text:
Pennsylvania Real Estate Investment Trust (NYSE:PEI)
Q4 2009 Earnings Call
March 12, 2010 11:00 am ET
Garth Russell – KCFA Strategic Communications
Ron Rubin – Chairman and CEO
Ed Glickman – President and COO
Bob McCadden – EVP and CFO
Joe Coradino – President PREIT Services, LLC and PREIT-RUBIN, Inc.
Manny [ph] – Citi
Craig Schmidt – Bank of America/Merrill Lynch
Michael Mueller – JP Morgan
Ben Yang – Keefe, Bruyette & Woods
Quentin Velleley – Citi
Good day, ladies and gentlemen. Thank you for standing by. Welcome to the Pennsylvania Real Estate Investment Trust Fourth Quarter 2009 Earnings conference call. (Operator instructions) I would now like to turn the conference over to our host, Mr. Garth Russell, with KCFA Strategic Communications. Please go ahead sir.
Garth Russell
Thank you Jerry. Before turning the call over to management for their prepared remarks, I would like to state that this conference call will contain certain forward-looking statements within the meaning of federal securities laws. Forward-looking statements relate to expectations, beliefs, projections, future plans, strategies, anticipated events, trends and other matters that are not historical facts.
These forward-looking statements reflect PREIT's current views about future events and are subject to risks, uncertainties and changes in circumstances that might cause future events, achievements or results to differ materially from those expressed or implied by these forward-looking statements.
PREIT's business may be affected by uncertainties affecting real estate businesses generally, as well as specific factors discussed in PREIT's press releases, documents PREIT has filed with the Securities and Exchange Commission, and in particular PREIT's annual report on Form 10-K for the year ended December 31, 2008. PREIT does not intend to update or revise any forward-looking statements to reflect new information, future events or otherwise.
Now I would like to turn the call over to Ron Rubin, Chairman and Chief Executive Officer of PREIT. Ron, the floor is yours.
Ron Rubin
Thank you very much Garth. Welcome to the Pennsylvania Real Estate Investment Trust 2009 year-end conference call. Joining me on the call today are Ed Glickman, President; Bob McCadden, CFO; and Joe Coradino, president of our management company and head of our retail operations. Also in the room today are Vice Chairman George Rubin and General Counsel Bruce Goldman.
Today we will discuss our fourth quarter results, the status of our current projects, our expectations for 2010, and some recent events. After we conclude our remarks, the call will be open for your questions.
As we announced yesterday, the company has executed a new 670 million secured credit facility with our bank group led by Wells Fargo. This new facility replaces the previous line of credit and term loan. It has been a long process, and we would like to thank our bankers for their continued support.
While Ed Glickman will provide more details shortly, we are pleased that the facility's terms will allow us to pursue our goal of creating long-term value for our shareholders. As we have discussed on previous calls, our 2009 results reflect the effects of economic downturn, and its corresponding impact on consumer spending. Despite the difficult conditions, the leased nearly 3 million square feet during the year, and sales at our properties stabilized as the year progressed.
We also achieved numerous major milestones at our redevelopment properties. The transformations of our Cherry Hill, Plymouth Meeting, and Voorhees properties are substantially complete. We feel that we are ahead of the curve, and will capture a larger share of regional consumer spending at these and in our other redevelopment properties as the economy improves.
Later, Joe Coradino will discuss in greater detail the results of our efforts, and the effect these efforts have had on shoppers and retailers in the regions that we serve. As I have noted in previous calls, while the economic environment has changed the basic fundamentals of our business has not. Our management team is focused, working to satisfy company capital needs, looking for ways to delever in order to strengthen our financial position, and to place stores in service, increase NOI and occupancy, and generate positive leasing spreads. As always, we remain focused on creating long-term value for our shareholders.
And with that, I will turn the call over to Ed Glickman.
Ed Glickman
Thanks Ron. Good morning and thank you for joining us on this call. This has been quite an exciting week at PREIT. From an operating standpoint, we are starting to experience stability from a financial standpoint, as well as much better feel than in early 2009. Prior to the impact of gains and impairments, PREIT is reporting FFO of $2.78 per share for the full year.
After giving effect to the gains and impairments that I will discuss shortly, we are reporting FFO of $1.69. Portfolio occupancy ended the year at 89.8%, down 90 basis points from a year ago, but up 40 basis points from the end of the third quarter. Due to lower occupancy levels and occupancy cost pressures, our same-store NOI declined 4.4% year-over-year. PREIT have held up fairly well, stabilizing at about $334 during the fourth quarter of 2009.
We attribute this limited total decline in sales to the stable nature of our core mid-Atlantic markets, the lower volatility of our middle-class customers, and the work we have done to rejuvenate our properties. Most of our markets never experienced the rapid growth of early 2000s, and they have not experienced the depth of the decline felt in some other areas of the country. In contrast to the spring of 2009, we are actually starting to see some green shoots in performance as Joe Coradino will discuss, and we are hopeful that 2010 will represent a period of retailer stability.
We do not expect that this activity will make a significant contribution to our performance in 2010; however, we do believe that this activity will contribute to improved metrics in 2011.
Bob McCadden will discuss our earnings forecast and associated assumptions in a moment. Before that however, I would like to discuss the impairments. We have had to impair two of our Florida investments, Orlando Fashion Square and the Springhills development at Gainesville. In both cases we have been dramatically impacted by the economic fallout in the Florida market. As part of our annual evaluation of our property values, we have concluded that we must write down these two assets by your total of 74.2 million or $1.62 per share.
Now to the capital step. During 2009, we completed five refinancings for $62 million, three new secured financings for $59 million and received proceeds of $63 million from the sale of two assets and a number of shares [ph]. These activities gave us the wherewithal to finish our construction work on our redevelopment properties, repurchase over $104 million of converts at a significant discount, and create $77 million of cash on hand by the end of the year.
Yesterday, we announced that with the unanimous approval and participation of the bank group, has closed the restructuring and extension of its bank line of credit and term loan facilities. Under the new facilities, PREIT will have line of credit of $150 million and term loans of 520 million. In addition, PREIT has received a $30 million loan against its new River Valley Mall. These facilities will have initial terms of three years and may be extended for an additional one year.
The facility will float against LIBOR at the spread of between 400 and 490 basis points depending on leverage. There is no LIBOR floor. At the inception of this facility, the term loan will be fully drawn, and we expect to have approximately $80 million of availability on our line of credit.
We believe that this initial availability, combined with our organic cash flow will provide us with sufficient capital to complete the stabilization of our existing redevelopment projects, as well as to cover recurring capital expenses and operating requirements throughout the term of the facility.
The company intends to pursue a myriad of strategies in order to delever the balance sheet. These strategies include access to new equity capital markets, venturing existing assets with partners, continuing to sell non-strategic properties, and the national amortization of our in place mortgage debt. Given this intent, the company has agreed to reduce the term loan by $33 million at the end of each anniversary of the facility. The limited nature of this undertaking gives us a significant amount of flexibility in implementing our capital strategies.
Now I like to talk for a second about the exchangeable notes. Early in 2009 the decline in the company's stock price and a general rise in the cost of credit created a decline in the marketplace of PREIT's exchangeable notes. We were able to repurchase $104.6 million of these notes in exchange for $47.2 million in cash, and 4.3 million common shares reporting a $27 million gain.
As of now there are only $136.9 million of converts remaining outstanding. The remaining notes which have a coupon of 4% and come due in May 2012 are trading close to par. For that reason, we are not anxious to retire them at this time, and view their ultimate disposition as part of our overall going forward capital plan.
Just as a reminder, the refinancing of our newly expanded and redeveloped Cherry Hill mall will be one of the tools at our disposal to retire these remaining bonds in due course. Before the retirement of the Cherry Hill mortgage, a number of our other properties, including two of our major power centers will be coming up for refinancing. These assets are stable and at present we expect that we will not be required to make significant pay downs in order to extend or replace the existing loans. We therefore believe that following this refinancing, we are in pretty good shape from a liquidity standpoint. This puts us in a position where we can concentrate the majority of our equity capital activities on reducing leverage, and once we have reduced leverage in growing our business.
We appreciate the flexibility given to the company by our bank group, which allows us to approach delevering in a manner that will recapitalize the company, while allowing us to continue to optimize our capital structure.
Bob McCadden will now give you more detail on our financial performance. Bob.
Bob McCadden
Thank you Ed. Net loss attributable to PREIT for the fourth quarter was $61.1 million or $1.41 per diluted share. FFO for the quarter was negative $23.8 million or $0.52 per share. These results included gains from repurchasing exchangeable notes and impairment charges taken on our Orlando Fashion Square and Springhills, which were written down by $62.7 million and $11.5 million respectively.
Also during the quarter, we repurchased $55.5 million of exchangeable notes and recorded a $13.1 million gain, of which $9.9 million was previously included in our guidance. Excluding these charges and gains, FFO was $37.3 million or $0.81 per diluted share.
Same store NOI was down $2.5 million or 5.4% when compared to the prior year's quarter. Non-anchor occupancy at the end of the year was down approximately 290 basis points from last year, primarily due to store closings by bankrupt tenants. The $2 million negative impact on NOI from bankrupt tenants was partially mitigated by inline tenant and anchor openings at our redevelopment properties.
Lease terminations in the 2009 quarter were approximately $1 million less than the prior period. In addition, the 2009 quarter included $1.1 million increase in snow removal costs, and $0.5 million increase in bad debt expense. Orlando Fashion Square accounted for approximately $1.3 million of the total of $4.5 million decrease in the quarter.
Since the beginning of 2008, 720,000 square feet of space has been impacted by bankruptcy filings. Because we had commitments for approximately 50% of this space, and are negotiating leases for another 10% of this space. When we include our specialty leasing tenants, total occupancy for our closed malls was 91.7% compared to 91.8% at the end of last year.
Interest expense increased by $1.3 million over last year's quarter as a result of placing completed and development assets into service. At the end of the year, we had outstanding debt of $2.7 billion, a decrease of $87 million in the balance as of December 30.
Our average nominal interest rate at the end of the year was 4.9% compared to 5.07% a year ago. After giving effect [ph] to the higher interest rate on the new credit facility, our pro forma interest-rate at the end of the year was 5.41%. At the end of the quarter, 77.5% of the company's total indebtedness, including our share of (inaudible).
Page 30 of our supplemental reporting package includes selective debt ratios for the new credit facility on a pro forma basis, and a list of the collateral properties. Just as a reminder, we will not be required to report revised covenants until the end of the first quarter of 2010.
Turning to 2010 guidance, we expect GAAP earnings per diluted share to be a net loss between $1.51 and $1.53. We expect FFO per diluted share to be in a range of $1.94 to $2.06. Our guidance range takes into consideration the following factors. An overall decline in NOI of 1% to 2%, excluding lease termination fees. In 2009, we recorded lease termination fees of $2.2 million. The midpoint of our guidance range assumes termination fees of a similar amount.
Interest expense will decrease due to the higher interest rate on our credit facility, cessation of interest capitalization of assets placed in service over the past year, and maturity of several below-market rate loans during 2010. In 2009 we placed $286 million of assets into service, including $40 million in the fourth quarter.
Our FFO guidance does not include the effects of any acquisitions, dispositions, gains from the sale of non-operating assets, running significant changes in our capital structure. With that, I will turn the call over to Joe Coradino.
Joe Coradino
Thanks Bob. We are pleased about the completion of the credit facility, could also had an eventful quarter on the operating side of our business. We have seen our first mall eclipse $500 per square foot in sales. We have opened 265,000 square feet of anchor space, 198,000 square feet of stores, over 10,000 square feet, and 153,000 square feet of inline [ph] stores.
We continue to see signs of stabilization in the fundamentals of our business. We experienced only three additional bankruptcies during the quarter representing just five stores, with all but one having being assumed. Comp store sales have stabilized in our portfolio at 334 per square feet, an 8.2% decline from our high of 364, with January sales up 4%.
We're continuing to realize the impact of our investment in redevelopment, despite the difficult retail market. Our efforts to upgrade the merchandising in our properties has resulted in improved sales metrics. At Jacksonville mall in North Carolina, the enhanced tenant roster of Barnes & Noble, (inaudible) and Red Robin has helped drive comp sales productivities for tenants open for 12 months over $500 per square foot in January and helped us to secure a new lease with the Buckle, which is expected to open in July.
At Cherry Hill mall, the average sales per activity for tenants open for less than 12 months is $487 a square foot, and we expect this number to top $500 for square foot in the near future. Our sales have continuously increased since the opening of Nordstrom. This improvement is a testament to our efforts to secure the right merchants for the market. We strengthened our tenant line-up during the quarter with the addition of American Apparel, Pandora, Metropark, and an expanded Forever 21.
Since the close of the quarter, the Buckle opened a new store, and we executed a lease with Guess [ph], who will open next week. These tenants join an already remarkable line-up including Nordstrom, Urban Outfitters, Coach, The Capital Grille, Seasons 52, (inaudible) J. Crew and Apple making charity [ph] of the retail show place itself. At this time in line occupancy and his approximately 93.5%.
At Plymouth Meeting mall, 12 month continuous occupancy tenants reported an average of $309 square foot in sales, an increase of 14% driven by the new additions of the properties, specifically the restaurants, California Pizza kitchen, Chang's, and Redstone Grill, which are significantly outperforming the mall average.
(inaudible) held a grand opening on January 12, registering as the number one volume opening in the mid-Atlantic region. We have begun to see marked increases in traffic and retailer interest as a result of these additions to the property. During the quarter, Saxbys Coffee and Designer Bear opened in the mall. At this time, 82% of the planned expansion portion of the project is leased, opened and operated.
At Voorhees Town Center, the 13,000 square feet Intoxx Fitness opened on March 4. The first two residential buildings are open with 75% of the units occupied. By early spring, the final two residential buildings located in the boulevard will come online. The residential occupancy combined with the transaction in progress, including two signature restaurants, a coffee shop, a boutique pet accessory shop as a third offering, as well as an additional major office reserve will generate the necessary critical mass at this award winning mixed use development.
The recently Target opened a Springfield mall, and Barnes & Noble opened at Woodland Mall in Grand Rapids, Michigan. Target, (inaudible) Macy's is the second anchor at Springfield, while Barnes & Noble complements the merchandising mix at Woodland. At Whitehall Mall, in Allentown, Pennsylvania (inaudible) and a former grocery store, and on February 16th PETsMART replaced the former Goody's store at Commons at Magnolia.
Other key deals executed since our last call include PetSmart and Sheath [ph] at Crossroads mall in West Virginia. In addition to the four Hhgregg transactions announced last quarter, we are pleased to report that this electronics retailer will also open in the former Linens n Things location on the Lehigh Valley Mall site in Allentown.
The five transactions now account for approximately 153,000 square feet of TLA dedicated as a result of the bankruptcy filings of Linens and Circuit City. Construction is on track or a late spring opening at Lehigh, (inaudible), Paxton Town Center, Red Rose Commons, Wyoming Valley.
We believe this retailer service-oriented full line electronics hot goods will complement our merchandising mix. It is noteworthy that total occupancy at our strip and power centers is expected to increase to approximately 95% with the opening of new stores. We continue our operational initiative to drive occupancy by seeking out non-traditional uses for our properties.
As part of our focus on introducing these uses, in December (inaudible) opened our Wyoming Valley Mall in Wilkes-Barre, Pennsylvania occupying a former theater, and in Uniontown mall, Gallatin Home Health Care opened a medical office. Our specialty leasing department was also successful in their efforts to address the impact of the January '09 Steve & Barry's closure at South Mall. Taking advantage of the popularity of antiques in the Allentown area, we transformed the 49,000 square foot space into an antiques and collectible mall, all 92 available stalls have been leased with additional vendors planned for the spring. This initiative was honored with the gold ICSC MAXI Award.
We are encouraged by the signs of stabilization and the improving retail climate. With our redevelopments complete, we have created a solid platform for future growth. We look forward to sharing continued positive portfolio developments with you on future calls. With that we're ready for questions.
Question-and-Answer Session
Thank you sir. (Operator instructions). And our first question comes from the line of Quentin Velleley with Citi. Please go ahead.
Manny – Citi
Hi guys. It is actually Manny [ph] here with Quentin. My first quarter on the new line covenants similar to your previous line, is there some type of workout period, so you did reach one of the covenants, do you have some kind of clause in there that allows you to work it out over some period of time?
Ron Rubin
Similar to the facility that we had previously that is a two quarter period.
Manny – Citi
Okay. And then also on the line, if you were to raise equity, whether that would be through stock issuance or some dispositions or other types of new capital? Would there be any type of changes to the restrictions on the line?
Ron Rubin
Depends on how much equity we want to raise, and what we -- there is a couple of guidelines on the corporate debt covenants in a facility, debt covenant. So depending upon where those were at the point of raise equity, there is a waterfall through which the capital would be applied. And it switches over from 25% to the revolver, 75% to the term loan to inverts after a hit a break line test.
Bob McCadden
Manny, the details are included in the 8-K that was filed last night.
Manny – Citi
Okay, perfect. And then just too quick ones on guidance, do you guys assume -- what do you assume for your LIBOR assumptions?
Bob McCadden
(inaudible) yes, increasing over time.
Manny – Citi
And my last one is, it seems like your leasing spreads in the first-half of '09 were much stronger than the second half. Could you just give us some idea of what happened there?
Ron Rubin
Well, I think definitely about the point where, if you look at -- not too much leasing spreads with some of the new leases that we put in place. We are looking to back fill the space previously occupied by bankrupt tenants. As an example, we've had a number of Border Book [ph] stores that closed. When we look back -- there was no downtime and limited capital commitments. So, you know, you have seen some of the dollar rates the new leases (inaudible). And you also see the effect of some of the rental lease as tenants come up for renewal (inaudible) prior quarters, and in fact exchanging smaller increases or in some cases negative increases in base rents in exchange for the opportunity to reset their trades under a one or two-year lease.
Manny – Citi
And then can you just remind us, are you leasing spreads quoted on when they are signed or when tenants move in.
Ron Rubin
Manny – Citi
Thanks guys.
Thank you. And our next question comes from the line of Craig Schmidt with Bank of America/Merrill Lynch. Please go ahead.
Craig Schmidt - Bank of America/Merrill Lynch
Good morning. Which of your mall assets are unencumbered at this point?
Ron Rubin
At this point, none of the mall assets are unencumbered. We have a property that is part of the Gallery Mall at Market East, and the two land holdings that we have at Gainesville, Florida, and Chester County, Pennsylvania, are unencumbered.
Craig Schmidt - Bank of America/Merrill Lynch
Great. And then I noticed about 14 of your malls have occupancy below 80% looking at it on a non-anchor basis. You know, what do you look to do going forward to increase the small shop occupancy?
Ron Rubin
Well, obviously better performing malls are less of a challenge. At least in light of that, we have introduced a program internally on a number of levels. One in some markets we have hired outside brokers to assist in the effort. Our Orlando Fashion Square is an example of that. Across our portfolio, we have created a general managers' leasing program again in an effort to solicit local and regional tenants, and we are also beginning to focus on alternative uses.
And all of those areas are getting traction in one level or another. We have about 26,000 square feet in leases with alternative uses that we are working on Orlando. We have had in excess of 10 leases executed on the general managers' program. So it is no holds barred approach. We are looking at all avenues to drive occupancy, particularly in the assets that are more difficult to lease.
Craig Schmidt - Bank of America/Merrill Lynch
And on the alternative uses, where do those rents stack up prior to the previous rents?
Ron Rubin
On a generalized basis, they tend to be somewhat lower, but they tend to also have lower tenant allowances as well.
Craig Schmidt - Bank of America/Merrill Lynch
Okay, thank you.
Thank you. And our next question comes from the line of Michael Mueller with JP Morgan.
Michael Mueller - JP Morgan
Hi few questions. First of all, for the four redevelopment properties, can you talk about what the rough run rate of the in place NOI is today, and then versus the stabilized NOI. So, how much more is to come over the next few years?
Ron Rubin
We generally don't talk about specific property NOI.
Michael Mueller - JP Morgan
Okay. Your same-store guidance of down 1% to 2%, does that include the redevelopments in there, or exclude the redevelopments?
Ron Rubin
Yes, we have only signed [ph] the past four or five years. We don't distinguish if the property is owned in both periods.
Michael Mueller - JP Morgan
Okay. So it still includes the redevelopment. So what is the offset to -- because I'm assuming you got leasing activity, you talked about coming online in '09 and some in '10 for the redevelopment. So, where is the offset that is driving the same-store negative in 2010? Is it coming from a handful of properties or is it on a more broad-based?
Ron Rubin
I think it is more broad-based.
Bob McCadden
I think it reflects. You know, if you look at the observation of what is happening to the leasing spreads over the last 12 months, and you saw a decrease over the course of 2009, and as we mentioned earlier those are on a side basis, for those leases to get into and in fact we realize a rent paying pattern, we are saying generally probably on average slightly lower rents.
Michael Mueller - JP Morgan
Okay. The spreads we saw at the tail end of the year, are they a better gauge for what we should expect the signings to be kind of moving through 2010?
Ron Rubin
At least for the first half of the year.
Michael Mueller - JP Morgan
At least for the first half, okay. Just a couple more, in terms of capitalized interest, can you talk about the 2010 expectation versus where you were in "09?
Bob McCadden
We were probably somewhere around 5. We rounded [ph] up at $5 million in 2009. And 2010 will be a similar dollar amount. I think basically in 2009, we benefited from very low LIBOR rates, and a low spend on our credit facility. And next year we will have lower average amount outstanding for capitalization but the rates are going to be moving up, because we tend to use the rate on our credit facility as the basis for interest capitalization. It will be a similar dollar amount, those are dollars in development.
Michael Mueller - JP Morgan
Got it. And just to other ones, number one on the term loan, what is the interest rate on the new term loan, and then secondly can you put some rough parameters around the deleveraging goals, I mean what you think is achievable, what is the goal, meaning how should we think about it as 2010 versus spread out over multiple years?
Ron Rubin
Let me answer this. The interest rate on the term loan is the same as the general credit facility.
Michael Mueller - JP Morgan
It is okay.
Ron Rubin
As we said, we will be at 490 at the end of this year.
Michael Mueller - JP Morgan
Bob McCadden
In terms of your second question, which is regarding deleveraging, built into the loan is a -- facility is a requirement to reduce the combined total by $33 million a year in each of the next three years. So, $100 million in total. There is also some natural deleveraging that goes on by virtue of the large number of secured properties we have with mortgages and declining amortization. And on top of that obviously we are opportunistically looking at capital markets, and what that might hold for us. So, we intend to have a broad-based approach to delevering the company.
Michael Mueller - JP Morgan
Okay. So, theoretically if you raised let us say $100 million from either asset sales or rent and you paid down $100 million, would that take care kind of year one, two, and three requirements, the $33, $33, $34 million?
Ron Rubin
Well, $100 million is sum of those three numbers. That would do it.
Michael Mueller - JP Morgan
No, okay, I wasn't sure if it is -- okay. Okay, I appreciate it. Thank you.
Thank you. (Operator instructions) And our next question comes from the line of Ben Yang with Keefe, Bruyette & Woods. Please go ahead.
Ben Yang - Keefe, Bruyette & Woods
Hi good morning. I was wondering if you could talk about the 30 million receivable you have with (inaudible), given the company's recent bankruptcy. I'm wondering whether you think that amount is collectable at this point, or there may be some write-down of the properties, and if it is, whether that is baked into your 2010 guidance.
Bob McCadden
Ben, we never recorded the receivables by (inaudible) because of the speculative nature. So we had no exposure to that. In fact, to the extent if we got anything from the bankruptcy that would all be outside the company.
Ben Yang - Keefe, Bruyette & Woods
Okay, great. And then regarding the $10 million unsecured loan to (inaudible). Is there any change in the status of that loan?
Ron Rubin
They are performing loan. They are paying their interest every month.
Ben Yang - Keefe, Bruyette & Woods
And you have that recorded on your book?
Ron Rubin
Yes. That is included in our receivables.
Ben Yang - Keefe, Bruyette & Woods
Okay, great. That is it. Thank you.
Thank you. Our next question is a follow up from the line of Quentin Velleley with Citi. Please go ahead.
Quentin Velleley - Citi
Good morning. Just staying on the deleveraging side of it, obviously your covenants are predominantly based on where EBITDA or NOI is. And if you look at your portfolio on your redevelopments, arguably there could be some upside in NOI from the current portfolio, and where occupancy is, but also the redevelopments. So putting that all together, as you look at the leveraging, how much kind of NOI upside is there over the next three years that could actually help you delever the company?
Ron Rubin
Well, we are hopeful that there is NOI upside, and we believe that we will start to see a better leasing environment towards the latter part of 2010. But during 2010 itself, we're experiencing the full-year impact of the spreads as Joe and Bob mentioned that resulted in the last couple of quarters in 2009. So the growth in NOI is likely to come in 2011 and 2012. But just to get back to the deleveraging point, which is quite [ph]. We hope to delever through the organic growth of the company, the NOI, and the benefits that we will get ultimately from the investment we made in redevelopment.
But we realize that there has been a revaluation of real estate, and that we need to be more pro active than that. You know, we are very pleased that we have the ability on the way the facility is set for us to do that in an orderly fashion, but we do intend to do it. There is no question about that.
Quentin Velleley - Citi
And do you have an actual target that you are aiming at, whether that is EBITDA or gross assets, is there some long-term target that you have now?
Ron Rubin
Well, I think the long-term target of the company has always been to be between 50% and 60% leverage. I mean, where we found ourselves was with the precipitous drop in value during the middle of the capital intensive period in our company's history that took us to the point of having overlevered the company. It was not our intent to find ourselves in a situation from a capital planning perspective. It was a result of the market placements, and what took place over the long term, we like to run the company at a lower level of leverage. It is really a question of how we get there, and I mentioned a few ways.
But one of them is that we have a number of mortgages that have required reductions over time. We have agreed with the bank group that we won't reduce the outstanding under the combined facilities. We have had numerous discussions with potential joint-venture partners on ways in which we can utilize our assets to feed joint ventures, and maybe create some liquidity and also we have been discussing options in the equity capital markets.
But we're not going to do anything precipitously. We are going to do these things as far of an overall capital plan, which will delever the company over the coming years.
Quentin Velleley - Citi
Perfect. Thank you.
Thank you. And our next question comes from the line of Michael Mueller with JP Morgan. Please go ahead.
Michael Mueller - JP Morgan
Hi, just one quick follow up, for 2010, the $33 million pay down, what is the capital source for that because I think guidance mentioned no dispositions or capital markets activities?
Ron Rubin
We closed the new credit facility of $80 million of available capital, acquiring capacity, and as I mentioned our normal operations should provide sufficient cash flow to pay our normal recurring capital expenditures, and other operating needs. So, we sit here today having $80 million availability under the credit facility.
Michael Mueller - JP Morgan
So, you can use the credit facility as a source to pay that. Okay. Thank you.
Thank you. And Mr. Rubin, there are no further questions at this time. Please continue with any closing remarks you may have.
Ron Rubin
Thank you very much. Thanks to all of you for joining us this morning, and for your continued interest and support. We look forward to providing our next update on our first quarter earnings conference call in a couple of months. We are very pleased about the closing of the facility, and we want to thank you again and have a very good day.
Ladies and gentlemen, this concludes the Pennsylvania Real Estate Investment Trust fourth quarter 2009 earnings conference call. Thank you for your participation. You may now disconnect.
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90s nostalgia as Weinsteins and Miramax reunite for 'Shakespeare in Love' sequel
Type: Post | Date: Monday, Dec 16, 2013And if you've been waiting for 'Rounders 2,' it's your lucky day
'Gone Girl,' 'Nightcrawler,' 'Whiplash' score PGA nominations
Type: Post | Date: Monday, Jan 5, 2015'Selma,' 'Unbroken' miss the cut
'Star Trek'-inspired 'Redshirts' setting course for FX
Type: Article | Date: Wednesday, Feb 12, 2014Meta sci-fi comedy novel will get the live-action treatment


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Carthage QB Blake Bogenschutz tweeted he received his first D1 scholarship offer from UTSA today. Working on details.
UTSA Picks Up Their 2nd Commitment
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realmagick.com The shrine of knowledge.
Dream Dictionary Duty
A selection of articles related to dream dictionary duty.
Original articles from our library related to the Dream Dictionary Duty. See Table of Contents for further available material (downloadable resources) on Dream Dictionary Duty.
- A History Of Dreaming - From Ancient Egypt To Modern Day
- Dreams have been an important part of the human experince since time immemorial. Fragments of the earliest books come from Egypt, where dreams were considered to be the messages sent from the gods. The Egyptians divided their dreams into three categories: 1....
Parapsychology >> Dreams
- Hulse, David Allen
- From an early age, David Allen Hulse has made a diligent study of the alphabets of the ancient world. Even as a child, David possessed a great affinity for the alphabets of Egypt, Phoenicia, and Greece. In college, a reading of MacGregor Mathers' Kabbalah...
Real Interviews >> Authors
- Hulse, David Allen
- >From an early age, David Allen Hulse has made a diligent study of the alphabets of the ancient world. Even as a child, David possessed a great affinity for the alphabets of Egypt, Phoenicia, and Greece. In college, a reading of MacGregor Mathers' Kabbalah...
Real Interviews >> Authors
- A Treatise on Astral Projection, Part 4: More Rope Techniques
- ROPE is a very effective projection technique, but it still has to be learned to be effective. I would like to elaborate on a couple of points about the technique, inspired by the feedback I have received so far. There is NO visualization required - AT ALL -...
Parapsychology >> Astral Projection
- What does it mean if I have nightmares about being ill?
- According to a report from the Menninger Clinic Detecting cancer in dream content . Horton PC, Child Guidance Clinic for Control Ct., Meriden, CT, USA. A woman was 3 years post mastectomy when she presented a dream whose manifest content suggested a new...
Parapsychology >> Dreams
- King James Bible: Genesis, Chapter 41
- Chapter 41 41:1 And it came to pass at the end of two full years, that Pharaoh dreamed: and, behold, he stood by the river. 41:2 And, behold, there came up out of the river seven well favoured kine and fatfleshed; and they fed in a meadow. 41:3 And, behold,...
Old Testament >> Genesis
- Apple Divination
- We have all heard and used the expression "An apple a day keeps the doctor away." This expression is based on a very old superstition and is one of many associated with apples. I am quite sure that you have all held an apple in one hand and twisted...
Psychic Abilities >> Divination
Dream Dictionary Duty is described in multiple online sources, as addition to our editors' articles, see section below for printable documents, Dream Dictionary Duty books and related discussion.
Suggested News Resources
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- Another Mask: On Jhumpa Lahiri's 'In Other Words'
- When she finally encountered Italian, the language represented a freedom from duty: I had to joust between those two languages until, at around the ... She became famous when her first book, Interpreter of Maladies, won the Pulitzer Prize.
- 8 of the Worst Video Game Titles of All Time
- Others take a slightly more creative approach, like Assassin's Creed, Dead Space, and Call of Duty. Those are all fine, catchy ...
- Quickly: Nobody can make a profit without good workers
- I looked up 'Cronyism' in the dictionary. It said, 'Favoritism shown to ... I guess dreamers will always dream.
- 'Whenever I lost courage, my life became a meaningless burden': Balraj Sahni
- No wonder that you young people laugh at us, even though some of you may dream of becoming stars yourselves. It is not easy for ....
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Bridgegate Witness Testifies Gov. Christie Knew About Lane ClosuresBridgegate defendant Bill Baroni finished up on the stand Wednesday, and another witness testified that Gov. Chris Christie knew of traffic issues caused by the George Washington Bridge lane closures in September 2013.
Where's Chris Christie? NJ Governor Has Been Silent Since Trump Made Lewd CommentsAs many in the GOP were trying to distance themselves from presidential nominee Donald Trump over his lewd comments about women, one top Republican has yet to utter a word – pro or con.
New Jersey Gas Tax Hike Could Create Ripple Effect For ConsumersThe New Jersey legislature is set to vote on a deal that would hike gas prices by 23 cents after Gov. Chris Christie and Democratic leaders reached a deal.
Christie, Dem Leaders Reach Deal To Raise New Jersey Gas Tax By 23 CentsMillions of New Jersey drivers will be hit in their wallets after Gov. Chris Christie and state lawmakers have come up with a plan to increase the state's gas tax.
'Bridgegate' Trial: Star Witness Wildstein Says He Was Christie's 'Bad Cop'Former Port Authority of New York and New Jersey executive David Wildstein pleaded guilty for his role in the lane-closing scandal last year and implicated New Jersey Gov. Chris Christie.
Judge Tosses Ebola-Quarantined Nurse's Civil Rights ClaimsA federal judge has dismissed claims that New Jersey Gov. Chris Christie and state health officials violated the constitutional rights of a nurse quarantined because she had contact with Ebola patients in West Africa.
Christie Vetoes 2 Gun Control BillsOne bill Christie struck down would have repealed a state law mandating the sale of firearms with so-called "smart gun" technology.
Christie Says He'll Vote For Northern New Jersey Casinos, Would Campaign For Them If AskedNew Jersey Gov. Chris Christie said Tuesday that he plans to cast his ballot in favor of expanding casinos to the northern part of the state this November.
Bridge Case Could Surface More Revealing Texts, EmailsThe publishing this week of transcripts of a text conversation that indicated a former Christie aide believed Christie lied to reporters about whether senior staffers were involved, may just be the opening salvo.
Christie Signs Bill To Require Diversity Training For N.J. Police OfficersAll police officers in New Jersey will undergo cultural diversity training under a bill signed into law by Gov. Chris Christie on Tuesday.
Christie, State Sen. Weinberg Trade Barbs Over Leaked Emails Involving DNCFallout erupted Tuesday evening after Wikileaks released emails concerning Gov. Chris Christie and a leading New Jersey Democrat.
Christie: The Khans 'Have The Right To Say Whatever It Is They Want'New Jersey Gov. Chris Christie said during a press conference Tuesday that it's inappropriate to criticize the parents of an American soldier killed in Iraq.


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Below is a selection of search results matching: Nutrition North Epping
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North Epping, New South Wales
Monica is a qualified Naturopath specialising in Remedial Massage and offering wholistic Herbal and Nutritional (incl.Food as Medicine,...
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Is your Memory Causing you Problems?
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Follow your heart to a career in Natural Medicine and enrol at Endeavour College of Natural Health. Learn about the healing benefits of food and help people unlock the potential of the food they eat. FEE-HELP available.
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Join the booming natural therapies industry when you study online or on-campus with AIAS
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Australia's first and only nationally accredited qualification of its type for qualified fitness professionals
Servicing North Epping


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Mississippi State claimed their first conference win Saturday 28-10 over Auburn.
BlitzHDTV: Postgame interviews
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Lawyers usually respond in 24 hours.
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Let us know when your receive great advice so we can thank our lawyers and point others with similar questions in the right direction.Got it!
I was a share holder in a company in which I was also employed as a general manager. My shares were bought by the other share holders. Prior to my leaving the company the presdient of the company had agreed to pay me a $5000.00 , as I had worked for the company with out any benefits. I had called in the bonus to the payroll company, prior to my resignation as I was the authorized person for calling in all payroll changes etc. The new manager blocked the relase of the the bonus, and the payroll company will not give me an answer as to when I will be paid? All they can tell me is that the new management has blocked the payment and that they have not been paid for the previous payroll- since I was a leased employee through the payroll company can they stop payment?
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Probate Attorney
Hard to say. Do you have a written employment agreement with them? If so, presumably it would deal with your rights, upon termination of employment. If this promise was outside of the agreement, than that makes it more complicated. At that point, it could be your word against his, and there might even be an argument that he lacked the authority to agree to this.
If not, then you may need to send them a letter, (or have your lawyer do so). It is possible that they are just running this "through proper channels." If that is not the case, you may need to take them to court. A small claims proceeding in Florida is for any matter involving $5,000 or less.
James Frederick
*** LEGAL DISCLAIMER I am licensed to practice law in the State of Michigan and have offices in Wayne and Ingham Counties. My practice is focused in the areas of estate planning and probate administration. I am ethically required to state that the above answer does not create an attorney/client relationship. These responses should be considered general legal education and are intended to provide general information about the question asked. Frequently, the question does not include important facts that, if known, could significantly change the answer. Information provided on this site should not be used as a substitute for competent legal advice from a licensed attorney that practices in your state. The law changes frequently and varies from state to state. If I refer to your state's laws, you should not rely on what I say; I just did a quick Internet search and found something that looked relevant that I hoped you would find helpful. You should verify and confirm any information provided with an attorney licensed in your state.
Litigation Lawyer
It appears that your former Employer has "blocked" the payment of this bonus. Your question at this point, is "what is my legal recourse?" In order to determine this answer, you will need to consult with a business attorney and provide them with any and all documentation that you have, including without limitation employment agreements, shareholder's agreements, separation agreements, and the employee handbook. Additionally, if the "bonus" agreement was verbal, you will need to determine if there is any proof or other way to substantiate your version of the terms regarding the verbal agreement to pay you a bonus. While verbal agreements are enforceable in Florida, they can be difficult to prove in these situations.
I agree with this lawyer that you should consult with a lawyer experienced in contracts/employment law disputes and that you should have available for them to review with you the documentation referenced in the answer above. In addition, to the extent that there are any, copies of emails, texts and any other written exchanges you had with the president of the company that evidences, references or in any way corroborates the verbal agreement (or any terms or conditions) for paying you the bonus will be important.
Insurance Law Lawyer
You'll have a bit of homework to do, as indicated above, but it seems like you certainly have an actionable claim. Most lawyers who specialize in this kind of work charge on an hourly basis. Because of the amount of your claim, it may be best for you to bring the action yourself in small claims court. The rules of procedure are simple and can be easily found on the internet or at your local library. If you go to www.columbiaclerk.com and click on the "forms" tab, you'll find the information and forms necessary to file an action in your county. You may also want to consult with corporate attorney in your area to make sure you weren't cheated in the share buyout. Good luck.
Please note: The information you obtain at this site is not, nor is it intended to be, legal advice. Visiting this site does not create an attorney client relationship between our firm or any of its lawyers and you. You should consult an attorney for individual advice regarding your particular situation.
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The World-Famous Harlem Globetrotters at 1st Mariner Arena
* Additional fees apply. No coupon or promo codes necessary to enjoy the displayed discount price.
The last date listed for The Harlem Globetrotters was Friday December 30, 2011 / 7:00pm.
Currently at Royal Farms Arena
Disney On Ice presents Follow Your Heart
- Full Price:
- $33
- Our Price:
- $21
Swim with Dory and new pal Hank from Disney/Pixar's Finding Dory as they set out to find her parents… More
Venue Details
Reviews & Ratings
Featured review from Helene Pangas
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I thought the show was disorganized. At rare times it was funny but too long!!
star this review starred report as inappropriate
Great Shows. Enjoy the atmosphere and the entertainment.
star this review starred report as inappropriate
My expectations were a lot higher for this event. I was hoping for more tricks and entertainment. The show also could have been a bit shorter. Two hours of horsing around on the court.
star this review starred report as inappropriate
I watched on TV when I was the kid. The players have changed of course, the gags are still there. And they are hilarious. Great fun for the whole family.
Quotes & Highlights
Visit the Harlem Globetrotters' video gallery to see the Globetrotters in action.


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Elizabeth Arden's Spring/Summer 2011 Launches
I'm always surprised at how relatively affordable Elizabeth Arden is. Maybe it's because growing up I often passed their Red Door Spa, which looked so glam to me as a kid, but in my head they're way more luxurious than their prices would suggest. The one place the brand is lacking, in my opinion, is … Continue reading Elizabeth Arden's Spring/Summer 2011 Launches
MAC "Skinsheen" Leg Spray: Spray, Streak, Smooth, Sheen
As many of you know by now, each summer I spray my suntan on (I do sit in the sun, with a 100+ SPF hat and 30+ SPF sunscreen on occasion). I've tried everything from lotions to potions in search of that perfect fake tan. Along the way, I've endured a few mishaps – such … Continue reading MAC "Skinsheen" Leg Spray: Spray, Streak, Smooth, Sheen
MAC "Quite Cute" Collection: Too Cute for Comfort?
For some reason, the word "cute" is controversial. I have no idea why so many women get pissy when they get called cute. There's nothing wrong with being cute, and there are certainly worse things to be called! How about "not cute" for one? This April, MAC is taking the concept of cute to new … Continue reading MAC "Quite Cute" Collection: Too Cute for Comfort?
Le Métier de Beauté Blushing Bronzed Duet in "Romeo and Juliet:" Young Love
Romeo and Juliet couldn't live without each other, and my summer glow couldn't survive without this blush-bronzer duo. Le Métier de Beauté is the Hermès of the beauty industry, with a completely unique, inspired approach to makeup and all custom formulas. Between the Echo Radiance Rouge and the Sun-Kissed Bronzer, you have a soft pink … Continue reading Le Métier de Beauté Blushing Bronzed Duet in "Romeo and Juliet:" Young Love
Bobbi Brown Pink Peony Bronzing Powder
Spring has sprung, and it's time for a sun-kissed flush to match. This is the first bronzer I've ever had that's neither orange nor brown (Bobbi Brown does make a blush entitled "Peony," so don't get confused). Shocking hot pink – truly the lovely color of something that grows in the jungle – in the … Continue reading Bobbi Brown Pink Peony Bronzing Powder
Josie Maranargan Illuminizer: Sun Kissed Without The Worry
Let me start by saying, I am pale. When I don't use my self tanner I am ghostly. I don't tan in beds and haven't had a spray tan in a while because the smell makes me sick, so when my birthday rolled around this year I needed something to make me look less… dead. … Continue reading Josie Maranargan Illuminizer: Sun Kissed Without The Worry
Natura Bisse The Cure Sheer Eye
Natura Bisse's The Cure Sheer Eye is God's gift to women of all ages. While so many eye creams claim major results and produce nothing, this concealer, which pulls double duty as a firming and moisturizing cream, instantly gives the skin around your eyes a delicate luminosity. Ultra-sheer and not cakey or dry (the right … Continue reading Natura Bisse The Cure Sheer Eye
Frugal Snob: essence Winter Collection
There's frugal and then there's FRUGAL and essence is frugal with everything from "f" to "l" in bold capital letters! I'm talking cheaper than Revlon, Rimmel London, L'Oreal, and pretty much every other drug store buy you can think of. How does that translate when it comes to quality? Don't expect smoother than smooth eye … Continue reading Frugal Snob: essence Winter Collection
Le Metier de Beaute + John Barrett = Fashion Week Beauty Musts
Legendary hair guru, John Barrett, gave me the scoop on hair styles to expect for Dennis Basso's fashion show next Tuesday! I arrived in NYC on Thursday morning, dropped off my bags at the W Times Square and immediately headed to Bergdorf Goodman (also known as the snob home away from home) to have my … Continue reading Le Metier de Beaute + John Barrett = Fashion Week Beauty Musts


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BBB Accredited Business since
Pharaoh Auto Repair, LLC
Phone: (210) 653-4399 Fax: (210) 653-4399 5555 Randolph Blvd, San Antonio, TX 78233 http://pharaohauto.com
BBB Business Reviews may not be reproduced for sales or promotional purposes.
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BBB has determined that Pharaoh Auto Repair, LLC meets BBB accreditation standards, which include a commitment to make a good faith effort to resolve any consumer complaints. BBB Accredited Businesses pay a fee for accreditation review/monitoring and for support of BBB services to the public.
BBB accreditation does not mean that the business' products or services have been evaluated or endorsed by BBB, or that BBB has made a determination as to the business' product quality or competency in performing services.
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BBB rating is based on 13 factors. Get the details about the factors considered.
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Limited Liability Company (LLC)
Business ManagementMr. Wesam B. Elserougy, Owner
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Auto Repair & Service Auto Sunroofs Brake Service Clutches Auto Air Conditioning Auto Diagnostic Service Auto Electric Service
Alternate Business NamesPharaoh Auto Repair & Lube
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The HawkID is your personal identification used along with your HawkID password to access most online services at the University of Iowa. It is usually made up of some combination of your first, middle and last name. For example, John F Doe might have the ID jfdoe.
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This mod is the type Total Conversion, change all original game, for compare with Left 4 Dead Game, The new history, new city, new weapons, new characters, new zombies in one new grand theft auto.
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All hotels in El Calafate, Argentina
1 room, 2 adults
Puerto San Julián 149, El Calafate, Santa Cruz, 9405, Argentina, 1-877-214-4288
Los Canelos - El Calafate
Lowest price
Just a 15-minute walk from Plaza de los Pioneros and Santa Teresita del Nino Jesus Church, Los Canelos offers 3.5-star El Calafate hotel accommodations. Staying here, you'll also be within a 20-minute walk of Argentinian Museum of Toys and El Calafate Historical Interpretation Center.
A restaurant, free WiFi and free self parking are featured at this hotel. There is also a bar/lounge where guests can enjoy drinks.
A restaurant, free WiFi and free self parking are featured at this hotel. There is also a bar/lounge where guests can enjoy drinks.
Staff are available to provide tour/ticket assistance, express check-in and express check-out. High-speed (wired) Internet access is available.
Reviews & ratings
See all 4 Venere.com reviews
Great amenities
Awesome vibe
Great location
Value for money
Value for money could be better
TripAdvisor Traveller Rating: 4
From 1 reviews
Los Canelos - El Calafate
Hotel Info: 1-877-214-4288from $77
- Double Room
- Single Room
- Standard Room, 2 Single Beds
- Triple Room
Also popular with travelers from the USA
At a glance
Key facts
Hotel size
- This hotel has 11 rooms
- This hotel is arranged over 2 floors
- Check-in time 2 PM-11:30 PM
- Check-out time is 10 AM
- Express check-in/out
Required at check in
- Cash deposit required
- Government-issued photo ID required
Travelling with others
- One child (2 years old and younger) stays free when occupying the parent or guardian's room, using existing bedding
- Pets not allowed
- Free WiFi in public areas
- Free WiFi in rooms
- Airport shuttle *
- Free self parking
Other information
- Smoke-free property
In the hotel
Food and drink
- Free buffet breakfast daily
- Restaurant
- Bar/lounge
- Room service (during limited hours)
Things to do
- Beach sun loungers
- Tours/ticket assistance
- Dry cleaning/laundry service
- Luggage storage
- Number of buildings/towers - 1
- Rooftop terrace
- Garden
In the room
Home comforts
- In-room climate control (air conditioning)
- Air conditioning
Sleep well
- Pillowtop mattress
Things to enjoy
- In-room massage available
- Balcony
Freshen up
- Private bathroom
- Rainfall showerhead
- Shower only
- Bidet
- Free toiletries
- Hair dryer
Be entertained
- Cable TV channels
Stay connected
- Desk
- Free WiFi
- Free local calls
- Daily housekeeping
- In-room safe
Los Canelos - El Calafate's small print
Also known as
- Los Canelos El Calafate
- Los Canelos Hotel
- Los Canelos Hotel El Calafate
- Los Canelos El Calafate, Argentina - Patagonia
Optional extras
Airport shuttle service is offered for an extra charge of ARS 300 per vehicle (roundtrip)
High-speed Internet access (wired) is available in public areas for ARS 21 per hour (rates may vary)
Dial-up Internet access is available in guestrooms for an extra charge
We have included all charges provided to us by this hotel. However, charges can vary, for example, based on length of stay or the room you book.


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It is worth a staggering £400,000, does 0-62mph in a nippy 2.9 seconds and has an impressive top speed of 217mph, but the owner of a brightly coloured Lamborghini supercar won't be going anywhere in it for a while.
The car, which was towed away on Tuesday as part of a police crackdown on uninsured vehicles, was one of more than 11,500 vehicles that have been seized during 22 one-day operations that began in October of last year.
Thirty-seven people have been arrested as part of the operation dubbed 'Cubo' for offences ranging from robbery and drink-driving to driving without insurance.
The Lamborghini Aventador, which has the Italian manufacturer's famous V12 engine - which generates 700HP - was towed away after officers stopped the vehicle because it was missing its front number plate. Police in east London subsequently found that the driver's policy did not sufficiently cover him to get behind the wheel.
This summer an impressive purple Aventador, which was reportedly a 'glow in the dark' model, was also seized by police after its owner was caught driving it uninsured and without a licence. Police at the time said they had also impounded Porsches, BMW X5s, and a Ferrari.
Police said the Ferrari had been crushed.
The influx of upmarket foreign marques to London was highlighted in a Channel Four documentary earlier this year called Millionaire Boy Racers. The programme showed the conflict between the young supercar driving millionaires and locals who claimed the noise of the vehicles was making their lives a misery.
Sultan Taylor, Chief Superintendent of Safer Transport Command (STC), said of Operation Cubo: "The STC works to keep the travelling public safe and part of our duty includes carrying out operations such as Cubo which help to keep uninsured and dangerous drivers off London's roads."Reuse content


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Shumlin turns focus on schools, pledges new money for educationhttp://www.vermontpressbureau.com/shumlin-turns-focus-on-schools-pledges-new-money-for-education/ | January 10,2013MORE IN This Just InWindsor and Hartford earned the top seeds when the Division III and I football pairings were... Full StoryEven to skeptics, the presidential campaign of Sen. Full StoryThe opioid overdose crisis is rapidly becoming the No. 1 issue facing Vermonters. Full Story
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With Instructables you can share what you make with the world, and tap into an ever-growing community of creative experts.
Print your own desktop manufacturing kit to produce precision rubber parts directly onto the iPhone 4/4S or iPhone 5 with sugru ! We developed this project so that ...
In this guide we demonstrate the process with an iPhone 4/4S. (Molds are also available for the iPhone 5) To get your hands on a mold, you can ...
Apply neat washing up liquid to the sides of the mold that will be in direct contact with sugru and also on the sides which it will spill ...
Clean the iPhone with paper towel making sure it is free from grease and dirt. Pop the iPhone into the mold. Assemble the mold, insert the bolts, washers ...
Cut open you sugru and break into 4 equal pieces (one piece per corner) Break a piece in half and press it into a small flat sausage. Insert ...
Press and shape the sugru into a pyramid. Repeat the last two steps for each corner of the phone.
Apply a thin layer of washing up liquid to the third piece of the mold. You are now ready for the forming process.
The forming process is a three step process, this ensures that you never apply too much force onto the sugru (this forces the washing up liquid out of ...
Trim away the flash using a scalpel or plastic spludger. Apply a fresh layer of washing up liquid to the 3rd piece of the mold and press onto ...
On the third and final time, press the mold parts firmly together.
Remove the 3rd piece and trim the remaining flash with a scalpel. Repeat for each corner.
Once all 4 corners are molded, it's time to remove the iPhone from the mold. Undo the wing nuts and carefully lift off the the top of the ...
Carefully remove the iPhone. Again try to remove is as straight as possible.
Leave the phone resting on something so that the corners are not touching any surface. Leave to cure for 24 hours.
Once cured use a scalpel to clean the excess flash from the phone.
You should be left with four perfectly formed sugru corners that will protect your phone from drops! Enjoy!
This is the result from the MakerBot Replicator 2 mold. You can see how sugru picks up all the detail from the mold. I love this version :)
3D Printed Minimalistic iPhone Case with built in 3 in 1 Kickstandsby Maundy
3D Printing Basicsby printeraction
Model Rail Coach Project (Metropolitan Railway, Chesham Set)by matt.wickham.79
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With a stay at Hotel Playas Arenal in Playa de Palma (El Arenal), you'll be minutes from El Arenal Beach and close to Port of El Arenal. This hotel is within close proximity of La Porciuncula Church and Aqualand.
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Enjoy a satisfying meal at a restaurant serving guests of Hotel Playas Arenal. Quench your thirst with your favorite drink at a bar/lounge.


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The average Sourcing Associate in the United States can expect to rake in roughly $57K annually. Final cash compensation to Sourcing Associates varies from around $35K to approximately $81K; choice pay grades include potential for bonuses and profit sharing as high as $8K and $13K, respectively. Earnings for this group are mostly affected by the particular firm, followed by geography and experience level. Job satisfaction is high and work is enjoyable for most Sourcing Associates. Women make up a slight majority of Sourcing Associates (53 percent) survey respondents. Nearly all report receiving medical coverage from their employers and most collect dental insurance. Figures cited in this summary are based on replies to PayScale's salary questionnaire.
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A sourcing associate finds suppliers and evaluates them for quality and price. This associate then negotiates and purchases goods or services from these suppliers. Prior to making purchases, a sourcing associate should come up with a strategy that is approved by management.Read More...
Generally, a minimum of a bachelor's degree is required for this position. The position requires someone with high analytical, communication, and negotiation skills. Computer skills will be used for many aspects of the job. The sourcing associate will be required to keep track of prospective and past purchases using electronic record keeping. Vendor profiles should also be organized electronically. The sourcing associate will also have to create contracts, reports, and presentations regarding purchasing activity. A sourcing associate needs to have extensive knowledge of current regulations, laws, and company policies in order to effectively create contracts. The associate should know what is going on in the company in order to properly acquire goods that will solve certain issues at work.
When products are acquired, the sourcing associate follows up with the departments receiving them in order to make sure that everything is satisfactory. If anything is unsatisfactory, the associate devises a new plan of action in order to obtain quality goods. The sourcing associate will often need to follow up with suppliers and other departments to make sure that deliveries occur on time. The position generally occurs in an office during standard daytime hours, though some positions may require travel. When positions involve negotiating with international vendors, hours may vary.
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Sourcing Associates might see a strong upturn in salary after transitioning into upper-level roles such as Strategic Sourcing Manager, a seemingly popular career choice. People currently working in the latter position report a noticeably higher median income of $90K per year.
Sourcing Associates report using a pretty varied skill set on the job. Most notably, skills in Project Management, Contract Negotiation, Vendor Management, and Negotiation are correlated to pay that is above average, with boosts between 5 percent and 9 percent. The majority of those who know Project Management also know Negotiation and Vendor Management. The majority of those who know Contract Negotiation also know Vendor Management and Negotiation.
Median of all compensation (including tips, bonus, and overtime) by years of experience.
Workers in their first five years can expect to earn $56K, but people who have been around for five to 10 years earn a noticeably bigger sum of $65K. After working for 10 to 20 years, Sourcing Associates make a median salary of $66K. Survey respondents who have worked for more than 20 years actually report somewhat lower incomes of $62K.
Houston offers some of the highest pay in the country for Sourcing Associates, 19 percent above the national average. Sourcing Associates will also find cushy salaries in Dallas (+9 percent) and Chicago (+8 percent). Pittsburgh is the lowest-paying area, 6 percent south of the national average. Workers in Cincinnati and New York earn salaries that trail the national average for those in this profession (4 percent less and 1 percent less, respectively).
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Cadence® system design and verification solutions, integrated under our System Development Suite, provide the simulation, acceleration, emulation, and management capabilities.
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Here is part of my script.
set_attribute write_vlog_preserve_net_name true
elaborate aes_fwd_top
ungroup -flatten -all
synthesize -to_mapped
write_hdl -mapped > aes_fwd_top-orig.v
But RTL compiler keeps changing my internal signal names with some random names in the verilog netlist file.
What is the proper way to use "write_vlog_preserve_net_name"? or I am using the wrong command.
"Topic has 0 replies and 6091 views."
Seems like there are a number of folks also having the same issue, yet "0" replies.
You would think this might have made the R&D priority list.
And here we are three years later.
In reply to Jeff Turlip:
R&D does not monitor this forum. If a user has a serious issue, they need to contact support. This is a user forum, for users to help each other out with design issues and tool usage. Cadence employees (like myself) sometimes answer questions when they have time, but it is not a direct line to get immediate support. I wish more users were on this forum helping each other (as well as more Cadence employees).
Hi Jeff,
as Kari pointed out, this is not a replacement for your support contact but a means for the community of ALL tool users to help each other out and share knowledge. You can be mad at the 6091 people that viewed it and provided no insight but it is no indication of R&D involvement. For all we know, the issue was addressed and the user never posted the conclusions.
Lastly, please make sure you always post in the correct forum. Moderators do there best to re-assign but it is a human doing that after all so some can fall through the cracks from time to time.
In reply to Kari:
The OP had the answer at the tip of his tongue, random names are by definition random.
Only register instance names and top level port names are guaranteed to remain consistent from synthesis run to run.
Change anything ( attributes, RTL, constraints, libraries etc. etc. ) and synthesized combinational logic random names will flip to another 'synthesized' name.
There are specialized tools and techniques "Conformal ECO" that map old to new names ,
but those resources are reserved for experienced users that are already in really deep trouble.
Or you could draw a schematic : )


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Category Archives: Festival Gig
Manchester Comedy Festival Round-up
The Manchester Comedy Festival is on and I'm doing two show and helping with two others; Gag Reels at the Frog and Bucket – Tuesday 25th October The Frog & Bucket comedy club are showing another of their 'Gag Reels' night … Continue reading
Posted in Comedy Gig, danny pensive, Festival Gig, Sci-Fi Japery Tagged comedy, Comedy Festival, Danny Pensive, Danny Pensive's Map of Britain, Frog and Bucket Comedy Club, Gag Reels, Lass O'Gowrie, Manchester, Manchester Comedy Festival Comments Off on Manchester Comedy Festival Round-up
Theme's Meme's and Edinburgh Scheme's
My ego has been well and truly fluffed. I've just been into the Manchester Comedy Store to see my portrait on the wall as part of their new ongoing exhibition. It's a mix of old and new acts they've included … Continue reading
Posted in Comedy Gig, danny pensive, Festival Gig, SFX Magazine Tagged Danny Pensive, Edinburgh Festival, John Cooper, SFX Magazine


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Horse racing fans hit the infield at Pimlico Race Course in Baltimore for a chance to catch the races and sample some wine at the Decanter Wine Festival.
The second annual Decanter Wine Festival took place Saturday and Sunday.
"There will be live racing. We have 12 races on Saturday and 10 on Sunday," said Karen Weiss of the Maryland Jockey Club.
The WBAL Radio entertained and offered free gifts.
The event also boasts crafts and arts vendors, as well as music.
"We have 20 wineries coming. It's a great event with a lot of ambiance," said Regina McCarthy of the Maryland Wine Association.
Basignani will be among the local wineries taking part in the event.
The family-owned winery in Sparks specializes in dry wines but produces about a dozen different types.
The winery said it's a great new opportunity to create new customers.
"It's reaching a whole new audience. There may be some people there that have had our wine before, but there will probably be more that haven't," said vineyard co-owner Lynne Basignani.
Many other local wineries will be in attendance, too.
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GCSE and IGCSE
The GCSE is the national qualification taken prior to A-levels, usually over a course of two years. The IGCSE is the internationally recognised equivalent and is transferable between countries, allowing foreign students to continue their home country education in the UK.
At Oxford International College students are able to choose the type of study programme best suited to their individual needs from a range of programmes combining individual and group tuition. We offer inclusive boarding packages in superb, single en-suite rooms and studios at our brand-new student boarding house within 7 minutes walk of the college.
|GCSE Programme
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|English Language Placement Test
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CSFC Group Programme
This one-year intensive programme is offered in partnership with Cardiff Sixth Form College (CSFC), the number 1 ranked A-level college in the UK. Combining the expertise of both our institutions, we are able to offer fully catered boarding and expert tuition in small classes with fees comparable to the traditional British boarding schools. Our international GCSE students will be placed with local host families. While it may take some time to adjust to cultural differences, the benefits of staying with a host family will certainly be worth it. Students' exposure to English will continue outside of the classroom providing them with more opportunities to hear and use English in a real life setting.
Students can take up to six subjects, five of which are compulsory:
- Biology
- Chemistry
- English as Second Language
- Maths
- Physics
A sixth subject will be chosen from Additional Maths or Business Studies. This will be at the discretion of the college and will be based on the student's career choice. Students will also be enrolled in weekly IELTS classes to help them achieve their desired score.
Mini-Group and Individual Tuition Programmes
Depending on individual needs and circumstances, and usually taken over two years, these bespoke programmes consist of between 15 to 25 hours of tuition per week and are taught in mini groups with some individual tuition, or individual tuition only. The amount of tuition required is determined by the student's academic background, target grades and English language proficiency (for non-native English speakers). Most students begin their studies at the start of the academic year in September, however the flexibility of the tutorial system means that students can join us for a programme of individual tuition at any time during the year by arrangement. For the list of subjects available for mini-group tuition please apply to the college.