repairs to be made in a manner consistent with the architecture of the property. Landmark Designation A property may be designated a Landmark on a Federal Level or by the city Any repairs made to a designated property must will be required to conform to Landmark guidelines Landmark properties undergoing façade repairs will incur greater costs Landmark designation is not always a bad thing. Real Estate Associate Program A Cautionary Tale: Penn Station 1932 1963 Real Estate Associate Program Survey of Various Façade Ordinances Chicago: Year Enacted: 1996 Code: Municipal Code of Chicago Section: 13-196-31 through 13-196-037 Detroit: Year Enacted: 1988 Code: Detroit City Boca Bldg Code Section: Ordinance 15-88,Sect. 12-11-7.3 Boston: Year Enacted: 1995 Code: Spplmt to MA State Bldg Code Section: 9.9-12 Columbus: Year Enacted: 1985 New York: Code: Bldg Code of the City of Columbus Year Enacted: 1980 Section: Ordinance 1296-85, Section 4109.073 Code: Bldg Code of the City of New York Section: LL 11 & LL 10 27-129 Real Estate Associate Program Structural/Building Envelope How Did We Get Here? A Look at the Headlines: New Cracks Halt Cars Again on Madison Avenue New York Times, Woman Loop Building Tile Falls, Kills December 15, 1997 On December 7, 1997, approximately one Chicago Tribune, October, 23, 1974tone of brick fell from the rd th 33 , 34 and 35t floor of 540 Madison Avenue in New York City. This (On October 22, 1974, Eugenia Hrones died, she was 48 years event led to New York City's revised façade ordinance known as Local old. This event led to the passage of the original facad Law 11 Fatally Injures Falling Masonry of 1998ordinance was Barnard Student ordinance in Chicago. The (LL 11/98) later repealed on a New York Times, May 17, 1979 technicality. On May 16, 1979, Grace Gold died, she was 18 years old. This event Building Corner ordinance, Local Law 10 of led to New York City's original façadeFalls 5 stories, Injures 4 People 1980 (LL 10/80) Cincinnati Enquirer, June 29, 1984 On June 28, 1984, City Councilman, Ben Espy lost par of his leg whan a cornice fell on him. This event led to Columbus's façade ordinance also known as the Espy Law. Real Estate Associate Program Structural/Building Envelope Façade Inspections Inspections can be performed in several ways Visual with binoculars and cameras Drops with the use of rigs Scaffolding Swing stages Destructive by removing stone and making penetrations. Real Estate Associate Program Structural/Building Envelope Common Symptoms: Spalling concrete Loose or deteriorated caulking and joints Loose brick/stone Rusted steel Cracks Common Causes Water infiltration Poor workmanship Age Real Estate Associate Program Structural/Building Envelope Temporary Shoring Straps Bracing Permanent Bricks Steel Fiberglass GFRC ( Glass Fiber Reinforced Concrete) Coatings Real Estate Associate Program 10 Minute Intermission Section II: The Building Business The Building Business Revenue Real Estate Associate Program Revenue Owners are in cash flow business, not the real estate business Contract rents Office base rent Retail minimum rent and percentage rent Storage rent Real Estate Associate Program Escalations Cost pass-through's Real estate tax escalations Operating expenses escalations Direct operating expenses Porters wage escalations Without Fringe Benefits With Fringe Benefits Real Estate Associate Program Tenant Electric Revenue Direct meter Sub-meter – administrative fee Rent inclusion Subject to annual or periodic surveys Real Estate Associate Program Tenant Service Revenue Excellent Source of Revenue for Building Owners Extra Cleaning – The more tenants spend, the happier they will be with their space. Higher tenant satisfaction. Overtime HVAC Freight Elevator Service Condenser Water Real Estate Associate Program The Building Business Leasing Strategies Real Estate Associate Program Renewal vs. New Tenants No Downtime Less Concessions Less Marketing Cost Less Legal Cost Less Commissions Known Entity Captive Tenant Real Estate Associate Program Leasing Considerations Managing Lease Expirations Recapture Opportunities Encumberances Market Cycle Cash Flow Real Estate Associate Program Marketing Leasing Specialist Pre-Build Strategy vs. Marketing "As Is" Preparing Space Pricing Competitive Advantages Real Estate Associate Program Value Creation Opportunities Recapturing Space Finding New Space Re-measuring Space Tenant Mix Repositioning the Asset Real Estate Associate Program The Building Business Operating Expenses Real Estate Associate Program Operating Expenses The Six Largest Operating Expenses are: Repairs & The Rest Maintenance Security Real Estate Cleaning Taxes Personnel Utilities Real Estate Associate Program Utilities Purchasing Energy Saving initiatives Incentives Real Estate Associate Program Purchasing Deregulation Public Utility ESCO (Energy Service Company Bulk Real Estate Associate Program Energy Saving Initiatives Sub-Metering Lighting Management Load Shedding Benchmarking Window treatment VFD (Variable Frequency Drives) Thermal Pane Windows Real Estate Associate Program Incentives NYSERDA (New York State Energy Authority) LMIP ( Lower Manhattan Energy Program) Con Edison Real Estate Associate Program Personnel - Staffing Management Office Technical Staff Real Estate Associate Program Staffing the Management Office Managers Business orientation, real estate savvy Able to add value to the property Accountants Sarbanes –Oxley compliance Lease Audits Tenant Services and Administration Tenant Services Revenue and contract administration Real Estate Associate Program Engineering/Technical Staff Smaller Buildings - Handymen - one per 75,000 sf Larger Buildings - Engineers - one per 100,000 sf Repairs Preventive maintenance Energy management Real Estate Associate Program Cleaning Why is Cleaning So Important? Largest Building Expense Source of Tenant Dissatisfaction Valuable Team Members Revenue Opportunities Real Estate Associate Program Cleaning Scope of Work Office Cleaning Common Area Cleaning Bathrooms Floor Cleaning Day Cleaning Window Cleaning Exterminating Real Estate Associate Program Cleaning Staffing Day Supervisor Day Matrons Day Porters Night Supervisors Night Matrons Utility Cleaners Bathroom Cleaners Trash Removal Real Estate Associate Program Cleaning Cleaning Issues Third Party vs. In-House Cleaning Supervision Resources of Contractor Tenant Sales Building Knowledge Real Estate Associate Program Cleaning Re-Bidding Contract Staffing Discounts Revenue Sharing Reputation Real Estate Associate Program Security Life after 9/11 Staffing Building Requirements Security Devices Threat Levels Training Emergency Plans Marketing Agencies Real Estate Associate Program Security Provides tenants with a sense of safety Inconvenient Deters petty criminals Enhances building appeal Reduces liability Real Estate Associate Program Life after 9/11/2001 Property Managers have a responsibility to the tenants and the public Tenants are much more security conscious. Landlords and managers need to be prepared for more than routine emergencies. Budgets for security costs are much more significant Security technology has advanced significantly Laws have changed to adapt to new threats. Real Estate Associate Program Life after 9/11/2001 Tenants are much more security conscious Landlords and managers need to be prepared for more than typical emergencies. Budgets for security costs are much more significant Security technology has advanced Laws have changed to adapt to new threats. Real Estate Associate Program Staffing Guards Training Fire Safety Directors Supervision Education Excellent Communication Skills Union or Non Union Increased coverage Real Estate Associate Program Building Requirements Is the property itself a high profile target? Landmark Government Building Financial Institution Are there tenants in the building that are potential targets? Is the property in a geographic location that increases the property threat level? What are the building operating hours? Does the Homeland Security Level affect building security? Real Estate Associate Program Security Devices Tenant Database Dogs Visitor database or log book Life Safety Generators Proximity readers Metal detectors Bar code readers Bomb Detectors Tenant Identification cards Barriers/Bollards Photo ID Bio Metric Readers Key Pads Retinal Scan Video Surveillance Facial Recognition Digital Recording Internet X-ray machines Message Centers Turnstiles Gates Cable TV Magnetic Locks Analog Phones Cell Phones Radios Real Estate Associate Program Threat Levels Threats Bomb threat Homeland Security Threat Level (www.dhs.gov) Disgruntled Employee Domestic dispute Natural Disaster Real Estate Associate Program Training Who needs training? Managers Guards Cleaning Personnel Tenants General Public Everybody else Real Estate Associate Program Emergency Plans Local Law 26 Requires the preparation of an Emergency Action Plan (EAP) Requires an EAP coordinator Requires Diagrams showing building systems Requires tenant training Other plans include Evacuation drills Shelter in place Material Safety Data Sheets (MSDS) Real Estate Associate Program Marketing Properly executed and well thought out security measures provide many benefits : Comfort to the occupants of the property Makes the asset more desirable to potential tenants Reduces risk Real Estate Associate Program Agencies In order to be effective in our role in providing security we must be well informed. The following agencies are essential to our effectiveness. DHS (Department of Homeland Security) ( www.DHS.Gov ) OEM (Office of Emergency Management) ( www.NYC.Gov ) FEMA (Federal Emergency Management Agency) ( www.FEMA.Gov ) REBNY (Real Estate Board of New York) (www.REBNY.com) BOMA (Building Owners Managers Association) ( www.BOMA.org ) Real Estate Associate Program Repairs & Maintenance Managers and engineers have to collaborate to figure out the best approach to solving problems. You have to look at all of the alternatives Operating expense or capital expense. Operating expenses are better. In-house staff vs. third-party contracts. In-house is usually cheaper. Repairs – reactive approach Preventive/predictive maintenance Building code and regulatory compliance Real Estate Associate Program The Building Business Capital Investments Real Estate Associate Program Capital Investments Life-cycle replacements Strategic investments Repositioning properties. Updating lobbies, security, elevator cabs. Image issues. Improving building infrastructure. HVAC upgrades, additional electrical power, back-up power. Enhancing building value and marketability. The name of the game is tenant retention and higher rents $1 to keep a tenant vs. $7 to bring in a new one Real Estate Associate Program Section III: Case Studies Case Studies Energy Cost Reductions Real Estate Associate Program Energy Cost Reductions 320 Park Avenue Relatively new building, completely reconstructed in 1994 Task was to improve energy efficiency at the property. Objectives Develop and implemented an Energy Management Program Perform an upgrade of the building's BMS system Install VFD's on all HVAC pumps and fans Lighting retrofit in all common areas Results Energy Star designation from 2002 through 2004 Total energy savings estimated at $327,000 per year Received BOMA Pinnacle Award for Operating Building of the Year in 2003 Real Estate Associate Program Case Studies Security & Aesthetic Upgrades Real Estate Associate Program Security & Aesthetic Upgrades 2 Park Avenue 28-story building constructed in 1927. Lower façade was dated. Upper façade was in need of structural repairs. Objectives Complete extensive design phase for lower facade, lobby, security system and elevator cab renovations, Complete LL 11 inspection and design development from 19th to 29th floors. Results Renovations expected to be competed by May 2006 & will include all new retail storefronts, sidewalk, lobby security desk, turnstiles, security cameras, and elevator cabs. Extensive renovation of the upper façade, is ahead of schedule and below budget for completion by January 2006. Real Estate Associate Program Case Studies Repositioning a Property in the Market Place Real Estate Associate Program Repositioning a Building in the Market Place 1285 Avenue of the Americas The building systems were approaching the end of their useful life and/or were no longer performing up to Class "A" standards. The three major tenants of the building, representing 90 percent of the property, had lease expirations between 2000 and 2002 Objectives Modernize every major component of the building's electrical, elevator, HVAC, plumbing and life safety systems Launch a proactive tenant relations program Results Renewed several leases, brought new tenants into the building and greatly improved tenant satisfaction. Vastly improved building infrastructure. Reduced operating expenses by nearly $1 per rentable square foot in a porters wage building. Real Estate Associate Program Case Studies Renovations of Base Building Systems Real Estate Associate Program Renovations of Base Building Systems 370 Lexington Avenue HVAC central plant was barely functional resulting in high costs and low tenant satisfaction. Electric utility costs were high and the building steam piping & A/C system was poorly maintained. Objectives Install new cooling tower, condenser water pumps and condenser water riser system. Project budget of $2.2 million. Enter into an electric supply contract with an energy service co. (ESCO) Conduct a thorough inspection & repair program of the steam supply system. Trade HVAC maintenance contract for in-house maintenance. Results Reduced Electrical expense by $100,000, Steam by $50,000,HVAC Maintenance by $50,000 per year Real Estate Associate Program
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Alphabet A by Tom Clark
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- Sold Date: Nov 20,2006
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Alphabet A item # 5214 was created by Tom Clark in 1993 and it was retired in 2004. This item is @ 5" tall and is new. A Registration Form will be sent for your completion to receive a Certificate of Authenticity. Buyer to pay shipping fees.
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Box Office Preview: 'Wolverine' Sharpening Claws for $65 Million North American Debut
20th Century Fox's The Wolverine -- the summer's final superhero pic -- should enjoy a solid opening at the box office this weekend, ending a dismal run of big-budget disappointments.
Pre-release tracking shows the movie opening in the $65 million-plus range domestically. It is tracking even stronger overseas, where it is rolling out in a slew of markets coinciding with its North American launch.
PHOTOS: 26 of Summer's Most Anticipated Movies
With Hugh Jackman returning in the title role, Wolverine was directed by James Mangold (the two worked together previously on the 2001 romantic adventure Kate & Leopold). The film opens four years after X-Men spinoff X-Men Origins: Wolverine played in theaters, opening to $85.1 million in early May and grossing $373.1 million worldwide.
Wolverine's long-term outcome should be boosted by strong reviews; X-Men Origins was roundly bashed by critics.
Set sometime after the events of X-Men: The Last Stand, Logan (Jackman) has renounced his superhero powers and is living as a recluse in the Yukon. However, he's drawn back into the world when a Japanese man he once saved requests to become immortal. He also asks that Logan protect his granddaugther.
Fox spent between $110 million and $120 million on Wolverine, a fairly reasonable number for a superhero pic.
Wolverine is the only new major release this weekend. There is, however, a flurry of activity at the specialty box office, including the launch of Woody Allen's Blue Jasmine is six theaters in New York and Los Angeles. Sony Pictures Classics, Allen's longtime distribution partner, is releasing the film in the U.S.
CBS Films' raunchy comedy The To Do List, starring Aubrey Plaza, also opens in 591 theaters. The $1.5 million film is expected to do $2 million for the weekend.
Two other specialty films -- coming-of-age dramedy The Way, Way Back and Ryan Coogler's Fruitvale Station -- both expand nationwide.
Fox Searchlight's The Way, Way Back, starring Steve Carell, Toni Colette and Sam Rockwell, expands from 304 theaters into more than 800. Directed by Nat Faxon and Jim Rash, who wrote the script for The Descendants, the pic has earned a strong $4.6 million to date.
Fruitvale, from The Weinstein Co., expands from 34 theaters into more than 1,000 in its third weekend after earning $1.3 million. The critically acclaimed film is prospering in both arthouse and African-American theaters and recounts the real-life shooting of an unarmed young black man by a BART police officer in Oakland. The film has drawn numerous parallels to the Trayvon Martin case.
Never miss a story. Stay up-to-date with THR's Daily Headlines.
Must Reads
CAA vs. UTA, Corporate Raiding and the Ghost of Ed Limato (Analysis)
Gavin Polone on TV's Dirty Secret: Your Agent Gets Money for Nothing (Guest Column)
'Game of Thrones' Star Emilia Clarke on Playing Sarah Connor, Turning Down 'Fifty Shades' and Moving on From Nudity
Reality Power: The Declining Clout of the Broadcast Unscripted Chief
Why More 'Star Wars' Actors Haven't Become Stars
The Uncensored, Epic, Never-Told Story Behind 'Mad Men'
Justin Bieber Roast: Ludacris Speaks Out About "Over the Line" Paul Walker Jokes


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I was disappointed with the look and the size, very tight on the toes and the ribbon looks a bit cheesy, I'm sending it back.
Was totally disappointed. They look really bad when wearing them.
I didn't really know what to expect with these flats, but I absolutely love them. I'm usually impartial with flats, but I decided these will be my new favorite due to its comfortable footbed, great width (not too narrow), and trendy design. You know how you sometimes buy shoes that get narrow at the point? Well, these had the perfect width and did not pinch my toes at all - I don't have wide feet, but these were a little wider than the normal narrower flats. Speaking of quality, you can instantly tell that these are made well; they also have a small cushioned footbed for your arch and they used contrasting soft fabric for the interior of the shoes. I was initially worried that the fringes on the front of the shoe wouldn't be aligned perfectly or bent upwards/diagonally due to packaging, but there was no issue. The shoes came in perfect condition just like the picture. I'm also glad I chose the beige over the other colors because the ribbon color matches perfectly with the rest of the shoe.
I like the overall look and feel of these shoes. They are comfortable. The only problem is that they run a half size small. I wasted $* returning them due to this problem. I like them so much that I am going to buy the next size up and hope it works out!
Bright orangey gold, totally unusable color for me. Cut very low, runs at least a size small. Disappointing.
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Barrel Racing at the 2014 Stonyford Rodeo Photo by Darrell Jensen
Rodeo tickets are now available for online purchase--click here
72nd Annual Stonyford Rodeo
Our 72nd year for Stonyford's annual PCRA rodeo will be May 2 & 3, 2015. It's two days of rodeo excitement. The first day is on Saturday May 2, 2015. The day begins with breakfast, followed by a charming little parade through town, then the rodeo at 1:00 p.m. The second day's events begin at noon on Sunday, May 3, 2015.
There is no assigned seating this year--all tickets are general admission. Seating is first-come, first-serve. So, you will need to get to the area early to get the seats that you want.
For reserved seats, contact:
Rodeo Tickets
Tickets will be available in early-year 2015 at the following locations:
- Stonyford General Store, Stonyford
- Carl's Feed, Willows
- Boot Barn, Chico, Anderson & Yuba City
- Bucke's Feed & Grain, Orland
- Marie's Lakeshore Feed, Clearlake
- Rainbow Ag, Lakeport
- Mendocino Co. Farm Supply, Ukiah
- Ace Hardware, Arbuckle
- AgriSource, Maxwell
Plenty of free parking.
Our Barrelman this year is new to the Stonyford Rodeo. He is Clinton (Wolfey) Selvester, of Red Bluff. Please click here for details about him and his act.
Speciality Act
The Daredevil Sweethearts Trick Riders will make their first appearance at our rodeo. Please click here to read all about them.
Press Releases
News articles promoting the Stonyford Rodeo are released to Northern California news media starting in early March. Current articles are listed below. Click on the article to download a copy to your computer.
- Stonyford Rodeo Is Looking For Queen Contestants
- Mark Your Calendar for the Stonyford Rodeo
- Daredevil Sweethearts Will Open the Stonyford Rodeo
- Trick Riding at the Stonyford Rodeo
Comments and Feedback
Please use the Contact (top or right) link to leave us your comments and/or feedback, as they are very much appreciated and will help us improve the rodeo and this web site.
To download the brochure click here later for page 1 and here for page 2.
Driving Directions:
- From the south: Take Interstate 5 and exit at Maxwell (approximately 80 miles north of Sacramento), and follow the signs for East Park Reservoir and Stonyford. Stonyford is approximately 28 miles from Maxwell at an elevation of 1200 feet. Go here for a map.
- From the north: Take Interstate 5 and exit on SR162 at Willows. Turn right at the end of the exit ramp and follow SR162 to Elk Creek. After crossing Stony Creek, turn left and follow the signs to Stonyford.
2014 Rodeo Results
To view or download the results of the 2013 PRCA and Amateur events, click here.


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Born in the San Joaquin Valley of California, Juni Fisher spent her early years training horses, as well as working on cow-calf operations. She now lives in Franklin Tennessee, and tours the country, delighting audiences with her original songs and guitar playing.
"Juni Fisher's luminous intensity ignites her writing and her performances." says one journalist "At the heart of her unique and complex artistry is her ability to bring alive what become unforgettable characters and images, stunning stories that often carry a deep and compassionate reflection of the human spirit." Well known cowboy poet Waddie Mitchell says: "Juni Fisher is the best thing to happen to western music in a long time."
Fisher's awards for excellence in music include the 2005 AWA Female Vocalist of the Year, 2005 WMA Crescendo award winner, 2006 WMA Female Performer of the Year, 2007 WMA Song of the Year, 2008 WMA Songwriter of the Year, 2008 Western Heritage Wrangler Award Winner for Most Outstanding Western Album, 2009 WMA Album of the Year, and 2009 WMA Female Performer of the Year.


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are the police good or not
good value for our hard earn tax money do they created more problem are they over pay or under pay have they help you or not help you have your say let other people know the truth about the police after all it a free wor
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Mark Garrison was born with a passion to make music. From the time he entered his first talent show in third grade, got his dad to teach him to play guitar, and won, he has been hooked. Mark started his first band at the age of 14 and became a local talent. After graduating from high school he started a rock band and began playing the bar scene. This band included Lee Davis, who has since gone on to make quite a name for himself within the music world. Mark and Lee have remained close friends to this day.
Mark eventually became burned out with the bar scene and decided to move to Nashville to pursue a record deal. He spent nearly ten years in Nashville in which time he had a country group from England, Blue Rendezvous, record one of his songs, "She'll Go Her Way, I'll Go Mine". The last five years in Nashville Mark landed a job working for Reba McEntire. Reba published three gospel songs Mark had written under her Starstruck Angel Publishing Co. and offered to shop a record deal for him. Marks' desire for success in the music business was losing its appeal and Mark turned the offer down, decided to move back to Ga., and got out of music all together. He spent the next 13 years driving a truck and raising a family. During this time Mark was able to reflect and separate himself from some of the superficial idiocracy of the music business and concentrate on some of the purer aspects, allowing him to fall in love with the idea all over again. Mark has spent the last three years playing bluegrass with "BlueBilly Grit", a band he started, which includes his daughter, Amber Hollis, Shawn Hart, Patrick Chilsom, and occasionally his son Matt Garrison. "BlueBilly Grit just released their second Cd, "Ready for a Change" and stays busy playing venues all over the Southeast. Mark, Amber, and Patrick also have a side project called "Tuesday's Union" which features a wide range of music from all genres.
As a soloist, Mark has a wonderful repertoire which covers a vast range of music. You might hear anything from James Taylor, to Johnny Cash, Jim Croce, Bill Monroe, Dean Martin, John Denver, Elvis, or Mark's own original songs, which are a culmination of a lifetime spent in love with music from all eras.
Mark Garrison has performed as a professional musician all over the southeast at weddings, corporate events, festivals, night clubs, and private parties. As a soloist, Mark has a wonderful repertoire which covers a vast range of music. You might hear anything from James Taylor, to Johnny Cash, Jim Croce, Bill Monroe, Dean Martin, John Denver, Elvis, Something off today's pop or rock charts, or Mark's own original songs, which are a culmination of a lifetime spent in love with music from all eras. His versatility and fun loving charm add to his expertise as a musician, singer, and songwriter. In addition to his solo act, Mark is a member of "BlueBilly Grit", a rockabilly bluegrass band with two Cd's under their belt, and "Tuesday's Union", both currently playing in venues throughout the southeast.


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When selling a home, there are certain expenses the Seller is required to pay. With a normal sale, these expenses are taken out of your proceeds at closing and nothing need come out of your pocket. However, if your property sells for less than what it costs to pay off your current loan and cover these costs, you may have to bring money to closing to cover them. There is really no way to say how much you will need to net out of your home until a thorough market analysis and expense estimate are completed. Please call me and I will be happy to do some research and go over everything with you.
LaNell White
Red Mountain Realty
1601 SW 89th Bldg C Suite 400
Oklahoma City, OK 73159
Office 405 688-5555 Cell 405 833-1445
Email: email@example.com
Website: http://LaNellWhite.Point2Agent.com
I would be happy to sit down and discuss the situation with you if you are interested.
John Stimson
Prudential Alliance Realty
Contact a Realtor who will do a market analysis, show you the latest sales information in your area, give you an estimated cost break down including the payoff of your mortgage (Seller's Net Sheet) , then armed with that information you can make a sound decision. Best of luck to you.
If you can't afford the typical sellers closing costs and you owe about what homes like yours are selling for then you will have a hard time because you would have to ask more for your home than what others are selling for. Which means that even if your home sold for more than the others it would still hinge on the appraiser saying it was worth more than all the others that were just like it. To see if this would be an issue you would need a highest price analysis as well as a customized net sheet for your situation.
If you can't afford the buyers closing costs and every home around you is willing to pay buyers closing costs then you would need to find something else that would offset that difference. For example, if all the other homes are offering $2,000 in buyers closing costs and you live on an acreage maybe you could pay $500 in buyers costs and offer to leave your riding mower or something along those lines. Also the closing costs are a negotiable part of a contract, if they want $2,000 and you simply don't have it or can't borrow it then you can always counter back increasing the offer price by $2,000 to offset those costs.
There are several different ways to handle everything and depends on your individual situation, your property location, and what other properties are doing that are similar to yours. If I can help with anything else don't hesitate to email me at firstname.lastname@example.com or my cell at 405-570-7585.
As a Realtor I would be willing to cut part of my commission to close the deal if that was all that was holding back the sale. I would rather make my clients happy than recieving a full paycheck.
I wish you the best of luck in these hard times and I am sure your Realtor will find a buyer for you. If you need anything else don't hesitate to call or send me an email.
Dean Schrock


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Associate Degrees for Transfer
Transfer Overview
Allan Hancock College now offers another way for you to transfer to the California State University system. The simplified process allows students who complete an Associate in Arts Transfer Degree (AA-T) or Associate in Science Transfer Degree (AS-T) to receive priority admission into the CSU System.
Simply choose your major and complete 60 semester units of required general education coursework and major-specific lower division coursework. Students who have earned an AA-T or AS-T are admitted to a CSU at junior standing with the opportunity to complete a baccalaureate degree with 60 additional semester units.
An AA-T or AS-T degree guarantees admission to a California State University, but not necessarily a specific campus or major. So to stay competitive, make sure you keep your grades up and that you meet the admissions requirements for the CSU campus and major that interest you the most. It is also important that you meet with an Allan Hancock College academic counselor early in your decision process.
Degree Options
University Transfer Center
Santa Maria campus: Upstairs in Building A; (805) 922-6966 ext. 3363
Hours: Monday-Thursday 8:30 a.m. - 4:30 p.m.
Friday 8:30 a.m.- 4 p.m.
Lompoc Valley campus: Building 2-111; (805) 735-3366 ext. 5363
Counseling Office
Santa Maria campus: (805) 922-6966 ext. 3293
Lompoc Valley Center: (805) 922-6966 ext. 5200
Santa Maria Campus (805) 922-6966 ext. 3363
Kyle Phillips
Culinology® student
"I enjoy coming to classes and learning from our teachers and they have furthered my career. I like the aspect of being able to have hands-on experience in our kitchen. Being submerged in Culinology® makes me motivated and excited about my future in the food business."
Read More »


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Lady Gaga Fans at US Airways Center
By Melissa Fossum
The Evolution of the Metal Stage Show and the End of...
By Lauren Wise
By New Times
The Story of Kalliope, Phoenix's Extraordinary Party Car
By Amanda Savage
By Jason P. Woodbury
How a Single Tweet Launched A Cloud for Climbing
By Troy Farah
By New Times
Cross is still flogging the same scarred horse of George W. Bush and his war on terror, but he's continuing to get in some good licks and the damn thing isn't dead yet . . . not that Cross isn't trying.
The main problem with Funny is that, even though it was recorded this January, Cross is so topical that some of the bits have aged like milk. It's a little like watching a six-month-old episode of The Daily Show. With Cross' intense following and brief shelf life, Sub Pop might be better off streaming his concerts live on the Web rather than take the time to package them up.
(Be sure to wait for the hidden track at the end of the disc: a hilarious account of Cross meeting Creed singer Scott Stapp.)
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\JERUSALEM, Israel -- If you read the following headline and sub-header, what would you think?
"IDF kills Palestinian in Jenin during clashes -- 2 Israeli soldiers lightly injured in West Bank violence in pre-dawn raid to arrest suspects of terrorist activity." That was the headline of an article posted on the website of a major Israeli newspaper.
The initial article stated the IDF entered Jenin to arrest a member of Islamic Jihad, and residents resisted by throwing "empty bottles and stones" at the soldiers, who "fired tear gas and rubber bullets."
"The IDF spokeswoman said live fire was exchanged during the clashes. She said that Palestinians opened fire at the Israeli security force, but she did not elaborate on which side initiated the use of live ammunition. During the raid, one Palestinian was arrested for suspected involvement in terror activity, she said. He was interrogated," the initial article concluded.
A video and statement released by the IDF Spokesperson's Office, which clarified what took place, was later added to the updated post.
"In the course of a joint IDF and Israel Border Police operational activity in Jenin in which security forces sought to arrest a terror suspect, a violent riot developed during which terrorists fired at and threw incendiary devices, improvised grenades and rocks at the security forces. Two soldiers were injured as a result," the IDF statement read.
"The force returned fire at the source of the shooting and according to reports one terrorist was killed and two more lightly injured. A suspect was arrest and transferred to security forces for questioning.
"The IDF will continue to act against terror in any place whenever necessary," the statement concluded.
IDF Uncovers Weapons Cache in Nablus
IDF Drills for Jihadist Attacks
Is a Third Intifada Brewing in Israel?
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Are you seeking answers in life? Are you hurting? Are you facing a difficult situation?
Find peace with God, discover more about God or send us your prayer request.
Call The 700 Club Prayer Center at 1 (800) 823-6053, 24 hours a day.
A caring friend will be there to pray with you in your time of need.
CBN News is a national/international, nonprofit news organization that provides programming by cable, satellite, and the Internet, 24-hours a day. Follow us on Facebook, Twitter, and Google+.
Arab Press Harshly Criticizes Obama Administration for Allying with Iran, Turning Its Back on Arab Friends, Leading Region to DisasterMEMRI Special Dispatch No. 6003
French Declares War on Radical IslamSoeren Kern
Analysis: White House intervention has gone too farBoaz Bismuth
Israel's next 22 monthsCaroline Glick
Do Israelis Really Think the US Will Come to Their Aid?(They Will Be in for a Shock)Bassam Tawil
Sweden's Middle East Policy in RuinsIngrid Carlqvist and Lars Hedegaard
Yes, Bibi, the Media Wants to Topple YouGil Ronen


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You know the stories of the great players who have shaped the Super Bowl, but how well do you know the man who made the big game possible? Pete Rozelle spent 29 years as the NFL's commissioner, so in honor of the Super Bowl, let's take a look at a few things you might not know about him.
1. He Hated the Name "Super... READ ON
You know him as the man who sang "White Christmas" and co-starred in a slew of movies with Bob Hope, but what don't you know about Bing Crosby? Here are five facts that might surprise you.
1. He Got His Name from a Comic... READ ON
Margaret Thatcher was the tough-talking Conservative face of British politics throughout the 1980s. You may know about her policies, but how well do you know the woman who was nicknamed "The Iron Lady"? ... READ ON
You don't earn a nickname like "Mr. Las Vegas" without leading a pretty interesting life. Let's take a look at five things you might not know about the child star who became one of America's most beloved crooners.
1. He Got an Early... READ ON
It takes quite a woman to get a man to give up the English throne just to marry her, but twice-divorced American socialite Wallis Simpson pulled off the trick in 1936 when she married King Edward VIII. Here are five things you might not know about the woman for whom Edward abdicated the throne.
1. She Was the First 'Woman of the... READ ON
Larry King is one of television news' most immediately recognizable personalities, and it's not just because of his trademark glasses and suspenders. King has interviewed all sorts of subjects, from contentious beauty queens to influential world leaders, and has a unique knack for getting them to open up. Here are five things you might not have known about the man who looks like he might lunge over his desk:
1. A Liquor Wholesaler Made Him a... READ ON
Doris Duke's father died when she was 12 years old. James Buchanan Duke, a tobacco and energy mogul, left his daughter around $100 million, which earned her the title "the richest girl in the world" and made her something of a national celebrity. Duke would spend the rest of her life enjoying a series of high-profile love affairs and dabbling in philanthropy and horticulture. Here are five things you might not have known about the famed heiress:
1. She Really Liked a Man in... READ ON
Funnyman Eddie Murphy has been on the national stage for nearly 30 years now, so it's understandable that audiences think they know the comedian and actor inside and out. Here are five things you might not know about the man who brought Axel Foley to life:
1. He Knew What He Wanted to Be When He Grew... READ ON
Let's take a look at five things you might not know about the man who brought us so many happy trees.... READ ON
He'll sell you a vowel or sympathize when you go bankrupt, but how well do you know Wheel of Fortune host Pat Sajak? Here are a few things you might not have known about the veteran game show man.
1. He Got to Say "Good Morning,... READ ON
At the Wife Carrying World Championships in Finland, first prize is the wife's weight in beer.


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I'm thinking about switching from titanium developer to phonegap mainly because there is virtually zero support with titanium (their q/a section often has questions asked nearly a year ago without any answers) and the android emulators are beyond slow to launch.
My only concern is the lawnchair db performance in phonegap. I've been using sqlite in titanium and it works great with datasets of a few thousand records.
Does anyone know how well lawnchair performs in phonegap with thousands of records?


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Good deal. Is it 5.56 chambered or the .223 wylde? Do you know anything about the .223 wylde as far as how they are. I'm looking to purchase my upper in November. Btw that's a gorgeous AR you have built.
Oh dern....
Revelation 19:11
And I saw heaven opened, and behold a white horse; and he that sat upon him was called Faithful and True, and in righteousness he doth judge and make war.
Mine is a 5.56. I don't know anything about the .223 Wylde.
I built a 20" bull barrel in .223 wylde, it's a tack driver, the wylde chamber handles .223 and 5.56 equally well and all parts came from JSE as I live and work close by there. They know their stuff especially Nick.
Got plans this weekend and Saturday of next. Maybe next Sunday?


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Why did Anne Hathaway apologize? And is there a lesson for your kids here?(Read article summary)
Anne Hathaway apologized after she wore a different dress to the Academy Awards than the one she had planned on. But can you blame her? Our kids are told to say sorry so much they, like Anne Hathaway, apologize for things they shouldn't.
Associated Press
The Oscars are over but the apologies continue to eclipse the accolades, with Anne Hathaway's hand-wringing, repeated apologies for a red carpet dress choice, while The Onion continues an equally hand-wringing "sorry" for bashing a child star on Twitter. These very public choices made me think about how many times my kids use the word "sorry" and reevaluate in what context apologies really belong.
It's an age-old battle we as parents must continue to fight to teach our kids to take responsibility for their actions and words, making the apologies heartfelt, meaningful, and appropriate to the alleged crime. We try and prompt a child's understanding of their impact on others, asking, "How do you think that made _____ feel when you did that?"
A Japanese pop star recently shaved her head and made a YouTube video apologizing for going out on a date. Minami Minegishi of AKB48 appears in a tearful mea culpa on YouTube after breaking her band's strict rules on dating, according to The Associated Press. Part of that is rooted in cultural tradition, but it is no less shocking to see the variation in how kids and adults apologize.
We might well ask ourselves how our approach to teaching children to apologize makes them feel. How scary are we when we're demanding they realize their mistakes and then apologize? How much of our delivery makes them really understand, versus training them to apologize by rote?
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True Survivor
After raising 7 children I found out that I had breast cancer when I was 47. My husband at the time did not take the news well. He had married a thin pretty woman who had long blond hair. I was now going to be disfigured by surgery, lose my hair, and become more dependent on him than I ever had been…
— Click to read more about her journey —
I'm A Phoenix
I was given less than 15% chance of survival. I had both of my breasts removed. I removed my uterus, fallopian tubes, and ovaries. But I am still here, and I adopted a beautiful little boy is who the light of my life. That is why I tattooed a Phoenix on my back, because I came back to life.
— Click to read her whole story —
Don't Ignore Pain
I was diagnosed at the age of 33 in August 2008: stage II breast cancer, ER+ and BRCA1 gene. After a double mastectomy, radiation, chemo and reconstruction, my hair started growing back. By 2010, I was cancer-free! Then while working my dream job in May 2011, my right lower thigh started hurting…
— Click to read more about Tammy —
You have been diagnosed with cancer and one of the first things that pops into your mind is asking, "Do I need chemotherapy?" Chemo is not always needed, but when it is, there may be a few things you need to do. Preparing yourself mentally, physically, and emotionally is important.
Make your doctor and dentist appointments: You may need additional check-ups prior to starting chemotherapy. If you need any blood work or other tests, getting those done before chemo would be ideal. Seeing your dentist for a cleaning and any dental work that would be needed is essential. Chemo can be hard on your mouth and you will increase your chance of infection, therefore dental work should not be done while you are undergoing treatments.
Finding transportation: Having someone accompany you to your appointments would be a must-do in my opinion. Oftentimes, you would appreciate having that support person by your side. They can help write notes, ask questions to clarify, or just be there for your personal shoulder to cry on. Other times, it may be best to have someone drive you to and from your chemotherapy injections in case you have any side effects, such as sleepiness.


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50 - 100 downloadsAdd this app to your lists
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The brand new official Real-Flo Mobile App is now available! Stream Real-Flo music, see pictures, view bio, and share it all with your friends. Stay connected for the latest updates from Real-Flo on your mobile device with this free Mobile App.
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Guestroom Reservations
Treat yourself to an upgrade and save up to 30% on stays in Junior Suites and Park Suites plus daily continental breakfast. Save 30% off standard rates plus daily breakfast for two through December 30, 2015.
Two night minimum stay. Rate is per room/per night, based on single or double occupancy, exclusive of taxes, gratuities, fees and other charges; rate does not apply to groups; cannot be combined with any other offer. Offer is subject to availability and to change.


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Audibility of a CD-Standard A/DA/A Loop Inserted into High-Resolution Audio Playback - September 2007
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AES E-Library
Assessing the Low Level Sound Quality of Digital Audio Systems
A measurement technique is discussed that indicates subjective sound quality for digital-audio systems while allowing a significant simplification in the analysis due to the reduction of the auditory masking effect. This technique applies sinewave signals and divides up the resultant output spectrum using the critical band concept to determine the audibility of the noise and distortion products.
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Closing the Gap Between Compliance and Accelerated Performance
A review of the CSR reports of leading Canadian companies reveals that many organizations simply go through the motions of reporting regulatory compliance or recasting standard business practices through a politically-expedient lens. In both instances, these organizations are squandering the opportunity to increase their impact on society, enhance the long-term viability of their business, and to share a more compelling and differentiating story with the marketplace. In shifting their focus from compliance to creating shared value, these companies strengthen both their business performance and brand.
August 2014
Financial applications for brand valuation
By Interbrand
With an ever-increasing emphasis on brands driving significant premiums in mergers and acquisitions, accounting standards requiring balance sheet valuation of brands, and a host of other financial applications, Interbrand's Global Director of Brand Valuation details the critical financial role of brand valuation.
April 2014
MRM Year In Review: Mobile Advertising Bright Spots in 2012
Unilever, SlimFast, Audi, and Priceline.com are among a growing number of brands embracing Mobile Relationship Marketing (MRM). All four are turning rich media engagement and relevant content into connected experiences that go from web to mobile. This white paper includes case studies on how these leading brands have met the needs and expectations of their mobile customers. The paper also includes insights into mobile advertising consumption and consumer attitudes towards these new mobile channels of interaction.
February 2013
Global Competitive [Ad]vantage: Analyzing Website Advertising Strategies of TechCrunch & Mashable
Did you know that 36% of AOLs revenues come from online display ads served on their sites? This represents more than one-‐third of all AOL revenues and sheds light on the fact that ads are a viable revenue stream for website publishers that will not disappear anytime soon. Its time to face the facts that online ads drive a majority of revenue for website publishers both large and small. Publishers need a way to easily monitor and track the performance of online ads across all ad networks that appear on their site in order to apply compliance rules on content. GeoEdge Analytics is a tool that gives advertisers and site publishers a full visibility into exactly how an ad appears in any country, on any page through displaying an actual screenshot of how a particular ad appears on a website. This business intelligence also give website publishers insight into how their advertisers are performing . . . and how their competitors websites are performing. This report compares the website publisher advertising strategies of 2 of the most popular news sites in the world: TechCrunch and Mashable.
August 2012
DKI Email & Website Engagement Report
Relationship marketing (RM) programs are a powerful educational tool that empowers patients to make educated decisions about their treatment. Programs are usually driven by an email component that either contains informative material or drives them to a personal space where they can review content.
August 2012
Learning Through Connections: Insights from the Global Chief Executive Officer Study
CEOs have a new strategy in the unending war for talent. They are creating more open and collaborative culturesencouraging employees to connect, learn from each other and thrive in a world of rapid change. Collaboration is the number-one trait CEOs are seeking in their employees, with 75 percent of CEOs calling it critical.
May 2012
The Millennial Consumer: Debunking Stereotypes
The Boston Consulting Group
Little has been written about U.S. Millennials as consumers. With this generation's peak spending years fast approaching, forward-looking companies need to create effective strategies for winning its business.
April 2012
The Global, Socially-Conscious Consumer
New findings from a Nielsen survey of more than 28,000 online respondents from 56 countries around the world provide fresh insights to help arketers better understand the right audience for cause marketing activities, which programs resonate most strongly with this audience, and what marketing methods may be most effective in reaching these consumers.
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ow brand can be leveraged to add value and differentiate individual assets in an increasingly complex and competitive hospital marketplace.
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NodeJS logging framework
Houston is a logging framework designed to be used by several modules. Every module grabs an instance of the logging with a unique or shared id and write different types of log items. You can globally manage transports, silence logging types or an entire logging id.
Install using NPM:
npm install houston
var log = require("houston")("my-module");
log.info("Hello world");
- Global log access
- Control log format/date format globally
- Colors (std transport detects possible colors)
- Logs devided into uids (module name, section, whatever you want)
- 4 types of logging: info, warn, error, debug
- Ability to silence a specific log uid
- Multiple transports (bundled: std, file, mysql)
- Each transport has it's own options and can be added multiple times (logging to 2 files)
- Each transport has a set of tools
- Filter certain uids for a specific transport (log a specific set of modules to a specific file, only error messages)
No time right now to do it. Check examples, I usually do an example for each feature I develop. Anything you want to ask, put it in an issue.


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SL SMS by Adam Nybäck Buy SMS-tickets easily for public transportation in Stockholm. Note! Since February 1 you need to register at http://sl … 10,000+ downloads, Rating 4.05 (205) Free
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Hotel TRH Paraiso Costa Del Sol
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Photos of Hotel TRH Paraiso Costa Del Sol
TravelPod Member ReviewsHotel TRH Paraiso Costa Del Sol Estepona
Beautiful and friendly place. Nestled right into the heart of the village, with a beautiful pool area and terrace overlooking the meditarranean. Good breakfast, and there is no such thing as a language barrier. All staff could speak Spanish, English, French, German, and other languages. Beautiful stay.
This review is the subjective opinion of a TravelPod member and not of TravelPod.com.
TripAdvisor Reviews Hotel TRH Paraiso Costa Del Sol Estepona
Travel Blogs from Estepona
Canadian Problems in the White Village
Hello everyone!
This past weekend i had the opportunity to travel outside of Cordoba to the village of Mijas. (Mijas-Malaga-Andalucia-Spain). Mijas is a village right on the meditaranean. Its known as a "pueblo blanco", meaning its one of those pretty white villages from a postcard. It reminded me of an older, cleaner, and quieter version …
Day 3: from Madrid to Sotogrande
... sensor or some hick-up in the computer. In any case we're not concerned for now.
Some other teams did encounter problems. A leaking radiator for one team and an overheating engine for another team. Luckily both were fixed and arrived safe and sound in Sotogrande. The biggest challenge is for the team which has a broken clutch. They ordered a new clutch plate via internet and are waiting now in their hotel for the new plate to arrive so they ...
... and I dare say through the summer months, you couldn't move for the people. We took a little drive right around The Rock. The streets are narrow and winding but Fifi and Brendan did a good job getting us through. Apparently there are about 60 monkeys that roam freely around Gibraltar through the day and at night go back to their cages to be fed and to sleep and legend has it that if the monkeys leave the Rock, then it will fall once again into Spain's ...
Planes, Trains, and Automobiles
After walking to the train station to pick up the car (because we could), it was time for the next part of our adventure: driving in Spain!
Part 1 - Figuring out the rules of the road. Lights here are a bit different. The one you need to obey is nearest to you. Even if the one that seems obvious is green, you need to be checking if the one right beside you (literally) is red. Also, there are a LOT ...
The Rock
... will mark the 300th year of ownership. It will also essentially mark the 300th year the Spanish have tried to take it back! Needless to say the Spanish non-confrontational protest was nothing new. My dad said that in addition to generating lots of money in tourism, Gibraltar is also militarily a very strategic strip of land and is the entrance/exit to the mediterranean sea, and that is why Britain wont give it up. I personally think it's the view they want ...


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Brita Basic On Tap Faucet Water Filter System
About this item
Enjoy crystal clear, delicious water with the help of this Brita Basic On Tap Faucet Water Filter System. It works to reduce the taste of lead along with chlorine taste and/or odor. This drinking water filter system attaches to your faucet in just minutes and no extra tools or equipment are required. This compact filter system saves space and provides enough water to fill 750 standard 16-oz bottles. It's a good option for more environmentally conscious homes. This Brita On Tap Faucet Water Filter System includes a pack of two filters in a chrome finish that can complement a wide variety of kitchen color schemes and decors. This filtration system is also BPA-free for added safety. With just the flip of a switch, you can shift back and forth between your faucet's regular functionality and the Brita filter, making it simple to use. This Brita Basic On Tap Faucet Water Filter System is a handy accessory for homes with water quality issues.
Brita Basic On Tap Faucet Water Filter System:
- This drinking water filter system reduces lead, chlorine taste and odor*
- Fits all Brita faucet filter systems
- 1 filter can replace 750 standard 16 ounce water bottles
- Convenient pack of 2 filters in chrome finish
- The Brita On Tap Faucet Water Filter System is a BPA-free drinking water filter system
*Certified to reduce lead, chlorine taste and odor. Substances reduced may not be in all users' water.
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|Product in Inches (L x W x H):
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Table Arrangements
Inspiration for designing the perfect table scape for your wedding or next soiree with friends.
Table Arrangements
- 113 Pins
Bright summer details: www.stylemepretty... | Photography: Sorella Muse - www.sorella-muse....
Colorful Santa Monica Pier Wedding Inspiration
Party lights and olive branches
Decor, Ideas, Christmas Tables Sets, Olive Branches, Winter Wedding, Christmas Lights, String Lights, Parties Lights, Diy Centerpieces
a string of white party lights intertwined with olive branches for a simple, DIY centerpiece idea
Good Ideas For You | Christmas Table Settings
Luminescent string lights & rich greens. Christmas lights on the table!! Fabulous idea!!
Winter Wedding Decor Inspiration
A string of white party lights intertwined with olive branches for a simple,Pretty, but to make it free, use christmas lights and clippings of rosemary that grows all over the place out here?
Wedding Flowers by Style | Martha Stewart Weddings
succulent table runner, tabletop bird's eye view
table setting idea
Photograph your table set for a party or holiday from above
Succulent table arrangements stand out against minimalist, white place settings.
Table setting of succulents, lotus pods, air plants, and moss with hellebore, fritillary, and lady-slipper orchids via Martha Stewart Weddings. Photography by Sylvie Becquet.
martha stewart weddings succulent arrangement - Google Search
Table setting with succulent centerpiece
Ideas, Tables Sets, Parties, Martha Stewart, Tables Runners, Wedding Flower, Succulents Centerpieces, Tables Arrangements, Succulents Arrangements
How to Host a Magazine-Worthy Dinner Party
Mint sprig centerpieces at Kentucky Derby inspired bridal shower overflowing with details. #weddingchicks Captured By: Bri Morse Imagery www.weddingchicks...
Fresh Flower, Shower Overflow, Bridal Showers
Mint sprig centerpieces at Kentucky Derby. more centerpiece options-super easy-mint sprigs and can get combine with fresh flowers
cacti centerpieces
Decor, Ideas, Tables Sets, Parties, May 5, Tables Runners, Mexican Fiestas, Flower, Cactus
Mexican fiesta - Colorful table runner with clusters go cactus and carnations
Cinco de Mayo Party Centerpiece Table Setting - love the cactus!
perfect summer party idea! cacti + bright flowers + woven table runner.
cinco de mayo party decor idea
This looks gorgeous but most cacti can shoot their pricklers 2-4ft...So maybe succulents instead.
farmhouse table
Parties Menu, Summer Gardens, Tables Sets, Farmhouse Table, Menu Cards, Rustic Tables, Garden Parties, Tables Runners, Gardens Parties
rustic table set up
Farmhouse Table | Garden Party Menu and Decor Ideas | Everywhere
Summer Garden Party
menu cards, veggies in the table runner
Garden Party Menu and Decor Ideas | Everywhere - DailyCandy
place setting
Tables Sets, Gorgeous Tables, Parties Favors, You, Olive Trees, Places Sets, Tables Decor, Pottery Barns, Flowerpot
Olive Tree Seedling Wrapped in Burlap - party favor - Pottery Barn
gorgeous table setting #fall. Olive tree seedling wrapped in burlap as gift for your guests
pottery barn winter place settings | table setting
love the olive tree seedling in burlap for gift and table decor!
Pottery Barn Table Setting with Burlap Potted Olive Seedling
Pottery Barn DIFFA DIning by Design Table
Pretty pastels in this floral centerpiece
Floral Centerpieces, Tables Sets, Rustic Tables, Air Plants, Wedding Floral, Glasses Boxes, Soft Pastel, Flower, Tables Decor
Romantic soft pastels table decorations
Spring Styling: Floral Centerpieces For Every Occasion: We love Spring entertaining, because after all those showers, there are, well, flowers.
2014 wedding floral trends. Soft pastels
Pretty pastels in this floral centerpiece. I love the antique glass box. It is gorgeous!
Striped wood rustic table. Gold table settings. Blush colored centerpieces with dusty miller. And....the clear, gold trimmed octagons with air plants inside are the perfect touch!
Spring Styling: Floral Centerpieces For Every Occasion
rustic wedding, hanging arrangement with lanterns
Decor, Wedding Tables, Ideas, Tables Sets, Floral Design, Asheville North Carolina, Lanterns Centerpieces, Rustic Weddings, Flower
Asheville, North Carolina Wedding
#Gray #Wedding #Table Setting … Wedding ideas for brides, grooms, parents & planners https://itunes.apple.com/us/app/the-gold-wedding-planner/id498112599?ls=1=8 … plus how to organise an entire wedding, within ANY budget ♥ The Gold Wedding Planner iPhone App ♥ http://pinterest.com/groomsandbrides/boards/ For more #Wedding #Ideas & #Budget #Options
Rustic wedding decor: hanging greenery, twigs + lanterns centerpieces | Oh! Darling Photography | Floral design: The Bloom Room
98 Rustic Wedding Table Settings | HappyWedd.com
Asheville, North Carolina Wedding from Christine Andrews
Mi Amor napkins
Tables Sets, Cream Events, Pink Colors, Mi Amor, Events La, Wedding Events, Places Sets, Bright Colors, Amor Tablescapes
The Cream Event LA 2014
The flowers, not so much the table setting though its beautiful The Cream wedding event LA | Photo by Annie McElwain Photography | Design by Pow Wow Vintage Rentals | Read more - http://www.100layercake.com/blog/?p=71083
table setting, pink, color, flowers
Love the bright colors at this place setting
Mi Amor Tablescape
The Cream Event LA 2014 | Wedding Ideas | 100 Layer Cake
Desert Dining
Decor, Ideas, Tables Sets, Parties, May 5, Tables Runners, Mexican Fiestas, Flower, Cactus
Mexican fiesta - Colorful table runner with clusters go cactus and carnations
Cinco de Mayo Party Centerpiece Table Setting - love the cactus!
perfect summer party idea! cacti + bright flowers + woven table runner.
cinco de mayo party decor idea
Nautical table decor.
Tables Clothing, Nautical Wedding, Ideas, Navy Stripes, Stripes Tables, Nautical Tables, Wedding Colors, Nautical Theme, Beach Wedding
Navy Blue Wedding Color Palettes! Love the color scheme!
Nautical Wedding Ideas | Nautical Wedding Inspiration | Nautical Wedding Favors | Personalized Wedding | www.EventDazzle.com
striped table cloth - nautical theme from http://weddbook.com/media/798891/navy-blue-wedding-color-palettes
2 8FT Navy Blue Stripe Table Cloth Lamour Navy Blue Striped TableCloth Nautical Table Linens Beach Wedding Linens Nautical Table Cloths
nautical wedding, LOVE the navy striped table cloths!
Beach wedding centerpiece.
Wedding Tables, Ideas, Tables Sets, Inspiration, Jose Villas, Oysters Shells, Beach Wedding, Beach Themes, Coral Centerpieces
Creative Touch *Loves* | Seaside Reception: Oyster Garland & Coral Centerpiece via OnceWed | Summer + Beach Wedding Inspiration | Creative T...
Wedding Ideas | Wedding Photography | Once Wed Magazine www.oncewed.com
oyster shells. Oncewed Jose Villa Joy Thigpen Coral Centerpiece Beach Wedding Reception
beach wedding, table setting - simply gorgeous
Beach Wedding | Beach themed
Irvine Terrace #1 - contemporary - patio - orange county - Garden Studio
Ideas, Tables Sets, Candles Centerpieces, Contemporary Patios, Gardens Studios, Outdoor Parties, Outdoor Tables, Old Tins, Center Piece
Contemporary patio by Garden Studio. Candle centerpieces using lettuce.
outdoor table setting l Garden Studio
Spring party primer: 20 ideas for fabulous fetes Contemporary Patio by Garden Studio
Outdoor party - love those centerpieces
Lettuce planted in old tins for center pieces contemporary patio by Garden Studio
Irvine Terrace #1
inspiration | artistic Indie wedding | via: 100 layer cake
Wedding Inspiration, Tables Sets, Colors Wedding, Parties, Placesettings, Colors Schemes, Places Sets, Flower, Tables Decor
Colorful wedding table
Indie wedding inspiration table setting | floral & macarons
colorful-art-inspiration-1- tribal, Aztec inspiration for wedding or party. Place setting, table decor.
Dolour, Vibrant, Flowers, Table Set Up, Layout, Dinner, Party
via 100 Layer Cake - love the colour, florals, placesetting
color scheme
copper dining chairs, a rustic wood dining table, and magnolia leaf table runner with fruits and vegetables // fall tablescapes
Tables Sets, Parties, Dining Chairs, Rustic Tables, Fall Tablescape, Rustic Wood, Dining Tables, Thanksgiving Tables, Holiday Tables
Rustic table setting: copper dining chairs, a rustic wood dining table, and magnolia leaf table runner with fruits and vegetables // fall tablescapes
holiday table setting.
Lush Fall Tablescape - purple napkins, orange persimmons, greenery down the center #thanksgiving #table #setting
Dinner party table scape
How to Set the Ultimate Holiday Table | Apartment34 | Decor
Terrarium mix of sizes for centerpieces?
Bell Jars, Ideas, Belle Jars, Glasses, Terrariums, Green, Plants, Gardens, Apothecaries Jars
Bell jars, sideways glass vases, and hanging glass containers for terrariums. Don't like the plants like this, but do like the different jars/vases.
Terrariums - an inside garden with easy maintenance.love this idea so my cat cant eat the plants!
Not green, but idea of collection of bell jars and apothecary jars for centerpieces/floral design
fall farm to table inspiration
Wedding Inspiration, Ideas, Tables Sets, Fall Table, Autumn, Inspiration Thanksgiving, Thanksgiving Tablescapes, Centerpieces, Tables Decor
Make an immediate impact in your home interior this season with these dining room table centerpieces ideas. #centerpieces #dining #interiors
Fall Foodie Wedding Inspiration: Centerpiece
fall table decor
this table setting borrows colours directly from nature with hues like orange, red and yellow; a perfect compliment to an Autumn event
Nature Inspired Thanksgiving Tablescapes - 50 Nature Inspired & Rustic Table Setting Ideas for Thanksgiving
Fall table setting
Fall Foodie Wedding Inspiration
this is just crazy fun
Wedding Tables, Ideas, Wood Block, Polka Dots Wedding, Tables Sets, Black And White, Colors, Parties, Centerpieces
Black and white dots, chevrons, checks, wood table setting. #wedding #head #dining #table #dinner #party #flowers #centerpiece #wood #blocks #simple
Wood blocks for centerpiece polka dot wedding table + checkered napkin
Eclectic table setting and a super cute home entertaining idea. love the colors with the black and white
Spaces Framing Studio
They had so much fun with this table! I love the black & white checkered and dots with the colorful use of flowers. ♥
white + wheat
Tables Sets, Dinner Parties, Wedding Receptions Tables, Fall Tables, Centerpieces, Tables Decor, Center Piece, Thanksgiving Tables, Fall Wedding
White + wheat #dinner #party #autumn #centerpiece
What a great alternative to flowers for fall wedding reception tables
white + wheat = thanksgiving table set
fall table decor
Dinner party center piece
Party On. « Elements of Style Blog
simple organic table setting with a pop of gold
Decor, Tables Sets, Plates, Rustic Table, Napkins, Martha Stewart, Gold Flatware, Places Sets, Thanksgiving Tables
Gold flatware and organic crockery - thanksgiving table setting.
A birch bark placemat, herringbone napkins, gold flatware and bowls of bright green moss make for an elegant place setting, via Martha Stewart:
Bark Table Setting - Martha Stewart Home & Garden | Birch bark squares, by Envision Wedding, from etsy.com. Naturals plates, in Dusk, by Vera Wang for Wedgwood, wwrd.com. Burls Lil bowl, in Steamer, dbohome.com. Chevron napkins, in Chocol, sferra.com. Vintage flatware, in Brushed Gold, by Herdmar, from pickardchina.com. Roundy tumbler, by Michael Ruh, from lilleashop.com. Octavia footed tumbler,juliska.com.
My ideal place setting. Rustic meets glam, birch wood placemat, herringbone napkin, and organic-shaped plates with gold flatware. Perfection.
Natural rustic table setting with matte gold flatware neutral colors tree bark - great year round
love everything about this. bark placemats. gold flatware. moss decor. white faux bois plates. everything.
tablescape tuesday: getting to thanksgiving tabletop ideas
flower boxes
Floral Design, Centerpieces, Planters Boxes, Rustic Wood, Planter Boxes, Flower Boxes, Flowerpot, Events Plans, Center Pieces
Photography: Ashley Hoskins Photography - ashleyhoskinsphotography.comfirstcityevents.com Event Planning: First City Events - firstcityevents.com Floral Design: Garden on the Square - gardenonthesquare.com Read More: http://www.stylemepretty.com/southeast-weddings/2012/03/14/ships-of-the-sea-maritime-museum-wedding-by-first-city-events/
flower boxes as center pieces
wooden planter box centerpiece
rustic wood planter retropolitan
citrus garland
Summer Centerpieces, Summer Fruit, Centerpieces With Peaches, Flower Photos, Garlands Fruit Peaches, Orange Fruit, Fruit Display, Tables Decor, Fruit And Flower
Edible Table Decor- Love the Foliage
summer fruits
shades of orange fruit http://www.ariellaflowers.com/files/gimgs/104_05.jpg
lovely shades of orange and peach with fruit display
green, yellow, peach / play with fruit and flowers and foliage - Ariella Chezar
Summer centerpiece - Ariella Flowers, Photo by Corbin Gurkin
Old-fashioned charm
Decor, Outdoor Wedding, Ideas, Tables Sets, Gardens, Wooden Boxes, Centerpieces, Flower, Center Piece
i really like this idea - - of a planter box with flowers surrounding a vase (center piece) to be filled with more flowers. if we do something like this - - it'd be daffodils in the center & something else in the planter box. ideally a round planter box since the tables are round
#lilac #flowers #outdoor #wedding #rustic #centerpiece #idea #inspiration
Wooden Box with Flowers and Hurricane Candle, Centerpiece Idea, Secret Garden Baby Shower
Long flower box with candles. {Table setting} {Table Scapes} {Wedding} {Bridal Shower} {Party Decor}
Outdoor wedding reception.


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I am from New York but temporarily in Europe working for the WHO in Geneva. I am looking forward to exploring Europe during my stay!
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has been a pleasure to have Hiral at home i have been very respectful, clean and tidy, it will be a treat for any host to have them at home, thank you for your visit and farewell
Very nice guests. Left everything in very good order. Highly recommended!
La personalidad y educación de Hiral es excelente , encantadora y amigable. Lastima que estubo muy poco tiempo ya que es para tenerla por mucho más. Recomiendo a todos a ella.-
Absolutely wonderful guest, left the toom in perfect condition, quiet and polite! Would love to have her over again!
Hiral was lovely to host. Interesting, friendly, appreciative - where do I stop!? Highly Recommended to any future host
Hiral , was very nice to guest, easy to get on, kind and nice person.I would Host Hiral any time. thank you Hiral for being my guest. Maggie.
Hiral was very friendly and polite. She left the apartment very tidy. No problems at all. Great to have such a friendly guest!
Hiral and her brother have come to my apartment. They are very nice, polite and have used the apartment with great respect.
They are very friendly and it was a pleasure to have them housed in my apartment
100% recommended
Always welcome .. up soon!