text:
Citations for "Economic Integration among Developed, Developing and Centrally Planned Economies: A Comparative Analysis"
by Brada, Josef C & Mendez, Jose A
- Andreas P. Cornett, 2003. "Economic and Political Perspectives on Integration in the Baltic Sea Region," ERSA conference papers ersa03p31, European Regional Science Association.
- Thomas, Douglas E. & Grosse, Robert, 2001. "Country-of-origin determinants of foreign direct investment in an emerging market: the case of Mexico," Journal of International Management, Elsevier, vol. 7(1), pages 59-79.
- Erzan, Refik & Holmes, Christopher & Safadi, Raed, 1992. "How changes in the former CMEA area may affect international trade in manufactures," Policy Research Working Paper Series 973, The World Bank.
- Cipollina, Maria & Salvatici, Luca, 2007.
"Reciprocal trade agreements in gravity models: a meta-analysis,"
Economics & Statistics Discussion Papers
esdp07035, University of Molise, Dept. EGSeI.
- Maria Cipollina & Luca Salvatici, 2010. "Reciprocal Trade Agreements in Gravity Models: A Meta-Analysis," Review of International Economics, Wiley Blackwell, vol. 18(1), pages 63-80, 02.
- Cipollina, Maria & Salvatici, Luca, 2006. "Reciprocal Trade Agreements in Gravity Models: A Meta-analysis," Working Papers 18877, TRADEAG - Agricultural Trade Agreements.
- Alexander Granberg & Victor Suslov & Larisa Melnikova, 1998. "Equilibrium, kernel, integration in the multiregional system under liberalization of external trade," ERSA conference papers ersa98p127, European Regional Science Association.
- Baier, Scott L. & Bergstrand, Jeffrey H., 2007.
"Do free trade agreements actually increase members' international trade?,"
Journal of International Economics,
Elsevier, vol. 71(1), pages 72-95, March.
- Scott L. Baier & Jeffrey H. Bergstrand, 2005. "Do free trade agreements actually increase members' international trade?," Working Paper 2005-03, Federal Reserve Bank of Atlanta.
- Christos Papazoglou, 2007. "Greece's Potential Trade Flows: A Gravity Model Approach," International Advances in Economic Research, International Atlantic Economic Society, vol. 13(4), pages 403-414, November.
- Frankel, Jeffrey, 2008.
"The Estimated Effects of the Euro on Trade: Why Are They Below Historical Effects of Monetary Unions Among Smaller Countries?,"
Working Paper Series
rwp08-076, Harvard University, John F. Kennedy School of Government.
- Jeffrey A. Frankel, 2009. "The estimated effects of the euro on trade: why are they below historical effects of monetary unions among smaller countries?," LSE Research Online Documents on Economics 53362, London School of Economics and Political Science, LSE Library.
- Jeffrey A. Frankel, 2008. "The Estimated Effects of the Euro on Trade: Why Are They Below Historical Effects of Monetary Unions Among Smaller Countries?," NBER Working Papers 14542, National Bureau of Economic Research, Inc.
- Baier, Scott L. & Bergstrand, Jeffrey H., 2009. "Estimating the effects of free trade agreements on international trade flows using matching econometrics," Journal of International Economics, Elsevier, vol. 77(1), pages 63-76, February.
- Cornett, Andreas P., 1999. "Regional Integration and regional development? - Concepts and empirical relevance," ERSA conference papers ersa99pa021, European Regional Science Association.
- Andreas P. Cornett, 1998. "The problem of transition and reintegration of East and Central Europe: conceptual remarks and empirical problems," ERSA conference papers ersa98p185, European Regional Science Association.
- Jahangir Khan Achakzai, 2010. "Unilateral Liberalization versus Regional Integration: The Case of ECO Member Countries," Lahore Journal of Economics, Department of Economics, The Lahore School of Economics, vol. 15(1), pages 27-44, Jan-Jun.
- Fock, Achim & von Ledebur, Oliver, 1998. "Struktur und Potentiale des Agraraußenhandels Mittel- und Osteuropas," IAMO Discussion Papers 14, Leibniz Institute of Agricultural Development in Central and Eastern Europe (IAMO).
- Lin, Faqin, 2012. "The Uneven Roles of FTAs: Selection Effect or "Learning†Effect?," Review of Applied Economics, Review of Applied Economics, vol. 8(1).
- A. Porojan, 2001. "Trade Flows and Spatial Effects: The Gravity Model Revisited," Open Economies Review, Springer, vol. 12(3), pages 265-280, July.
- Marjan Petreski, 2013. "Southeastern European Trade Analysis: A Role for Endogenous CEFTA-2006?," Emerging Markets Finance and Trade, M.E. Sharpe, Inc., vol. 49(5), pages 26-44, September.
- Jin, Seung Ha, 2013. "The Effect of South Korean FTAs on Trade: Country-level and Industry-level Analyses," Master's Theses 149430, University of Minnesota, Department of Applied Economics.
- Braga, Carlos A. Primo & Safadi, Raed & Yeats, Alexander, 1994. "NAFTA's Implications for EastAsian exports," Policy Research Working Paper Series 1351, The World Bank.
- Sylvanus Kwaku Afesorgbor, 2013. "Revisiting the Effectiveness of African Economic Integration. A Meta-Analytic Review and Comparative Estimation Methods," Economics Working Papers 2013-13, School of Economics and Management, University of Aarhus.
- Navarro Espigares, J.L. & .Hernández Torres, E., 2004. "La incidencia del gasto sanitario público en España: un meta-análisis/The Indicende of Public Health Expenditure in Spain: a Meta-analysis," Estudios de Economía Aplicada, Estudios de Economía Aplicada, vol. 22, pages 317-348, Agosto.
- Grant, Jason H. & Parmeter, Christopher F., 2008. "Has The World Trade Organization Promoted Successful Regional Trade Agreements?," 2008 Annual Meeting, July 27-29, 2008, Orlando, Florida 6551, American Agricultural Economics Association (New Name 2008: Agricultural and Applied Economics Association).
- Neil Foster-McGregor & Robert Stehrer, 2010.
"Preferential Trade Agreements and the Structure of International Trade,"
wiiw Working Papers
61, The Vienna Institute for International Economic Studies, wiiw.
- Neil Foster & Robert Stehrer, 2011. "Preferential trade agreements and the structure of international trade," Review of World Economics (Weltwirtschaftliches Archiv), Springer, vol. 147(3), pages 385-409, September.
- Endoh, Masahiro, 1999. "The transition of postwar Asia-Pacific trade relations," Journal of Asian Economics, Elsevier, vol. 10(4), pages 571-589.
- Amélie Guillin, 2012. "The impacts of Regional Trade Agreements in force in Europe on trade in services," Economics Bulletin, AccessEcon, vol. 32(1), pages 685-697.
- Cardamone, Paola, 2007.
"A Survey of the Assessments of the Effectiveness of Preferential Trade Agreements using Gravity Models,"
Economia Internazionale / International Economics,
Camera di Commercio di Genova, vol. 60(4), pages 421-473.
- Cardamone, Paola, 2007. "A survey of the assessments of the effectiveness of Preferential Trade Agreements using gravity models," Working Papers 7282, TRADEAG - Agricultural Trade Agreements.
- Neil Foster-McGregor & Johannes Pöschl & Robert Stehrer, 2010.
"The Impact of Preferential Trade Agreements on the Margins of International Trade,"
wiiw Working Papers
70, The Vienna Institute for International Economic Studies, wiiw.
- Foster, Neil & Poeschl, Johannes & Stehrer, Robert, 2011. "The impact of Preferential Trade Agreements on the margins of international trade," Economic Systems, Elsevier, vol. 35(1), pages 84-97, March.
- Bas Straathof & Gert Jan Linders & Arjan Lejour & Jan Möhlmann, 2008. "The internal market and the Dutch economy: implications for trade and economic growth," CPB Document 168, CPB Netherlands Bureau for Economic Policy Analysis.
- Shanping Yang & Inmaculada Martínez-Zarzoso, 2013. "A Panel Data Analysis of Trade Creation and Trade Diversion Effects: The case of ASEAN-China Free Trade Area (ACFTA)," Ibero America Institute for Econ. Research (IAI) Discussion Papers 224, Ibero-America Institute for Economic Research.
- Jahangir Khan Achakzai, 2006. "Intra-ECO Trade: A Potential Region for Pakistan's Future Trade," The Pakistan Development Review, Pakistan Institute of Development Economics, vol. 45(3), pages 425-437.
- Tristan Kohl, 2014. "Do we really know that trade agreements increase trade?," Review of World Economics (Weltwirtschaftliches Archiv), Springer, vol. 150(3), pages 443-469, August.
- Fernando Sanz, 2000. "A kalman filter-gravity equation approach to assess the trade impact of economic integration: The case of Spain, 1986–1992," Review of World Economics (Weltwirtschaftliches Archiv), Springer, vol. 136(1), pages 84-110, March.
- Adriano Giacomini Morais & Siegfried Bender, 2006. "Trade Creation And Trade Diversion In Mercosur And Nafta," Anais do XXXIV Encontro Nacional de Economia [Proceedings of the 34th Brazilian Economics Meeting] 122, ANPEC - Associação Nacional dos Centros de Pósgraduação em Economia [Brazilian Association of Graduate Programs in Economics].
- Archanun KOHPAIBOON & Juthathip JONGWANICH, 2015. "Use of FTAs from Thai Experience," Working Papers DP-2015-02, Economic Research Institute for ASEAN and East Asia (ERIA).


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February 2011: For The Record
For The Record
In Fall 2009, my Georgia Bulldogs had a less-than-stellar season. In the Southeastern Conference, our 8-5 record wasn't cutting it for the bevy of SEC diehards, UGA alumni and booster club contributors. But on the heels of several consecutive successful seasons, the fans soothed themselves by deeming the season a "rebuilding" year. Our star quarterback was gone, and we had a bunch of young guys who were "learning." Grumbling over the coaching staff did lead to some "adjustments" (a firing and a hiring), and so the concerns were quieted for another year.
That brings us to the 2010 season. Record: 6-7. Heads were gonna roll, or were they? The grumbling about coaching turned to a roar, and we'd already used the "rebuilding" excuse. It was time for some soul-searching on the part of our head coach, his staff and the athletic department. We disappointed DAWGS still await answers.
Have you had a rebuilding year or two during these difficult times? What about this year: Will this be a rebuilding year, or is this going to be a year when your company can take its built foundation and run with it, emerging stronger than before? As the construction industry shows signs of improvement, my hopes are that this is a fully, completely finished "built" year for each of you.
Letter to the Editor
BIA Response to Bounds' Statement About Participation in Vision 2020
As President of the Brick Industry Association, I am compelled to respond to Mackie Bounds' comment about BIA's participation in Vision 2020. In his Dec. 1, 2010, message to MCAA members he stated:
"I cannot close this article without talking more about Vision 2020. I am asking the Marketing Committee to activate this program at the MCAA. Our partner, NCMA, is doing a much better job than we are. Then there is the BIA, who aren't engaged at all. I want us to become better, and it is my goal to get the BIA engaged."
BIA has led the way in passing masonry planning policies for over a decade. This work is accomplished by our four regions, with eight staff members and consultants who address this critical issue. As a result of their efforts, 49 ordinances requiring brick or masonry have been adopted in 16 states in just the past two years. I believe the success of this effort was instrumental in leading MCAA to formulate the Vision 2020 program.
BIA has been involved with Vision 2020 since it began. At a meeting in Charlotte in September 2009, MCAA, BIA and the National Concrete Masonry Association agreed to use BIA's Southwest region, specifically in Texas, as a test case to see how the three associations can cooperate to make Vision 2020 a reality. In addition, BIA community planners from the Southwest and Midwest/Northeast regions made presentations to the 2010 MCAA and NCMA national conventions to explain how our successful procedures for masonry ordinances work. Another presentation was made in 2010 at a regional masonry conference in Ohio.
The BIA-SWR Board of Directors and their Executive Director, Rudy Garza, have worked closely with the officers of the Texas Masonry Council to move the masonry planning policy effort from BIA–SWR into the TMC. Following several months of discussion, a letter of intent was signed on Aug. 30, 2010. TMC is currently revising its bylaws to restructure its board membership to accomplish the transfer.
The other three regions pledged to work with mason contractors when specific requests for a local policy came forward. While there has been contact with local mason contracting associations in two regions, only one such request to help develop a masonry ordinance has been brought forward and assistance was provided.
With funding from brick manufacturers, BIA's regional staff will continue to pursue pro-masonry policies to help achieve the goals of Vision 2020.
J. Gregg Borchelt, President and CEO
Brick Industry Association
Related Posts
- 50March 2014 A Successful MCAA Annual Meeting and Convention Exiting MCAA Chairman John Smith Jr. hands over the gavel to incoming Chairman Mark Kemp. The MCAA South of 40 fundraising event benefiting The Masonry Foundation was held at Bahama Breeze and drew a crowd of 125. Shown are Paul Odom, Mark Kemp, Jeff Buczkiewicz, Mike…
- 49September 2012 Business Management What It Takes Interview by Jennifer Morrell The best way to learn what it takes to keep a masonry construction business in the black is to go straight to the sources. Masonry consulted three of our industry's best, each with a unique perspective on successfully managing his masonry business. We spoke…
- 49MORTARS, MIXTURES AND STAINING By Don Foster When repairing or adding to a masonry structure, we usually want the new area, wall, extension or wing to look just like the pre-existing masonry. Matching colors and textures is one way to make any set of structures appear to "belong together." A house and a garage, a…
- 48March 2011 Industry Report Creating the Future By Sarah B. Atkins Both residential and commercial construction activity have reached record or near-record lows. According to the U.S. Census Bureau, we have just lived through the lowest level of new housing starts since they began tracking this data in 1959. The trends are starting to change,…
- 47March 2009 Convention Report 2009 MCAA Convention Entertainer and speaker Alan Thicke addresses the crowd during the Opening Session of the MCAA Convention. The 2009 MCAA Convention was held during the World of Concrete/World of Masonry show in Las Vegas last month. Mason contractors, suppliers and allied industry representatives from across the United States met…

subset: commoncrawl


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|Celtics bring fired Warriors assistant Darren Erman back to Boston
|04.29.14 at 10:02 am ET
Less than a month after the Warriors fired him from his assistant coaching position, Darren Erman has returned to the Celtics.
The C's hired Erman as the team's director of NBA scouting, according to Yahoo's Adrian Wojnarowksi. Prior to joining Mark Jackson's Golden State staff, Erman served as a coaching assistant under Doc Rivers from 2007-11.
Erman's previous stint with the Celtics involved scouting and individual skill development, and the Emory University product developed a reputation for his ability to study film during his tenure.
Shortly after the Warriors reassigned another assistant coach — former Celtics forward Brian Scalabrine — they announced Erman's dismissal. ESPN later reported his departure involved a "violation of company policy" centered around his recording of internal conversations without consent. It didn't take long for the Celtics to bring him back to Boston, which should speak volumes about how president of basketball operations Danny Ainge feels about the 37-year-old.
The Boston Celtics have hired ex-Golden State Warriors assistant Darren Erman as Director of NBA Scouting, league sources tell Yahoo.
' Adrian Wojnarowski (@WojYahooNBA) April 29, 2014
|Paul Pierce, Kevin Garnett 'happy' for playoff support of Celtics fans during Nets run
|04.24.14 at 4:25 pm ET
Paul Pierce knows the postseason as well as he knows Boston.
"This is the playoffs," he said from the Nets practice facility in East Rutherford, N.J. "This is do or die."
Pierce played 136 playoff games over 15 seasons for the Celtics. His 24,021 points rank second on the team's all-time scoring list, brought a championship back to Boston in 2008, and also earned the NBA Finals MVP that very same season. The Truth restored meaning to the NBA's signature franchise, so No. 34 still appreciates that Celtics fans are watching his run in Brooklyn.
"There's a lot of fans [in Boston]," he added, "and I'm happy for their support."
Kevin Garnett spent the last six seasons as a Celtic, patrolling the Garden paint and delivering a Bill Russell-esque intensity focused completely on winning. Up until this season, Garnett had played his last 84 playoff games for Boston, providing the interior defense, elbows, scowls and growls that the people of Boston know intimately well.
"This is a different level of intensity," said Garnett, who verified the fans in Boston understand that vigor and fury. "A different level of concentration. Some people can withstand that for 48 minutes, and some can't."
Pierce and Garnett helped Brooklyn split the first two games with the Atlantic Division champion Raptors. Now the Nets head back to play two home games in the Barclays Center, a place Pierce still finds odd calling home. He has registered two playoff games so far for the Nets, and is still getting used to placing his long arms through a green and white jersey before each game.
|Celtics lose coin flip to Jazz, receive worse NBA draft lottery odds
|04.18.14 at 3:13 pm ET
The Celtics split a pair of tie-breaking coin flips but lost the one they really needed, the NBA announced.
The Jazz won the first flip, moving into the fourth position in the NBA draft lottery and capturing a 10.4 percent chance at the No. 1 overall pick. The C's are slotted fifth with a 10.3 percent chance. Utah can pick no lower than seventh while the Celtics could select as low as eighth.
While the two teams have a nearly identical chance at a top-three pick — 33.7 percent for the Jazz and 33.4 for the Celtics — Utah's luck has more significant ramifications should neither team win a shot at (most likely) Jabari Parker, Andrew Wiggins or Joel Embiid. The Jazz have a 9.9 percent shot at the fourth selection, 37.3 percent shot at fifth, 17.6 shot at sixth and 1.4 percent shot at seventh.
Meanwhile, the C's cannot get the fourth pick and have a 23.7 percent shot at fifth, 34.2 percent shot at sixth, 8.2 percent shot at seventh and 0.3 percent shot at eighth, according to Celtics assistant GM Mike Zarren.
In other words, the Jazz now have a 98.4 percent chance at a top-six pick while the C's have an 8.5 percent chance at seven or eight. Similarly, Utah gets a 43.6 percent shot at a top-four pick while the C's are stuck at 33.4 percent.
As for the good news, the Nets won their tie-breaker over the Wizards, so the Celtics will pick 17th instead of 18th.
|Brad Stevens sends a clear message to his Celtics: 'We've got to have a defensive DNA'
|04.17.14 at 9:30 am ET
Brad Stevens saw a lot in his first season in the NBA as a head coach.
After the 57th and final loss of the season, he gave some insight as to what he learned from his maiden voyage in the pro ranks of basketball.
"I think the best thing I learned is that this is not fun to not win but it doesn't define who you are or how you go about your business. One of the things that I'm probably most happy about with our team is that they didn't change necessarily who they were. They didn't let the losing or the multiple losses affect them or their approach, and I hope that I was the same way."
The best advice for what would be a long season came at the start of the season, when Celtics assistant coach and long-time NBA veteran coach and scout Ron Adams offered some perspective on patience.
"I learned a lot about the NBA game and how it's played," Stevens said. "It's a different kind of basketball. Ron Adams told me at the beginning of the year, 'If I went and coached high school after 22 years coaching in the NBA, I wouldn't know what's going on. It's 32 minutes, no shot clock. I'd really have to adjust to that.' I think that's probably true no matter which way you go. But it is an adjustment. The part I felt most comfortable was in the game, once we got used to the time outs, the 24-second clock and all that other stuff."
All that other stuff for Stevens starts and ends with better and more consistent defense. It's what separates talented teams from winning teams in the NBA. It's what separates teams that can close out games and protect leads from those – like the 2013-14 Celtics – who lose close games time after time down the stretch. Stevens very rarely called his team out after games of this lost season, with a notable exception coming after a lackluster home loss to the Sixers on April 4. But after the final game Wednesday, a 118-102 defenseless loss to the playoff-bound Wizards, he delivered a clear and present message to any player that might return next season.
"So there's a couple different ways to look at it: are you going to get better in your role, or are you going to expand your role? What I mean by that is: are you going to get better at what you do well, or are you going to get better at some other things that make you, that give you the chance to instead of be the eighth guy be the fifth guy, instead of be the fifth guy be the third guy. We have a lot of great data to be able to share and subjective thoughts as well, and I think we can get better with the guys in the room. I think we clearly are going to need to add to our team to be better, but I told them at halftime, I said, 'We can start it on October 1st or we can start it right now.' That is, we've got to have a defensive DNA to start next season at a little bit different level than I thought we did at the end of this season. I thought we tried to compete defensively early-on in the year; I didn't think we made the strides that I would've liked to have made."
Stevens took the time Wednesday at halftime of a game in which they surrendered 38 points in the first quarter and 68 points in the half to remind his team of exactly what he will expect going forward.
"At halftime, I was obviously disappointed in our defensive effort," Stevens said. "I knew, just look out there, we were undermanned a little bit, but I thought we could play better defensively and it thought we came out in the second half with a great deal of spirit and fight, a little bit more aggressiveness, and it was great until we were worn out. And I thought we wore out and we didn't have any juice in the last 10 minutes or so, prior to that little run at the end. Credit them; they put us in a world of hurt in a lot of different match-ups. It's a good basketball team who's playing well right now, who, as I said earlier, is really sitting pretty for the future because they've got really good players at the one and the two that are both very young, that have a chance to be elite at their positions."
|Rajon Rondo wants a say in rebuilding of Celtics: 'Danny Ainge has always been in communication with me'
|at 12:12 am ET
Following a season-ending 118-102 loss to the playoff-bound Wizards at TD Garden, Celtics captain Rajon Rondo talked about what he's learned from this 25-win season and how he can become a better leader. Rondo also acknowledged that he would like input on the make-up of the roster next season.
"Every team is different," Rondo said. "This is a new [situation] with me being the only guy here back when Kevin Garnett and Paul Pierce were here. [Roster rebuilding] isn't new. I still think I have been involved. I was in trade talk myself. Danny Ainge has always been in communication with me, what he has planned and what he has in store for this team.
"Being a leader, I just have to do it more than talking."
Asked if that means doing it more by example on and off the court, Rondo answered, "Correct."
How will a 25-57 season drive him this offseason?
"Motivation for next year we have a lot to work on and I look forward to next year," Rondo said. "A good group to play with and a lot of great guys a lot of young guys just trying to be better."
Does he want to be back?
"Next question," Rondo said, referring to comments he made a week earlier indicating he feels he is a part of the team's future.
Rondo said he will not watch the NBA playoffs, which begin this weekend. Instead Rondo maintains he looks forward to a summer of work as he continues to build his legs back to 100 percent, 15 months after ACL surgery on his right knee.
If he puts in the work, Rondo figures the rest of the team will follow.
'It shows the group of guys we have," Rondo said. "It starts with Danny Ainge and it starts with Brad Stevens. We had guys like Chris Babbs and Chris Johnson to come help us and help brighten their future.'
|Celtics, Jazz tie for NBA's fourth-worst record
|04.16.14 at 11:22 pm ET
The Celtics' loss combined with a Jazz double-overtime win left both teams tied for the NBA's fourth-worst record.
As a result, the teams split their lottery odds, each receiving a 10.4 percent chance at the No. 1 pick and a 33.5 percent chance at a top-three selection. A coin flip will determine their positioning should neither team end up in the top three on May 20, and the worst-case scenario for the Celtics is the eighth pick in the June 26 draft.
Meanwhile, the Wizards' victory over the C's pulled them even with the Nets at 44-38. Since the Celtics also own Brooklyn's pick, another coin flip later this week will determine if they receive the 17th or 18th pick.
|Fast Break: Celtics lose, call it a season
|at 10:19 pm ET
Prior to the game, Jared Sullinger addressed the crowd on Celtics fan appreciation night, "Hopefully we'll come back next year," which wasn't exactly a great omen for the final game of the regular season. While a handful of C's scored in double figures, they fell under the Wizards spell, 118-102.
Kelly Olynyk led the Celtics with 24 points while adding seven rebounds and five assists. Jeff Green (20 points), Avery Bradley (18), Brandon Bass (16) and Chris Johnson (10) also reached double digits.
Sullinger, Rajon Rondo, Kris Humphries and Jerryd Bayless all sat out, nursing various minor injuries.
Rondo a no go: With what the team described as a sore left hamstring, Rondo called it a season before the final game of the year. His final home game came April 4. When all was said and done, the Celtics captain played 30 games this season, and the C's lost 24 of them — including the final eight. Mission accomplished?
No defense: Prior to the game, Danny Ainge lamented his team's lack of a post presence and a general absence of cohesiveness, and the Celtics held true to form on the defensive end. The Wizards shot better than 50 percent and reached 100 points midway through the fourth quarter. In the end, the Celtics were one of the NBA's 10 worst defenses this season, and the C's brass must address that issue from a personnel and tactical standpoint.
Turn up the Bass: The Celtics handed out the ninth annual Auerbach Award before the game, and there was no other choice but Bass. He's been the most consistent green teamer all year, producing somewhere around his season averages of 11 points and six assists each month. And he had himself a game against the Wizards, too. Previous winners: Paul Pierce (twice), Al Jefferson, Kevin Garnett, Ray Allen, Rajon Rondo and Doc Rivers.
K.O. punch: Olynyk entered the night averaging 15.6 points on 62.1 true shooting to go along with 7.3 rebounds and 1.9 assists per game this month. As a result, he earned his third straight start to finish the season, and he didn't disappoint. As Ainge said before the game, "I've been really happy with how he's improved."
Full-court Pressey: With Rondo on the mend, Phil Pressey made a serious case to stick around in the Celtics locker room next season as a backup point guard. He averaged five points and seven assists per game in the final month of the season and had at least nine dimes in four of his final six appearances of the year.
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Originally written on Mets Merized Online | Last updated 4/29/13
Starting Lineups New York Mets Mike Baxter RF Justin Turner 3B Daniel Murphy 2B Lucas Duda LF John Buck C Ike Davis 1B Ruben Tejada SS Jordany Valdespin CF Matt Harvey RHP Miami Marlins Juan Pierre LF Donovan Solano 2B Giancarlo Stanton RF Placido Polanco 3B Greg Dobbs 1B Justin Ruggiano CF Rob Brantly C Nick Green SS Jose Fernandez RHP Game Alert! David Wright is out of the game nursing a stiff neck. He told the team's training staff about during yesterday's game, but opted to stay in the game and tough it out. Manager Terry Collins said he didn't want to push it and make things worse so he decided to have Wright have it checked out and get examined by a doctor, according to Marc Carig of Newsday. Game Notes Catcher John Buck's 23 RBIs are three shy of Jeff Kent's team record for RBIs in April, set in 1994. Ruben Tejada is hitting .353 over his current five-game hitting streak. Wright snapped a 77-game errorless streak — the longest in franchise history for a third baseman and...
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text:
should guide the use of PREZISTA/r.
-- The use of other active agents with PREZISTA/r is associated with a
greater likelihood of treatment response.
-- The risks and benefits of PREZISTA/r have not been established in
treatment-naive adult patients or pediatric patients.
The sNDA submission includes the 48-week efficacy and safety results of ARTEMIS (AntiRetroviral Therapy with TMC114 Examined In naive Subjects), a Phase 3, randomized, controlled, open-label study that compared the efficacy and safety of PREZISTA/r with the PI lopinavir/r in treatment-naive HIV-1-infected adult patients. Patients were randomized to receive a PREZISTA/r dose of 800 mg/100 mg once daily (an investigational dose) or, based on approved dosing in each country, either lopinavir/r 800 mg/200 mg once daily or 400 mg/100 mg twice daily, plus an optimized background regimen (OBR) of tenofovir and emtricitabine once daily. Data from this study were presented at the 47th Interscience Conference on Antimicrobial Agents and Chemotherapy (ICAAC) in Chicago on September 18, 2007.
The sNDA submission also includes data from TITAN (TMC114/r In Treatment-experienced pAtients Naive to lopinavir/ritonavir), a 96-week, Phase 3, randomized, controlled, open-label study, comparing the efficacy and safety of a PREZISTA/r dose of 600 mg/100 mg twice daily with lopinavir/r 400 mg/100 mg twice daily, each with OBR, in treatment-experienced HIV-1-infected adult patients who were lopinavir/r-naive. Forty-eight week data from this study were published in the July 7, 2007, issue of The Lancet and presented at the 4th International AIDS Society Conference on HIV Pathogenesis, Treatment, and Prevention in Sydney, Australia, on July 24, 2007.
Important Safety Information
PREZISTA does not cure HIV infection or AIDS, and does not prevent passing HIV to others.
PREZISTA is contraindicated in patients with
|SOURCE Tibotec, Inc.
Copyright©2007 PR Newswire.
All rights reserved


text:
Shortcut Gumbo
13 Feb 2011
|Frozen cut okra
|5 Ounce
|Stewed tomatoes
|14 1⁄2 Ounce, cut up
|Spicy vegetable juice cocktail
|6 Ounce
|Minced dried onion
|1 Tablespoon
|Worcestershire sauce
|2 Teaspoon
|Lemon juice
|1⁄2 Teaspoon
|Instant chicken bouillon granules
|1 Teaspoon
|Dried thyme
|1⁄2 Teaspoon, crushed
|Minced garlic
|1⁄4 Teaspoon, dried
|Ground red pepper
|1⁄4 Teaspoon
|Ground allspice
|1⁄4 Teaspoon
|Bay leaf
|Frozen shrimp
|8 Ounce, deveined
|Cooked ham
|3 Ounce, cut into 1/2-inch cubes (About 2/3 Cup)
|File powder
|2 Teaspoon
|Hot cooked rice
|1 Cup (16 tbs)
Thaw okra.
In a 2-quart casserole combine okra, undrained tomatoes, vegetable juice cocktail, onion, Worcestershire sauce, lemon juice, bouillon granules, thyme, garlic, red pepper, and allspice.
Add bay leaf.
Micro-cook, covered, on 100% power (HIGH) 6 minutes, stirring once.
Stir in shrimp and ham.
Micro-cook, covered, on 100% power (HIGH) 6 to 7 minutes or till shrimp turns pink, stirring twice.
Remove bay leaf.
Stir in file powder.
Spoon rice into soup plates.
Ladle gumbo over rice.
Recipe Summary
Difficulty Level:Easy
Course:Side Dish
Cook Time:13 Minutes
Rate It
0 Comments
Shortcut Gumbo Recipe


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Tottenham defender Vertonghen: I want to play centre-back
Tottenham defender Jan Vertonghen admits he'd like to play at centre-half.
Vertonghen is currently being fielded at left-back by manager Andre Villas-Boas.
"My best position remains center back. I always do my best, but I hope in the future it will be in the centre of defense," said Vertonghen.


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You can now invite anyone to meet at your favorite Starbucks.
Limited-time feature
35 year old woman | Upper Marlboro, MD, USA | Seeking women 25-40 within 25 miles
I bet I can make u smile in more way then 1 but u must be honest with urself and me
I am a caring person who is tired of the bs i just want a friend and a lover just for me. i do not want to hare unless we are both into that. very openminded love me as much as i can love u. be honest. loving. caring.spontaneous. fun outgoing not a liar not a couch potato love nature beaches and just love me for me cause i will love u for u
Book club , Coffee and conversation , Business networking , Cooking , Dining out , Gardening/Landscaping , Hobbies and crafts , Movies/Videos , Museums and art , Music and concerts , Exploring new areas , Nightclubs/Dancing , Performing arts , Playing cards , Playing sports , Shopping/Antiques , Travel/Sightseeing , Video games , Volunteering , Watching sports , Wine tasting
Aerobics, Auto racing / Motorcross, Basketball, Billiards / Pool, Bowling, Dancing, Football, Inline skating, Running, Swimming, Tennis / Racquet sports, VolleyBall, Walking / Hiking
I exercise 1-2 times per week.
I have Cats, Dogs
I like Horses, Other
12 lounge, stadium hideaway retaurant arundal mills tyson corner georgetown clubs bars home pool fun
i work hard but i play even harder.. I do hair massage graphic design accounting, bartend promote tattoos, dance,mechanical work gardening love animal and EMT-B
everything baketball pool swimming traveling cooking dancing
Anything i can get my hand on i like to read cause i love new information
Z{{Cta}} {{#if HasMoreInfo}} ?{{CtaSecondary}} {{/if}}
|What she is looking for
|5'5" (165cms)
|5'0" (152cms) to 6'0" (182cms)
|Body type:
|About average, Curvy, Athletic and toned
|No preference
|Dark brown
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|English, Spanish
|No preference
|Bachelors degree
|High school, Some college, Associates degree, Bachelors degree, Graduate degree, PhD / Post Doctoral


text:
I've been working on trying to get a mobile theme working with google adsense and I'm having a tough time with ads 300 pixels wide or larger. I've tried the plug-in with jetpack mobile theme and I've modified the code for my purposes, but even before modified, if I tried the 320x50 size google ads or 300x250, the right side of the ads were cut off, even when I viewed the site with my phone in landscape where the width was well beyond 320 pixels. If I tried using the responsive ad code, all of the ads were cut off at about 300 pixels wide.
I don't know if this is an issue caused by the jetpack mobile theme or the way the plugin places the ads into the code.
Site: babysideburns.com
If visiting from a mobile phone I have narrow ads which work above and below the content but I left a 320x100 ad above the comments which is cut off on the right to illustrate the problem I'm having.


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Marianna Jobs
Looking for jobs in Marianna? Snagajob has great opportunities with the area's leading companies. And applying for Marianna jobs has never been easier. Look at the job listings below, click on a job title that interests you and hit the "apply now" button. Part-time jobs, teen jobs, student jobs and summer jobs are now just a click away. Start your job search now.
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- Masontown, PA (8 jobs)


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Winter!: Prepare for holiday gaming!
i am using the american flag for this posting. let us remember the veterans and active armed service members of our countries, and the signal service they render to us!
"In Flanders Fields the poppies blow
Between the crosses row on row,
That mark our place; and in the sky
The larks, still bravely singing, fly
Scarce heard amid the guns below.
We are the Dead. Short days ago
We lived, felt dawn, saw sunset glow,
Loved and were loved, and now we lie
In Flanders fields.
Take up our quarrel with the foe:
To you from failing hands we throw
The torch; be yours to hold it high.
If ye break faith with us who die
We shall not sleep, though poppies grow
In Flanders fields."
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text:
2010 SEC Fearless Predictions
Week 13 ... Auburn vs. Bama
East |
South Carolina
Ole Miss
Miss State -
27 (LSU-Arkansas) |
27, Part 2 (Ole Miss-Miss St)
Auburn (11-0) at Alabama (9-2) Nov. 25, 2:30, CBS
Here's The Deal … In many ways, this is Auburn's national championship.
Oh sure, South Carolina isn't going to roll over in the SEC Championship, and Oregon, Boise State, or TCU would all give the Tigers a good run, but in so many ways, this is it. This is it for Auburn because there's still a great chance it can go to the BCS Championship after a loss to the Tide (flip a coin on whether or not 12-1 Auburn gets in over 12-0 Boise State), but as great as winning a national title might be, the fun would get sucked out of the room every time a Tide fan pipe in with a, "yeah, but we got you." Last year, Alabama beat the Tigers in a fantastic Iron Bowl, but there was plenty of chirping coming from Auburn fans about how nasty the 26-21 battle was. Ramp that up ten times if Bama comes up with the win this year. No, if Auburn is going to do this, and if it's going to be the next in line of SEC teams who win the national title, it's going to want to do it clean, and without a blip. There's already enough of a cloud hovering over this team with an apparent Sword of Damocles waiting to drop with the ongoing investigation into Cam Newton. But for this week, for right now, unless anything new comes to light, all that matters is that Newton will try to lock up the Heisman, Auburn will take another step closer to Glendale, and for the next 52 weeks, Tiger fans can get back their mojo in their own state after losing two straight.
But Alabama can make its season with a win.
Even though the Tide was everyone's No. 1 team going into the season, this was going to be a rebuilding season. The question was whether or not Bama was going to be able to fight through the issues to hope the talent would mature in a hurry, and the answer so far has been no. It's not just that the Tide have lost twice; it's that the team isn't as dominant as it should be with the running game not rocking like it should've so far and with only one really good win. Beating Penn State, Florida, and Mississippi State was nice, but the close shave against Arkansas was the only real victory of note. Beating Auburn would obviously change all of that, and a win might mean a slot as an at-large BCS team depending on what LSU does against Arkansas. More importantly, a win would probably set the tone for 2011.
Auburn might have lost last year, and it didn't have big No. 2 under center, but that was the coming-of-age moment. That was the game when the Tigers seemed to get that they could play with the biggest and the best, and the attitude has carried forward going 12-0 since the loss. Alabama already knows it's good, and it's going to be a preseason top five team next year anyway, but a win over the Tigers could be a springboard.
It's the latest SEC Game of the Year, and it'll answer all the questions. Is Auburn really and truly a national title team? Is Alabama ready to rebound? This is the biggest piece of the national title puzzle left, and it should be a classic.
Why Auburn Might Win: How many times can an 11-0 team that's on the cusp of the national championship go into a game able to use the "no one believes in us" cliché? It's almost as if it's a foregone conclusion that the Tide will win. It's at home, the Auburn defense isn't any good, the clock is going to strike midnight at some point, blah, blah, blah. Meanwhile, Auburn has had two weeks off to prepare since its scintillating performance against Georgia, the Cam Newton controversy has died down a wee bit (or at least has been resting), and now the team can come into the game with even more of an attitude. If anything, the pressure is sort of off; everyone seems to be picking Bama. On the field, the jury is out on whether or not the Tide defense, even at this point in the year, has jelled enough to handle the Auburn juggernaut. No one has stopped the Tiger offense, including a rock-solid LSU defense, and it's not like the Tide defensive front has had to face a who's who of top running teams. Yes, it shut down the Mississippi State spread, but the Bulldogs don't throw like Auburn can. Yeah, South Carolina only finished with 110 rushing yards, but Marcus Lattimore rumbled for 93 yards and two scores. Facing the Auburn offense is a whole different animal, with so many weapons and so many wrinkles thrown into the mix from offensive coordinator Gus Malzahn. And then there's Newton. Alabama can do everything right, and Newton still might be too much.
Why Alabama Might Win: Auburn is third in the nation in rushing, averaging 308 yards per game, and it'll get its yards and will have its share of big plays, but Alabama could keep Newton and company off the field for long stretches. Time of possession tends to be an overrated stat (Oregon is 108th in the nation holding the ball for just 27:44 per game), but it could matter here. Auburn is terrific on converted third down chances and keeping the chains moving, and Alabama has to load up and come up with stops to get Newton off the field. With an aggressive defensive backfield with the speed and athleticism to keep short gains from going long, the defense is in place to come up with more stops than the Tigers are used to. LSU wasn't able to control Newton and the rest of the backs in the open field, but Alabama's defensive style is far better suited to not letting teams run wild. There isn't any semblance of a pass rush, and the Tide defensive front doesn't get into the backfield, and that might be a positive this week. Instead of getting by the first wave and dealing with open spaces, Newton and company will have to try to sift through a lot of trash. There might be time to operate, but there won't be a lot of room.
And then there's the Auburn defense. Forgetting that teams have to chuck it to try to keep pace, the Auburn secondary is having a rough year. Everyone has been able to get fat on the Tiger secondary, especially the more efficient passers, and Greg McElroy is experienced enough and effective enough to dominate throughout as Julio Jones and the Tide receiving corps should go ballistic. Auburn can't stop the Alabama passing game, and if the Tide hits a few home runs early, and the big plays aren't coming right away for the Tigers, panic could set in. Auburn hasn't been in a position where it hasn't been in control, even when it has been threatened. This week, it's going to have to deal with adversity and it'll have to relax even when things aren't going right.
What To Watch Out For: In the NBA, the superstars of superstars take their game to another level when they have to face a top player. The alpha dog aspect of the Jordans and Kobes of the world always wants to make sure the opposing big-time star knows whose house it is. Mark Ingram might not be ready to simply hand the Heisman torch over to Newton without firing off one last shot. Ingram isn't in the hunt this year, and he might not make any All-America lists with a solid, but unspectacular 780-yard, ten touchdown season. However, the one team that held him under wraps over the final half of last season was Auburn, who allowed the eventual Heisman winner to run for just 30 yards on 16 carries. Ingram has had to hear about that for a year, and this might be the game he makes amends. The Auburn run defense might be solid, but Ingram is overdue for a huge game, while Newton is way overdue to look human. It might not happen. Right now, the Heisman race is over with Newton's name all but engraved on the trophy, but off-the-field stuff aside, his reputation will be made or broken here. Yeah, winning a national title would cement him into legendary status, and winning the Heisman would certainly put him at an all-timer level, but beating Alabama at Alabama in a game of this magnitude would be something different. He doesn't have to do it all alone, but this is his game. Nearly flawless all season long, now he's going to have to show he can deal with the pressure at a whole new level. Beating LSU and Georgia at home is one thing, but now he'll have to prove he can win on the road.
What Will Happen: Auburn has played three road games this year, beating both Mississippi State and Kentucky by three, and blowing away Ole Miss. That's it. The Tigers are about to run into a buzzsaw as Alabama will keep Newton and the ground game in check, while a balanced Tide effort will move the ball at will. Ingram will run for 100 yards, McElroy will be brutally efficient converting third down after third down, and the national title chase is about to take a stunning and decisive twist. Boise State and TCU, you're going to get your wish.
CFN Prediction: Alabama 31 … Auburn 17 … Line: Alabama -4.5
Must See Rating: True Grit – 5 … Dennis Miller: The Big Speech -1 … 5
- Expert Football Predictions from ATS Consultants - Absolutely Free.
- Get Tickets For Your Team, Any Game
27 (LSU-Arkansas) |
27, Part 2 (Ole Miss-Miss St)


text:
Today at CTIA Wireless we announced System Center Mobile Device Manager 2008.
This is something I've been desperate to share broadly so it's great too see we've finally announced it!
My webcast tonight covered this in some detail.
So what is System Center Mobile Device Manager 2008?
It provides IT departments the ability to secure and manage Windows Mobile devices. It is the first server product ever just for Windows Mobile phones and integrates with the infrastructure that organisations use to manage their existing IT infrastructure. It also allows workers to access company information and line of business applications from a single, secure place behind the firewall using a cutting edge Mobile VPN.
There are 3 core areas of capability in Systems Center Mobile Device Manager 2008.
1) SECURITY: Windows Mobile devices will be able to participate in Active Directory. They will join Active Directory and can then be managed through Group policy to allow administrators to control the features and functions of a Windows Mobile Device. You can control whether WiFi can be enabled, the camera can be used, which applications can be whitelisted or blacklisted. There are over 130 policies that can be deployed.
2) DEVICE MANAGEMENT: IT teams can manage Windows Mobile phones end-to-end through a single solution rather than many, helping save time and resources.
3) DATA ACCESS: System Center Mobile Device Manager 2008 provides a Mobile VPN that gives a secure single point of access to the corporate network. You can use this to access any line of business applications or Intranet applications. It also enables a fast reconnect if disconnected and provides easy transition from Wi-Fi to carrier networks with Internetwork Roaming
System Center Mobile Device Manager will be available in the first half of 2008.
I will be posting lots of information about this great announcement over the coming week but right now check out our brand new Website
Feel free to post any questions you may have!


text:
Opening day at Cubs Park sets Cactus League attendance record
PHOENIX -- The Chicago Cubs may not have claimed a championship in a while, but they continue to rack up the records when it comes to spring training in the Valley.
That's a record! #Cubs Park's opening game sets the all-time Cactus League attendance mark at 14,486. Thanks for your support, Cubs fans!— Chicago Cubs (@Cubs) February 27, 2014
Cubs fans have been looking forward to opening day at the park since it was unveiled to the public in late January.
Plenty of fanfare accompanied the stadium's first game, including a matchup with the hometown Arizona Diamondbacks and a special visit from Giordano's -- a legendary Chicago pizza joint -- food truck.


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Art Show
The 2014 Art Show was a great success! You can still see this year's participants below. Keep an eye out for 2015 info.
2014 Art Show Participants
Guest of Honor
Patrick J Jones
Guest Jurors
Michael C. Hayes
Thomas Kuebler
Jasmine Becket-Griffith
Dan Dos Santos
Justin Gerard
Todd Lockwood
Don Maitz
Janny Wurts


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Starbucks is expanding its small-batch cold brew iced coffee in participating locations across the US and Canada.» Read More
Starbucks says it's hiking prices again starting Tuesday, with the increases ranging from 5 to 20 cents for most affected drinks.
NEW YORK, July 1- J.M. Smucker Co cut prices for most of its Folgers and Dunkin' Donuts coffee brands sold in the United States by 6 percent, the biggest U.S. roaster said on Wednesday, partially reversing last year's price hikes to woo back customers. The company is the first U.S. roaster to cut prices after a customer backlash following a 9 percent price hike just over a...
CNBC's Michelle Caruso-Cabrera speaks to Nelly Kaperony, who says her business is under strain in Greece because it relies on imports.
NEW YORK, July 1- J.M. Smucker Co cut prices for most of the Folgers and Dunkin' Donuts coffee brands sold in the United States by 6 percent, the biggest U.S. roaster said on Wednesday, after a price hike last year led to a loss of market share. In June, Smucker raised list prices on most of its U.S. packaged coffee by roughly 9 percent for the first time in three years because a...
J.M. Smucker cuts prices on its Folgers and Dunkin' Donuts packaged coffee.
LONDON, June 30- Global coffee exports fell 12 percent in May from a year earlier to total 9.28 million 60 kg bags, the International Coffee Organization said on Tuesday. For the first eight months of the 2014/ 15 season, which began on Oct. 1 last year, coffee exports were down 4.6 percent at 72.31 million bags. Robusta coffee exports fell 23.4 percent in May from a year...
Starbucks will close its "La Boulange" pastry shops.
"Fast Company" writer Austin Carr, explains why Starbucks' CEO Howard Schultz is personally interested in race issues.
Discussing Starbucks' growth plans and current valuation within the segment, with Efraim Levy, S&P Capital.
Nicole Miller Regan, Piper Jaffray, discusses the driving force behind the coffee giant's surge.
Keurig's planned 'Keurig Kold' system received a cool response after the company unveiled new details.
Two of the world's biggest coffee makers are coming together. CNBC's Morgan Brennan reports.
*Volcafe raises Brazil coffee crop forecast. NEW YORK, May 4- Raw sugar futures on ICE tumbled 3 percent on Monday, pressured by the weak currency in Brazil, the world's biggest sugar producer, while arabica coffee fell to a seven-week low after an influential trade house raised a key crop forecast. It makes the ethanol price fall so sugar's basically tracking it, "...
Coffee retailer Starbucks met earnings and revenue estimates and reported a key restaurant metric that topped analysts' forecasts.
CNBC's Kate Rogers on Dunkin Donuts' rising fortunes.
NEW YORK/ LONDON, March 26- Raw sugar futures tested the prior session's six-year low in thin trade on Thursday, under pressure from a strengthening dollar, abundant supplies and light physical demand, while arabica coffee extended gains. New York cocoa futures eased, pressured by the weak sterling, and bucking the session's higher trend in larger commodity...
Starbucks created the coffee industry, but there's room for new business models to compete against it, says Ed Schultz of Honolulu Coffee.
Outside the Starbucks annual meeting, shareholders like Mary Melalson, Evie Scribner and Steve Nussbaum react to the company's new "Race Together" initiative, and baristas Harrison Deatherage and Tyler Wright prepare to write those words on coffee cups.
Customers lined up out the door outside Starbucks' very first store in Seattle have mixed reactions to the company's new "Race Together" initiative.
CNBC's Jane Wells explains Starbucks' "Race Together" campaign.


text:
DickyB's Turkish Delights
View Single Post
Bewildered Adventurer
Joined: Jul 2008
Location: Kas-Antalya,Turkey
Oddometer: 1,043
Memory Lane...... A hard road to ride
Went back to the place I used to call home recently to visit mum and dad after a two year absence. Mum, bless her, thought I had only popped to the shops for a loaf of bread the kast time I left
It was cold but sunny as I wandered along the cliff top looking down at the beach where I used to ride my first bike some 30 odd years ago
It was one of these
With the baffle removed it used to make a racket but what did I care. Youthful exuberance somehow convinced me it sounded like a real (big) Harley. My new best friend gave me my first real taste of freedom, extending my vision beyond the town limits. Or at least it did before I wrapped it round a lampost on the way back from an all night party. The bike was bought from the proceeds of three paper rounds and working weekends at the hotel just behind this chap
who went on to achieve great things
Many more weekends were spent working at the same place to pay for the repairs to the wall I knocked down when I bounced off the lampost. I walked on...........................
Dickyb screwed with this post 01-31-2009 at
View Public Profile
Find More Posts by Dickyb


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I read hush beyond last year and I have to say I was deeply let down by how it was executed. The more I read it the more dissapointed I am and the less sense it makes. What are your thoughts
Was anyone else dissapointed with hush beyond
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Ever since the advent of cinema, the theatrical poster has been a communicative form of art that has inspired artists and graphic designers to create timely and innovative work that didn't always get the attention it deserved. With a collection that spans decades—and the world—film/art offers rare original film posters. Some created for original releases, others for an international re-release, each one of these pieces brings a piece of cinematic history home, and is a design element worth centering a room around.
Original poster for Eldar Ryazanov's Ruthless Romance. Russian title: Zhestokiy Romans. Designed by Zdenek Vlach. Fine condition. Shows two light horizontal folds. Unframed.
This product has no reviews yet. Be the first to review this product. Write a review
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text:
There is a Special Exhibit.
Podcast (morning-newswatch-od): Play in new window | Download
There is a Special Exhibit.
Podcast (morning-newswatch-od): Play in new window | Download
Wednesday, July 1, 201507/01/2015
Ray talked to Tia Rapps who is the nurse navigator for Urology at Memorial health system. The discussion covers Urology,…
Tuesday, June 30, 201506/30/2015
Joey talks with Nick Barnets from CBS Radio News live from Athens, Greece to get the latest on the economic crisis there.
Tuesday, June 30, 201506/30/2015
The U.S. Supreme Court ruling upholding federal subsidies for the Affordable Care Act virtually guarantees the law will remain in place.
Tuesday, June 30, 201506/30/2015
We have been seeing long lines at ATMs in Greece, with people waiting to withdraw cash. What is life like there right now?
Monday, June 29, 201506/29/2015
Jonna Cooley joins Alex Degman to talk about what this means for Springfield — both for same sex couples and those who don't want to be involved due to religious reasons.


text:
The Ann Arbor Symphony Orchestra with WRCJ 90.9 FM and the Detroit Public Television Presents KIDS CLUB LIVE Today
The Ann Arbor Symphony Orchestra joinsWRCJ 90.9 FM and the Detroit Public Television for Kids Club Live today, June 24th and Wednesday June 25th, from 9 a.m. to 5 p.m at the Royal Oak Farmers Market (316 E 11 Mile Rd).
This is a fun-filled event for kids and families looking for an arts and educational event this summer. Enjoy continuous live entertainment such as A2SO's Instrument Petting Zoo. Instrument Petting Zoo's are all about hands-on fun with instruments! Children have the chance to get up close and personal with the orchestral instruments they see professionally played on stage.
Look for the A2SO Instrument Petting Zoo at events in your community this summer:
- Tuesday and Wednesday, June 24 and 25: DPTV's Kids Club Live at the Royal Oak Farmers Market, 9 am - 5 pm
- Thursday, June 26: Kidzone Tent at Ann Arbor Summer Festival's Top of the Park,5 -8 pm
- Saturday, June 28: State Street Association's Kids Day, 11 am - 3 pm
- Wednesday, July 9: Ann Arbor Farmers Market, 4 - 8 pm
- Saturday, July 12: Brighton Farmers Market, 8 am - 1 pm
- Monday, July 14: Ann Arbor Art Fair Townie Street Party, 5 - 9 pm
- Wednesday, July 23: Wayne Farmers Market, 3 - 7 pm
- Saturday, July 26: Ypsilanti Farmers Market Depot Town, 9 am - 1 pm
- Saturday, August 2: Brighton Farmers Market, 8 am - 1 pm
- Wednesday, August 20: Wayne Farmers Market, 3 -7 pm
- Saturday, August 23: Ypsilanti Farmers Market Depot Town, 9 am - 1 pm
- Thursday, August 28: Saline Community Fair, 9 am - 12pm
About Author
- Casting Roundup: Sarah Chalke, Kim Raver Headline New Pilots
- ADVENTURE TIME Headed to the Big Screen?
- Pilot Season Roundup: Colm Feore, Daniel Stern, Dave Annable to Star in New Shows
- James Franco to Star in New Fox Comedy, WHY HIM?
- Christopher Meloni to Star in WGN America's Slave Drama UNDERGROUND
- Check Out Alex Dunphy's Full College Essay from Latest MODERN FAMILY Episode
- Photo Flash: HBO Reveals Key Art for GAME OF THRONES Season 5
- Syfy to Honor Leonard Nimoy with Special Programming This Sunday
- Grammy Winner Kelly Clarkson Exclusively Premieres New Music from New Album on MTV, VH1 & CMT First
- CONSTELLATIONS' Jake Gyllenhaal and Ruth Wilson Set for THEATER TALK This Weekend


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Brees leads Saints to 38-17 win over Dolphins
NEW ORLEANS Drew Brees made his latest claim to the moniker of Mr. Monday Night.
He also gave the Miami Dolphins another reason to regret not making a harder push to sign him when they had the chance seven years ago.
Brees passed for 413 yards and four touchdowns, and the New Orleans Saints turned a clash of unbeaten teams into a lopsided affair, beating Miami 38-17 on Monday night.
"I felt like we found our rhythm," Brees said. "Every time we touched the ball it felt like we were going to go down and score points."
Two of Brees' touchdowns went to Jimmy Graham for 27 and 43 yards as the tight end had at least 100 yards receiving for the third straight game.
Brees' other scoring strikes went to Benjamin Watson and Darren Sproles, who also rushed for a touchdown.
"This team is so dynamic, we have so many weapons and Drew knows exactly where to go with the ball," Graham said.
Sproles' 5-yard scoring run on the game's opening series gave the Saints a lead they would not relinquish en route to their first 4-0 start since their Super Bowl championship season of 2009. The Saints started last season with four losses.
"We like this a lot better," Brees said of the 4-0 start. "Everything that could have gone wrong for us went wrong. Fortunately we're having the ball bounce our way this year. We're playing good football."
Ryan Tannehill passed for 249 yards and a touchdown to Charles Clay, but his four turnovers on a fumble and three interceptions hurt Miami (3-1).
"They were huge," Miami coach Joe Philbin said of the turnovers. "We were down 14-10 late in the first half and in possession of the ball, and while we hadn't played great in the game, we were right in there and hanging around. Those were big giveaways."
The Saints have won their last nine Monday night games, all with Brees at quarterback and often putting on some of his most memorable performances.
There was his 307-yard, four-TD performance against Atlanta late in the 2011 season, the same game in which he broke Dan Marino's 27-year-old record for yards passing in a season.
Earlier that same season, Brees threw for 363 yards and four scores in a 49-24 Monday night win over the New York Giants.
The Saints' Super Bowl campaign was highlighted by Brees' 371 yards and five touchdowns in New Orleans' stunning 38-17 rout of Tom Brady and the New England Patriots.
Now his 10th 400-yard outing since he joined the Saints in 2006 delivered a sobering blow to a Miami team that came in riding a surprising start.
"We'll find out a lot about the team we have by the way we come back tomorrow," Philbin said.
When Brees was a free agent after the 2005 season, he drew the most interest from New Orleans and Miami, but the Dolphins, fearful of the effects of reconstructive surgery on Brees throwing shoulder, did not pursue the quarterback as enthusiastically as then-Saints rookie coach Sean Payton. Since then, Brees has become one of the most prolific quarterbacks in NFL history.


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Basketball Odds: Portland Trail Blazers @ Golden State Warriors Pick
- Updated: February 15, 2012
In what amounts to be a very dangerous fixture for the visitors, the Portland Trail Blazers are going to take on the Golden State Warriors on Wednesday night in NBA betting action on ESPN.
The BTB Expert Handicappers have NBA picks for all of the big games on the docket. Click Here to cash in with your guaranteed basketball picks today!
We have been a bit worried about the Blazers over the course of the last week or so. They have looked mortal at home to say the least, especially after getting blown to absolute bits on Tuesday night by the lowly Washington Wizards, who had just one win on the road all season long before that point. If Portland isn't winning games at the Rose Garden, it isn't going to be doing all that well on the road for sure. The team is just 4-10 on the road this year, and three of those four wins have come against teams that aren't going to be anywhere near the playoffs in all likelihood by the time the season is said and done with. The big question on Wednesday night is whether or not LaMarcus Aldridge is going to give it a go. He only played for two minutes on Tuesday before tweaking his ankle, and he never returned to the game. Now, after a day of travel from Portland to Oakland, we have a hard time believing that he is going to be back on the court. If not, the Blazers' best weapon that the Warriors just wouldn't have an answer for would is going to be sorely missed.
The problem that the Blazers had last night was on the defensive end of the court though, and that's what bodes so poorly about this game for them. There are times that Monta Ellis, David Lee, and Stephen Curry just light things up like it is no one's business, and when all three are on their game, you just know that the Warriors have the potential to score 130 points against virtually anyone in the league. Ellis has been wildly inconsistent of late. He scored 48 against the Oklahoma City Thunder four games ago and had 33 against the Houston Rockets. In the other two games in the middle, he had just a total of 32 points. Of course, Golden State has won three in a row, including two straight wins here at Oracle Arena, and it has to be flying high now that it is inching closer to that .500 mark once again. Curry has an ankle injury that might be worth noting as this game goes on, but he is expected to give it a go on Wednesday night.
The Final Word: With the way that the Warriors are playing at the moment on the offensive side of the court, we have a lot of confidence that they are going to get the job done in this one. They are rightfully the favorites in this game, and we think that they are going to make their NBA bettors proud on Wednesday night. Portland's woes against Golden State are numerous, as the visitors are just 6-18 ATS in the last 24 meetings in this series.
Portland Trail Blazers @ Golden State Warriors Pick: Golden State -3
Adam Markowitz
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Quotes & Info
|DCT > SEC Filings for DCT > Form 10-Q on 2-Nov-2012
|All Recent SEC Filings
Quarterly Report
We make statements in this report that are considered "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act, which are usually identified by the use of words such as "anticipates," "believes," "estimates," "expects," "intends," "may," "plans," "projects," "seeks," "should," "will," and variations of such words or similar expressions. We intend these forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and are including this statement for purposes of complying with those safe harbor provisions. These forward-looking statements reflect our current views about our plans, intentions, expectations, strategies and prospects, which are based on the information currently available to us and on assumptions we have made. Although we believe that our plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, we can give no assurance that the plans, intentions, expectations or strategies will be attained or achieved. Furthermore, actual results may differ materially from those described in the forward-looking statements and will be affected by a variety of risks and factors that are beyond our control including, without limitation:
• national, international, regional and local economic conditions, including, in particular, the impact of the economic downturn and the strength of the economic recovery and the potential impact of the financial crisis in Europe;
• the general level of interest rates and the availability of capital;
• the competitive environment in which we operate;
• real estate risks, including fluctuations in real estate values and the general economic climate in local markets and competition for tenants in such markets;
• decreased rental rates or increasing vacancy rates;
• defaults on or non-renewal of leases by tenants;
• acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with projections;
• the timing of acquisitions, dispositions and development;
• natural disasters such as fires, floods, tornadoes, hurricanes and earthquakes;
• energy costs;
• the terms of governmental regulations that affect us and interpretations of those regulations, including the costs of compliance with those regulations, changes in real estate and zoning laws and increases in real property tax rates;
• financing risks, including the risk that our cash flows from operations may be insufficient to meet required payments of principal, interest and other commitments;
• lack of or insufficient amounts of insurance;
• litigation, including costs associated with prosecuting or defending claims and any adverse outcomes;
• the consequences of future terrorist attacks or civil unrest;
• environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us; and
• other risks and uncertainties detailed in the section entitled "Risk Factors."
In addition, our current and continuing qualification as a real estate investment trust, or REIT, involves the application of highly technical and complex provisions of the Internal Revenue Code of 1986, or the Code, and depends on our ability to meet the various requirements imposed by the Code through actual operating results, distribution levels and diversity of stock ownership.
We assume no obligation to update publicly any forward-looking statements, whether as a result of new information, future events or otherwise. The reader should carefully review our financial statements and the notes thereto, as well as the section entitled "Risk Factors" in this Report.
DCT Industrial Trust Inc. is a leading industrial real estate company specializing in the acquisition, development, leasing and management of bulk distribution and light industrial properties located in high-volume distribution markets in the United States and Mexico.
We were formed as a Maryland corporation in April 2002 and have elected to be treated as a real estate investment trust ("REIT") for United States ("U.S.") federal income tax purposes. As used herein, "DCT Industrial Trust," "DCT," "the Company," "we," "our" and "us" refer to DCT Industrial Trust Inc. and its consolidated subsidiaries and partnerships except where the context otherwise requires. We are structured as an umbrella partnership REIT under which substantially all of our current and future business is, and will be, conducted through a majority owned and controlled subsidiary, DCT Industrial Operating Partnership LP (the "operating partnership"), a Delaware limited partnership, for which DCT Industrial Trust Inc. is the sole general partner. We own our properties through our operating partnership and its subsidiaries. As of September 30, 2012, we owned approximately 92% of the outstanding equity interests in our operating partnership.
As of September 30, 2012, the Company owned interests in approximately 75.2 million square feet of properties leased to approximately 840 customers, including:
• 58.0 million square feet comprising 388 consolidated properties owned in our operating portfolio which were 91.8% occupied;
• 16.7 million square feet comprising 51 unconsolidated properties which were 84.2% occupied and operated on behalf of five institutional capital management partners;
• 0.2 million square feet comprising two consolidated properties under redevelopment; and
• 0.3 million square feet comprising two consolidated buildings in development.
The Company also has four consolidated buildings and one unconsolidated expansion project under construction and several projects in predevelopment. See "Notes to Consolidated Financial Statements Note 3 - Investment in Properties" for further detail related to our development activity.
Our primary business objectives are to maximize long-term growth in earnings and Funds from Operations, or FFO, as defined on pages 43 and 44, and to maximize the value of our portfolio and the total return to our stockholders. In our pursuit of these long-term objectives, we seek to:
• maximize cash flows from existing operations;
• deploy capital into quality acquisitions and development opportunities which meet our asset, location and financial criteria; and
• recycle capital by selling assets that no longer fit our investment criteria and reinvesting in higher return opportunities.
We seek to maximize long-term earnings growth and value within the context of overall economic conditions, primarily through increasing rents and operating income at existing properties and acquiring and developing high-quality properties in major distribution markets.
Fundamentals for industrial real estate continue to modestly improve in response to general improvement in the economy. According to national statistics, net absorption (the net change in total occupied space) of industrial real estate turned positive in the second quarter of 2010 and national occupancy rates have increased each quarter since then. We expect moderate economic growth to continue throughout 2012, which should result in continued positive demand for warehouse space as companies expand their distribution and production platforms. Rental rates in our markets appeared to have bottomed and in a number of markets have begun to increase, although they do remain below peak levels. Consistent with recent experience and based on current market conditions, we expect average net effective rental rates on new leases signed in 2012 to be slightly higher than the rates on expiring leases. As positive net absorption of warehouse space continues, we expect the rental rate environment to continue to improve. According to a national research company, average market rental rates nationally are expected to continue to increase moderately in 2012 as vacancy rates drop below 10% of available supply.
New development has begun to increase modestly in certain markets where fundamentals have improved more rapidly, however construction levels are still very modest in absolute terms and well below peak levels and we expect they will remain so until rental rates, other leasing fundamentals and the availability of financing improve sufficiently to justify new construction on a larger scale. With limited new supply in the near term, we expect that the operating environment will become increasingly favorable for landlords with meaningful improvement of rental and occupancy rates.
For DCT Industrial, we expect same store net operating income to be higher in 2012 than it was in 2011. The benefit of higher occupancy in 2012 is expected to be somewhat offset by the impact of declining net effective rental rates on leases signed in 2011.
In terms of capital investment, we will continue to pursue acquisitions of well-located distribution facilities at prices where we can apply our leasing experience and market knowledge to generate attractive returns. During the nine months ended September 30, 2012, we acquired 12 buildings comprising 2.0 million square feet and two parcels of land totaling approximately 60.4 acres for development for a total purchase price of approximately $128.4 million. Going forward, we will pursue the acquisition of buildings and land and consider selective development of new buildings in markets where we perceive demand and market rental rates will provide attractive financial returns.
We anticipate having sufficient liquidity to fund our operating expenses, including costs to maintain our properties and distributions, though we may finance investments, including acquisitions and developments, with the issuance of new shares, proceeds from asset sales or through additional borrowings. Please see "Liquidity and Capital Resources" for additional discussion.
Although the U.S. economy has recently been experiencing a slight increase of inflation rates, and a wide variety of industries and sectors are affected differently by changing commodity prices, inflation has not had a significant impact on us in our markets. Most of our leases require the tenants to pay their share of operating expenses, including common area maintenance, real estate taxes and insurance, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation. In addition, most of our leases expire within five years which enables us to replace existing leases with new leases at then-existing market rates.
Significant Transactions During 2012
Summary of the nine months ended September 30, 2012
• Acquisitions
• During the nine months ended September 30, 2012, we acquired 12 buildings comprising 2.0 million square feet in the Phoenix, Atlanta, Chicago, Houston, Miami, Dallas, New Jersey, Southern California and Seattle markets for a total purchase price of approximately $107.4 million.
• Development Activities
• As of September 30, 2012, seven projects were under construction in our Baltimore/Washington D.C., Chicago, Houston, Miami and Southern California markets. We have leased two buildings in Baltimore/Washington D.C. which total approximately 0.2 million square feet of which 0.1 million square feet stabilized in July 2012. During the three months ended September 30, 2012, we purchased a shell-complete building in Houston, which is now in lease up, which totals approximately 0.3 million square. We are continuing construction of an approximately 0.2 million square foot building on the first of two parcels of land we acquired last year in Miami and have began construction of another 0.2 million square foot building on the second parcel of land. These projects are expected to be shell-complete in the fourth quarter of 2012 and the second quarter of 2013, respectively, and are 90% and 74% leased, respectively. We are continuing construction of a 0.6 million square foot building on the 32.6 acre land parcel we purchased earlier this year in Chicago, which is expected to be completed in the fourth quarter of 2012. We also began
• Dispositions
• During the nine months ended September 30, 2012, we sold 31 operating properties totaling approximately 2.0 million square feet to third-parties for combined gross proceeds of $85.5 million.
• Debt Activity
• In September 2012, we issued $90.0 million of fixed rate, senior unsecured notes through a private placement offering. These senior unsecured notes mature in September 2022 and have a fixed interest rate of 4.21%. The notes require semi-annual interest payments.
• During the nine months ended September 30, 2012 we retired mortgage notes totaling approximately $43.0 million previously scheduled to mature in September 2012, October 2012 and January 2013 using proceeds from the Company's senior unsecured revolving credit facility and proceeds from our equity offering.
• In June 2012, we assumed two mortgage notes with outstanding balances of approximately $4.5 million and $2.5 million in connection with two property acquisitions. The assumed notes bear interest at 6.08% and 6.25%, respectively, and require monthly payments of principal and interest. The notes mature in August 2016 and July 2020, respectively.
• Equity activity
• On September 12, 2012, we issued approximately 19.0 million shares of common stock in a public offering at a price of $6.20 per share for net proceeds of $112.6 million before offering expenses.
• Leasing Activity
The following table provides a summary of our leasing activity for the three and nine months ended September 30, 2012:
Net Effective Weighted Number of Rent Per GAAP Average Turnover Costs Weighted Leases Square Feet Square Basis Rent Lease Per Square Average Signed Signed Foot(1) Growth(2) Term(3) Foot(4) Retention (in thousands) Third Quarter 2012 62 3,041 $ 3.96 3.80 % 61 $ 2.86 70.20 % Year to date 2012 231 12,194 $ 3.74 2.00 % 55 $ 1.78 72.80 %
(1) Does not include month to month leases.
(2) Net effective rent is the average base rent calculated in accordance with GAAP, over the term of the lease.
(3) GAAP basis rent growth is a ratio of the change in monthly Net Effective Rent (on a GAAP basis, including straight-line rent adjustments as required by GAAP) compared to the Net Effective Rent (on a GAAP basis) of the comparable lease. New leases where there were no prior comparable leases, due to extended downtime or materially different lease structures, are excluded.
(4) The lease term is in months. Assumes no exercise of lease renewal options, if any.
(5) Turnover costs are comprised of the costs incurred or capitalized for improvements of vacant and renewal spaces, as well as the commissions paid and costs capitalized for leasing transactions. Turnover costs per square foot represent the total turnover costs expected to be incurred on the leases signed during the period and does not reflect actual expenditures for the period.
(6) Represents the weighted average square feet of tenants renewing their respective leases.
During the three months ended September 30, 2012, we signed 31 leases with free rent, which were for 1.2 million square feet of property with total concessions of $1.2 million. During the nine months ended September 30, 2012, we signed 105 leases with free rent, which were for 5.2 million square feet of property with total concessions of $4.4 million.
Customer Diversification As of September 30, 2012, there were no customers that occupied more than 1.5% of our consolidated properties based on annualized base rent. The following table reflects our 10 largest customers, based on annualized base rent as of September 30, 2012, who occupy a combined 5.9 million square feet of our consolidated properties. Percentage of Annualized Base Customer Rent Deutsche Post World Net (DHL & Exel) 1.5 % The Glidden Company 1.3 % United Parcel Service (UPS) 1.2 % YRC, LLC 1.2 % Technicolor 1.2 % Crayola, LLC 1.1 % Iron Mountain 1.1 % The Dial Corporation 1.0 % CEVA Logistics 1.0 % United Stationers Supply Company 0.9 % Total 11.5 %
Although base rent is supported by long-term lease contracts, tenants who file bankruptcy have the legal right to reject any or all of their leases. In the event that a tenant with a significant number of leases in our properties files bankruptcy and cancels its leases, we could experience a reduction in our revenues and tenant receivables.
Reports have indicated that the parent company, YRC Worldwide, Inc., of one of our top ten tenants has encountered financial difficulties and therefore has the potential to file for bankruptcy. Their subsidiary, YRC, LLC currently leases three truck terminals in infill locations of Los Angeles, at below market rents totaling $13.5 million, net of accumulated amortization as of September 30, 2012. YRC, LLC has paid all rents due and has no balances outstanding through September 30, 2012.
We continuously monitor the financial condition of our tenants. We communicate often with those tenants who have been late on payments or filed bankruptcy. We are not currently aware of any significant financial difficulties of any other tenants beyond those described above that would individually cause a material reduction in our revenues, and no tenant represents more than 5% of our annualized base rent.
Results of Operations
Summary of the three and nine months ended September 30, 2012 compared to the same periods ended September 30, 2011
DCT Industrial Trust is a leading industrial real estate company specializing in the acquisition, development, leasing and management of bulk distribution and light industrial properties located in high-volume distribution markets in the United States and Mexico. As of September 30, 2012, the Company owned interests in or had under development approximately 75.2 million square feet of properties leased to approximately 840 customers, including 16.7 million square feet managed on behalf of five institutional capital management joint venture partners. Also as of September 30, 2012, we consolidated 388 operating properties, two redevelopment properties and two development properties.
Comparison of the three months ended September 30, 2012 compared to the same period ended September 30, 2011
The following table illustrates the changes in rental revenues, rental expenses and real estate taxes, property net operating income, other revenue and other income (loss) and other expenses for the three months ended September 30, 2012 compared to the three months ended September 30, 2011. Our same store portfolio includes all operating properties that we owned for the entirety of both the current and prior year reporting periods for which the
operations had been stabilized. Non-same store operating properties include properties not meeting the same store criteria and by definition exclude development and redevelopment properties. The same store portfolio for the periods presented totaled 359 operating properties and was comprised of 54.3 million square feet. A discussion of these changes follows in the table below (in thousands).
Three Months Ended September 30, 2012 2011 $ Change Rental Revenues Same store, excluding revenues related to early lease terminations $ 61,454 $ 59,608 $ 1,846 Non-same store operating properties 5,677 1,149 4,528 Development and redevelopment 10 - 10 Revenues related to early lease terminations 186 252 (66 ) Total rental revenues 67,327 61,009 6,318 Rental Expenses and Real Estate Taxes Same store 17,595 16,902 693 Non-same store operating properties 1,607 278 1,329 Development and redevelopment 42 32 10 Total rental expenses and real estate taxes 19,244 17,212 2,032 Property Net Operating Income (1) Same store, excluding revenues related to early lease terminations 43,859 42,706 1,153 Non-same store operating properties 4,070 871 3,199 Development and redevelopment (32 ) (32 ) - Revenues related to early lease terminations 186 252 (66 ) Total property net operating income 48,083 43,797 4,286 Other Revenue and Other Income (Loss) Institutional capital management and other fees 937 1,004 (67 ) Equity in earnings (loss) of unconsolidated joint ventures, net 1,208 (967 ) 2,175 Interest and other income (expense) 194 (356 ) 550 Total other revenue and other income (loss) 2,339 (319 ) 2,658 Other Expenses Real estate related depreciation and amortization 30,862 30,495 367 Interest expense 17,299 16,515 784 General and administrative 6,838 6,346 492 Income tax (benefit) expense and other taxes 68 (56 ) 124 Total other expenses 55,067 53,300 1,767 Income from discontinued operations 12,906 731 12,175 Net (income) loss attributable to noncontrolling interests (713 ) 1,015 (1,728 ) Net income (loss) attributable to common stockholders $ 7,548 $ (8,076 ) $ 15,624
(1) Property net operating income, or property NOI, is defined as rental revenues, including reimbursements, less rental expenses and real estate taxes, which excludes institutional capital management fees, depreciation, amortization, casualty gains, impairment, general and administrative expenses, equity in earnings (loss) of unconsolidated joint ventures, interest expense, interest and other income (expenses) and income tax benefit (expense) and other taxes. We consider property NOI to be an appropriate supplemental performance measure because property NOI reflects the operating performance of our properties and excludes certain items that are not considered to be controllable in connection with the management of the property such as depreciation, amortization, impairment, general and administrative expenses and interest expense. However, property NOI should not be viewed as an alternative measure of our financial performance since it excludes expenses which could materially
Rental Revenues
Rental revenues, which are comprised of base rent, straight-line rent, amortization of above and below market rent intangibles, tenant recovery income, early lease termination fees and other rental revenues, increased by $6.3 million, or 10.4%, for the three months ended September 30, 2012 compared to the same period in 2011, primarily due to the following changes:
• $4.5 million increase in our non-same store rental revenues, including development and redevelopment properties, primarily as a result of an increase in the number of properties and an increase in average occupancy period over period. The average occupancy of the non-same store properties increased to 84.9% for the three months ended September 30, 2012 from 67.4% for the three months ended September 30, 2011. Since September 30, 2011, we acquired 14 operating properties and two development properties and completed development or redevelopment of two properties; and
. . .