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text:
Bora Bora: Having a ball at Bora Bora
Bora Bora is a quite extraordinary place. An outdoor nightclub, tucked in among trees, this club hires some of the most famous DJs in the world, which was a bit of a surprise to me... not something I expected from a town of less than 200,000 people. The club is centred around a round bar, the roof of which becomes the stage for a range of entertainment, from sexy dancers to fire dancers and acrobats.
Note: Generally the crowd is not local, and "decent" Tunisian women never go there.
If you want a table to yourself with the best view of the stage, and personalised service, you can book beforehand, turn on the charm, or maybe grease a palm at the door. You will definitely need to book in advance for when the really big names are DJing.
To keep a table for your group you will be expected to buy at least half a bottle of spirits between you, which will cost around 140 dinar: a pile of mixers will be included in that.
The atmosphere is electric, the entertainment captivating and this is a total MUST visit place.
Dress Code: There doesn't seem to be much of a dress code. Being a hot city, they can't expect you to wear too many clothes! As usual, women can get away with more than men.
Address: Boulevard 7 Novembre, Sousse
Directions: To be truthful, the easiest and simplest direction I can give you is... take a taxi or a tuk tuk! It is walkable from the centre of Sousse.
Website: http://www.boraboratunisia.comRelated to:
- Spa and Resort
- Singles
Tej Marhaba Hotel: Traditional entertainment
The Tej Marhaba Hotel offers a varied programme, and on at least one night each week, they offer entertainment, traditional style, geared to the western tourists. Muisc, dancing, making a fool of the tourist who is willingly dragged onto the stage as an amateur belly dancer.
A good atmosphere in a very comfortable hotel. All the hotels seem to welcome toursits in; they aren't restricted to residents, except for specific events. They post the events for the week on a notice board in the lounge.
Dress Code: Very relaxed
Address: Avenue Taieb MhiriAdd to your Trip Planner
Tourist Nightlife
Being in a muslim nation, of course, Sousse isn't exactly the nightlife capital of the med. However, the saavy tourist developers have gone and established what is more or less a nightlife district in the newer part of the city, so if you wish to indulge in the after hours, this is your place. You won't find any local culture here, but you will find alcohol and dancing. This area basically consists of a few casinos and nightclubs, many of which are surprisingly trendy. Anybody looking for a night out should be able to find it here.
The night life in Sousse is really quite good considering that most of it revolves around the hotels. This wa a traditional tunisian night out at our hotel which was well worth seeing and also was a great laugh. This man managed to balance 8 clay pots on his head. Try that when you get home with your wifes best china hahahahaha.
Address: HOTEL EL HANA BEACH
- Family Travel
Metallica: Discotque
I recommend this disco as it is central and very close to Hourria Palace Hotel, Sousse. Its very popular with the local youths. Dancing all night long guaranteed!
Cost: around : 5 Tunisian Dinars ot 10 Tunisian Dinars a couple
Dress Code: Very casual
Address: Metallica, Sousse
Directions: next to Hourria Palace HotelAdd to your Trip Planner
Bellydancers: Bellydancers in Sousse
Bellydancers perform in some of the restaurants in Sousse. It's a way of attracting more guest. The bellydancers are in mostly from other arabic countries.
- Beaches
- Adventure Travel
A belly dancer laying on her back at the size of his big horn, god that brings back happy memories hahahahaha.
Address: Hotel El hana beach
- Family Travel
- Beaches
Sousse has some nightlife, where the best clubs and bars are found in tourist complexes and hotels.
These are not terribly much cheaper than in Europe.
- 1
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Commandant's Reading ListIntermediate Level OfficerCooper Square PressPublished 2000
Field Marshal Viscount Slim (1891-1970) led shattered British forces from Burma to India in one of the lesser-known but more nightmarish retreats of World War II. He then restored his army's fighting capabilities and morale with virtually no support from home and counterattacked. His army's slaughter of Japanese troops ultimately liberated India and Burma.The first edition of Defeat Into Victory , published in 1956, was an immediate sensation selling 20,000 copies within a few days. This is an updated version with a new introduction by David W. Hogan Jr.
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text: We get questions on this topic pretty frequently. Some of them are specific to particular instruments, but I thought I'd post some general thoughts I have on the subject that I didn't want distracting other threads. 1. Audition CDs can have several different purposes with different aims. School auditions should show your level of technique and musicality. The question is what the school can offer you. A competition or orchestra CD has to show your tone as well. The question is what you can offer them. For a school audition my opinion is that DIY recordings (done well) are fine. The music professors I know will swear up and down that they are not swayed by the quality of the recording (within reason) and frankly I wouldn't pay good money to have my kid educated by someone who could be easily influenced by the quality of microphones and preamps used in an audition recording. For an audition for a professional orchestra you need to present yourself as a professional and that means a "professional quality" recording. Good home recordings qualify, but it takes some equipment and it takes time to learn how to use it. If you have the interest and resources, fine. If not.... 2. Consider having this done by a professional. This is an obvious choice for someone trying to present themselves as a pro, but it should also be considered by someone doing a school audition. The competition between studios is fierce and this is an easy job for even the smallest (good) studio. It may cost a lot less than you think. Talk to a few people and compare prices. It will almost certainly be less than buying even the most rudimentary recording equipment. While (as I said above) I don't think that a professionally done recording should be a big help in a school audition, it shouldn't hurt. It's a lot less hassle and will probably give you a sense of security. 3. Buy a self-contained flash recorder. The Zoom H4n is getting the best reviews at the time I'm writing this. I got another unit five years ago, and the prices keep coming down and they keep adding features. These are very handy units for an avid musician. You can use it to record practice sessions, lessons, concerts. I think you are pretty certain to find it useful even if you go another route for recording audition tapes. The units include microphones, preamps, everything you need to make a digital recording. They use SD flash media for memory. You transfer the files to a computer and edit them with any digital audio editing software and burn the file to a CD. (They usually come with editing software.) If you grew up in the era of cassette decks and the like, the quality of the recordings you are able to produce is astonishingly high. You need to take some time to learn to position the device for the best sound, but this is the same process you go through in learning to position any microphone pair. 4. Going beyond a flash recorder is a question specific to your situation, but a basic recording setup capable of producing something better than the flash recorder requires (a) microphones (b) stands and cables (c) an "audio interface" that includes preamps for the microphones and "converters" will convert the analog signal from the microphones into a digital signal for the computer. USB microphones or any setup involving a computer soundcard that I know of will sound worse than a flash recorder. 5. Editing any recording (including the flash) will be greatly improved by (at least) high quality headphones or (preferably) studio monitors. If you edit using stereo speakers, you will be doing a lot of trial and error playing your recordings on different stereo systems looking for a sound that translates to any playback system.


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Lois C. Blittersdorf RitesDecember 04,2012Lois C. Blittersdorf Rites
PITTSFORD A memorial service for Lois C. Blittersdorf, 90, who died Nov. 24, 2012, was held Sunday, Dec. 2, at the Pittsford Congregational Church.
The Rev. Patricia Jackman, pastor, officiated.
Stu James was organist.
The eulogy was given by daughter Bonnie Hawley and son David Blittersdorf.
A reception followed in the church fellowship hall.
Burial will take place at a later date in Evergreen Cemetery in Pittsford.
Arrangements were handled by the Barnard Funeral Home in Pittsford.MORE IN ObituariesJeanne Lebeau
VENICE, FL Jeanne Lebeau (81), longtime resident of Venice, FL, and... Full StoryNancy Cushman
PROCTOR Nancy M. Full StoryMary E. Full Story
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Next Issue Call for Submissions
Interview and Critical Essay Submission Deadline:
August 31
Poetry Submission Period:
March 15 through May 1
Alex Albright Creative Nonfiction Prize competition guidelines
Creative Nonfiction Submission Period: June 15 through Aug. 1
the Staff
NCLR's submission process is entirely online. Go to the online submissions page to get started.
First Prize $250 and publication in nclr
Finalists will also be considered for publication in NCLR and NCLR Online.
NCLR now considers creative nonfiction submissions through The Alex Albright Creative Nonfiction Prize Competition, named for NCLR's Founding Editor. Submission period: June 15–August 1.*
* The submission period dates are for the 2016 competition. In 2017, we are moving the submission period to spring.
Eligibility Criteria & Submission Guidelines
The Alex Albright Creative Nonfiction Prize competition is open to any writer who fits the NCLR definition of a North Carolina writer: anyone who currently lives in North Carolina, has lived in North Carolina, or uses North Carolina as subject matter.
** Members of the North Carolina Literary and Historical Association receive both the NCLR and the North Carolina Historical Review as part of their membership fees.


text:
Wilsonville NewsLocal news and events from the city of Wilsonville, Oregon
Top 10 polls for boys and girls basketball
By Oregonian/OregonLive Sports
November 24, 2015, 11:00AM
Top 10 polls for boys and girls basketball Full story »
Class 4A boys soccer all-state teams: Malachy Sundstrom of Sisters is player of the year
By JD Humburg | The Oregonian/OregonLive
November 24, 2015, 10:00AM
Rob Jensen of Sisters is the coach of the year. Full story »
Class 4A girls soccer all-state teams: Lucy Davidson of Scappoose is player of the year
By JD Humburg | The Oregonian/OregonLive
November 24, 2015, 8:00AM
First-year Scappoose coach Rebekah Kurle is the coach of the year. Full story »
Poll: Who should be The Oregonian/OregonLive football player of the week for November 16-22?
By Jen Beyrle | The Oregonian/OregonLive
November 23, 2015, 6:08PM
Here are the nominees for The Oregonian/OregonLive's football player of the week for performances between November 16-22. Tim Tawa, West Linn: He accounted for 352 passing yards and four touchdowns in a win over Sherwood. Qawi Ntsasa, West Linn: He had two touchdown receptions in West Linn's win. Adley Rutschman, Sherwood: He accounted for 10 of Sherwood's points with... Full story »
Warming shelters open in Oregon City, Clackamas as overnight temperatures drop
By Rick Bella | The Oregonian/OregonLive
November 23, 2015, 4:03PM
Both suggest calling ahead to make certain space is available. Full story »
Taking stock of Oregon high school football: Time to take a hard look at 6A-sized Summit playing 5A
By Nick Daschel | For The Oregonian/OregonLive
November 22, 2015, 12:03PM
A look at the highs and lows of what happened during the 6A quarterfinals, semifinals in other classifications of the high school football playoffs: Buying this Full story »
No. 5 Ashland thumps No. 9 Wilsonville 63-35 in 5A semifinal: Recap
By gates-b
November 21, 2015, 7:51PM
Grizzlies force five turnovers, score on six consecutive possession in rout Full story »
5A state semifinals: No. 5 Ashland vs. No. 9 Wilsonville
By Erik C. Anderson | The Oregonian/OregonLive
November 21, 2015, 7:16PM
Check out action from the Ashland-Wilsonville state 5A semifinal. -- Erik C. Anderson firstname.lastname@example.com 503-294-7643 @ErikCAnderson Full story »
5A, 4A, 3A, 2A, 1A Oregon high school football semifinals scores, recap, brackets
By kimus
November 21, 2015, 9:12AM
The championships matchups are set in Oregon high school football at the 5A, 4A, 3A, 2A and 1A levels. Full story »
Mentor Graphics cuts $100 million from sales forecast, stock plunges 36 percent
By Mike Rogoway | The Oregonian/OregonLive
November 20, 2015, 1:33PM
The WIlsonville company's market value fell by more than $1.1 billion Friday. Full story »
Road Warrior Wilsonville plays its fifth consecutive road game in 5A semifinals at Grants Pass
By Nick Daschel | For The Oregonian/OregonLive
November 19, 2015, 10:11AM
Wilsonville has played eight of its 12 games this season on the road Full story »
Morning power outages reported in West Linn, downtown Vancouver
By Elliot Njus | The Oregonian/OregonLive
November 19, 2015, 6:26AM
Outages affected nearly 27,000 at the height of this week's windstorms. Most have seen power restored. Full story »
Wilsonville company pleads guilty to dumping toxic chemicals down the drain, fined $10,000
By Steve Mayes | The Oregonian/OregonLive
November 18, 2015, 5:16PM
In late 2013 and early 2014, employees intentionally dumped hazardous liquids used in the production process and to clean machinery into sinks inside the business and into storm water drains. Full story »
More than 2,200 Clackamas County customers still without power after storm
By Rick Bella | The Oregonian/OregonLive
November 18, 2015, 2:14PM
Hardest hit was Mount Hood, where 595 customers in the Zigzag-Rhododendron area are without power. Another 432 customers in the Welches area and 180 customers in the Sandy-Marmot area also were hit. Government Camp reported another 68 customers without power. Full story »
Plan adopted for future of Frog Pond area east of Wilsonville
By Rick Bella | The Oregonian/OregonLive
November 18, 2015, 1:43PM
The concept plan identifies goals for future housing, transportation and density for the unincorporated area largely within the city's urban growth boundary, but just beyond the eastern city limits. City plans have designated the Frog Pond area as a future part of Wilsonville since 1971. Full story »


text:
Rue St. Louis opened in 2012, located in a historic landmark building that was built in the 1830's. Originally a Creole Townhouse family home, then converted to a restaurant which thrived in this location from the mid 80's till 2009. Upscale Jazz Bar, The Note, also called this bar 'home' before it became our beloved Rue St. Louis.
Here you can catch the unique local acts, enjoy a cocktail from our full bar, and enjoy a mouthwatering burger - all at the same time. Friday and Saturday nights from 8:30pm till 12:30am local songstress, Barbarella Blue, is here to captivate you with her rich, velvety vocals.
We have two private event rooms on the second floor that can be booked for your celebration, be it a wedding (or rehearsal) after party, a birthday party, or just because! Please visit our private parties section and let us know what you're looking for.
(504) 644-4278
In the heart of the French Quarter, just steps from Bourbon Street
Rue St. Louis 817 St. Louis St.
New Orleans, LA 70112
Daily 12pm–4am
Daily 12pm–12am
Fri-Sat 12pm-2am
Please stop in and say hello, or reach us here with any comments or questions. We're open everyday from 12:00pm till 4:00am.
Conveniently located in the French Quarter, between Bourbon and Dauphine
817 St. Louis Street
New Orleans, LA, 70112
(504) 644-4278
Rue St. Louis is in the middle of the action yet is quaint and perfect for a Private Party in New Orleans, After Wedding Party, Mardi Gras Party, or Holiday Party. Built in the 1830's, Rue St. Louis is one of the oldest buildings in the French Quarter and has been beautifully restored into an upscale New Orleans Jazz Bar. We have both a main bar and 2 second floor rooms with a balcony overlooking nearby Bourbon Street. Catering is also available.
For information and booking private party rooms please use the contact form below or email us at: firstname.lastname@example.com
Copyright 2016 Rue St. Louis, All Rights Reserved


text:
Reviewed By Hugh S (Burlington, MA) Reviewed for a 2001 Toyota Tacoma —1/24/2012 10:08 PM
Great shocks, but beware, anytime you order from auto anything, you are going to wait weeks before you get your stuff. Also they do not have the best prices, so while they tease you with emails offering 15 or 20% off, there stuff is more expensive, so you don't get the discount on what the price should be. Yes, they will price match, but you only save a dollar, and you have to do all the work to find that price. The free shipping should be free since you have to wait weeks to get your stuff, look around and check other sites for prices and shipping times.


text:
You get Jigglypuff.
It's my passive aggressive revenge for you hating on her. <3
Edit: Wait, what? You and your stupid rules, Dirgey. Hmph. Wigglytuff it is.Originally Posted by Trollkarp
Last edited by Neosquid; 02-11-2013 at 06:03 PM.
I'm somewhat unclear on something... Am I able to use HM slaves on a Scramble Challenge?


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Sushi Utensils For Preparing Sushi
A selection of articles related to sushi utensils for preparing sushi.
Original articles from our library related to the Sushi Utensils For Preparing Sushi. See Table of Contents for further available material (downloadable resources) on Sushi Utensils For Preparing Sushi.
- Survivalists' Guide for the New Millennium: Chapter 5
- WHERE I LAY MY HEAD IS HOME A foot and light-hearted I take to the open road, Healthy, free, and the world before me, The long brown path before me leading Wherever I choose. Henceforth I ask not for good fortune, I myself am good fortune, Henceforth I...
Philosophy >> Survivalists Guide for the New Millennium
- Survivalists' Guide for the New Millennium: Chapter 6
- AS THE WORM TURNS Health and well being are part of the natural birthright of the human being. With all of its organs intact, the right diet, exercise and mental focus, a human body can overcome any disease. Even so, the effects of living in this...
Philosophy >> Survivalists Guide for the New Millennium
- Morrison, Dorothy
- Dorothy is a Wiccan High Priestess of the Georgian tradition and an avid practitioner of the ancient arts for over 20 years. She teaches the Craft to students throughout the US and in Australia. Her interests include archery and bowhunting, magical herbalism,...
Real Interviews >> Authors
- Survivalists' Guide for the New Millennium: Chapter 4
- THE TRANSFORMATION OF CATERPILLAR TO BUTTERFLY It is not difficult to see that the whole Agenda behind owning a bigger home, a newer car and more land is one of ego. This is an orientation toward the building of an empire of material wealth, in a vain...
Philosophy >> Survivalists Guide for the New Millennium
- Survivalists' Guide for the New Millennium: Chapter 3
- WAKE UP, GET DRESSED & MOVE OUT The search for Truth and meaning that occasionally marked the philosophies of the ancient world, appears to be in a state of serious decline in the present day. In our institutions of psychology and philosophy, there is...
Philosophy >> Survivalists Guide for the New Millennium
- Survivalists' Guide for the New Millennium: Chapter 7
- MAKING FRIENDS WITH NATURE AND NATURAL LAW The fall of human society has not occurred overnight. It has taken many centuries, many millennia in fact, for the Divine potentials and inherent genius of the human being to degrade into the modern...
Philosophy >> Survivalists Guide for the New Millennium
- Description of the Bach Remedies
- Bach Flower Remedies 1. AGRIMONY (Agrimonia eupatoria) - problems hidden behind light-heartedness - This is the "Keep-smiling!" - remedy: it is for people who hide their fears, grief and worries under a mask of cheerfulness, friendliness and humor....
Homeopathy >> Bach Flower Remedies
Sushi Utensils For Preparing Sushi is described in multiple online sources, as addition to our editors' articles, see section below for printable documents, Sushi Utensils For Preparing Sushi books and related discussion.
Suggested News Resources
- Lackawanna County Restaurant inspections: Feb. 29 – March 7
- Kabuki Japanese House of Steaks and Sushi, 1574 Main St., Peckville, March 1. Complaint inspection; in ....
- Lancaster County restaurant inspections: March 11, 2016
- Facility making sushi and cannot provide current documentation for time rice is made, plastic on bamboo mats changed and temperature of sushi ingredients. Food employee rinsing dishes at the handwash sink near kitchen entrance door. Rear dock door has ...
- Montgomery County Health Inspections
- PIC was informed that dishes and utensils may be washed in dish machine, but shall be sanitized in three compartment sink. Observed floors, under and behind rice ...
- Free Range on Food: Cookbooks, corned short ribs and more
- While I too use the Joy of Cooking as a basic bible, I've found so many keeper recipes from the "charity" small run cookbooks. I grab them wherever I go when I see them hiding in the corner of some shop.
- Restaurant inspections for Washtenaw County in January 2016
- Use a 3 step process of wash, rinse and sanitize in the 3c sink for proper manual dishwashing, making sure utensils are sanitized after cleaning. ...
Great care has been taken to prepare the information on this page. Elements of the content come from factual and lexical knowledge databases, realmagick.com library and third-party sources. We appreciate your suggestions and comments on further improvements of the site.
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Liability for the financial management of public assets,or accidental meeting of branches of law on the dissection table
The study examines the liability for breach of duty committed in the field of financial management of public assets. It is an increasing challenge for law enforcers to establish liability, which is attributable to two main reasons. One of them is the increasing complexity of economic processes, which appears in the various (and increasingly complicated) decision-making mechanisms, whereas the inaccuracies and collisions present in the legal system constitute the other reason. The unequivocal establishment of liabilities necessitates the rethinking of liability as a system and its harmonisation among the various branches of law. The new Constitution provides legislators with an adequate framework for this. In terms of the liability issues arising in the course of the financial management of public assets, the re-regulation of asset management rights is of fundamental importance.
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Volume (Year): 56 (2011)
Issue (Month): 4 ()
Pages: 483-492
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If I were an Apple (NASDAQ:AAPL) shareholder, I would be extremely excited and, at the same time, nervous about the company's 2014. Heck, as an Apple fan/enthusiast, I would like nothing better than to see Apple triumph against the many secular headwinds that it faces, smack down Samsung (OTC:SSNLF), and return to fairly powerful free-cash-flow growth. However, as a professional, I can't let my desires as a technology geek and love of a truly great product cloud my investment decisions.
Apple's Last Chance To Really Thwart High End Competition (The Big iPhone)
It's no secret that South Korea's Samsung Electronics (whose sheer scale makes Apple look almost like a puny startup) has been systematically taking over the smartphone market. Don't believe me? Take a look at the most recent smartphone market share numbers:
This isn't good for Apple. Yes, I know, Apple owns the slower-growing high end, blah blah, but Apple could be doing much better if it captured more of the Samsung Galaxy Note III/Galaxy S4 sales. Remember, the S4 sold 40 million units within a year. This is following claims from many Apple enthusiasts that nobody wants to buy Samsung's S4 because it's a cheap plastic piece of junk (to be fair, I don't think the S4 is a good device, but my opinion doesn't matter here - the sales numbers do). Ditto for the Galaxy Note 3.
Now, I do believe that once Apple does release "big" iPhones to compete with the S4 and the Note III type devices, respectively, that we will see the true "test" and Apple's long term picture will be clear.
What Are You Talking About, Apple Hater?
I'm going to preempt the likely 100 comments that will claim that I'm an "Apple hater" by clarifying that I'm not one, but I do believe that when Apple releases the "big" iPhone(s), we will see precisely one of two things happen:
- A massive market share shift away from Samsung at the high end towards Apple, driving a series of revenue/profit beats and leading to a SIGNIFICANT upward repricing ($700+)
- The market yawns and only customers that were already going to buy Apple anyway will buy Apple. The stock remains stuck in a range at best (and could decline substantially if Tim Cook actually succumbs to Carl Icahn's proposals).
From a personal perspective, I would tend to bet that Apple will win back a good amount of the share that it lost to the S4/Note III and other "phablet" type devices. Consumers generally like Apple's ecosystem and I would wager good money that none of Apple's competitors will have an industrial design that is quite as good as what Apple ends up putting out. Oh, and the A8 chip should be damn impressive.
Samsung Is Still Vicious
That all being said, Samsung is a particularly vicious competitor, and it will spend the marketing dollars necessary to try to "win" this battle. You can also bet that they'll shamelessly copy anything that Apple does, meaning that Apple's "advantages" will be pretty short lived. It will need to stay one (or more, preferably) steps ahead of Samsung if it is to continue to command the profits that it currently does. Also, remember that Samsung sources DRAM, displays, and apps processors in-house, giving it a real cost structure advantage over design-house-only Apple.
Watch the next iPhone product cycle very closely. If Apple shows that it can wrestle back meaningful amounts of market share back from Samsung's S5/Note IV (or whatever they're called at the time), then Apple's high end story is secure, under lock-and-key, and the shares will probably be trading well north of $650-$700.
If not, then I really wouldn't want to be long the stock. Dead money at best, set to crater (in the case of Icahn destroying Apple's balance sheet) at worst.
Disclosure: I have no positions in any stocks mentioned, and no plans to initiate any positions within the next 72 hours. I wrote this article myself, and it expresses my own opinions. I am not receiving compensation for it (other than from Seeking Alpha). I have no business relationship with any company whose stock is mentioned in this article.


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Personal Campaign
Laurie is gathering 100 signatures to
Have Facebook Remove Pages Threatening The Lives Of Cops.
My great great grand father was sheriff, my step-uncle was chief of police, my uncle is currently a police officer. I have many friends that are officers and they put their live at risk at home to keep us safe, while our military keeps other countries safe. I thank all of our service men. Facebook should not allow threatening anyone's life on social media...and if they do, then the person posting should be able to be prosecuted. Please, sign! Start your own campaign!
Laurie's progress
3 signed
100 Laurie's goal


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This 45 minute high intensity training method burns fat and sculpts lean muscle faster than any other fitness class.
How? The Megaformer is the first machine to effectively combine the five foundations of fitness, not only in one workout but in each and every move.
Increases muscular power
Promotes fat loss and lean muscle growth
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Pushes you to your limit to improve performance
Lagree Fitness is loved by celebrities, athletes and anyone juggling a busy life... here's a taste of what the media has to
say about the acclaimed Megaformer workout!
All the benefits of strength training, cardio and Pilates are now available in Perth in a single shirt-drenching workout.


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White wife 1st BBC
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Advanced Search...
|This project is supported by Film Hub North West Central, proud to be a member of the BFI Film Audience Network
A Message HOME - The Calling Blighty Films
Secret History – Messages Home: Lost Films of the British Army
A new Channel 4 documentary about our project was broadcast on Sunday 26th June. Made by Oxford Scientific Films, the programme introduced us to five of the families we found and revealed their amazing stories. Tell us what you think by emailing firstname.lastname@example.com
Calling Blighty is a series of short films made in 1944-46 of individual servicemen and women in the Far East sending personal messages home to their family and friends. These poignant filmed messages were shown in local cinemas, to the mixed laughter and tears of the specially invited audiences. A Message Home is a project to try to find as many families and veterans as possible, to bring them together to show the films again, and to tell their stories.
Of nearly 400 issues made, only 48 are known to survive. Of these, 23 feature service personnel from the Greater Manchester and wider North West areas, and were found complete with the sheets of contact details showing the names and addresses of the family and friends who were invited to the screenings. You can find here a searchable database of over 600 names, with clips.
Alongside the attempt to trace people, a new artists' film by Steve Hawley is being made, summing up these unique and compelling films. They are partly stilted, occasionally emotional, but mostly stiff upper lip testimonies, filmed direct to camera often in one take - sometimes funny, and always very moving. In a way, they predict video communications such as Skype, but also offer a window on the understated courage of servicemen who had endured the long separation from their home – in both time and space – often since the start of the war.
This new film, and some of the original Calling Blighty issues, was screened on Monday 23rd November 2015 at HOME – Manchester's new cross arts venue. We are also planning other screenings around Greater Manchester later in the year. The project appreciates the support of Manchester School of Art, HOME, Imperial War Museums, Manchester & Lancashire Family History Society and Archives+
Do you know any of these servicemen and women?
We'd love to find out as much as we can about these films so please do tell us if you - belong to one of the families - know of someone who does - know something about the films or the original screenings (for example, we're not always sure of the date or the location of the films) - want to come to a screening later in the year You can contact Marion Hewitt at the North West Film Archive by emailing firstname.lastname@example.com or by calling 0161 247 3097.
You can write to us at:
North West Film Archive
Manchester Central Library
PO Box 532
Albert Square
Manchester M60 2LA
Or visit us in Archives+ at Manchester Central Library, St Peter's Square, Manchester M2 5PD.


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Pennsville Ladies to hold a Chinese auction
Pennsville Ladies Auxiliary will meet at Rose Welsh's home at 7 p.m. Monday. Each member is to take two items for a Chinese auction and one item for an Ohio State Raffle Basket. A potluck meal will be held following worship service on Feb. 9.
Pennsville United Methodist Church will hold a potluck meal after worship service at noon Feb. 9.
A food giveaway will be held from 9:30 a.m. to 11 a.m. Feb. 10 at the Church of Christ.
Taxable items will be given to those in need from 9:30 a.m. to 11 a.m. Feb. 10 at the Pennsville United Methodist Church..
Pennsville United Methodist Women will meet at 6:30 p.m. Feb. 11 at the church.
Rita Martin will present the program. Response by Margaret Dougan.
Pennsville Ladies Auxiliary will be held at a new location, Reicker Building, on March 7. Doors open at 5 p.m. Bingo is to start at 7 p.m..
It's been 35 years since we have had the largest amount of snow and such cold weather.
I've been hearing that when spring and summer finally come, they will quickly remember they prefer hot weather than super cold. Have a nice week.


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Artist: J. Tillman
Album: Vacilando Territory Blues
Genre: Folk
I looked out
On the infinite ever-expanding wave
Oh, and I saw
No occasion for regret or pride or fear
I don?t want to live again
?Cause I don?t want this life to end
I rebuild from time to time to mark the days
I was with you then
Without a doubt or maybe just without
I don?t want to live again
?Cause I don?t want this life to end
I don?t want to live again
?Cause it?s just carried on
It?s just carried on
It?s just carried on [inaudible]???
Merciless morning comes
On the daughters
On the sons
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Made by Bolivia Fair Trade
Frazada - Potosi
$ 280.00
We hand-picked a selection of one-of-a-kind frazadas just for you! Traditionally used to protect against the high-altitude cold, these Bolivian textiles have been hand-woven in the Andes since pre-Hispanic times. Brighten up your home with a frazada by throwing it over a couch, using it as a rug, or placing it at the foot of your bed.
*Approximately 59" x 62"
Please note: although these are incredibly durable, this is a vintage textile and thus has some signs of use.
Bolivia Fair Trade supports artisan groups, cooperatives, small businesses and entrepreneurial initiatives in Bolivia and helps them bring their products to market. They are committed to fair trade and improving the living conditions for the people in Bolivia. They help each artisan by providing technical assistance and quality control during production and ensuring healthy and safe working conditions.
Handwoven Vintage Bolivian Frazada Blanket, Fair Trade | Pink StripesAsk us a question


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Often Referred To As The Virgin Mary
A selection of articles related to often referred to as the virgin mary.
Original articles from our library related to the Often Referred To As The Virgin Mary. See Table of Contents for further available material (downloadable resources) on Often Referred To As The Virgin Mary.
- The Aeonic Perspective of the Enochian Temples
- The initiatory system of the Enochian Temples divides the path of initiation into four major stages, distinguished primarily by the types and sources of the influences they are sensitive to. Briefly, these stages are: 1. Lunar-planetary, focused in Yesod and...
Magick >> Enochian
- Bringing it Down to Earth: A Fractal Approach
- 'Clouds are not spheres, mountains are not cones, coastlines are not circles, and bark is not smooth, nor does lightning travel in a straight line.' B. Mandelbrot W e want to think about the future - it's our nature. Unlike other creatures, humans possess an...
Mystic Sciences >> Astrology
- Select Cross-Cultural and Historical Personifications of Death
- This extensive introduction includes some of the more well known, along with some lesser known Death "incarnations", and I use that term loosely, as in many cultures, the Angel of Death can be quite an adept shapeshifter. We have tried to cull...
Mystic Sciences >> Necromantic Studies
- Mother Of The Gods And The Father Of The Gael
- There is no surviving, or as yet translated, Creation story within Irish mythology. We learn from the Lebor Gabala Erenn, a text from the Christian Middle Ages, of the Tuatha De Danann, or "People of the Goddess Danu", who came to Ireland either...
Deities & Heros >> Celtic, Welsh, Irish & Brittish
- The Celtic Vedic Connection, Part I
- Of all the great ancient cultures perhaps no two share more parallels than those of the Celtic and Vedic peoples. A deep rooted affinity runs between them, what is present in one is mirrored in the other. Myths, Gods, Goddesses, even fairy tales bear a...
Religions >> Druidism
Often Referred To As The Virgin Mary is described in multiple online sources, as addition to our editors' articles, see section below for printable documents, Often Referred To As The Virgin Mary books and related discussion.
Suggested News Resources
- Museum & Gallery Listings for March 11-17
- Museums and galleries are in Manhattan unless otherwise noted. Full reviews of recent art shows: nytimes.com/art.
- A Nice Little Talk
- I think that most of us still believe that art originates in solitary inspiration, a sort of bolt to the brain, the way Jesus was beamed into the Virgin Mary in those paintings of the Annunciation. There is some empirical support here.
- For these vets, making people laugh is the best medicine
- After all, his mother needed something to keep all her kids in line. Garvey's voice ...
- 'The Passion' Stars Jencarlos Canela, Prince Royce & Chris Daughtry on
- Country star Trisha Yearwood plays Mary, Seal is Pontius Pilate, American Idol alum Chris Daughtry takes on Judas, bachata/pop heartthrob Prince Royce does Peter, and Latin music/telenovela star Jencarlos Canela portrays Christ. Gospel ...
- Laughter is the best medicine, but for these vets, it's making people laugh
- Sam Pressler, a slim, confident guy who founded ASAP last year as a spin-off of the William and Mary Center for Veterans Engagement, pipes up: "So one year I started to fire mortar shells at my neighbors or something, like, so they'd understand.
Great care has been taken to prepare the information on this page. Elements of the content come from factual and lexical knowledge databases, realmagick.com library and third-party sources. We appreciate your suggestions and comments on further improvements of the site.
Often Referred To As The Virgin Mary Topics
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Cousins Properties Inc. (NYSE:CUZ)
Q1 2014 Earnings Conference Call
May 8, 2014 11:00 AM ET
Tripp Sullivan - Corporate Communications
Larry Gellerstedt - President and CEO
Colin Connolly - CIO
Gregg Adzema - EVP and CFO
Jamie Feldman – Bank of America Merrill Lynch
Brendan Maiorana – Wells Fargo
Dave Rodgers - Baird
Jed Reagan - Green Street Advisors
Good day, and welcome to the Cousins Properties' First Quarter 2014 Conference Call. Today's call is being recorded. At this time for opening remarks and introductions, I would like to turn the call over to Tripp Sullivan of Corporate Communications. Please go ahead.
Tripp Sullivan
Thank you. Certain matters the Company will be discussing today are forward-looking statements within the meaning of Federal Securities Laws. For example, the Company may provide estimates about expected operating income from properties, as well as certain categories of expenses along with the expectations regarding leasing activity, rental rates, leasing expenses, development, acquisition, financing and disposition opportunities and expectations regarding the demographic and economic trends in markets in which the Company is active. Such forward-looking statements are subject to uncertainties and risks and actual results may differ materially from these statements.
Please refer to the Company's filings with the Securities and Exchange Commission, including its Annual Report on Form 10-K for the year ended December 31, 2013 and its current report on Form 8-K for the quarter ending March 31, 2014 for additional information regarding certain risks and uncertainties. Also, certain items that Company may refer to today are considered non-GAAP financial measures within the meaning of Regulation G, as promulgated via the SEC. For these items, the comparable GAAP measures and related reconciliations may be found through the quarterly disclosures and supplemental SEC information link on the Investor Relations page of its website at www.cousinsproperties.com.
I'll now turn the call over to Larry Gellerstedt.
Larry Gellerstedt
Good morning everyone and thanks for joining us today. With me this morning are Gregg Adzema, our Chief Financial Officer and Colin Connolly, our Chief Investment Officer. Strong market dynamics and robust real estate fundamentals continue to propel growth in the Sunbelt and Cousins is at the forefront of this growth with our portfolio of Class A office properties which combine prime urban locations with best in class amenities. We remain very confident in our long term strategy and our portfolio and balance sheet are well positioned to adapt and execute this strategy in all stages of this real estate cycle.
I would like to start the call this morning briefly touching on this long term strategy and how it layers into the current real estate cycle. Colin is then going to discuss overall performance in the first quarter as well as an update on investment activity. We'll then finish up with Gregg who will provide more detail on our financial results for the quarter.
The Cousins team continues to move forward in 2014 with our long term strategic plan. We own, acquire and develop well placed trophy assets in the best urban submarkets and high gross Sunbelt cities. We began this strategy at the time when market and economic conditions provided a window of opportunity for compelling value add acquisitions. We focus on our Sunbelt cities where demographic and economic road projections were positive and then Tim [ph] pointed high barrier urban submarkets in those cities where companies and their employees wanted to work and live. This is where our creative deal making capabilities, our development skills, deep relationships and market knowledge provided a key competitive advantage.
We have assembled a portfolio of attractive office assets at values averaging 57% below replacement cost, well placed and walkable communities near public transportation, desirable housing and city parks. Our highly skilled develop teams have revitalized and upgraded these properties with best in class amenities and technology efficient creative work spaces. We are confident that these repositioned assets will continue to outperform over the cycle and will provide us with a stable platform for new development and investments when and where it makes sense.
Let me briefly expand on the strength of the markets we targeted to give you a deeper understanding of what will continue to drive our results. Job drop, job growth and demographic trends towards urban assets drive demand for our office product. According to PPR, job growth in our core markets of Atlanta, Austin, Houston, Dallas, Fort Worth and Charlotte is averaging 2.7% while that of the United States as a whole is only 0.8%
The Houston Metro added approximately 138,000 new residents in 2013, the largest population increase of any U.S. metro area. The Dallas Fort Worth Metro ranked third beat out only by New York which had the second largest increase. A particularly powerful point to note, our core markets which comprised only 7.7% of the U.S. labor force accounted for 41% of the total office net absorption in the United States during the first quarter.
In addition to appealing demand elements, our infield submarkets provide physical and economic barriers to entry, which constrain the potential for new supply. While new development is underway in some of our Texas markets, the specific submarkets we target have limited new supply and few competitive future sites in available and large part due to the multifamily sector development burn. It is these compelling supply demand characteristics along with our creative repositioning efforts on the asset level that provide our current portfolio with a catalyst for solid growth for the next few years.
Moving on to how our strategy fits into the current real estate cycle. As yields have compressed in high barrier coastal markets, we have seen the reemergence of significant inflows of both equity and debt capital for commercial real estate investment in our markets over the last 12 months.
With this influx of capital in the system, a strong recovery in pricing has significantly reduced the opportunity for bargain buys we have executed in the last 24 months. It is at this point in the cycle however where our new development acumen comes into play and we are focused on a good pipeline of opportunities which we look forward to discussing during the balance of the year.
As we have demonstrated this quarter in Austin, this development acumen, combined with our financial strength allows us to create significant value for our shareholders. Our new office building, Colorado Tower will be the first high rise office building developed in Austin, a city that is seeing historic office absorption since Cousins built Frost Bank Tower in 2003.
After a significant push in leasing during the first quarter of 2014 Colorado Tower has reached 51% leased, up from 22% at the end of 2013. We signed over an 110,000 square feet of new leases in the first quarter with companies and prospects remain very strong. Approximately 500,000 square feet of companies are currently evaluating relocation to the Austin City. With a little more than a 181,000 square feet available -- remaining available in Colorado Tower, we have positioned our asset as the best choice for companies that desire a prime location, innovative design, best in class amenities and state of the art technology efficiencies.
We are looking for other similar office opportunities, as well as executing our current opportunistic pipeline at Emory Phase 2, UNC, and downtown Decatur. These latter developments, which our relationships and expertise allowed us to access without competition remain very important sources of value creation.
In addition to development we remain focused on a select acquisition opportunities to upgrade our portfolio and to increase our market concentration. However in light of current pricing, we will remain very disciplined. On a similar note with these pricing levels, we will continue to evaluate additional non-core dispositions to support our investment efforts.
In closing it's a great time to be at Cousins. Our strong performance and positive prospects are a testimony to the strength of our assets, our brand and our people. With that I'll turn it over to Colin.
Colin Connolly
Thanks Larry and good morning everyone. 2014 is off to a great start at Cousins, as Larry mentioned we are in an attractive point in the market cycle to be an owner, operator of trophy office assets located in the best urban submarkets across the SunBelt as these favorable market conditions in conjunction with our best in class leasing and property management team continue to drive positive results within the portfolio.
The highlight, same store NOI growth on a cash basis was up 10.2% in the first quarter of 2014, compared to the first quarter of 2013. The burn off of free rent associated with prior leasing activity in the Atlanta portfolio accounted for the bulk of this increase. Same store percent leased ended the quarter at 90.7%, up 20 basis points from the end of the fourth quarter of 2013.
At the heart of this strong operational performance is continued leasing momentum. As Larry touched on earlier, our team executed approximately 454,000 square feet of leases during the quarter with good activity across all of our markets. Second generation releasing spreads were up by approximately 13% on a GAAP basis, although effectively flat on a cash basis. While on the surface these metrics might appear to signal some softening within the portfolio, the reality is quite the opposite.
Our releasing spreads are heavily influenced by the market mix in any given quarter. And in this particular quarter, approximately 50% of our leasing activity was in Atlanta with only 15% in Houston and Austin. As a comparison, approximately 51% of our leasing activity during the fourth quarter was in Houston and Austin with Atlanta's share totaling 35%.
I mentioned last quarter that we believe that in place rents within our Texas portfolio, range between 10 to 20% below market. We still believe this to be the case and are therefore optimistic that we will continue to see positive cash re-leasing spreads over the long term but with some volatility quarter-to-quarter based on geographic mix.
Let me take a moment to highlight some of the key leasing activities within the portfolio. In Austin, as Larry mentioned our team leased approximately a 110,000 square feet at Colorado Tower, which brings the project to 51% leased. We were thrilled that Colorado Tower continues to be so well received in the marketplace and are very encouraged by the positive macro trends that play in Austin. Of the 110,000 square feet leased, approximately 90% is associated with new customers to the Austin market. This in migration of high quality jobs and positive net absorption bodes well for both Colorado Tower and the overall Austin market.
Staying in Austin, 816 Congress is currently 84% leased, which is up from 78% at the time of acquisition about 12 months ago. I think it's important to note that we leased 24,000 square feet during the quarter to Atlasian on a short term basis through year end at which time they will relocate to Colorado Tower on a long term basis. This creative deal structure highlights the power of our market concentration which allowed us to provide a unique, multi billing solution to address both the short term and long term needs of this important customer. Post quarter end, we renewed the US Attorney on 32,000 square feet. This along with the 35,000 square feet Texas teacher renewal that we announced last quarter addresses the material near term lease exploration at 816 Congress. With recently upgraded amenities including a new fitness facility and conference center, we are now firmly focused on offence in converting our robust pipeline of leading prospects.
Moving over to Houston, we had a relatively quiet quarter on the leasing front. This is really a function of our lack of vacant space to lease at our 5.6 million square feet at Greenway Plaza and Post Oak Central, which together are approximately 95% leased. That being said, we're continuing to see demand remain very healthy and the team is focused on some larger renewals of existing customers. As we have mentioned in the past, Exxon does have two 6 months extensions on their 215,000 square feet lease at 3 Greenway Plaza which expires in February 2015.
We now believe that it's most likely that Exxon will not trigger those extensions as they go ahead with their relocation of the Woodlands on schedule. We generally view this is a positive for Greenway Plaza. The clarity on timing now allows our team to move ahead with the marketing in this space and we've already received some preliminary interest from several existing customers looking for potential expansion space.
Moving over to Atlanta, we have seen a noticeable pickup in activity in most of our properties. Leasing has strengthened at Terminus in Buckhead as well as North Point in Alpharetta and we now believe the market is poised for some meaningful rent growth as there is no specula of new supply under construction. At Promenade, we have now completed our capital enhancement program that included a new fitness center, cafe, coffee bar and other lobby upgrades. These improvements have been very well received in the market as we are now 92% leased up from 58% when we purchased the building in November 2011.
Downtown Atlanta continues to remain soft on a relative basis, compared with other major submarkets in town. Nonetheless we did make progress during the quarter at both 191 Peachtree and ACSC, where we increased the percentage leased by 60 basis points and 150 basis points respectively. We are encouraged that near term completions of major downtown developments like the College Football Hall of Fame, National Center for Civil and Human Rights, the Atlanta Streetcar and major expansions at neighboring Georgia State University are beginning to create buzz in the city and will hopefully help us draw attention to the opportunity now available downtown.
Moving onto Dallas, Fort Worth, the story playing at 2100 Ross is very similar to Promenade in Atlanta. The property is now 82% leased, which is up from 67% at the time of acquisition in August 2012. In aggregate, we have leased over 316,000 square feet into our purchase making 2100 Ross one of the most active buildings in all of Dallas. This success has given us confidence as we near completion of a very significant capital enhancement program to upgrade the building lobby, fitness center, conference facility and other common areas and amenities.
Much like our experience at Promenade, we are optimistic these improvements will be well received and provide a springboard to push rental rates and complete the lease up of this exciting repositioning project in the heart of the Arts District in Dallas.
In Fort Worth, new leasing activity at 777 Main is slower than we'd like. That being said, we knew going into the project that this would be a longer term lease up than some of our other recent value-add acquisitions. This is the first time since 2004 that the Class A comstat in downtown Fort Worth has been below 89% leased. So this relatively small market without 6 million square feet is sometimes overlooked because there was an assumption that no big blocks of spaces are available.
We are working hard to re-educate the marketplace and led both the local and national customers and brokers know that Fort Worth once again has attractive space available in its urban and walkable CBD. Switching gears to our transaction activity, we closed on the sale of 600 University Park during the first quarter. The sale price was $19.7 million, which equates to approximately $161 a square foot. We do own one additional office property in Birmingham, Lakeshore Plaza which totaled 197,000 square feet and is currently 99% leased. We do not view Lakeshore as a long-term strategic. So we will evaluate our options to exit at the right time to maximize value.
On the developmental front, we are very pleased with the progress made on our current active projects. As we've mentioned earlier, Colorado Tower is now 51% leased and on time and on budget for delivery at year-end. Emory Point also continues to perform very well. The apartments in Phase 1 are now 99% leased and the retail is 90% leased, which is a very strong indicator for customer demand in our $73 million Phase 2 which is projected to deliver in the spring of 2015. 121 West Franklin, our mixed use development project in Downtown Chapel Hill is still on schedule to break ground during the quarter of 2015. The total project cost is just over $100 million. Given the significant residential component in the project, I would anticipate us pursuing a strategy similar to Emory Point where we partnered with a best in class multifamily developer with deep local experience.
With that, I will turn the call over to Gregg.
Gregg Adzema
Thank you, Colin. Good morning everyone. Overall we had a very solid first quarter. EBITDA was $0.19 per share. This compares to $0.11 per share for the first quarter of 2013 for a year-over-year gain of 70%. The positive momentum in earnings we've enjoyed over the last several quarters persists. It was also a very clean quarter. There were no special or unusual items pushing FFO either up or down. As I said in our last conference call in February we entered a new constructive for earning here at Cousins. The quality of our earnings has significantly increased. 92% of our FFO is now coming from property of level NOI, rather than fee income land profits and the like, up from 62% four years ago and 95% of this NOI is coming from a single property type office.
In addition, the ownership structuring in our portfolio is much improved. 87% of our NOI is now generated by assets in which own 100%. This change is the result of the strategic plan that Larry had laid out earlier in the call. The benefit to shareholders is an earnings stream it is more focused, easier to understand, easier to forecast and easier to value.
We also continue to take our already strong balance sheet and make it even stronger. Our debt total market cap is now 25.6%. Fixed charge coverage is 3.6 times and debt to EBITDA is 4.3 times. These are strong balance sheet metrics from any perspective and compare very favorably to not our office peers but the entire REIT industry.
Digging a little deeper into our debt profile, the strong story remains the same. 91% of our debt is fixed rate and this fixed rate debt has an average maturity of 6.2 years. And we have no maturities of any significance until 2017. For all of our debt the weighted average interest rate is below 4.5%. These metric place us in an excellent position to execute the strategic plan.
We recognized termination fees during the first quarter of approximately $1.8 million. Although termination fees can be a bit lumpy this amount is not highly unusual. We've averaged $3.3 million in annual termination fees over the past couple of years with a quarterly range of between $19,000 and $3.2 million.
In addition, we're now twice as big. So termination fees should in general be larger going forward. The most significant capital markets transaction during the first quarter was our issuance at 8.7 million shares of common equity at a net price of $11.365, which represented 1.94% discount to the closing price on the day we announce the issuance.
This transaction generated $98.6 million in proceeds which we use to redeem all of our Series B cumulative preferred shares. This is a terrific trade for our shareholders. But please do note that there will be a $3.5 million non-cash charge related to this redemption in our second quarter earnings.
We also increased our annual dividend rate during the first quarter from $0.18 per share to $0.30 per share, which is a 67% increase. We're excited to be in a position to return capital to our shareholders through an increased dividend. Before moving onto guidance I wanted to provide an update on our portfolio of properties that had in place embedded NOI growth potential.
As a quick remainder in the summer of 2012 we identified three of our large assets in our portfolio that had significant NOI upside potential due to existing vacancy, 191 Peachtree, Promenade and the American Cancer Society Center. Upon the purchase of 2100 Ross during the third quarter of 2012, we expanded this list to four assets.
When we purchased 816 Congress during the second quarter of 2013, we moved the number up to five and we added a sixth, 777 Maine, a trophy office tower in Fort Worth that was part of the Crescent acquisition in the fourth quarter of 2013.
We estimate that moving the occupancy on these six assets, was the time added them to this list until they reached 90% occupancy will generate approximately $18.5 million in embedded NOI. As of March 31st we had signed a net new leases representing about $11.7 million of this total, up from 10 million last quarter.
The amount of annualized revenue we are realizing on these leases was about $3.5 million during the first quarter. We will continue to keep you apprised of our progress with these properties. Normally I'd wrap up my portion of the conference call with an update to our 2014 guidance. As a quick remainder we typically provide guidance for specific assets where historical performance may not exist or may not be good guide post for future performance. We also provide guidance on fee income as well as G&A expenses.\
I'm happy to say that no update is necessary. We currently anticipating hitting all the numbers I provided in our last call. Our properties are performing, our fees are on track and our expenses are under control. To wrap up we believe we have created a unique and compelling investment opportunity here at Cousins. We have irreplaceable portfolio properties in the rapidly improving Sunbelt markets. We have proven development expertise at the right point in the cycle and we have the balance sheet to support our strategy.
We've planted the seeds for the success over the last three years and now is the time to begin harvesting them for our shareholders. We look forward to reporting our progress as we move through 2014. With that let me turn the call over the operator for your questions.
Question-and-Answer Session
(Operator Instructions) And our first question comes from Jamie Feldman of Bank of America Merrill Lynch. Please go ahead, sir.
Jamie Feldman – Bank of America Merrill Lynch
Can you guys talk a little about what kind of rent growths you're seeing across your markets, in terms of market asking rents?
Colin Connolly
Hey Jamie, it's Colin. It really varies market by market, and certainly in Houston over the last two-three-four years we've seen very significant rent growth totaling upwards of 30% over that time frame. We're started to see, as the markets in Dallas and Atlanta and Charlotte have begun to stabilize, we believe that we're at a, an inflexion point where over the last 12 months the tightening was really in the form of concessions, TIs and free rent starting to come down. We're now at inflexion point where we're really starting to see as you said kind of face rents start to move. So we would anticipate in those markets Dallas, Atlanta, Charlotte to really start to see that movement over the course of the next 12 months.
Jamie Feldman – Bank of America Merrill Lynch
So I guess, even in terms of net effective rents, where would you say they are year over year?
Colin Connolly
I think in Atlanta for example, when we look at net effective rents including concessions, we've seen changes of call it 10% or so within our particular portfolio.
Jamie Feldman – Bank of America Merrill Lynch
Okay, and then I know there's talk of potentially new supply in Buckhead and maybe Central Perimeter. Can you guys talk about the supply side across your markets and which ones. I know it takes a while to build an office building but where are you more concerned or less concerned or maybe you're not concerned at all at this point.
Larry Gellerstedt
I'll take a first stab at that Jamie, and then I'll let Colin jump in if he wants to add some color. If we just sort of start through our markets, in Atlanta there's talk about Tishman maybe starting a building in Buckhead. I don't really have an insight on that. I don't know of any leasing they've done but they have said they're going to start this year for a half million feet. That's the only new supply that we're aware of that might come on this year and the market other than some selective build-to-suit. A lot of folks including us want to make sure we got attractive sites in other areas. We announced one this past quarter in the Central Perimeter that we ventured with a developer here where we've got a site tied up and are looking for a build to suit type of opportunity but the rents are still significantly below replacement cost rents in really all the submarkets in Atlanta. So we don't anticipate any significant new supply for at least the next year to year being announced or coming out of the ground.
We are seeing fair amount of new supply in Houston. There's about 14 million feet of new supply. About 70% of that is pre-leased and then you're continuing to hear starts of new development. So we're keeping our eye on Houston pretty closely in terms of new supply. But there's no new supply that is either in place or under construction that we see as a level of concern, yet, but we certainly are keeping our eye on Houston.
Austin, we feel great about. We were the first strike in downtown and that will go -- obviously is going very well. We've heard rumors of some more new supply, possibly getting started in the CBD of Austin but I couldn't really comment on how valid that is. Nothing has started rather than the one other building that started the same time that we'd started Colorado Tower.
And then Dallas around the uptown market where we have 2100 Ross, you have one new building that has started. It's doing very well in terms of the preleasing and there're a couple of others there are making noise like they'll start here in the next six to 12 months. But if you look at under the context it's still very manageable new supply and not anything at this point that we're concerned about although Houston would be the one we're watching most closely.
Thank you, our next question comes from Brendan Maiorana of Wells Fargo, please go ahead, sir.
Brendan Maiorana – Wells Fargo
And this may be for Colin. You guys did a great job in repositioning Promenade and got that asset leased up and as you know sort of in a stabilized form now. It seems like and maybe you're in a comparable position at 2100 Ross, and 816 Congress now, given the improvements in each of those buildings. So just wondering if you could kind of talk about maybe the time period that we could expect those assets to get leased up to stabilization in that sort of 90% plus range.
Larry Gellerstedt
Hey Brendan, this is Larry. Once again I'll sort of give a high level and let Colin jump in with anything that I might have missed. The 2100 Ross is really a great story because that starting lease level that we had, we've also had 50,000 square foot termination that we took on that building and. So we have had tremendous success leasing that up and have been able to push rate form the initial lease. We did a good deal. So we aren't really worried about the leasing up 2100. We're just trying to make sure that we lease it out at the most favorable rate and the amenities that just have opened in the past 30 days are just remarkable. When you go and see them and the customers feedback, both from existing customers and new prospects, we feel pretty bullish between now and the end of this year, you'll continue see some meaningful leases that will push that number up towards the higher 80s or 90s.
816 Congress is very similar. We have just opened this past month the new amenities and once again we're just getting unsolicited comments from existing customers and prospects about the difference that those have made. There's a lit bit more vacancy in Downtown Austin sort of at the Class A level that 816 is competing against but just given that demand, particularly the thing I've been so encouraged about in Austin in the last six months is the out of market demand in the overall Austin marketplace. It's just palpable in terms of the companies looking to relocate there and so although I wouldn't want to put a timeframe on leasing up 816, you right, in terms of just how positive we feel about the prospects for continuing to move that lease percentage up.
Brendan Maiorana - Wells Fargo
And then again I get -- oh, sorry go ahead Colin.
Colin Connolly
I was just going to say in terms of the assets, I think they are in a very good comparisons. We bought Promenade in November 2011. So we've stabilized that asset little under 2.5 years and really as bought that, the playbook was to establish some early momentum, really begin at that point to implement some enhancements to the project that -- we really listen to the customer to provide to provide that direction and what they wanted. And again as I've mentioned in my prepared remarks that really provided catalyst to us to really complete the stabilization of that project. As we look at 2100 Ross and 816, I think we were in a very much looking in a similar playbook, had underwritten in a similar manner, and we feel very good about kind of where we are relative to the original underwriting and acquisitions and where we are in the execution.
Brendan Maiorana - Wells Fargo
Okay that's helpful and I guess if we think about 191, you guys have done a nice job over the past several years, kind of moving that up. So you're pretty close to stabilization there. ACSC, it looks it moved up a little bit in the quarter and just wondering if there is maybe some more activity and if you're little more optimistic about being able to drive occupancy higher in that asset now than maybe over the past six months or so?
Larry Gellerstedt
We have as I've said earlier overall downtown relative to kind of robust activity in some of other markets has lagged a little. That being said, over the last – I'd say over the last quarter or so we've begun to see that start to filter into downtown and we have seen some increased activity that's showing up in this quarter's results. And it's been active both on renewal side as well as some new customers looking at the project.
Brendan Maiorana - Wells Fargo
Okay that's helpful. And then last couple of ones for Gregg. Any color that you can provide or guidance on what the straight line rent impact may migrate to during this year? I know it picked up. It seems like that was probably largely from all the good leasing activity you've done and probably for rent periods that are there now but I would imagine that that number migrates downward during the year, but if you could provide some color, that'd helpful?
Gregg Adzema
Generally you've got direction correct, Brendan. But we provide asset by asset GAAP NOI guidance and I'm just going to kind of stick to that.
Brendan Maiorana - Wells Fargo
Okay and then just finally that Exxon lease, is the mark-to-market on that, if you really had that space comparable to kind of those overall terms of Houston that you've provided previously?
Gregg Adzema
It is, Brendan.
Thank you. Our next question comes from Dave Rodgers of Baird. Please go ahead, sir.
Dave Rodgers - Baird
Just wanted to follow up little bit more on Exxon. Now that you have I guess a specific time and you're able to have discussions. What do you think downtime is on that space and kind of given the quality and the tenants that you might either be having discussions with or that would fit in that space? Can you put a band not only around the time but maybe the capital needed to get that space up and running?
Larry Gellerstedt
Sure, I think as we look at 3 Greenway Plaza now with Exxon most likely leaving in early February, it can be a very similar playbook to what we've done at Promenade, 2100 Ross and 816. There is a great releasing opportunity for us there. As just mentioned those rents are below market today. So we are going to aggressively look at some upgrades to that building from a capital perspective, lobby upgrades et cetera. And we'd anticipate -- I don't want to put specific timeframe, Dave, in terms of the lease up but as I said in my prepared remarks, we have begun to see some activity as that space -- it's gotten out in the market that it's going to become available. We have some incoming from existing customers who are looking for expansion. So we're certainly pleased by that activity and optimistic with what we can do there.
Dave Rodgers - Baird
Okay maybe for Gregg. I think both 2100 Ross and Promenade had fairly large lease versus occupied spreads still embedded there. Can you talk about when those larger leases do begin to affect the economics both on a GAAP and a cash basis?
Gregg Adzema
Yes, so we'll just talk on a GAAP basis. At 2100 Ross, we've got three big leases that are signed and represent approximately -- I'm doing the math in my head -- about 100,000 square feet and all those tenants will move in before the end of '14. So you will see that leased occupancy number compressed by the end of this year. At Promenade the delta is even wider. As you know the total number is probably closer to 115 and look I'm trying to again add in my head, 115,000ish. That will take a little bit longer because the largest chunk of that 115,000 is a lease that we signed with Frazier & Deeter that has kind of two-step move in. Two thirds of it they move in at end of the '14, the other third they move in at end of '16. So you'll get about and I'm rounding here, Brendan -- you'll get about 80% of the existing leases at Prom moving in by the end of '14 with the balance moving in in '16.
Dave Rodgers - Baird
And then I guess, maybe just going back to directionality of the straight line rents without giving the guidance, the move-ins by the end of '14 shouldn't offset the improvements that you're seeing from the beginning of year?
Gregg Adzema
To be candid, Brendan, I don't have that math in front of me. So I don't, I mean I'm sorry, Dave, I'm sorry, I don't want to guess because I just don't have that math in front of me.
Dave Rodgers - Baird
Okay no problem thank you. And maybe for Larry, talk a little bit about more on the development side. I think previously it seems like maybe Galleria, Houston, CBD, Austin Suburban seemed to be kind of areas where you felt there were good economic returns in development. I guess one maybe talk about kind of what's happening in development returns, are they getting tighter? And two, are there other areas that you're focused as well or should we kind of continue to focus around your core portfolio today?
Larry Gellerstedt
Well, I think development spread, we remain disciplined in our development spreads where we look for 150 basis points to 200 basis points spread over what we think are conservative exit caps. Those spreads will vary a little bit depending on how big the project is and how much preleasing there is or isn't in it. But in terms of the specific opportunities that we're looking at, we continue to see opportunities in our core markets and so we haven't been pursuing anything outside of those core markets.
We think that although the central parameter in Atlanta is ways off from new development, it has gotten tight and it continues to be an area that big corporations like their headquarters and so we think we've got a fantastic site there. We are actively marketing it. We've got a couple of sites up in North Point that would be nice smaller buildings and that market has also gotten tight so we're marketing those.
And we're active looking at opportunities in the Buckhead market Atlanta. In Houston we're really watching that new supply coming in and I would tell you we're being very conservative just in terms of our underwriting of the new development opportunities we see, not that we aren't looking at them but we're just trying to watch the new supply pretty closely. We're looking some things in Dallas once again in the core area that we like and then we've got some good opportunities in Austin. I think we've given color that we have another site out in the Northwest market at Research Park that we're feeling positive about and we've also got some land that we're working to see if we can get entitled in the Southwest, some market which is tightened a great deal. So the good news is we see plenty of opportunities in the places that we have assets and have great people on the ground, and that's where we're staying.
Thank you. (Operator Instructions) Our next question comes from Jed Reagan of Green Street Advisors. Please go ahead, sir.
Jed Reagan - Green Street Advisors
Just curious if you're seeing any changes in cap rates and values in your core market so far this year and maybe there's any specific recent comps that you could point to that might demonstrate value in your portfolio?
Colin Connolly
Jed, its Colin. We've certainly seen I'd say as we've rolled into 2014 a compression of cap rates. I'd say it's been more pronounced in some of the value-add type acquisitions that we've seen worth net or more heavily reliant upon what's become more abundant and attractively priced leverage, but we're certainly seeing it in the core assets as well. I think to kind of speculate on a specific cap rate change, from a range standpoint I'd say it's been anywhere 25 to 50 bips in some cases in terms of what that compression looks like probably year-over-year.
In terms of assets that are out in the market, I think we're going see some big sales over the next quarter or so. There are some assets out there 3630, here in Atlanta and the Buckhead submarket. Our sense is that will be a fairly big number, still remains, still not done. But we think that you'll continue to see large trades in all of these CBDs. Heritage Plaza in Downtown Houston sold for north of $400 feet just recently, a pretty significant stake in it. So there's healthy demand in the capital markets for high quality well located assets. And we don't really see that changing over the next 12 months.
Jed Reagan – Greenstreet Advisors
Okay. Are you seeing any of the cap rate compression spreading out to some other more kind of secondary and tertiary locations in the Sun Belt, maybe kind of looking at your Birmingham sales as an example?
Larry Gellerstedt
Yes. I think the -- we are seeing compression across all markets I think the search for yield continues and it certainly started in high barrier markets and we found that now certainly in major Sunbelt markets like Atlanta and Texas it -- I think it will continue into -- and filter down to those markets as well. I'd say we continue to see more pronounced in major markets like Atlanta, like Texas versus as you get in the some of the tertiary market, but I think it's only time.
Jed Reagan – Greenstreet Advisors
And just a couple on Austin. It sounds like you guys had underwritten Colorado Tower to be 50% leased by year end and you've obviously hit that target already. So just wondering how much higher you think you could get over the balance of the year and then maybe just how confident are you feeling about today's pipeline. That's it.
Larry Gellerstedt
The pipeline is fantastic our confidence is high. We're in a position with just the quality of the building. The building isn't even topped out yet. The scan is just going on it. A lot of customers really, once you can take them up and they can visualize the views and just where it sits in Austin is a very powerful tool to have. And so we really are focused on making sure we get the right customers with the right economics on the balance for the space and not as focused on velocity, but the pipeline is very, very positive and we remain very, very bullish on Colorado tower.
Jed Reagan – Greenstreet Advisors
Okay. Great. On 816 Congress, am I correct in thinking that the leasing gains you had there were basically due to that short-term lease? And then, just kind of more broadly, if you could talk about sort of the types of tenants that are looking at that building and how the pipeline's looking and then maybe how you're coming in so far relative to underwriting?
Gregg Adzema
Sure. Jed yes, you are correct in terms of the move in the first quarter. The short term lease that we did with Atlasian doesn't count for a big chunk of that. Again we think that that was a great transaction for us and as I mentioned, really allowed us to provide a flexible solution that our competitors couldn't. That being said as we look forward to future quarters in terms of the pipeline and not only backfilling that Atlasian space, but continuing to drive occupancy up from where it is today. The pipelines are robust. We think that there are several leases that are very much actionable this quarter and so we're hopefully open and optimistic that you'll see continued progress in that asset next quarter.
Larry Gellerstedt
It's very positive to have not only the two buildings in Austin but the two price points of the two buildings. And they are very different assets but as Colin noted in this speech on the Atlasian deal, it's not as though -- that the space that we -- that Atlasian is using on a one year basis, that we were having trouble finding prospects for. It's just it was very compelling to be able to put it in there for a year, in order to get them in Colorado tower. Without that interim bridge strategy they probably would have to locate in an existing building but they really wanted to be in Colorado tower and we're optimistic that they will grow in Colorado Tower over time.
Jed Reagan – Greenstreet Advisors
Okay. And is it a pretty different type of tenant that's looking at those two asset announcement?
Larry Gellerstedt
I'll say they're pretty much reflect, the market in Austin. We've got some technology and then a lot of legal and those types of folks in both. It's really – they are just two very different assets, two very different price points, both fabulous assets and that's what you love to have in a market.
Thank you gentlemen. There are no further questions at this time. I'll turn the call back over to you, Mr. Gellerstedt for any closing remarks.
Larry Gellerstedt
We appreciate everybody joining us today. And we look forward to talking to you all soon and appreciate your interest in Cousins. Thanks.
Ladies and gentlemen that does conclude the conference call for today. We thank you for your participation and ask that you please disconnect all lines. Thank you and have a good day.
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text:
Say that you have a triangular pixel:
0 (1)
0 (2) 0 (3)
You need to find the normal of the pixel to use in collision detection, to see what angle an object is coming in from. You can create Two Vectors by taking the difference in the coordinates of the vertices:
0 (1)
a ^
0 (2) ------> 0 (3)
Take the cross product between "a" and "b" to find a normal (there are two of them).
N = a x b --------> Why?
The cross product has an interesting property which you are exploiting: the cross product between two vectors is always perpendicular (orthogonal) to the two source vectors.
Also: N = a x b = |a| |b| sin(x) x is the angle between the two vectors. You can exploit this too. This also means that if two vectors are parallel to each other, their cross product is zero.
Dot Product:
a * b = |a| |b| cos(x) x is still the angle between the two vectors. This means that if "a" and "b" are perpendicular to one another, their cross product is zero.
These are usually the geometric relations you exploit.
You care about Normals when you're dealing with regular kinematics. If you want to figure out how particles reflect or bounce when they hit a surface; you need to know the direction of the normal for the floor, this determines how the particles get deflected.
Something else: I haven't toyed around with this very much... however, it should be possible that instead of doing tradtional collision detection; you could use fields between the floor and the particles. You could design it such that a field is weak at a distance, but when the particles get very close to the source of the field, they interact; and you can have this dictate the physics of the system.
This idea either isn't used because no one has thought of it before... which is unlikely. Or it isn't used because it may be taxing on the poor cpu... which is more likely.
That's the only nugget I'm giving you tonight. You're bright; you'll figure it out. ;)
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