text:
This Lease Agreement involves
Title: PARKING LOT LEASE
Governing Law: Oregon Date: 2/10/2010
Industry: Footwear Law Firm: Garvey Schubert;Stoel Rives Sector: Consumer Cyclical
Exhibit 10.2
THIS PARKING LOT LEASE (" Parking Lot Lease ") is entered into this 9th day of February, 2010, between DP PARTNERS PORTLAND I, LLC , a Delaware limited liability company (" Landlord ") and LACROSSE FOOTWEAR, INC. , a Wisconsin corporation, and DANNER, INC. , a Wisconsin corporation (collectively, " Tenant ").
A. Concurrent with the execution of this Parking Lot Lease, Landlord and Tenant are entering into that Multi-Tenant Industrial Lease dated as of the date hereof (the " Building Lease ") covering 58,788 rentable square feet within the LogistiCourt at Portal Way building located at 18201 NE Portal Way, Suite 101, Portland, Oregon 97230, as more particularly described in the Building Lease (the " Building Premises "). The Building Premises are located within that industrial development owned by Landlord and commonly known as LogistiCourt at Portal Way (the " Project ").
B. In order to provide additional parking for Tenant in connection with its business operations at the Building Premises, Landlord intends to acquire from the Portland Development Commission, the designated urban renewal agency of the City of Portland (the " PDC "), a perpetual, exclusive easement covering approximately 1.17 acres of land located adjacent to the Project as depicted on the attached Exhibit A (the " Parking Premises "), pursuant to that Parking Lot Easement Agreement substantially in the form attached hereto as Exhibit B (the " Parking Lot Easement ").
C. Upon the execution and recordation of the Parking Lot Easement, Landlord will design, permit and construct improvements to provide approximately 128 parking spaces (but not less than 120 parking spaces) on the Parking Premises for the exclusive use by Tenant and its employees, suppliers, shippers, customers, contractors and invitees, as provided in this Parking Lot Lease.
D. Therefore, in consideration of the mutual covenants contained herein and in the Building Lease, Landlord wishes to lease the Parking Premises to Tenant and Tenant wishes to lease the Parking Premises from Landlord, on the terms and conditions set forth in this Parking Lot Lease.
1.1 Demise . Landlord hereby leases the Parking Premises to Tenant, and Tenant hereby leases the Parking Premises from Landlord, on the term and conditions set forth in this Parking Lot Lease.
1.2 Term . The lease term shall commence on May 1, 2010 (the " Commencement Date ") and shall end on August 31, 2015, subject to extension or sooner termination as provided in this Parking Lot Lease. Notwithstanding the foregoing or any other provision herein, this Parking Lot Lease shall be coterminous with the Building Lease and, upon the expiration or termination of the Building Lease for any reason, this Parking Lot Lease shall likewise automatically terminate on the same date as the expiration or termination of the Building Lease. For purposes of this Parking Lot Lease, the " Term " shall mean the initial lease term and any renewals or extensions thereof, subject to sooner termination as provided in this Parking Lot Lease.
1.3 Initial Construction of the Parking Premises . Landlord shall, at its sole cost and expense, acquire rights to the Parking Premises pursuant to the Parking Lot Easement and design, permit and construct a paved parking lot on the Parking Premises with approximately 128 parking spaces (but in no event less than 120 parking spaces), including without limitation all landscaping, lighting, curbs, painting/striping, and stormwater facilities, and construct, at its sole cost and expense, the associated improvements to the Project and adjacent PDC land required by PDC or applicable laws, all substantially as shown on the Permit Plans (defined below) (such parking lot improvements, together with the associated improvements to the Project and adjacent PDC land, are collectively referred to herein as the " Parking Lot Improvements "). The " Permit Plans " means that Permit Set of drawings dated January 8, 2010 prepared by Group MacKenzie and identified in the Index of Drawings on page 1 of Exhibit A attached hereto, a copy of which Permit Plans has been provided to Tenant. On January 8, 2010, Landlord submitted the Permit Plans to the City of Portland in connection with its application for a construction permit for the Parking Lot Improvements. Landlord agrees that the Parking Lot Improvements shall be completed in a good and workmanlike manner substantially in
accordance with the Permit Plans, and in compliance with all laws, rules and regulations of governmental agencies and authorities and the provisions of the Parking Lot Easement. Subject to Force Majeure Delays (defined in Section 15.11 ), Landlord shall substantially complete the construction of the Parking Lot Improvements and obtain all governmental approvals necessary for Tenant's use of the Parking Premises as a parking lot by the date of issuance of the certificate of occupancy by the City of Portland for Tenant's occupancy of the Building Premises for the conduct of its manufacturing business (but not later than May 1, 2010). Once the initial construction of the Parking Lot Improvements are completed in a good and workmanlike manner and in accordance with this Lease and applicable laws, Landlord shall have no further obligation to perform any work or make any improvements, alterations, repairs or replacements on or to the same.
1.4 Extension Option . Tenant is hereby granted three (3) successive options (each an " Option "; collectively, " Options ") to extend the Term for an additional term of five (5) years for each Option (each an " Extension Term "), beginning on the day after the expiration of the then-current Term and continuing for five (5) years (unless terminated sooner pursuant to any other terms or provisions of this Parking Lot Lease), on all of the same terms and conditions as set forth in this Parking Lot Lease, including without limitation the payment of Monthly Rent and, if applicable, Accelerated Rent (as such terms are defined in Section 2 below). Each Option may be exercised by Tenant only by delivery of written notice thereof to Landlord (" Extension Notice "), which notice must be received by Landlord at least six (6) full calendar months before the expiration of the then-current Term and, once given, shall be irrevocable and binding on both parties; provided, however, that Tenant shall be deemed to have automatically exercised an extension option under this Parking Lot Lease if Tenant timely exercises an extension option expressly set forth in the Building Lease covering the same period. If Tenant fails to timely deliver such written notice (and Tenant is not deemed to have automatically exercised an extension option as provided by the foregoing sentence), or if this Parking Lot Lease is terminated pursuant to any other terms or provision of this Parking Lot Lease prior to the expiration of the Term, the Options shall terminate, and Tenant shall have no right to renew or extend the Parking Lot Lease. Each Option shall be exercisable by Tenant on the express condition that at the time of delivery of Tenant's notice of its election to exercise the Option, and at all times prior to the commencement of the Extension Term, Tenant shall not be in default under this Parking Lot Lease beyond any applicable notice and cure period.
2.1 Initial Rent . By not later than three (3) business days after the date of recordation of the Parking Lot Easement, Tenant shall pay Landlord the sum of One Hundred Thousand and No/100 Dollars ($100,000.00), as its initial rent payment for the Parking Premises (" Initial Rent "). Tenant shall receive full credit towards the Initial Rent for all payments made by Tenant pursuant to that reimbursement letter dated December 1, 2009 between Landlord and Tenant (the " Reimbursement Letter "). Notwithstanding the foregoing or any other provision in this Parking Lot Lease to the contrary, in the event all of the conditions subsequent set forth in Exhibit C hereto are not satisfied and Landlord or Tenant terminates this Parking Lot Lease as a result thereof, Landlord shall refund the Initial Rent to Tenant, less any sums paid or payable to Landlord pursuant to the terms of the Reimbursement Letter. Notwithstanding anything in this Parking Lot Lease or the Reimbursement Letter to the contrary, Tenant shall only be obligated, in aggregating the payments under the Reimbursement Agreement and the payment of the Initial Rent under this Section 3.1 , to pay Landlord, in the aggregate, a maximum of $100,000.
2.2 Monthly Rent . During the Term (including any Extension Term), Tenant shall pay Landlord (or its designee), as monthly rent, a sum equal to the total monthly payments of principal and/or interest required to be paid by Landlord under the Parking Lot Loan (defined in Exhibit C hereto) (" Monthly Rent ") ( e.g. , if the original principal amount of the Parking Lot Loan is $650,000.00 and it is fully amortized over 20 years at 3% annual interest rate, the Monthly Rent shall be $3,604.88 per month). Each installment of Monthly Rent shall be due and payable to Landlord at least five (5) business days prior to the date that Landlord is required to make its monthly payment of principal and/or interest to PDC under the Parking Lot Loan, unless Landlord has directed that such payment be made directly to PDC in which case Tenant shall make such payment directly to PDC on or before the date due under the Parking Lot Loan. Landlord shall use commercially reasonable efforts to cause the monthly payments of principal and/or interest under the Parking Lot Loan to be payable on the first day of each month during the Term, commencing on May 1, 2010 and, following execution of the Parking Lot Loan documentation, Landlord will give Tenant notice of such payment due date. In addition to Monthly Rent and any other charges payable by Tenant hereunder, Tenant shall pay or reimburse Landlord for all costs, charges and expenses incurred by Landlord with respect to the Parking Lot Loan that are attributable to Tenant's failure to pay such Monthly Rent or other charges when due.
2.3 Accelerated Rent . In the event of the expiration, termination, nonrenewal or nonextension of this Parking Lot Lease for any reason (other than solely as a result of a default by Landlord under this Parking Lot Lease) or if Tenant vacates the Building Premises for any reason (other than solely as a result of a default by Landlord under this Parking Lot Lease), in either case prior to the payment in full of the Parking Lot Loan, Tenant shall pay Landlord (or its designee) on the date of such event a sum equal to the total outstanding principal and accrued unpaid interest due on the Parking Lot Loan as of the date of such termination, expiration, nonextension or vacation (the " Accelerated Rent "), as additional rent, excluding any past due payments, penalties or interest charges attributable to Landlord's failure to pay the Parking Lot Loan payments when due under the Parking Lot Loan documents (unless such failure is attributable to Tenant's default under this Parking Lot Lease); provided, however, that Tenant shall receive a credit against such Accelerated Rent in an amount equal to the net condemnation proceeds received by Landlord (after deducting all costs and expenses incurred by Landlord in connection with such condemnation) in the case of termination of this Parking Lot Lease due to condemnation pursuant to Section 8 below.
2.4 Time and Place of Payment . The Monthly Rent and all additional rent and other charges payable to Landlord under this Parking Lot Lease will be paid on or before the specified due date at the address for Landlord set forth in this Parking Lot Lease, or such other address as Landlord may from time to time designate in writing to Tenant. Rent is uniformly apportionable day to day.
2.5 Interest . If any payment of Monthly Rent or any other amount payable by Tenant hereunder is not received by Landlord by the date when due, it shall bear interest at the Interest Rate from the date due until paid. All interest, and any late charges imposed pursuant to Section 2.6 below, shall be considered additional rent due from Tenant to Landlord under the terms of this Parking Lot Lease. As used in this Parking Lot Lease, the term " Interest Rate " shall mean the lesser of: (a) the prime rate announced from time to time by Wells Fargo Bank or, if Wells Fargo Bank ceases to exist or ceases to publish such rate, then the rate announced from time to time by the largest (as measured by deposits) chartered operating bank operating in Oregon, as its "prime rate" or "reference rate", plus one percent (1%) per annum; or (b) the maximum rate permitted by law.
2.6 Late Charges . Tenant acknowledges that, in addition to interest costs, the late payments by Tenant to Landlord of any rent or other sums due under this Parking Lot Lease will cause Landlord to incur costs not contemplated by this Parking Lot Lease, the exact amount of such costs being extremely difficult and impractical to fix. Such other costs include, without limitation, processing, administrative and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage, deed of trust or related loan documents encumbering the Parking Premises. Accordingly, if any rent or any other amount payable by Tenant hereunder is not received by Landlord by the due date thereof, Tenant shall pay to Landlord an additional sum of five percent (5%) of the overdue amount as a late charge, but in no event more than the maximum late charge allowed by law. The parties agree that such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of any late payment as hereinabove referred to by Tenant, and the payment of late charges and interest are distinct and separate in that the payment of interest is to compensate Landlord for the use of Landlord's money by Tenant, while the payment of late charges is to compensate Landlord for Landlord's processing, administrative and other costs incurred by Landlord as a result of Tenant's delinquent payments. Acceptance of a late charge or interest shall not constitute a waiver of Tenant's default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Parking Lot Lease or at law and/or in equity now or hereafter in effect.
2.7 Triple Net Lease Provision . All payments required to be paid by Tenant under this Parking Lot Lease will constitute rent. This is intended to be a triple net lease, meaning, except as otherwise expressly provided in this Parking Lot Lease, that Tenant shall pay all taxes, assessments, utilities, insurance, maintenance, repairs and replacements (whether ordinary, extraordinary, capital or otherwise), and all other costs, charges and expenses of every type relating to the Parking Premises after Landlord's completion of the initial Parking Lot Improvements and commencement of the Term (excluding any such expenses to the extent attributable to the negligence or willful misconduct of Landlord or its agents, employees or contractors, which shall be the responsibility of Landlord), in addition to the rent payable by Tenant under Section 2.1 , Section 2.2 and Section 2.3 . All rent and additional rent shall be received by Landlord without set-off, offset, abatement, or deduction of any kind.
2.8 Prepayment of Monthly Rent or Accelerated Rent . Tenant shall have the right to prepay the Monthly Rent, or any Accelerated Rent, in whole or in part, at any time without premium or penalty, and Landlord shall promptly apply all such prepaid rent to the balance owing on the Parking Lot Loan. If Tenant
prepays an amount sufficient for Landlord to pay the Parking Lot Loan in full, then Tenant shall have no obligation to pay any further Monthly Rent to Landlord under this Parking Lot Lease.
3.1 Permitted Use . Tenant may use the Parking Premises only for automobile, truck and trailer parking, and no other purpose without the prior written consent of Landlord, which consent will not be unreasonably withheld or delayed.
3.2 Compliance with Laws . In connection with its use, Tenant shall comply at its expense with all applicable zoning, laws, regulations, ordinances and requirements of any public authority governing and regulating the use and occupancy of the Parking Premises, and all conditions, covenants and restrictions of record now or hereafter in force.
3.3 Hazardous Substances .
(a) Landlord represents and warrants to Tenant that to the best of Landlord's knowledge as of the date hereof, (i) there is no Hazardous Substance (defined below) on, in or under the Parking Premises in violation of any Environmental Law (defined below) as of the Commencement Date, (ii) the Parking Premises are not in violation of any Environmental Law, (iii) Landlord has not received any notice from any governmental authority alleging or threatening that any part of the Parking Premises is in violation of an Environmental Law, and (iv) there are no pending or threatened claims, suits, enforcement actions or other litigation related to the presence of Hazardous Materials in, under or about the Parking Premises. To the fullest extent permitted by law, Landlord agrees to promptly indemnify, protect, defend and hold harmless Tenant and Tenant's members, partners, officers, directors, shareholders, employees, agents, successors and assigns for, from and against any and all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs (including, without limitation, clean-up, removal, remediation and restoration costs, sums paid in settlement of claims, attorneys' fees, consultant fees and expert fees and court costs) that arise or result from the presence or release of Hazardous Substances on, in, under or about the Parking Premises and that are attributable to (a) any act or omission of Landlord or any of Landlord's agents, employees or contractors, or (b) any use, ownership or occupancy of the Parking Premises prior to the Commencement Date, including without limitation any violation of any Environmental Law attributable to the period prior to Commencement Date, or (c) that arise or result from any breach of the representations or warranties of Landlord contained in this Section 3.3(a) . For purposes of this Parking Lot Lease, the phrase "to Landlord's knowledge" or similar phrase shall mean only the actual (not implied, imputed or constructive) knowledge of Kirk L. Olsen, John Atwell and Michael C. Dermody, each of which are officers of Landlord and are the only officers of Landlord involved in the acquisition of the Parking Lot Easement and development of the Parking Premises in any material respect. The provisions of this Section 3.3(a) will survive the expiration or earlier termination of this Parking Lot Lease.
(b) Tenant shall not cause or permit any Hazardous Substances to be brought upon, kept, generated, treated, stored, used or otherwise handled in or about or disposed of on the Parking Premises by Tenant, its agents, employees, contractors or invitees, except to the extent reasonably required for the uses permitted by Section 3.1 above and then only in strict compliance with all Environmental Laws. Tenant shall not cause or permit any Hazardous Substance to be spilled, leaked, disposed of or otherwise released in or on the Parking Premises. In the event of a leak, spill or release of a Hazardous Substance on the Parking Premises or the threat of or reasonable suspicion of the same, Tenant shall immediately undertake or cause to be undertaken all emergency response necessary to contain, clean up and remove the Hazardous Substance and shall undertake or cause to be undertaken within a reasonable time all investigatory, remedial and/or removal action necessary or appropriate to ensure that any contamination by the Hazardous Substances is eliminated as required by applicable Environmental Law. Within thirty (30) days following the completion of such investigatory, remedial and/or removal action, Tenant shall provide Landlord with a certification reasonably acceptable to Landlord signed by an independent registered professional engineer that such contamination has been so eliminated.
(c) Tenant shall immediately notify Landlord upon becoming aware of (i) any such spill, leak, disposal or release of any Hazardous Substance in or on the Parking Premises or (ii) any notice or communication from any governmental agency or other person directed to Tenant relating to any Hazardous Substance on, under or adjacent to the Parking Premises or any violation of any Environmental Law with respect to the Parking Premises or activities thereon. Tenant shall at all times comply with all Environmental Laws applicable to Tenant and its use and occupancy of the Parking Premises.
(d) To the fullest extent permitted by law, Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord and Landlord's members, partners, officers, directors, shareholders, employees, agents, successors and assigns for, from and against any and all claims, damages, judgments, suits, causes of action, losses, liabilities, penalties, fines, expenses and costs (including, without limitation, clean-up, removal, remediation and restoration costs, sums paid in settlement of claims, attorneys' fees, consultant fees and expert fees and court costs) that arise or result from the presence or release of Hazardous Substances on, in, under or about the Parking Premises and that are caused or permitted by Tenant or its agents, employees, contractors, licensees, invitees, successors or assigns during the Term of this Parking Lot Lease, including arising from or caused in whole or in part, directly or indirectly, by (i) the presence or release in, on, under or about the Parking Premises of any Hazardous Substances; (ii) Tenant's or other user's actual, proposed or threatened use, treatment, storage, transportation, holding, existence, disposition, manufacturing, control, management, abatement, removal, handling, transfer, generation or release (past, present or threatened) of Hazardous Substances to, in, on, under, about or from the Parking Premises; (iii) any past, present or threatened non-compliance or violations of any Environmental Laws in connection with Tenant and/or the Parking Premises, (iv) personal injury claims (v) the payment of any environmental liens, or the disposition, recording, or filing or threatened disposition, recording or filing of any environmental lien encumbering or otherwise affecting the Parking Premises, (vi) diminution in the value of the Parking Premises, (vii) damages for the loss or restriction of use of the Parking Premises, including prospective rent, lost profits and business opportunities, (viii) sums paid in settlement of claims, (ix) reasonable attorneys' fees, consulting fees and expert fees, (x) the cost of any investigation of site conditions, and (xi) the cost of any repair, clean-up or remediation ordered by any governmental or quasi-governmental agency or body or otherwise deemed necessary in Landlord's reasonable judgment. Tenant's obligations hereunder shall include, without limitation, and whether foreseeable or unforeseeable, all costs of any required or necessary repair, cleanup or detoxification or decontamination of the Parking Premises, or the preparation and implementation of any closure, remedial action or other required plans in connection therewith. For purposes of the indemnity provisions in this Section 3.3(d) , any acts or omissions of Tenant and/or Tenant's employees, agents, assignees, contractors or subcontractors of Tenant or others acting for or on behalf of Tenant (whether or not they are negligent, intentional, willful or unlawful) shall be strictly attributable to Tenant. The provisions of this Section 3.3(d) will survive the expiration or earlier termination of this Parking Lot Lease.
(e) For purposes of this Parking Lot Lease, the term " Hazardous Substance " means any substance, material or waste which because of its quantity, concentration or physical, chemical or infectious characteristics may cause or pose a present or potential hazard to human health or the environment when improperly handled, treated, stored, transported, disposed of or otherwise managed, including asbestos, oil, gas and other hydrocarbons, and all hazardous or toxic substances, materials and wastes listed, designated or regulated under any Environmental Law. For purposes of this Parking Lot Lease, " Environmental Law " means any past, present or future federal, state or local statutory or common law, or any regulation, ordinance, code, plan, order, permit, grant, franchise, concession, restriction or agreement issued, entered, promulgated or approved thereunder, relating to (a) the environment, human health or safety, including, without limitation, emissions, discharges, releases or threatened releases of any Hazardous Substance into the environment (including, without limitation, air, surface water, groundwater or land), or (b) the manufacture, generation, refining, processing, distribution, use, sale, treatment, receipt, storage, disposal, transport, arranging for transport, or handling of any Hazardous Substance.
3.4 Unlawful Activities . Tenant shall not use or allow the Parking Premises to be used (a) in violation of the Parking Lot Easement, any recorded covenants, conditions and restrictions affecting the Parking Premises, any applicable law or governmental rule or regulation, or of any certificate of occupancy issued for the Parking Premises, or (b) for any improper, immoral, unlawful or reasonably objectionable purpose. Tenant shall not do or permit to be done anything which will obstruct or interfere with the rights of owners of adjacent property or other tenants or occupants of the Project, or injure or annoy them. Tenant shall not cause, maintain or permit any nuisance in, on or about the Parking Premises, nor commit or suffer to be committed any waste in, on or about the Parking Premises.
3.5 Insurance Coverage . Tenant shall refrain from any use of the Parking Premises that would invalidate or impair the coverages afforded by any insurance maintained with respect to the Parking Premises and shall not allow the condition of the Parking Premises to decline to a degree that would result in any insurance required under this Parking Lot Lease to be maintained by Tenant to no longer be available.
3.6 Rules . The use of the Parking Premises shall be subject to the Parking Rules and Regulations contained in Exhibit "C" attached to the Building Lease, together with any other reasonable, non-discriminatory rules and regulations adopted by Landlord from time to time, and furnished to Tenant.
3.7 Signs . All signage on the Parking Premises shall comply with the requirements of applicable law. Tenant shall obtain Landlord's prior approval of the location, design, size, color, materials, and other details of any signs to be located on the Parking Premises, which approval shall not be unreasonably be withheld or delayed.
4.1 Maintenance . Tenant, at its expense, shall keep and maintain the Parking Premises and Parking Lot Improvements (including without limitation, the land, parking areas, driveways, sidewalks, lighting and landscaping) in good condition, repair and appearance and consistent with the parking areas of the Project, and Tenant shall make all repairs and replacements necessary to that end. Except for the initial Parking Lot Improvements to be made by Landlord as provided herein, Landlord shall have no obligation whatsoever to make any repairs, alterations, replacements or improvements or to perform any maintenance on or to the Parking Premises or Parking Lot Improvements, except to the extent necessitated by the negligence or wilful misconduct of Landlord or its agents, employees or contractors.
4.2 Alterations . Tenant shall not make any alterations, additions or improvements to the Parking Premises without Landlord's prior written consent, which consent will not be unreasonably withheld or delayed. Any such consent will be subject to the following conditions:
(a) Any alteration, addition or improvement shall be done in a good and workman like manner and in compliance with applicable laws and building codes, and in accordance with the orders, rules and regulations of the National Board of Fire Underwriters or any other body exercising similar functions.
(b) The cost of any such alteration, addition or improvement shall be paid by Tenant in cash, or its equivalent, so that the Parking Premises and all portions thereof shall at all times be free of liens for labor and materials supplied or claimed to have been supplied to the Parking Premises. At least fifteen (15) days before commencing any work or delivery of any materials relating to any alterations, improvements, or additions to the Parking Premises, Tenant shall notify Landlord of the expected date of commencement of such work or the delivery of any such materials. Landlord shall have the right at any time and from time to time to post and maintain on the Parking Premises such notices as Landlord reasonably deems necessary to protect the Parking Premises from construction liens, materialmen's liens, and any other liens.
(c) Tenant shall maintain, at Tenant's sole cost and expense, such insurance as Landlord may reasonably require in connection with such alterations, additions or improvements, including Workers Compensation Insurance covering all persons employed in connection with the work, with respect to whom death or bodily injury claims could be asserted against Landlord or its successors in interest when any work is in process in connection with any such alteration or addition. Such insurance shall be in a form and by an insurance company reasonably approved by Landlord.
(d) All alterations, additions, improvements, and fixtures installed by Tenant (other than trade fixtures and equipment) shall become a part of the Parking Premises at the expiration of the term of this Parking Lot Lease and belong to Landlord.
5.1 Personal Property Taxes . Tenant shall pay when due all personal property taxes assessed against its personal property or equipment on the Parking Premises.
5.2 Taxes and Assessments .
(a) Tenant shall pay directly to the taxing authority on or before the date due all real property taxes, assessments and public charges levied or assessed against the Parking Premises, except that Tenant's liability for such taxes, assessments and public charges shall be prorated for any partial tax year in which the Term begins or ends. To the maximum extent possible, such tax bills shall be mailed directly from the taxing authority to Tenant and Tenant shall pay all such taxes, assessments and public charges directly to the taxing authority.
(b) Landlord intends for the Parking Premises to become a separate tax parcel. Landlord shall, as provided by Section 6 of the Parking Lot Easement, promptly submit, in conjunction with PDC, an application, and make commercially reasonable efforts, to cause the Parking Premises to become a
separate tax parcel on or before June 30, 2010 so that it is assessed and billed independently from the balance of the Grantor Property (as such term is defined in the Parking Lot Easement). To the extent Landlord is unsuccessful in making the Parking Premises a separate tax parcel, the taxes and assessments shall, as provided in Section 6 of the Parking Lot Easement, be allocated between the Parking Premises and the balance of the Grantor Property proportionately based on the respective real market values of the land and improvements on each such property as reflected in the records of the Multnomah County Division of Assessment and Taxation, except that the assessments of the Multnomah County Drainage District shall be allocated based on the respective square footage of land area of each property.
(c) If available by law, rule, or order of the taxing authority, Tenant may make tax payments owing under this Section 5.2 in installments. Tenant may contest the validity of an assessment against the Parking Premises as long as (i) Tenant deposits with an escrow agent approved by Landlord, irrevocable instructions to pay to the taxing authority upon written instruction from Landlord, sufficient funds to satisfy any amount determined to be owing at the conclusion of the proceeding to contest the assessment, and (ii) Landlord's interest in the Parking Premises or Parking Lot Easement is not jeopardized.
(d) Upon request, Tenant shall provide to Landlord reasonable evidence of the payment of all taxes, assessments and public charges required to be paid by Tenant under this Section 5.2 .
5.3 Taxes in Lieu of Ad Valorem Tax . If a tax is assessed upon Landlord's interest under this Parking Lot Lease which is in lieu of the ad valorem real property tax, then to the extent permitted by law, Tenant shall pay such tax. Tenant, however, shall have no obligation to pay any income, profits, or franchise tax levied upon the net income derived by Landlord from this Parking Lot Lease.
5.4 Payment of Utilities Charges . Tenant shall pay when due all charges for services and utilities incurred in connection with the use, occupancy, operation, and maintenance of the Parking Premises and Parking Lot Improvements, including without limitation charges for electricity. To the maximum extent possible, Tenant shall arrange for direct billing from and payment to the utility and service providers. If any such utilities are not separately metered or invoiced to Tenant, Landlord will equitably apportion such charges between Tenant and the other occupants of the Grantor Property based on approximate actual usage.
6.1 Liens . Except for the Parking Lot Improvements made by Landlord as provided herein, Tenant shall pay as due all claims for work done on or for services rendered or material furnished to or for Tenant to the Parking Premises after the Commencement Date, and shall keep the Parking Premises free from any liens other than liens created by Landlord. If Tenant fails to pay such claim or to discharge any lien, Landlord may do so and collect such amount as additional rent upon demand. Amounts paid by Landlord hereunder shall bear interest and be repaid by Tenant as provided in Section 2.5 and Section 2.6 . Such payment by Landlord shall not constitute a waiver of any right or remedy Landlord may have because of Tenant's default.
6.2 Tenant's Assumption of Risk and Waiver . Except to the extent such matter is caused by the negligence or willful misconduct of Landlord or Landlord's employees, agents, or contractors, Landlord shall not be liable to Tenant, Tenant's employees, agents or invitees for: (i) any damage to property of Tenant, or of others, located in, on or about the Parking Premises, (ii) the loss of or damage to any property of Tenant or of others by theft or otherwise, (iii) any injury or damage to persons or property resulting from fire, explosion, steam, gas, electricity, water, rain or leaks from any part of the Parking Premises or from the street or subsurface or from any other places or by any other cause of whatsoever nature, or (iv) any such damage caused by other tenants or persons in the Project or occupants of adjacent property of the Parking Premises or Project, or the public, or caused by operations in construction of any private, public or quasi-public work. Neither party shall, in any event, be liable to the other for any consequential damages or loss of business or profits and each party hereby waives any and all claims for any such damages. All property of Tenant kept or stored on the Parking Premises shall be so kept or stored at the sole risk of Tenant and Tenant shall hold Landlord harmless from any claims arising out of damage to the same, including subrogation claims by Tenant's insurance carriers, except to the extent such damage is caused by the negligence or willful misconduct of Landlord or Landlord's employees, agents, or contractors, subject to Section 7.2 below.
6.3 Tenant's Indemnification of Landlord . Subject to Section 7.2 below, Tenant shall be liable for, and shall indemnify, defend, protect and hold Landlord and Landlord's members, partners, officers, directors, shareholders, employees, agents, successors and assigns, harmless for, from and against, any and
all claims, damages, judgments, suits, causes of action, losses, liens, liabilities and expenses, including attorneys' fees and court costs (collectively, " Indemnified Claims "), arising or resulting from (a) any occurrence at the Parking Premises, unless caused by the negligence or willful misconduct of Landlord or its agents, employees or contractors and not covered by insurance carried or required to be carried by Tenant hereunder, (b) any act or omission of Tenant or any of Tenant's agents, employees, contractors, subtenants, assignees, licensees or invitees (collectively, " Tenant Parties "); (c) the use of the Parking Premises and conduct of Tenant's business by Tenant or any Tenant Parties, or any other activity, work or thing done, permitted or suffered by Tenant or any Tenant Parties, in or about the Parking Premises; and/or (d) any default by Tenant of any obligations on Tenant's part to be performed under the terms of this Parking Lot Lease or the terms of any contract or agreement to which Tenant is a party or by which it is bound, affecting this Parking Lot Lease or the Parking Premises. In case any action or proceeding is brought against Landlord or Landlord's members, partners, officers, directors, shareholders, employees, agents, successors and assigns by reason of any such Indemnified Claims, Tenant, upon notice from Landlord, shall defend the same at Tenant's expense by counsel approved in writing by La


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Indochine Partner Michael Callahan Opening Bistro in Greenpoint's Coco 66 Space
Get ready for grilled oysters with smoky bourbon butter.
Restaurateur Michael Callahan, whose experience encompasses well-known, celebrity-friendly Manhattan places Indochine, Bondst, Republic, and Kittichai, is heading to Brooklyn for his next project, which seems a bit more low-key. Callahan has taken over the old dimly lit hipster bar that was Coco 66 at 66 Greenpoint Avenue, where he'll reopen as a bistro serving a menu focused on local food. Joe Capozzi, who cooked at Ruschmeyer's in Montauk and previously served as chef de cuisine at the Fat Radish, will be in charge of the kitchen at the soon-to-open restaurant.
Capozzi's menu will feature grilled oysters with smoky bourbon butter and a variety of homemade pastas. Mains include grilled double-thick pork chops with cherry peppers, escarole, and Benton's bacon, and a greenmarket-forward plate of braised beans with kale, leeks and turnips. He says that house bread will be served with goat's-milk butter.
Expect the venue to keep its distinctive red-neon signage and low-lit interior. "People in Greenpoint and Williamsburg know and like the space, so we probably won't change the name,'' Callahan says, adding that the relaunched venue, which should be open by the end of the month, will have 74 seats.
66 Greenpoint Ave., nr. Franklin St., Greenpoint; no phone yet.


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Bill on Patent 'Trolls' Seen Likely to Pass House
Supporters are confident that legislation designed to cut down on abusive patent lawsuits will pass a House vote this week, despite late objections from a several groups on the right.
The Innovation Act from House Judiciary Chairman Bob Goodlatte (R., Va.) is aimed at discouraging patent holders from filing frivolous lawsuits in hopes of extracting a settlement. The bill would give judges more discretion to limit discovery or award legal fees when a lawsuit fails to prove infringement.
Technology companies including Google and Intel have pushed for a crackdown on entities they describe as patent "trolls," arguing that the number of patent lawsuits is rising sharply and forcing companies to spend heavily on legal fees to defend themselves. Supporters said Wednesday that House Republicans have the backing to clear a vote scheduled for Thursday, especially since a number of Democrats and the White House have already signaled their support.
The odds of passage are "very good," according to Ryan Triplette, who represents a coalition of tech companies backing the bill. Ms. Triplette predicted the final vote would be "overwhelming."
That would track with recent history, since patent legislation is traditionally nonpartisan. Both parties backed the sweeping overhaul of the patent system passed by Congress in 2011.
But a small group of conservative organizations is pushing back, arguing the Goodlatte bill would weaken the ability of patent holders to enforce their rights.
The bill "will hamper innovation, diminishing American competitiveness and reducing American jobs. It is unwise to emulate weak patent protections in nations like China and India," groups including the Club for Growth and American Conservative Union wrote to congressional leaders on Monday.
The critics on the right join Democrats like Rep. John Conyers of Michigan, the top Democrat on the Judiciary Committee, and Rep. Mel Watt of North Carolina, who have argued that the bill goes too far. The pair have offered amendments that would strip many of its key provisions.
Even if the bill passes the House, any final action remains a more distant prospect. The Senate is likely months away from voting on a similar proposal from Senate Judiciary Chairman Patrick Leahy (D., Vt.). Like the House bill, the Senate proposal would force those filing lawsuits to make clear what patent they believe is being infringed. The Senate bill doesn't go as far as the House bill in changing the litigation process.
Mr. Leahy's committee said Wednesday it will hold a hearing on the legislation Dec. 17, but an aide said the senator doesn't envision getting anything passed until next year.


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The Atlanta based Wendy's/ Arby's Group Inc. plans to expand their operations throughout the Eastern Caribbean, including Trinidad and Tobago and eight other markets.
Trinidad can expect their first Wendy's in 2011. This push into the Caribbean is a welcome step within the west indian community. Many of which are big fans of all things American and look forward to enjoying classic American food in their homeland.
Previous ventures into the Carribean have been very successful. CEO Roland Smith said that restaurants in Puerto Rico and the Bahamas have performed strong over the years. This new expansion should continue that momentum.
The long term goal is to have restaurants in Antigua, Barbuda, Grenada, Guyana, St. Lucia, St Martin, St. Vincent and Suriname.


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20 Questions with Alyssa Reid
It`s JUNO time! And in celebration of the Canuck version of the Grammys we`re getting a bunch of musically talented people to answer our weekly special. Alyssa Reid is that gorgeous brunette telling you about The Game. She`s only 18 and was just nominated for New Artist of the Year…we expect things from this one.
20 Questions with Lisa Berry
Rookie Blue, Republic of Doyle, The Firm. Think you're familiar with Lisa Berry? This Randolph graduate is an Ontario native and a total babe. She talks fro yo, India Arie and Tina Turner.
Need we say more?
20 Questions with Justin Peroff (Eight and a Half)
This is Justin. You may know him as from Broken Social Scene and How to Lose a Guy in 10 Days (yeah, that's right) or his latest creative endeavor – Eight and a Half. Made up of him, Dave Hamelin and Liam O'Neil of The Stills this 3-man group is rocking their way into our world one step at a time – and we know you'll love them too.
Go check out Eight and a Half tonight at The Drake, 9pm ($10 @ the door).
20 Questions with Bright Future
We've wet your lips a lil bit previously about Bright Future aka Frank Midnite, and now we're giving you a deeper look into his brain, and what influences him to create such nostalgic post-punk music. Having recently released THIS TIME IS OURS, an EP of 5 songs mastered from his solo album Blue//Black, Bight Future's sound has become more defined and leaves you feeling lost in space without the worry of being…lost in space. Get into Frank's head then listen to Bright Future to really feel how honest it is.
20 Questions with Young Empires
20 Questions with T. Mills
We love us some T. Million, and this week we were lucky enough to have this cutie answer our questions (and he did it with a grin on his face). We've blogged about him, interviewed him (twice!) and even staged a photoshoot in his honour. His "Vans On" video just dropped (but unfortunately we can't view it in Canada…yet). Think you loved him before? Think again, friends.
20 Questions: Jewellery designer Elsa Corsi
Vancouver-based jewellery designer, Elsa Corsi knows how to make a statement with some of her over-the-top bridal pieces. And being that it's red carpet season coming up, we thought she'd be the perfect fit for 20Qs. Follow her on Twitter @elsa_corsi
20 Questions with John Kennedy
Local artist John Kennedy is back at it again – his highly anticipated 3rd solo exhibition is about to go down – and you do not want to miss it. It's happening Thursday January 19th from 6:00-9:00pm at the Angell Gallery (12 Ossington Ave). Because we love him and his art, we thought we'd share his amuse-ings with ya'll. Not only is this man super talented but he's also très funny.
CLICK HERE for info on the opening reception and HERE for some of the works in the exhibition.
Scroll down for his answers.
20 Questions with Tattiawna Jones
If you haven't met Tattiawna, now is the time. This beauty can be seen on Canadian TVs everywhere (Rookie Blue, Heartland and Republic of Doyle are among her many credits). You can also pretend to be her with the Flashpoint game. Gorgeous and an alter ego avatar. What's not to love? Check her out on next week's season premiere of Republic of Doyle on CBC.
20 Questions with DJ Funk
DJ Funk was in the T. Dot last week to DJ at Wrongabar's Annual Booty Shaking Contest. Known for his booty shaking house music, this dude had the crowd winding and grinding all night. From his sweet mixes to his new Twitter account, you will come to adore this musically talented funny guy. Enjoy!
20 Questions with Sébastien Lafebvre
You probably recognize him as the guitarist from Simple Plan – meet Sébastien Lafebvre. Did you know this man of the hour (along with his bandmates) designed a sweet collection of limited edition Ts with Bluenotes with proceeds going to Kids Help Phone? Yeah, that's right. Get your hands on one of these bad boys before they're gone!
20 Questions: @LILINTERNET
I first ran into Julian aka @LILINTERNET (at the time Red Foxx aka SLUTTT) about 4 years ago in Ottawa at Di$organized when he came with the HEARTHROB crew…that night was wild, I woke up mute. Since then, well if you do a quick search, you can find out. What makes @LILINTERNET so influential and forever relevant is always being ahead of what's good; he can be credited for coining the term #seapunk, making hardstyle, trance music you loved so much from the late 90′s, interviewing artists before they blow up completely, etc.
@LILINTERNET is a man of mental mystery, and anyone who uses all caps on TWITTER, is directly referencing him. Read and blow your mind.
20 Questions with Kay
Her name is what? Kay-ay-ay-ay. Meet one of the hottest musical ladies on the street, she's bestowed upon us the answers to our weekly 20Qs. Kay is one of those musicians that's everyone is labelling "one to watch". We call her totally awesome and kick ass.


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Elkhart mayor downplays lead dangers from Prairie Street demolition, but others remain leery
Fourteen buildings are being torn down, and some worry about lead particles from lead-based paint in dust caused by the demolition.
ELKHART — The demolition of numerous buildings along Prairie Street for a railroad overpass project shouldn't lead to any environmental problems, Elkhart Mayor Dick Moore maintains.
In a statement Friday, June 6, his office offered assurances amid skepticism from some worried about lead poisoning that the demolition "is not creating any environmental concerns or issues." It's been the most definitive public statement thus far aimed at quelling any concern on the matter.
Fourteen homes and other structures are coming down, some of them containing lead paint, so Prairie Street can be widened north of Main Street and to make way for an overpass crossing the Norfolk Southern Railroad line. The demolition has created dust clouds at times, though crews are spraying water to keep flying particles down. Some worry about the spread of lead via the dust.
Carolyn Hunt, for one, isn't so sure there's nothing to worry about. The Elkhart woman, who has a child who suffered lead poisoning, is organizing an informational campaign, backed by a handful of others, to get the word out about the dangers of lead and lead poisoning to neighbors living around the demolition location.
Even if the demolition doesn't result in the spread of lead, she says it's worth it to get the word out, especially in light of the many older homes in the Prairie Street area. Lead can cause nervous system and brain damage in children if ingested and it's of concern in paint in homes built before 1978, prior to a change in U.S. law banning the substance from paints.
St. Vincent De Paul Catholic School sits east of the Prairie Street location, but school officials are satisfied sufficient precautions are being taken to contain any potential problems from demolition. Ahead of demolition, a school rep communicated at length with officials from the firm handling the work, R&R Excavating of Mishawaka.
School officials are "very comfortable" R&R is doing what it should, said Sean McBride, director of communications for Diocese of Fort Wayne-South Bend. School at St. Vincent De Paul ended Friday.
In Moore's statement, he said both lead paint and asbestos were found inside at least some of the buildings to be demolished, mainly old homes. The asbestos was removed prior to demolition.
State or federal rules don't require special measures to deal with lead ahead of demolition, though, as with asbestos. But mindful of the potential for lead in dust, the city has called on the contractor handling demolition to redouble efforts to spray the demolition sites with water as buildings are torn down to keep dust down.
"While lead-based paint is a health concern in remodeling and renovations, the federal and state agencies apparently feel that the wetting procedure addresses the issue with lead paint in residential demolitions," Moore's statement said. The debris from the demolition is being taken to landfills built to prevent migration of lead particles to groundwater.
Meanwhile, Hunt is organizing an effort to distribute information about lead testing and the dangers of lead in the Prairie Street area on June 21. She's also approached Elkhart Community Schools officials on the issue, hoping to enlist their support in spreading the word about lead dangers.
According to the Elkhart County Health Department, around 270 children have been found with elevated lead levels in their blood since 1994. The county runs a program to help homeowners with lead abatement efforts, and more information is available at lead.elkhartcounty.com.


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Artist: Petty Tom
Album: Miscellaneous
Genre: Rock
Petty Tom
Running Down A Dream
.ps 23
.vs 25
.ce 1
Running Down A Dream (Tom Petty)
.sp 1
It was a beautiful day, sun beat down.
I had the radio on, I was drivin'
Trees went by, Me and Del were singing
little Runaway, I was flyin'
.sp 1
Chorus: Running down a dream.
Never would come to me.
Working on a mystery.
Going wherever it leads.
Runnin' down a dream.
.sp 1
I felt so good, like anything as possible.
Hit the cruise control, rubbed my eyes.
The last three days the rain was unstoppable.
I was always cold, no sunshine.
.sp 1
Bridge: Oooooh Ooooooh
.sp 1
As I rolled on, the sky grew dark.
I put the pedal down, to make some time.
There's somethin' good, waiting down this road.
I'm pickin' up whatever's mine.
.sp 1
Chorus: 2 times
Bridge: Oooooooh Ooooooh
Guitar Solo
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Islam, Mohammad Rafiqul and Ibn Awal, Zobair and Hoque, Md. Mazharul (2007) Marine vehicle accident characteristics in bangladesh: study on collision type accidents. In: Proceedings of the International Conference on Mechanical Engineering 2007 (ICME 2007), December 30,2007-January 1, 2008, Dhaka, Bangladesh.
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|Item Type:
|Conference or Workshop Item (Paper)
|T Technology > TJ Mechanical engineering and machinery
|Mechanical Engineering
|ID Code:
|Deposited By:
|Ramli Haron
|Deposited On:
|18 Apr 2012 05:36
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|18 Apr 2012 05:36
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Lesson Plans & Activities
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A time of great change (unit, Industrial Revolution)
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America's Story: Library of Congress for Kids (great site!)
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College Hockey:Caruso, Collins Lead Ohio State To Sweep
Buckeyes Retain First Place In CCHA
COLUMBUS, Ohio — With a three-goal second period, four points from Sean Collins and 37 saves from Dave Caruso, Ohio State came from behind to beat Alaska-Fairbanks, 5-2, completing a two-game sweep of the Nanooks in Value City Arena and preserving a perfect home record on the season.
"We can thank Dave Caruso for that game," said OSU head coach John Markell. "He gave us an opportunity to find our legs. It's funny. We're the team not traveling and we were trying to find our legs.
"I thought Alaska beat us to every puck for the first period — probably the first period and a half — won all the rebounds, out-emotioned us, except for one guy, and that was Dave Caruso."
The junior netminder persevered through a first period that saw three UAF power plays, including one midway through the stanza that led to Jared Sylvestre's goal, but even though the Nanooks outshoot the Buckeyes 18-9 in the first 20 minutes, the score was tied 1-1 at the first intermission.
"I thought the first period was as well as we played all year," said UAF head coach Tavis MacMillan. "We had energy, we had jump, we were winning pucks, we were winning races to pucks, and when there was a battle for a puck we were winning that battle. We were creating opportunities.
"I thought Caruso played very well in that first period on the chances that we did have. Even though it was a tie game after one, I felt very good."
Although the game was more disciplined than Friday night's 2-1 Buckeye win, OSU went 3-for-8 on the power play — including two five-on-three tallies — and the Nanooks had the power-play goal in the first. UAF, down two goals going into the third period, found itself killing penalties for long stretches, including Corbin Schmidt's five-minute major for high-sticking at 7:04.
"I liked our team discipline," said MacMillan. "In a game like that, I wanted our guys to be more disciplined in the end. I'm sure they felt frustrated."
Sylvestre's goal was a rebound of Darcy Campbell's initial shot. Jason Grinevitch passed out from the boards at the far side of the left circle to Campbell at the left point; the big rebound came to Sylvestre right of the crease, and the senior put it past Caruso clean for the 1-0 lead.
Dan Knapp, who had two goals in the contest, tied it with OSU's first five-on-three goal at 15:51, one-timing it past UAF's Wylie Rogers after taking a diagonal cross-slot pass from Nate Guenin at the right point.
Kelly Czuy scored unassisted at the 39-second mark to open the second period and give UAF its second lead of the night, OSU answered with three goals to go ahead 4-2.
Domenic Maiani's tying goal at 11:58 was the result of some of Collins' hard work on the night. Collins fired hard at the net but hit the boards behind the cage; the rebound came to Maiani at the left post and the freshman's seventh goal of the season beat Rogers on the short side.
"The second goal they scored was most disappointing for me," said MacMillan. "We have a faceoff, we get a guy kicked out. The other guy goes in and loses. They get a great scoring chance off a clean faceoff win. We get a whistle, the other forward we wanted to take the faceoff loses it again, very clean, and the same thing happened and they score. That's two of our older players, two of our team leaders right there.
"That was a huge goal."
Lee Spector's game-winner at 16:08 was a pickup of Matt Beaudoin's rebound. Knapp added a power-play goal at 19:13 to make it 4-2 after two, and Collins' lone goal was OSU's second with the two-man advantage, at 10:09 in the third.
In all, Collins had a hand in all but the first Buckeye goal of the game. "I can't even remember the last time I had four points in a game. It might have been like PeeWees or something. I've been a defenseman all my life so never got the chance to be glory boy and go out and get all the points."
The four-point weekend kept the Buckeyes in first place in the CCHA, one point ahead of Michigan, and extended OSU's home win streak to seven this season, 12 games overall, but Markell was less than satisfied with the manner in which all of that was accomplished.
"We're happy with the win. How we got it, I'm not happy as a coach. You've got to compliment Alaska. They put it on the line for 60 minutes and we were fortunate enough to come out ahead."
The back-to-back losses are the first for the Nanooks this season. "We looked like a team that had a lot of freshmen in the lineup tonight, and I say that … [because] unfortunately I thought it was our older guys that looked young," said MacMillan.
UAF (6-6-0, 5-5-0 CCHA) returns to Fairbanks to face Northern Michigan next weekend, while OSU (11-4-1, 9-2-1 CCHA) will travel to face Clarkson in nonconference action.
The following is a self-policing forum for discussing views on this story. Comments that are derogatory, make personal attacks, are abusive, or contain profanity or racism will be removed at our discretion. USCHO.com is not responsible for comments posted by users. Please report any inappropriate or offensive comments by clicking the "Flag" link next to that comment in order to alert the moderator.
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You may wish to check out the abstract of the latest study on soda from Stanford, "Ending SNAP Subsidies For Sugar-Sweetened Beverages Could Reduce Obesity And Type 2 Diabetes," published in the June 2014 issue of the journal Health Affairs. The study explained that a prohibition on the purchase of sugary drinks with food stamps would drive down the average recipient's glycemic load -- a measure of blood sugar response to diet -- by 2.7 grams per day.
On the other hand, people on food stamps probably wouldn't like the idea of the government telling them what edibles to buy with food stamps. After all, they're not supposed to by tobacco or alcoholic drinks with food stamps. (See, "Eligible Food Items | Food and Nutrition Service.") How many people on food stamps would convert their food stamps to money first, either in stores or even in gambling casinos, if they could, to get at the sodas, if they're addicted to the taste? If sugary sodas are banned, numerous people may turn to sugary milkshakes or smoothies, with similar results of obesity and type 2 diabetes.
After all, two slices of whole wheat bread are similar in the effects on the blood glucose levels as a candy bar or a few spoons of sugar. And the same effects might apply to sugar-sweetened nondairy milk substitutes. See, "2 Slices Of Wheat Bread Equals 2 Tbls. Of Sugar Or More." or "Translate Carbs into the sugar they'll become." Carbs become blood glucose.
If they want sugar, they'll buy sugar and make their own soda, if they can afford the price. After all, prohibition didn't stop alcoholics and other addicts from getting what they crave, would telling people what to eat help, since soda is not tobacco or alcohol, which you can't buy with food stamps? Health Affairs published this recent study the first week of June, 2014. The Robert Wood Johnson Foundation's Healthy Eating Research Program funded this study. If SNAP subsidies for sugar-sweetened beverages are ended, the consumers who buy sodas would buy beverages sweetened with high fructose corn syrup, which are used to sweeten many sodas in the USA. On the other hand, where sugar is cheaper such as in Mexico, sodas there are sweetened with sugar rather than with corn syrup or other sweeteners. Then again, you have diet sodas sweetened with synthetic sweeteners that have other health issues you can check out in studies or in news reports such as, the Yahoo Health article "7 Side Effects of Drinking Diet Soda."
How do you reduce obesity and type 2 diabetes?
The research explained in the study's abstract that in order to reduce obesity and type 2 diabetes rates, lawmakers have proposed modifying Supplemental Nutrition Assistance Program (SNAP) benefits to encourage healthier food choices. At Stanford University, researchers in this new study examined the impact of two proposed policies: a ban on using SNAP dollars to buy sugar-sweetened beverages; and a subsidy in which for every SNAP dollar spent on fruit and vegetables, thirty cents is credited back to participants' SNAP benefit cards.
The Stanford researchers used nationally representative data and models describing obesity, type 2 diabetes, and determinants of food consumption among a sample of over 19,000 SNAP participants. We found that a ban on SNAP purchases of sugar-sweetened beverages would be expected to significantly reduce obesity prevalence and type 2 diabetes incidence, particularly among adults ages 18–65 and some racial and ethnic minorities. You also may wish to check out the Los Angeles Times article, "Can food stamps help improve diets, fight obesity and save money?" You also can read in the LA Times article that the $79.8-billion Supplemental Nutrition Assistance Program (SNAP) might also reap taxpayers untold future savings for the federally funded care of diabetes and other obesity-related ills among Medicaid recipients.
The subsidy policy would not be expected to have a significant effect on obesity and type 2 diabetes, given available data. Such a subsidy could, however, more than double the proportion of SNAP participants who meet federal vegetable and fruit consumption guidelines.
On the other hand, there are newspapers that don't want any body of government to dictate to people what food they choose to consume, simply because they have food stamps from the government. So a food stamp soda study followed with the conclusions of the study pointing to the possible reduction of obesity.
The Stanford University food stamp study, according to the university's recent press release, "Forbidding use of food stamps for sweetened drinks could reduce obesity," showed that banning the use of food stamps to buy soda, would reduce obesity. But others say that food stamp recipients would switch to cash to buy soda, says a June 7, 2014 Christian Science Monitor news article, "Food stamp soda study: Less soda, less obesity." Ironically, the press release from Stanford is not accessible at its website at the present time, but the Christian Science Monitor newspaper article is online. However, you can check out the study somewhat with a video on YouTube. See, "Study: food stamp soda ban may reduce obesity." Or go directly to the study's abstract online, "Ending SNAP Subsidies For Sugar-Sweetened Beverages Could Reduce Obesity And Type 2 Diabetes."
If a person is addicted to the sweet taste of soda, perhaps they'll find ways to buy it or make their own with syrups and carbonated water. They'll even buy sugar, boil it down until it's syrupy, and pour it into liquids, or they'll mix fruit juice and soda, if they crave sweet drinks that much instead of clean water.
You also may wish to see the article, "Food stamps: How does the program work?," or See, "Soda Free Summer Campaign LPCH Continuity Clinics Start Date." Then again, you may wish to check out the site, "If economy is reviving, why are more Americans struggling to afford food? (+video)?"
One goal could be how to help people get clean from addiction to sugar, syrups, or other sweetened carbonated drinks or sugary juices
There's also a noteworthy article from THV11, "Food stamp soda ban can save 141,000 children from obesity," commenting that banning food stamp purchases of soda and other sugary drinks could cause a major drop in obesity and diabetes among the poor. That's the finding of a new study published in the academic journal Health Affairs, reports that article.
Stanford researchers say banning these sweet drinks could prevent more than 130,000 kids from getting obese. It could also keep another 200,000 adults from developing type-two diabetes. This study comes as critics say the Federal Food Stamp Program supports the purchase of sugary drinks that don't have nutritional value, the TV station THV11's article mentions. You might keep in mind the four most addictive foods: sugar, chocolate, dairy, and meats.
If all you eat daily are those four foods, perhaps you'll become addicted to them to the point that you may even add sugar to meat. In fact, in some countries, a few spoons of sugar is added ground beef to make it taste sweeter before grilling and then sprinkling with spices and salt. Sugar can change the brain to keep wanting to taste sweetness.


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Under the general direction of the Director of Marketing and Promotions, this position will assist in creating and implementing a comprehensive marketing and promotional plan; assist with managing, coordinating, and coaching interns and work study students interested in sports marketing. Assist to implement a community outreach program focused on increasing attendance for all NCAA sports.
Position: Assistant Marketing and Promotions
|Position type:
|Position Number
|4GA – Department not found
Position Summary:
Essential Functions, Major Duties, and/or Accountabilities:
- Analyzes marketing and promotional needs as well as coordinates marketing and promotional plans, ideas and activities for all NCAA sports.
- Develops innovative ideas, concepts and approaches for marketing and promotions. Initiates specific strategies, complete with projected goals and objectives.
- Monitors progress and suggest modifications as specific strategies are implemented.
- Regularly evaluates each marketing and promotional effort, seeking ways to improve performance and increase productivity.
- Advance promotion of general, group and community ticket sales for all NCAA sports.
- Advances creation and development of printed promotional and advertising material. Responsible for successful script writing, pre-game, in-game and post-game promotions.
- Assist in the on/off campus and community marketing, advertising and promotion of UVU Athletics.
- Assists in the fulfillment of corporate partnerships as assigned by the Director of Marketing and Promotions.
Supervisory Responsibilities:
- Supervises student workers and work studies.
Special Requirements of the Position:
- Mandatory event attendance at night and weekend events throughout the year including some holidays.
Graduation from an accredited institution with a bachelor's degree and one year of experience related to the summary of duties; OR any combination of education and/or experience related to the summary of duties totaling 5 years.
- Knowledge of general marketing practices.
- Skill in developing fund raising, advertising, and marketing promotions.
- Ability to manage a set budget as assigned by the Assistant Athletic Director over Marketing and Promotions.
- Ability to help supervise and train assistant help in athletic marketing field.
- Ability to work with people in public relations settings.
- Knowledge with the regulations governing intercollegiate athletics as set forth by the NCAA.
- Ability to plan, organize and problem solve.
- Skill in computers and computer software applications.
- Ability to communicate effectively with a diverse group and individuals.
- Ability to direct and supervise assigned sports programs.
- Ability to uphold and abide by all NCAA regulations and Utah Valley University institutional policies and procedures.
This position description has been designed to indicate the general nature and level of work performed by employees within this classification. It is not designed to contain or be interpreted as a comprehensive list of all duties, responsibilities, and qualifications required of employees assigned to the position.


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Search Results roadblox
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Fastfood Bar
Fast, fab, and freaking delicious—it's no wonder fast food rakes in the big bucks!
Peppy' s Demi Moore Dress Up
Help these hot steaming lava of beauty get prp up to the red carpet.
Hit for Six Cricket
In this tricky game of cricket, your objective is to score as many runs as possible within one over. Ready to step up to the ...
Squirrel Fly
This little squirrel is flying to the top! Help him to fly away as far as he can by moving his balloon with arrow keys. ...
Joker Golf Solitaire
You can start off with any top card on the tableau. After that play cards that are 1 higher or 1 lower in value then the open ...
Fruit Salad Day
Prepare fruits and make a perfect and delicious fruit salad.
This game is like Dope Wars with added beat-em-up action.
The Biker Feats
Try to show some brilliant feats on the courses of this new bike skill game.
Animal Maze
Arrange tunnels to help mole to reach the nest!
You are a snowboarding gecko, running down a slalom slope. A cool flash game for all the snowboarders out there.
Micro Racers
Welcome to the massive action of Micro Racers World! Choose your car model and track, then push your driving skills to the limit!
A Good Day
Help her get a good day.
Jail Break 2
Stupid cops. If it wasn't for them, I could waltz out of here. Now is the time for sneakiness. And there's no one sneakier than ...
Save the Moon
In the arcade game Save The Moon you are on a mission to save the moon. The moon has exploded and you need to collect ...
Gather survivors of the zombie apocalypse and manage food supplies, housing and morale while defending against undead attacks. Reclaim the city one square at a ...
On The Toys' Trail
Help Kubus to find all toys spread over the factory and send them to the children who are eagerly waiting for them.
Follow Your Dream
You've landed your dream job as an assistant at YC Studios, where stars are born and dreams are made. But celebs sure are demanding—and ...
Aquamarine Memory
Marine themed memory game.Very nice looking relaxed gameplay marine memory game. Great to waste some time and relax.
Carlos Revenge - The Death of a Mafia Boss
You're son has been killed by Vito, a mafia boss. In this short sniper game you have to take revenge upon him, by killing him ...
Love Plat3
There will be two pictures every level and please find five differences between them!
Skully's Quest
Fire eyeballs from a cannon in a cemetery to knock over the gravestones.
Droplet 2
Think the first Droplet game was awesome? Well that was just a droplet in the bucket.
Eat Pumpkins in Zombie Town
Your town has been attacked by the zombies and you are hungry. You need to eat pumpkins to upgrade your skills and powers. Keep eating ...
Addit Blitz
The goal of Addit Blitz! it to create as many combos of 10 as possible. Select the colored blocks to add them to one another, once ...
Girl Dressup 1
Design the perfect sweet look for this cute girl.
Desert Rumble
Build and upgrade towers, use special capability and problems, and don't let to complete opponents on considerable streets in the wasteland.
Road Rampage
Drive your car and avoid all obstacle while shooting other cars along your way.
Clean Up Rush
Oh, the poor thing! It seems impossible for this cutie here to finish up cleaning up her big super messy house before... Christmas time! Only ...
Zombie ATV
You're a zombie and the humans are chasing after you! Hop on your ATV or Motorbike and get away as fast as you can!
Two Wheeler Trauma II
Guide your motorcycle through the traffic and keep from hitting people or cars. Harder than the 1st.
Fashion Studio - Horse Riding Outfit
This girl is a big fan of horse riding and today she's going to ride her favorite horse. She wants a brand new outfit for ...
Destroy all Xidus Ships, Command Ship and finally the Evil Overlord's Flagship. Use Claw to collect bonus.
Box Head - 2Play
The most awaited third sequel to the successful Boxhead series has finally arrive. With more rooms and finally with cooperative and deathmatch mode, this is ...
Cosmic Breakfast
Dish out some healthy breakfasts that are out of this world!
Deep Trip
A reversed collapse game of sliding the rows and making groups of 3 or more to make them disappear.
Icons DropOut
Before the computer fills up all the squares, drop out every three consequent squares of same Color Icons.
Tadpoles Island
Manage three characters, and solve a variety of puzzles.Help the heroes to save the island and defeat the villain.
Ma-Ku The Rain Cloud
Play Maku The Rain Cloud Game and help the fluffy cloud water the flowers for this spring before the timer runs out, zap flower eating ...
The Unique Pair
Find the Unique Pair
9X - The Mission
9X mission is a space war mission. Kill the all invaders to end the dictatorship of evil races. Use Ship upgrades to fight against stronger ...
Pirates of the Caribbean Dead Man's Chest Fighting
Relive the fight scene in the popular movie. You will fight your enemy until your last breath and use your skills to become the ultimate ...
8 Bit Dash
8 bit style arcade runner with two player modes. Run and dash!
True Love's Kiss
This cute kissing couple has planned to spend a great Romantic Day together, so make them kiss as much as they can without getting caught ...
The Legend of Pandora
Eric is an experienced warrior who was searching for a new job. The long road he took brought him to an unknown village where he ...
High School Wars
High School Wars Game Description Pick the group that you're a part of. Control your gang as you fight all other school gangs.
DM Quiz: Which Grammy Nominated Artist Are You?
Which 2013 Grammy Nominated Artist Are You? Take our quiz to find out if you're most like Maroon5, Kelly Clarkson, fun., Pink, or Florence and the ...
Cyber Chaser 1
Run, jump, duck and shoot in this super addictive runner. Complete missions, unlock weapons and purchase an array of upgrades
Jewel Crush
Colorful basic Match-3 game
Crappy Bird
Nope he is not dead yet because here is Crappy Bird! A cool skill game that drives you crazy. This game is very addictive and ...
Ani's Wardrobe 1
Ani is a beautiful girl who loves fashion! Though she's not a fashion student, she knows as much as them! You can count on her ...
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Skydiving.com now has a network skydiving location serving Elm Creek and Buffalo County in Nebraska. Call Skydiving.com at 1-800-617-7948 for details, free information and specials on skydiving in Elm Creek, NE today!
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Add bold design and chic style to your bedroom, with our striped bedding collections. Choose striped bed sets with big, bold horizontal and vertical stripes, or pattern designs with fine lines, geometric designs, mixed with various patterns and designs. Simple yet elegant, lines fabric, designs and prints, add a modern, simple decor theme to any home, with a European style. Bedding with stripes is a great choice for a more masculine master bedroom in black and white, rugby stripes in blue, red and green or other color combinations, in queen, king and california bed sizes. Check, plaid and bed sets are great for kids or teens bedding, especially boys, in simple lines of blue and white you create a classic nautical decor theme, or black and white for an instant classic, for girls bedroom blend fun and funky colors like hot pink, lime green and zebra and cheetah prints. Striped comforters, bed in a bag sets, duvet covers, quilts and bedspreads are also available in twin and full sizes for a childrens bedroom or guest room, and in twin xl for a dorm room or college bedroom.
Don't forget to complement your choices with matching flat and fitted striped sheets and pillowcases, choose cotton or silk sheets. Luxury bedding designer Lacoste and Nautical use plaid, check and lined designs and prints extensively in their bed set designs. For more ways to decorate with stripes, add a little extra style to your home with our selection of horizontal, vertical or diagonal lines for window curtains, drapes and valances. And why not add a streak of color to your bathroom with our luxurious shower curtain designs, bath and hand towel and bath sets? Don't forget to look out for the discounts on our striped comforter sets, quilts, bedspreads and duvets on sales and in our clearance department.


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January 17, 2013 | Volume 43, No.2
Registration packages for the Youth Raptor Program are available for pick-up at the American Bald Eagle Foundation. The foundation will be holding its annual parent and student meeting for enrollment in its Youth Raptor Program at noon Saturday,...
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Chengde Hotels List
There are 16 hotels in Chengde selected according to the good location advantage and customers' highly evaluation, including economical tourist hotels to luxury five-star hotels. You can find the very hotel you need for your business or package tour in Chengde. One of our travel advisors will contact with you after receiving your inquiry within 2-12 hours as your individual travel advisor.
Chengde 3 Star Hotels
|Mountain Villa Hotel
|Bifeng Hotel chengde City
|De Hui Men Hotel - Chengde
|Shanglan Gongyuan International Resort - Chengde
|White House Hotel - Chengde
Chengde 4 Star Hotels
|Qianyang Hotel
|Chengde Yunshan Hotel
|Puning Hotel
|Chengde Hotel
|Tianbao Holiday Hotel
|Jing Cheng Hotel
|Shenghua Hotel
|Chengde Weiliduode Hotel
|Si Hai International Hotel - Chengde
Chengde 5 Star Hotels
|Qiwang Building Hotel


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Checked out Josh Pomer's TK8 Last Ride Film and Music Show the other night, accompanied by a performance from Tom Curren.
It was an endearingly low-fi affair, in stark contrast to the over-produced, over-hyped sponsor flicks that do the rounds these days.
Prior to the film, Curren played live music, as advertised. Unfortunately this live music consisted of Curren lightly tapping a tambourine, while a mysterious older gentleman sang original compositions. One of these songs was entitled "Westsiders" in honor of Mr. Pomer's next project - a Bra Boys inspired account of Flea, Ratboy, Barney and Vince Collier. The impromptu promo song included lyrics such as "The Westsiders are our hope for the future, The Westsiders can save the world."
As the film began, Curren mercifully switched roles with his optimistic bandmate, relegating him to percussion as Curren played guitar and sang. A more cynical man might speculate that the duo had ingeniously set the bar so low that Curren was sure to shine in comparison, like a vain aging woman who brings a fat friend to a party.
It worked. Curren played live in lieu of a soundtrack, and his music sounded better than Daize Shayne, Donovan Frankenreiter, Tim Curran, and even Jack Johnson. And I'm not just saying that.
Go check it out for yourself, if you don't believe me - TK8 shows on Wednesday in La Jolla and Thursday in Newport. Making independent surf films is a losing game, so buy your


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Rider Offering Business Program to Vets [AUDIO]
With a financial boost from a local bank, Rider University has launched its first-ever free, summer program targeting veterans who want to start or grow a business.
The seven-week immersion program begins with two half-day workshops, followed by six weeks of intense classroom training, taught by professors from Rider's entrepreneurship department.
"They'll be working directly on creating their plans and submitting their draft concepts into the professors," said Dr. Ron Cook, Rider professor. "Our class size will be limited to 15 students, so we'll have substantial instructor feedback and individualized attention to the veterans."
Cook said the course is open to veterans of any era who either have a solid business concept in mind, or are part of an existing venture they'd like to expand.
Participants will also be treated to year's worth of follow-up sessions, provided by volunteer business executives.
"The veterans have served us in our country here, and it's our chance to provide this kind of opportunity back to them," added Cook, noting vets have a unique set of skills that would be very beneficial when running a business.
The program was made possible by a $50,000 grant from Hamilton-based Grand Bank. Sign-up includes a $300 registration fee that will be fully refunded to participants who successfully complete the program.
Learn more, or apply for the program, by clicking here.


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ADT's security experts are able to take immediate action in sending the closest Ellerslie law enforcement officers. At the same time, an ADT security professional will contact you through various means, including a direct voice intercom connection, in order to assess the situation and take the most appropriate measures to make sure that you and your family members in Georgia stay shielded from danger. Also, since ADT Monitored Home Security Systems in Georgia connect with ADT's monitoring services via a dedicated cellular connection, you don't have to be worried about crafty home invaders who often make attempts to bypass alarm systems by severing your phone lines. No other home security company in Ellerslie can offer the level of protection that's possible by having an ADT Monitored Home Security System.
Watch the news on any given day, and you are almost certain to see at least one story of tragedy involving a family that has been terrorized by intruders. Oftentimes, these tragedies could have easily been avoided with the installation of an ADT Monitored Home Security System. An ADT Monitored Home Security System will allow you to sleep peacefully in the knowledge that you are providing your family with the most reliable in home protection in Ellerslie, GA.
Drive through any Ellerslie neighborhood, and you are likely to see "Protected By" signs from a number of home security companies, warning possible burglars and home invaders that they are increasing their odds of getting caught. But the signs that give criminals the most intimidation are those announcing that the homeowner made the intelligent decision of installing an ADT Monitored Home Security System. But what is it about an ADT monitored alarm that strikes fear into the hearts of crooks in Georgia? An ADT Monitored Home Security System offers home protection technology that is simply unmatched in GA.
Because of the features that come with an ADT Monitored Home Security System in Ellerslie, most homeowners incorrectly think that the price of such protection will cost an arm and a leg. Because of ADT's expertise in home security monitoring technology, which has been accumulated during their 135 years in business, they have mastered the fine art of combining advanced home security features with an easily affordable price.
Get an ADT monitored security system in Ellerslie GA and help protect your family today.


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Helio-Pak Solar Water Heaters
Protected for Year-round in Any Climate
Helio-Pak HP 16 AC
This modular system is designed for easy installation even by the non-expert.
Also shown is a hot water storage tank, which can be added to the package or purchased locally. This system can also be retrofitted to an existing gas or electric hot water system, with the addition of a pair of "tees" on the tank.
SRCC OG-300 certified
Complete System Pricing
All systems SRCC certified.
AC system includes Flush mount hardware, Blind unions, Heat transfer appliance with double walled heat exchanger.
Helio Pak AC with 1 4X8 PRICE $1979.97
Helio Pak AC with 1 4X10 PRICE $2099.97
Helio Pak AC with 2 3366 PRICE $2499.97
Helio Pak AC with 2 4X8 PRICE $2799.97
Helio Pak AC with 2 4X10 PRICE $3719.97
Add Crating Fee (per complete system) $89.00
Larger systems available please inquire.