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Mary Dawson
Mary Dawson is an acclaimed paleontologist at the Carnegie Museum of Natural History in Pittsburgh, one of the largest of its kind in the world. She serves as curator emeritus of vertebrate paleontology and as an adjunct professor in the Department of Geology and Planetary Sciences at the University of Pittsburgh. Most of her research materials are fossils she has collected worldwide, with emphasis on Arctic regions and eastern Asia. Dawson received her doctorate in paleontology from the Department of Zoology (now part of the Department of Ecology and Evolutionary Biology) at KU in 1957, a time when few women received doctoral degrees in any subject, especially paleontology.


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|Recent | Best | Popular
|Page Views:
|jt512, M. Morley, Adam Stackhouse, Salamanizer suchoski, Justin Johnsen, Kristine Hoffman (sitewide)
|Submitted By:
|ryan mattock on Feb 22, 2011
|private homes. MORE INFO >>>
|Comments on Crags Rd. Crag's
|Add Comment
|Show which comments —
By Benjamin Chapman
From: Small Town, USA
Mar 28, 2011
|Malibu Lake was created in 1926, at the confluence of Media and Triunfo Creek, which forms Malibu Creek, by the construction of the 44 ft. Malibu Dam in 1923 by Bertram Lackey and George Wilson, who established the Malibou Lake Mountain Club, Ltd. Malibu Lake is surrounded by the Santa Monica Mountains National Recreation Area (SMMNRA), Malibu Creek State Park (MCSP), and the Malibou Lake Mountain Club (MLMC). Regardless of the jurisdiction, heavy use of this area will definitely jeopardize access. A low profile and/or invisibility cloak may not be enough to save this area from access issues/closure, if the rangers are already aware of the area and requesting no new sport routes be added.
By ryan mattock
Apr 1, 2011
Ben thank's for the input, but here is the full story about the Bu.
also, when done climbing at the Iceberg take your lady to the Old-plate at Cornell which is about five min down the road.
FYI: seems that the rangers like to compliment rock climbing at malibu, however they don't want new routes being established? strange!
By shaking man
Apr 1, 2011
If I understand you correctly, did you mean to say:
"If bolting new routes in Malibu State Park is illegal, then why are the State Park rangers complimenting our new routes on this boulder?"
Seems silly to me, but hey today is April Fools Day.
(You are is you're not your )
My grammar instinct at work.
By ryan mattock
May 19, 2011
|beware of rattlesnakes and tick's.
By Benjamin Chapman
From: Small Town, USA
Jun 27, 2013
|These crags are within the Udell Gorge Natural Preserve.
By ryan mattock
Nov 10, 2013
|@ben killer choss roots !!

subset: commoncrawl


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The mobile app tells your Smart Thermostat how far away you are from home. You will always know the temperature at home and you can change the settings from wherever you are.
You can also control your
The report gives you a detailed oversight of the temperature and heating times. This can be found in the mobile and web apps.
If you have Additonal Smart Thermostats, you can control various zones by swiping to the left or right.
Create time blocks with various temperatures for your heating zones.
Follow your home temperature throughout the day in the app reports and see how much energy your heating system is using.
Simply combine your
You can also control your Smart Thermostats via Apple HomeKit. If you want to connect your Smart Thermostat with HomeKit, you will need the new Internet Bridge. New Starter Kits* include the Apple HomeKit-enabled Internet Bridge. In case you own an older version you can upgrade to the Internet Bridge separately. More information can be found in our help center article.
* Smart Thermostat - Starter Kit (v3) and Smart Radiator Thermostat - Starter Kit
Learn more or get in touch with us


text:
General Manager - Sales ( 1 - 20 yrs)
The Chocolate Room
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Greeting From Star9 News Channel Great opportunity to work in full or part time and earn extra income apart from your salary. Job Description: Recruitment process (to build the team) Passionate in selling advertisement Qual...
Key Skills : sales,marketing,business development manager,business development executive,sales consultant,sales executive,sales associate,executive...
Hiring Computer Operator. ( 0 - 2 yrs)
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Dear Candidate, We are hiring computer operator and marketing executive.
Key Skills : sales executive,marketing,distribution,business development executive,business developer,regional manager,head sales,channel sales,sales...


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The Olympic silver medallist is being wooed by Warren following his success at the Athens Olympics.
But he is also considering an offer from the Amateur Boxing Association to remain amateur until the 2008 Olympics.
"My offer is not dependent on him turning professional straight away. I'd like him to, but it's whenever he feels comfortable with it," Warren said.
Khan will be a guest of Warren's at Friday's IBF light welterweight fight between Ricky Hatton - another fighter in his stable - and the Delaware boxer Mike Stewart
at the MEN Arena in Manchester.
"He'd be a great addition to the professional ranks," Warren told Radio
Four's Today programme.
"I'm not going to try to persuade him. I'll make him an offer and it's up to
Warren thinks Khan should cash in on his fame now, rather than waiting until after the next Olympics.
"If he does get to the Olympics then gets the flu he won't be able to
participate," he said.
"By the time the Beijing Games come around he could be world champion and
make his financial future secure."
And Welsh boxing legend Colin Jones agrees that Khan should leave the amateur ranks behind.
"Four years is a long time to wait for another Olympics and the qualifying is so difficult he's not guaranteed to get to Beijing," Jones told BBC Sport.
"As a professional he would be a promoter's dream and would fight for a world title within three years.
"He would be well managed with hand-picked opponents. Khan has the talent and would make tremendous money."


text:
What is a septoturbinotomy, with outfracture of the turbinates? Does it involve removal of turbinates?
I had a complicated revision rhinoplasty and septoplasty 4 months ago. In my surgical notes it states that a septoturbinotomy with outfracture of turbinates was done, can you please explain this procedure. I have had some post op problems and I am in a lot of pain and I am not sure if it is to do with damaged membranes from abscess/infection or the turbinate surgery which I didn't know I was going to receive. Thanks in advance.


text:
Emptying Suburbs Sign of Things to Come
"While the foreclosure epidemic has left communities across the United States overrun with unoccupied houses and overgrown grass, underneath the chaos another trend is quietly emerging that, over the next several decades, could change the face of suburban American life as we know it.
This trend, according to Christopher Leinberger, an urban planning professor at the University of Michigan and visiting fellow at the Brookings Institution, stems not only from changing demographics but also from a major shift in the way an increasing number of Americans -- especially younger generations -- want to live and work.
"The American dream is absolutely changing," he told CNN.
This change can be witnessed in places like Atlanta, Georgia, Detroit, Michigan, and Dallas, Texas, said Leinberger, where once rundown downtowns are being revitalized by well-educated, young professionals who have no desire to live in a detached single family home typical of a suburbia where life is often centered around long commutes and cars.
Instead, they are looking for what Leinberger calls "walkable urbanism" -- both small communities and big cities characterized by efficient mass transit systems and high density developments enabling residents to walk virtually everywhere for everything -- from home to work to restaurants to movie theaters."


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project design
Бюджет $1500-3000 AUD
My Name is Cameron Stacey from Brisbane in Queensland Australia. I'm an avid gardener and owner of a landscape maintenance company. I'm looking for a product designer who can help in the design of an Areoponic vertical garden system. My goal is to help reduce the cost of fresh fruit and veg for Australian families and families around the world. I strongly believe in the reduction of water wasted and land degradation that occurs through current agricultural practices. I'm also driven by the desire to help grow fresh healthy food in areas throughout the world where traditional agriculture is impossible such as drought stricken countries in Africa.
I have the design in my head, but as a gardener, I don't have the skills to translate my idea to paper. I'm looking for someone who is able to help me through this process. I hoping to have a design completed and ready to have a prototype built by April 2017. Are you ready to help change the world?
83 фрилансеров(-а) подали заявки на эту работу; средняя заявка - $508
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Khalid Abdullah's Juddmonte Farms was honored as National Breeder of the Year and the late John Franks was recognized as National Owner of the Year Friday night during the Thoroughbred Owners and Breeders Association (TOBA) National Awards Dinner at Juddmonte near Lexington.Juddmonte, whose owner is a Saudi prince, is the only four-time winner of the Eclipse Award as North America's outstanding breeder, and the operation has captured two Eclipses as the continent's outstanding owner."This is the one of the awards you really like to get because it doesn't reflect a single achievement; it recognizes the whole operation -- the time and trouble taken by the owner, the managers, and the staff," said one of Abdullah's key advisers, Dr. John Chandler, of the TOBA honor.Louisiana oilman Franks, who died late in 2003, is the only four-time winner of the Eclipse Award as leading owner. He also was honored Friday night by TOBA as the Southern Regional Owner of the Year."He made a passionate pursuit of the Thoroughbred industry," said Hill 'n' Dale Farm's John Sikura, who is coordinating the dispersal of Franks' horses. "(He was) a man who could have afforded to buy the very best at all times, but who chose his unique approach to pursue his passion. Of all the successful endeavors in his life, I know that the one he was the most proud of was his involvement in the Thoroughbred industry, and his achievement and recognition will live on through the success of the families that he bred."Texas breeder Eileen Hartis, who bred grade I winner Got Koko, was honored as the TOBA Small Breeder of the Year."I stand before you tonight, so happy, so proud, so grateful to be the Small Breeder of the Year," Hartis said. "I'm overwhelmed. I kind of feel like Cinderella at the ball because when I go home Tuesday my car is going to turn into a pumpkin and Wednesday morning I'm going to be feeding horses and cleaning stalls. This is a dream come true."Also recognized Friday night were the following:
Gus Schickedanz, Eastern Region Owner of the Year; Frank Calabrese, Midwest Region Owner of the Year; Bill and Corinne Heiligbrodt's Heiligbrodt Racing Stable, Western Region Owner of the Year; L. O. "Buzz" Heidtke, The Greatest Game New Owner of the Year; and Herb and Ellen Moelis, Industry Service Award.
Juddmonte, Franks Receive Top Honors at TOBA Awards Dinner
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text:
IGFD Registry: A Patient Registry for Monitoring Long-term Safety and Efficacy of Increlex
This study has been terminated.
(Shortage of Increlex supply)
Information provided by (Responsible Party):
ClinicalTrials.gov Identifier:
First received: September 3, 2008
Last updated: April 2, 2015
Last verified: April 2015
- Full Text View
- Tabular View
- No Study Results Posted
- Disclaimer
- How to Read a Study Record
Detailed Description:
This project is a retrospective (beginning January 2006) and prospective patient registry program sponsored by Ipsen (formerly Tercica, Inc.). In collaboration with participating health care practitioners, the patient registry program is an observational study monitoring the long-term safety of patients treated with Increlex® (mecasermin [rDNA origin] injection). The IGFD (Increlex® Growth Forum Database) Registry is intended primarily to monitor the safety and efficacy of Increlex replacement therapy in children with growth failure.
|Primary Insulin-like Growth Factor-1 Deficiency
|Biological: mecasermin [rDNA origin] injection
|Study Type:
|Study Design:
|Observational Model: Case-Only
|Official Title:
|Increlex® (Mecasermin [rDNA Origin] Injection) Growth Forum Database - IGFD Registry: A Patient Registry for Monitoring Long-term Safety and Efficacy of Increlex
Resource links provided by NLM:
Drug Information available for: MecaserminU.S. FDA Resources
Further study details as provided by Ipsen:
Primary Outcome Measures:
- To obtain long-term safety and efficacy data for Increlex® replacement therapy in children with growth failure [ Time Frame: periodically assessed over the course of the study ]
|Study Start Date:
|June 2006
|Study Completion Date:
|May 2014
|Primary Completion Date:
|May 2014 (Final data collection date for primary outcome measure)
|Assigned Interventions
Increlex patients
Eligible patients will be patients beginning therapy with Increlex® or those previously treated with Increlex.
Biological: mecasermin [rDNA origin] injection
As prescribed by the physician.
Other Name: Increlex®
Detailed Description:
The data collected for a patient will be those that exist in the patient's medical record as part of standard medical care. No additional patient procedures or activities are mandated by this study. The specific data to be collected at each visit and the schedule of data collection are listed in a schedule of assessments.
The collection of safety events is considered essential to the Registry. The website will provide the opportunity to report the occurrence of targeted adverse events (AEs), other important events considered to be related to Increlex administration and serious adverse events (SAEs).
|Ages Eligible for Study:
|Child, Adult, Senior
|Sexes Eligible for Study:
|Accepts Healthy Volunteers:
|Sampling Method:
|Non-Probability Sample
Study Population
Eligible patients will be patients beginning therapy with Increlex® or those previously treated with Increlex.
Inclusion Criteria:
- Parents or legally authorized representatives must give signed informed consent before any Registry-related activities are conducted. Assent from the subject should also be obtained where appropriate.
- Patients receiving Increlex® by a qualified practitioner may be enrolled
Exclusion Criteria:
Contacts and Locations
Choosing to participate in a study is an important personal decision. Talk with your doctor and family members or friends about deciding to join a study. To learn more about this study, you or your doctor may contact the study research staff using the Contacts provided below. For general information, see Learn About Clinical Studies.
Please refer to this study by its ClinicalTrials.gov identifier: NCT00747604
Please refer to this study by its ClinicalTrials.gov identifier: NCT00747604
|United States, New Jersey
|Ipsen Central Contact
|Basking Ridge, New Jersey, United States, 07920
Sponsors and Collaborators
|Study Director:
|Medical Director, Endocrinology
|Ipsen (formerly Tercica)
More Information
Additional Information:
Keywords provided by Ipsen:
ClinicalTrials.gov processed this record on July 19, 2017
Additional Information:
|Responsible Party:
|ClinicalTrials.gov Identifier:
|NCT00747604 History of Changes
|Other Study ID Numbers:
|Study First Received:
|September 3, 2008
|Last Updated:
|April 2, 2015
Keywords provided by Ipsen:
Growth Hormone (GH) Insensitivity Syndrome
Insulin-like Growth Factor Deficiency (IGFD)
Short Stature
Insulin-like Growth Factor (IGF-1)
ClinicalTrials.gov processed this record on July 19, 2017


text:
Forest City Enterprises, Inc. (NYSE:FCE.A)
Q2 2012 Earnings Results Conference
September 5, 2012 11:00 AM ET
David J. LaRue - President and CEO
Robert G. O'Brien - CFO
Matthew L. Messinger - EVP, Investment Management
MaryAnne Gilmartin - EVP, Commercial and Residential Development
Michael Lonsway - SVP, Capital Markets
Richard Moore - RBC Capital Markets
Welcome to the Forest City Enterprises' Second Quarter 2012 Earnings Conference Call. The Company would like to remind you that today's remarks include forward-looking comments that are covered under the Federal Safe Harbor provisions. Actual results could differ materially from those expressed or implied in such forward-looking statements due to various risks, uncertainties and other factors.
Please refer to the risk factors outlined in Forest City's annual and quarterly reports filed with the SEC for discussion of factors that could cause results to differ. This call is being recorded and a replay will be available beginning at 2.00 pm Eastern Time today. Both the telephone replay and the webcast will be available until October 05, 2012, at 11.59 pm Eastern Time.
The Company would like to remind listeners that it will be using non-GAAP terminology, such as operating FFO, FFO, comparable property net operation income and pro rata share in its discussions today. Please refer to Forest City supplemental package for an explanation of these terms and why the company uses them, as well as reconciliations to their comparable financial measures in accordance with General Accepted Accounting Principles.
Also please note that exhibits referred to during today's call are available on the Investor Relations page at the Company's website www.forestcity.net. At this time, all participants are in a listen-only mode. Participants on the call will have the opportunity to ask questions following the Company's prepared comments.
I'd now like to turn the call over to Forest City's President and CEO, David LaRue. Please go ahead, Mr. LaRue.
David J. LaRue
Thank you, operator. Good morning, everyone and thank you for joining us today. We are originating our call today from Chicago where we're attending the BMO Capital Markets North American Real Estate Conference.
With me today is Bob O'Brien, our Chief Financial Officer; MaryAnne Gilmartin, Executive Vice President of Commercial and Residential Development; and Matt Messinger, Executive Vice President of Investment Management at our New York office are also on the line from Brooklyn and will be available to answer questions during the Q&A. Michael Lonsway, our Senior Vice President of Capital Markets is also here with us in Chicago.
Our second quarter results went out yesterday after the close of the market. By now I hope all of you've had a chance to review them. As part of our continued efforts to improve our investor outreach, we're taking somewhat of a different approach beginning with today's call. We will spend less time talking through the numbers for the quarter and six months, all of which can be found in our press release and filings and more time on our strategic initiatives, our portfolio and how we feel about the business today and going forward.
In a few minutes I will turn the call over to Bob for his comments and our results, after that I will give an update on our pipeline and after some closing thoughts then we will get to your questions.
I will begin with some overall comments on the quarter. As you saw in our press release, we're pleased with our operating portfolio performed during the second quarter. We had comp NOI increased across all of our major products, apartments, retail and office and our multi-family portfolio registered a fourth consecutive quarter of double-digit growth in comp NOI.
We also had strong occupancy – comp occupancy in each of these major product types. Our headline FFO as well as our earning results were down compared with the same period last year, primarily as a result of additional land impairment, which I will discuss in a moment and write-offs of abandoned development projects. Operating FFO, which is a new non-GAAP measure we're introducing this quarter, was up marginally in the second quarter. For the six months its up 5.8% compared to the first half of last year.
I will have more to say about operating FFO in a moment and Bob will provide more color on the second quarter and year-to-date results in a few minutes.
Let me update you on the strategic decision we've announced beginning – at the beginning of the year regarding repositioning of our land business. We've already completed the number of sales including a 2000 acre project, in Prosper, Texas. At the end of the second quarter we had 48.8 million of land at cost on our pro rata balance sheet. We now have contracts or letters of intent on more than 80% of that land and we expect to close these deals by the end of the year.
Marketing efforts are continuing on the remaining projects. Overall, we're very pleased with this progress and I want to thank our team that is working hard to execute the strategy. As you know when we announced our decision at year-end, we took a significant impairment on our land holdings. During the second quarter we took an additional impairment which needs to be addressed.
With the year-end impairment, we made assumptions about the current value of approximately 30 projects we intended to sell. As we've gone to market in most cases our assumptions have proven to be quite good and price in – price in generally as a matter of expectations. That being said, the overall housing market continues to be weak and as we move first this strategy, there were two primary areas where pricing has not met our initial expectations due to this changing market.
Our first is our Midwest properties mostly in Ohio and the second is our land at Mesa del Sol in Albuquerque. Those have seen lower level of interest from potential buyers and lower pricing than we initially anticipated. As a result, we took additional impairment of approximately $35 million on these projects in the second quarter.
Also during the second quarter, we received an unsolicited offer on the land – parts of land we have at the Central Station project, in Chicago. That land was not on the original list of projects for disposition. We had initially intended to retain it for possible sale to a condo developer or for development as apartments. However, having received the offer we took an opportunistic look at our options and decided to sell. Now we have the letter of intent on the land and as a result we recognize an impairment of approximately $17 million.
I should point out that after this impairment, over the course of our involvement in Central Station; Forest City realized approximately $45 million in pre-tax profits from the project. As we've said before, a key element of our strategy is to focus the Company on our core apartment, office, retail products, and stronger than markets. The land disposition is one part of that strategy. In retail we're focused on our regional and closed malls, and anchored lifestyle centers and on specially retail in the New York metropolitan market.
As part of that focus we recently completed the sale of two specialty retail centers, the village of Gulf Stream Park, in Florida and White Oak Village, in Virginia. In addition to these sales, we also sold an interest – our interest in South Field, an apartment community in suburb of Baltimore.
Since the beginning of the year, we've completed eight dispositions generating total proceeds of approximately $55 million. Before I turn the call over to Bob, let me comment on our quarterly reporting and our new metric we've introduced this quarter.
As you know at the beginning of the year, we introduced our schedule of NAV components as the new toll to help investors assess the Company's overall value proposition. Last quarter we initiated reporting of FFO bringing our disclosure more in line with the REIT industry standards. This quarter we're introducing operating FFO, a non-GAAP measure that we think offers a new way of looking at the performance of our core operations.
Operating FFO is our attempt to give visibility to the underlying performance of our core operations by stripping out one-time, non-cash, non-recurring and transaction related items. Bob will have more to say about operating FFO in a few minutes and our press release and filings have a full definition of this new measure.
Let me add, we consider the way we present operating FFO to be a work in progress and as we strive through greater transparency in our disclosure. It's a new addition to our reporting and we look forward to investor feedback as we evolve this measure going forward. I will be back later in the call to discuss our recent openings and projects under construction.
Now let me turn the call over to Bob.
Robert G. O'Brien
Thanks, Dave. Good morning everybody. On today's call I will be referring to our results in our earnings release and supplemental package. If you don't have access to them you can contact us for a copy or visit our website for reference during this call.
As Dave mentioned, we're taking a somewhat different approach beginning with this call in an effort to focus more on our key business drivers and operating results and spend less time reading through revenues, earnings and et cetera. That information is important to be sure, and all of it is in our press release and filings. We're happy to address any questions during the Q&A.
I will focus my comments on FFO and our new measure operating FFO. Our FFO bridges, which depicts the positive and negative factors impacting our results for the quarter and six months can be found on Pages 30 and 31 of the supplemental package. They are also available on the main Investors page of our website. I don't intend to walk through all the variances, but when you look at the two bridges, it's easier to see that by far the largest impact on a reported result is the net loss on land held for disposition activity, which includes the impairments Dave mentioned.
We frequently get the comments that our results have a lot of noise in them and that it can be challenging for investors to see pass that to get a sense of the core operating performance. Our FFO bridges for the second quarter and first half certainly illustrate that point.
So, to help make it easier to see the ongoing performance of our core operations, we're adding operating FFO to the measures we report to investors. Page 29 in our second quarter supplemental package describes operating FFO and presents a table reconciling it to FFO. I'd like to focus some additional comments on that table, so you may want to refer to it now.
Clearly, our headline FFO results are down dramatically from the comparable period last year. This is driven primarily by the strategic decision to exit our land business and the related impairment we took in the second quarter. However, there are numerous other factors that impact our results, all of which overshadow the continued strong performance of our core operating business.
What we intend is that operating FFO will provide the reader with a picture of how the core operations are performing and reconcile that for the overall performance of the business. The schedule on Page 29 takes out those transactional items that are either one-time or other results that don't occur regularly and tend to distort total FFO in any given quarter.
So we start with the performance of our Commercial, Residential and Land groups. We adjust for the impairment charges related to the divestment of the land assets as well as our project write-offs. From there we take out the tax credit income, any one-time land sales like the casino land sale, and the straight line rent adjustment to arrive at how the portfolio is performing.
From that we take out of our corporate group charges, less any early extinguishment of debt on our corporate debt to arrive at operating FFO. There are two additional items that impact FFO that aren't included above, the operating loss of the nets and the impact of taxes.
So although our FFO is down 65% and 30% for the quarter and six months, respectively, when we look at operating FFO, it's basically flat when compared to the second quarter of last year and up 5.8% for the six months ended 7/31/2012. We believe these metrics more clearly reflect the performance of our core operations.
Let met touch on some of the key operating results for the quarter and six months. The operating statistics that I want to highlight reflect the strength of our portfolio performance, particularly, our comp properties. Overall, comparable property NOI increased 5% during the second quarter compared with the same period in 2011, with increases of 5.4% in office, 1.3% in retail and 10.3% in apartments.
The results in apartments are particularly remarkable and as Dave mentioned earlier, they mark the fourth consecutive quarter of double-digit comp NOI increases in our multi-family portfolio. We had budgeted for a strong year, but the performance year-to-date has exceeded our expectations.
Comparable occupancies were also strong in all of our major products, with office at 91.4%, retail at 91.6%, and comp average occupancies in apartments at 94.8%. Rent rollovers were also positive across the products. New office leases on a rolling 12-month basis increased 2.2% over expiring leases, retail same space leases in our regional malls increased 9% for the quarter, and year-to-date average rents in our conventional apartment portfolio increased 4.9% overall and 5.6% in our core markets.
In addition, rolling 12-month sales per square foot in our regional malls increased to $461 compared with $417 for the same period last year and $456 from the first quarter. And our year-to-date comp sales in the regional malls were up 5.9% over the same period last year.
Let me take a minute to review the progress we made during the quarter related to our strategy of managing debt maturities and improving our balance sheet and debt metrics. During the second quarter we issued an additional $125 million of our 2034 senior notes and used the proceeds to retire that same amount of our 2015 senior notes, effectively extending that maturity 19 years at approximately the same interest rate while maintaining the flexibility to call the debt at any time. In addition, since the beginning of the year we've reduced our net to total debt at pro rata by approximately $110 million while maintaining a healthy weighted average maturity of just over six years.
Last, I want to mention that we are finalizing plans for an Investor Day at The Barclays Center in Brooklyn on Monday, October 22nd. It will be an afternoon event with optional evening activities including a concert at the arena. We look forward to introducing new investors to Forest City Enterprises and to updating everyone on progress and our strategic initiatives. We're also excited to give investors a closer look at the arena and an overview of Atlantic Yards. A save-the-date notice will be going out within the next week. If you don't receive one please let us know we'll make sure you do, and we'll also follow-up with details as we get closer to the event.
With that let me turn it over to Dave for an update on the pipeline and some closing thoughts. Dave?
David J. LaRue
Thanks, Bob. Here is where we stand on our recently opened and under construction projects. We'll be happy to comment further on any of them during the Q&A.
Bob just mentioned Barclays Center in Brooklyn and our upcoming Investor Day there. There is a tremendous amount of excitement building in anticipation of the arena opening. I'm sure many of you on the call have seen the media coverage in the New York area on the arena itself and the great events that are being announced almost daily. We're very excited about the arena and what it will mean for Brooklyn. There will be a formal ribbon-cutting event on September 21. We have approximately 200 events already committed for the first year of operations and ticket sales to-date are meeting expectations. We are also seeing growing interest in suite sales and sponsorship opportunities and forecast the contractually obligated revenue is now at 75%.
The Barclays Center opening will also be a milestone event for us as a company. As those of you who have followed us over the past several years have known the arena is the last of the big three New York development projects we had underway when the recession hit. The other two, 8 Spruce and Ridge Hill have already opened and are on the way to stabilization.
With each of those openings, we reduced the size of our under-construction pipeline and improved our risk profile as a Company. With the opening of the arena, the pipeline will be reduced further and our development risk will be reduced along with it.
One year ago we had a total projects under construction of $1.7 billion at our pro rata share. At the end of this year's second quarter that number was $627.1 million at our share. When Barclays Center opens another $318 million at our share will move out of projects under construction and into the operating portfolio. Even with that reduction we continue to have substantial entitlement and opportunity in our core markets that will fuel future growth through a prudent balance of operating assets and new development activity.
At 8 Spruce, our apartment tower in lower Manhattan, the final penthouse units were brought onto market in early August. Currently, the building is 86% leased. We have been experiencing first rounds of expiring leases on the lower floors and the results are meeting our expectations with increased rents overall for both lease renewals and renting of vacated units. We continue to see strong interest in the building even during the traditionally slow summer season.
As we confirmed earlier this year, given strong market acceptance for this iconic asset, together with the strength of the Manhattan market and investor interest in apartments, we and our partner retained CBRE to mark a minority stake in the property. We don't have anything to report today and can't give any assurance that this transaction will take place.
I can tell you, however, that interest from investors has been strong, initial offers have been received and we're very pleased with the process to-date. When and if this transaction is finalized, we will make an appropriate announcement.
Our Westchester's Ridge Hill mixed-use retail center in Yonkers, New York, we now have 611,000 total square feet opened, with 527,000 square foot of that being retail, which includes both Lord & Taylor and Apple with another 68,000 square feet opening later this year. Sales figures from reporting tenants are trending up each month and we've seen significantly increased traffic throughout the summer. The project remained 68% leased excluding the standalone parcel on the south end of the site, and 60% leased overall.
We are encouraged by the level of ongoing interest from prospective tenants and we expect to be able to convert that interest into additional lease commitments as the Center continues to gain traction. The fact that we haven't made more progress is a concern; however, with almost 800,000 square feet of retail and office space leased and the tenants which are open for business generating good sales we remain steadfast in our commitment to completing the leasing at this Center and remain confident in the long-term prospect of this asset.
At Stapleton in Denver, we opened Aster Town Center an apartment community in the first quarter and its 85-unit first phase is already 95% leased. At Botanica Eastbridge, our other new apartment project at Stapleton, leasing activity is underway and we've recently received our first certificates of occupancy on the 118-unit property. We expect market acceptance for Botanica to mere that of Aster Town Center.
At the Yards in Washington DC we're nearing completion of Boilermaker, an adaptive reuse project with ground-level retail and mezzanine office space. We expect Boilermaker, which is currently 74% leased to open in the third quarter.
We also began construction during the second quarter on two new projects at the Yard. The first is the Lumber Shed, a 32,000 square foot mixed-use office building with street-level retail. Like Boilermaker this is also an adaptive reuse of a former Navy industrial building and we expect it to be completed in the third quarter of 2013.
The second new start during the quarter is Twelve12, a mixed-use project with 218 rental apartment units above street-level retail including 50,000 square foot Harris Teeter grocery store and a 28,000 square-foot fitness center. We expect this to be completed in the first quarter of 2014.
In Dallas, construction is continuing on Continental Building, a 203-unit apartment community our Mercantile Place on Main development. We expect that to be completed in the first quarter of 2013.
In Boston, together with our local partner, we started construction on 120 Kingston, a 242-apartment unit building on the Rose Kennedy Greenway near the border of the City's financial district and Chinatown neighborhood. We expect 120 Kingston to be completed in the second quarter of 2014. Additionally, as we have stated on prior calls, we are planning on and expect to start construction of our first residential building at the Atlantic Yards site by year end. As always, we'll be happy to answer questions on any of these or any of our other projects during the Q&A.
As you heard on today's call, we continue to execute on our key strategies; a stronger capital structure and improved balance sheet; a focus on core markets and products; and growth from our mature portfolio and from recently opened projects; and from new development by activating existing entitlement. We are also committed to improving transparency in disclosure and to insure that investors have visibility to our value creation model.
The core operations of our business continue to perform very well with the results exceeding our expectations year-to-date. We attribute this in part to market conditions in our core markets and products, particularly multifamily, but also to our focus as a Company on operational excellence and to the hard work, creativity and professionalism of our associates.
As always, we are cautious about the macroeconomic environment and macroeconomic factors that impact our business and we remain adaptable in executing our strategies.
As we look ahead, however we do so with confidence in our portfolio and our associates and our collective ability to deliver enhanced value for our shareholders and other stakeholders.
With that, let's get to your questions. Operator?
Question-and-Answer Session
Thank you. (Operator Instructions) And our first question comes from the line of Rich Moore from RBCCM. Please go ahead.
Richard Moore - RBC Capital Markets
Hi, good morning guys. First question from me is, on Ridge Hill you guys have delivered that essentially. What would you say the yield on Ridge Hill is, currently I mean?
David J. LaRue
Hi, Rich good morning. As you know we do not disclose yields on our development projects, but with that said, as you can imagine from the time we started the project to where we stand today, that market had changed dramatically in terms of the recession and the impact the recession had on overall tenant demand, et cetera, but as I think evidence towards the progress we have made in 800,000 feet of leases that we've signed, the site itself continues to gain traction and make progress. We currently have projected a return that gives us an opportunity to make a spread and a return on our equity and create value for the shareholders, but again, we don't have a specific yield [ride].
Richard Moore - RBC Capital Markets
Okay, thank you. I mean, the reason I was asking is – I'm trying to ascertain on this – I think you have $500 million construction loan on the project that you extended for two months and I'm curious what the status of that is, I guess and what you think is going to happen there given that you got your short-term extension and it's hard to tell from our end how to value that assets, so it's hard to tell what's going to happen to this construction and maybe you have some thoughts on that construction loan?
David J. LaRue
Yeah, I have. Bob can address that Rich.
Robert G. O'Brien
Hi, Rich, great question. Yeah, the regional construction mini-perm loan matured in early August. We got a short-term extension from the bank group as we work out a longer term extension with them, so the short-term extension was really to give us the time to allow, there's I think 12 or 13 lenders in the bank group on this transaction to both understand and get through their credit committees on the longer term extension.
So we are basically in agreement with the agent and we have to get that through the balance of the banks and while it's not done and obviously we can't give complete assurance that it's going to get done.
We remain confident that the bank group is supportive, that will require as we talked about on prior calls lowering of their commitments and their obligations and commitment of additional capital from Forest City, all of which is in our plans, so well within our liquidity requirements as we continue to finalize and stabilize Ridge Hill.
Richard Moore - RBC Capital Markets
Okay, no thoughts here Bob on the rough sides of that loan when you guys are done?
Robert G. O'Brien
Well, I don't want to give an indication yet until it's approved by all the lenders, so I think it's within the scope of what we anticipated. I think it's an indication of our continued commitment to the project as well as to give the lenders confidence that we are there to make sure that this thing leases up and stabilizes in the near-term.
Richard Moore - RBC Capital Markets
Okay, good, thank you. Then on Spruce, sort of the same thing I realized you're not disclosing the yield, but why that one in particular the interest in JVing that particular asset and how – I guess how is it performing versus your yield expectations? You don't have to disclose your yield obviously, but I mean, how is that versus what you had anticipated?
David J. LaRue
Yeah. Rich, I'll deal with some of this, we can let Matt chime in as well. We looked at 8 Spruce, again as I mentioned it's an iconic asset, but we also look at the fact that, as we've mentioned we are hitting pro forma from a lease up standpoint, and when you look at values being attributed to multifamily properties in markets such as New York.
We believe that it was very appropriate to take advantage of the market's interest in assets of this quality and explore an additional recapitalization and therefore, freeing up some of the equity value that we have invested in the building and allowing us to take that capital and continue to execute on our other strategies and come out on a positive basis from a overall cost to capital standpoint. Matt, if you have any additional comments.
Matthew L. Messinger
No, I think that's right. I think in the past we have been clear when we talked about the possibility of transaction here that, this is just a continued part of our – of the strategic plan to looking at where we have capital invested, the cost of that capital, other uses for that capital and cost of capital overall for the Company and obviously multifamily is hot, New York continues to be an extremely, extremely, extremely strong market. And on top of those two factors this is a very, very special building and the only Frank Gehry Tower in the world. So, I think that was sort of the basis of us testing the market to see if those two or three elements provided a scenario where we could perhaps redeploy a chunk of our – of the cash in the building at a economically advantageous number.
Richard Moore - RBC Capital Markets
Okay, good, thank you. And then if I could guys, on the land business you're obviously making very good progress there and when you have – I realize you don't have to mark anything to market until you reach a point where you decide to sell something, but it's sort of a bit of a surprise that there is another piece of land that comes in to the picture that you have to take a write-down on – I mean is there more sort of unexplored land sales that will, you think generate write-offs as we go forward or is that kind of done?
David J. LaRue
Rich, you're referring to Central Station?
Richard Moore - RBC Capital Markets
Yeah, exactly – exactly David.
David J. LaRue
Yeah, well again as I said, Central Station we had planned when we made our original announcement that we would hold that parcel of land, and again based upon our past sales prices and expected value – our calculated value, we felt that the cost to carry was appropriate. What came out of, I guess, the proverbial that field was an offer that we considered and we decided to accept because it allowed us to again continue to focus on our core operating portfolio which is one of the things we said we want to do, it allowed us to take the amount of money that has been offered and we will use that to again further raise liquidity and provide the ability to continue to delever and those are the main reasons we looked at that and decided to change what our initial thought was and take advantage of the opportunity as it was presented.
Richard Moore - RBC Capital Markets
Okay, good, got you and then last thing guys if I could, the write-offs of the abandoned projects, what were those in particular, things we knew about before or I guess what's in there?
Robert G. O'Brien
Rich, I think, as we look at our development pipeline and our investment in development opportunities and we put that up against our strategy and monitor obviously the macro-environment; I think we were just being as critical as we can about what projects are going to make sense.
So, in evaluating that, we decided to not continue to pursue a number of transactions that we had pursued over the last few years, that for one reason or another it either yields or not fitting the strategy, we decided the prudent course was to let those opportunities go and just focus on the key ones in our key markets.
So, that's something we do each and every quarter and continue to scrutinize those investments to make sure that they're both viable and fit our strategy.
Richard Moore - RBC Capital Markets
Okay, all right, good. Thank you, guys.
There are no more questions at this time.
David J. LaRue
All right. Thank you. I would like to thank all of you who have taken the time to listen to our second quarter investor call. We appreciate the interest in our Company and our Enterprise. As I said during my prior comments, we are extremely pleased with the strength and performance of our core operations. The numbers I think speak for themselves, but we are also pleased with the execution, the divestiture of our land group assets.
As we said in our year-end conference call, our objective was to get those assets repositioned by the end of this year and as evidenced, we've made great progress in executing on that strategy. We are staying focused on our strategies and more importantly we're executing on them.
So, with that, I thank you all and have a good day.
Thank you for your participation in today's conference. This concludes the presentation. You may now disconnect. Good day.
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text:
AOL Latino's Zona
Estreno Premieres David Rolas Album
8/1/06 - LatinRapper.com news / Fonovisa Press Release
Today AOL Latino's "Zona
Estreno" premiers David Rolas' new studio album titled "Mi
Mundo"(My World), providing music fans with a first hand
exclusive sneak peek at his album in stores now in the United
States on Fonovisa Records. Throughout his career David
Rolas has believed that music is " not only inspirational but
triumphant in the sense that it can touch the hearts of
millions of people."
Now on his third album titled "Mi Mundo" David Rolas sets
forth with one goal in mind, to showcase the cultural mosaic
that lies within the West Coast Hip-Hop music scene by uniting
some of the leading recording artists in the industry such as:
Taboo, Ozomatli, Akwid and Mexiclan among others.
The album includes 12 songs and three bonus tracks of his
previous hit track "La Fiesta Remix", plus two versions of his
current single "Morena" the 'extended DJ Mix' and 'Spanglish'
version, plus a deluxe DVD for the fans with special behind
the scenes footage, interviews, photo gallery, biography and
the popular videos for "Malagradecida", "La Fiesta" and "La
Fiesta Remix".
The first single off this album is titled "Morena", a sizzling
rhythmic cut and the most representative of his goal,
featuring Wil-Dog, Raul, Justin, Uli of Ozomatli, Taboo and
León from Mexiclan.
"Mi Mundo" was recorded in the Fall of 2005 at Sound About
Studios in Van Nuys and was co produced by David Rolas and The
Beat Machines with the collaboration of I-9 (Wil- Dog of
Ozomatli's company) and Francisco of Akwid.
Follow @latinrapper
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text:
Mando Alvarez
More photos from Mando Alvarez.
Umm why is there a little girl in a bucket, in the middle of the street?
- lapetitefaon
Who cares why! These are sooooo refreshing, every single one of them, especially the first! Though I think the monster energy drink stacked cans is my favorite, definitely evokes the suburbs in a way that almost makes me….miss them?!!!
she is CHILLIN
- breakfast in europe
minus 1 dude, not cool
- Sander Meisner
That little girl is his daughter, he takes lots of pictures of his family and has a series of portraits all in the middle of that same street.
Knowing that little piece of information puts the picture in context and makes me want to go check out more photos from that series, but without that info I'm left with just a photo of a cute little girl in a bucket in the middle of the street.
- Morgan
these are great! love the first two very much!
Sorry for my bad english.
#1. Don't understand why either. But I really like the focus-depth and the compostion.
#2. This is my favorite. Looks like lost frame from "The Birds" and feels very cinematic.
#3. It took a couple of second before I saw the man laying beside the machines.
#6. Funny and odd contrast with the smash-uped car and the empty mall.
- dave
I've been following his flickr stream for a while and he's got some awesome photos. Nice to see him here.
I love the images! Thank you for creating such creative images.


text:
The latest trailer for Twisted Metal offers the back story to one of the upcoming PlayStation 3 game's characters, Mr. Grimm.
A motorcycle rider, Mr. Grimm mentions that he's in search of Calypso. When Game Hunters talked with studio Eat Sleep Play co-founder David Jaffe at E3, he compared the game with The Twilight Zone, in which "these characters ... entered these car combat competitions with the hope of getting an audience with a guy named Calypso. And if you win the contest and go to see Calypso, he is kind of like a dark genie in a bottle who will grant you one wish, and that wish can be anything your heart desires.
The video from Sony Computer Entertainment America also offers a taste of the game's over-the-top vehicle destruction in game, which is scheduled for a Feb. 14 release.
Mike Snider began covering the video game industry during the Super Nintendo-Sega Genesis clash in 1992. An original pinball wizard, he eventually was seduced by Robotron: 2084 and Tempest. These days he is a fan of action/shooters and lives out his Keith Moon fantasies playing a mean drum kit on music games. More about Mike.
Brett Molina has been writing about video games for USA TODAY since 2005. He is well-versed in Madden NFL, the fighting genre and first-person shooters. The first video game he played was Asteroids at a local arcade. He has been hooked ever since. More about Brett.


text:
When you're actually getting hate mail and watching conservative Christians rail against you on-line, it is . . . not fun. But now looking back on how my co-authored book and a couple op-eds Karl Giberson and I wrote were received is sorta entertaining, in a bizarre way.
The Anointed: Evangelical Truth in a Secular Age (Harvard, 2011) dealt with the rise and popularity of conservative evangelical experts. These figures have served as go-to thought leaders on human origins, psychology, end-times theology, history, and more. We looked at the parallel culture of evangelicalism that has helped certain views thrive. And still evangelicalism in modern America is anything but monolithic. We also focused on a collection of evangelical scholars and scientists who are engaged with the fields they represent and tend to have a presence in the academy.
Sure, we did get some very positive reviews in Christian Century, the Wilson Quarterly, Jesus Creed, the Nation, the New York Times, Inside Higher Ed, and Booklist. Yet, those did not have that red-faced, veins bulging-out-of-the neck, barking jeremiad passion that the haters put out there.
So, I thought it would be interesting to put together excerpts from the "best of the worst" coverage, criticisms of both our opinion pieces and the book.
Caveat: I apologize for what might seem like gross self indulgence. Bear with me here. No one threw a brick through my window. No one wired my bicycle with explosives or put a severed horse head in my bed. I have a great life and I love that I get to write and teach about some very interesting, controversial subjects. Besides, we knew going into this project that it would ruffle some of the saints angel feathers. (It would be nearly impossible to write about evangelical pseudo-expertise without stirring some kind of reaction.)
I post the bits below as a kind of therapy and to air some of the vitriol. We all get bad reviews now and then. And maybe, just maybe, all publicity is good publicity. (I doubt that.) If folks want to buy our book just to burn it, or to read it in agitation, scribbling angry notes in the margins, and spilling coffee on the pages before firing off an ALL CAPS email to me, that's fine!
• Albert Mohler, "Total Capitulation: The Evangelical Surrender of Truth," blog, October 25, 2011
Stephens and Giberson's view "hardly represents an honest or respectful approach to dealing with the Bible's comprehensive and consistent revelation concerning human sexuality in general and homosexuality in particular. . . . Evangelical Christians will either stand upon the authority and total truthfulness of the Bible, or we will inevitably capitulate to the secular worldview. Giberson and Stephens force us to see, and to acknowledge, the consequences of the evangelical surrender of truth."
• "Arrogance, Intellectual Elitism, Rejection of Scripture, Karl Giberson," Reformed Nazarene blog, October 24, 2011
"Only God knows how many students have had their faith shaken or shipwrecked because of [Giberson's] unbiblical teachings. Sadly, it seems Dr. Stephens has taken up his mantle at the school and will continue to propagate false notions of the Bible to our students there. Since they co-wrote this attack on fundamental Bible believers, it goes without saying that they share the same basic contempt for us. It is a piece brimming with intellectual snobbery, in my opinion."
• Ken Ham, "New York Times Review Fails to Recognize Poor Scholarship," Answers in Genesis blog, January 8, 2012
"Well the New York Times today has published a book review of The Anointed. But, because the book attacks people like me who have a high regard for Scriptural authority but supposedly lack any scholarship, I find it highly ironic that the review does not bother to point out the poor scholarship or mistakes in The Anointed. But as usual for such books that attack God's Word, the Times' review speaks of it in glowing terms." AiG's main point--that we said "Dr. James Dobson, founder of Focus on the Family, is a young-earth creationist"--is not true. In the chapter referred to (pg 19) we said that Dobson "enthusiastically promotes" young-earth creationism. He did. I saw it, and actually took pictures of some young earth creationist materials, at the Focus on the Family bookstore while I was out in God's country doing research in 2008. (It's also Paul Harvey's country. Not that those are mutually exclusive.)
This next one is my favorite, by far! Here Ken Ham tries to turn the fundamentalist thumbscrews on me. What he doesn't know is that I love thumbscrews. A pressure point massage for the fingers I always say.
• Ken Ham, "What Does This Nazarene U. Professor Believe," March 15, 2012
"After reading the article, I have come to many conclusions about what Stephens and his coauthor are stating. I hope every Nazarene understands what this Nazarene professor believes—and therefore we assume his beliefs are being transmitted to the students he teaches and influences:
- Biological evolution is fact.
- If you don't believe in biological evolution, you are anti-knowledge, anti-intellectual, and anti-science.
- Secularists should be believed over the Bible.
- The Bible is not God-breathed.
- "Gay" marriage and homosexual behavior are natural and should not be spoken against.
- Anyone who believes in six literal days of creation and a young earth is anti-intellectual.
- Francis Schaeffer was not a scholar, and his biblical worldview was wrong.
- Absolute Christian morality based on the Bible is wrong."
"With regard to man-made global warming, the charge that all skeptics are anti-science is despicable and indeed, anti-science. . . . With regard to those evangelicals — and for that matter those ultra-orthodox Jews — who believe that the earth is less than 10,000 years old and either that there were no dinosaurs or that they lived alongside human beings, my reaction has always been: So what? . . . If these professors typify the views of Eastern Nazarene College, which is officially listed as a Christian university, it is reason for despair. Once left-wing values enter the evangelical bloodstream, there is almost no hope for America."
• Joe Carter, "A Different Type of Fundamentalist," First Things blog, October 19, 2011
Giberson and Stephens "published an embarrassingly simple-minded op-ed in the New York Times . . . . The irony is that Giberson and Stephens are denouncing their fellow evangelicals when they themselves are as 'anti-intellectual' as Ham or Barton. But while the Hams and Bartons of the world may be merely annoying, the Gibersons and Stephens are completely insufferable."
• And . . . finally, the epic last sentence of an email sent to me on October 25, 2011: "I sincerely hope that some day before you die you will have a change of heart back to the truth."


text:
~EnV~ Forever
Credits & Info
- Uploaded
- Jan 8, 2009 | 10:18 PM EST
- File Info
- Song
- 2 min 25 sec
- Score
- 4.23 / 5.00
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Please contact me if you would like to use this in a project. We can discuss the details.
- Score:
- Rated 4.23 / 5 stars
- Plays & Downloads:
- 22,773 Plays | 3,056 Downloads
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- Genres:
- Electronic - Dance
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Author Comments
Rated 5 / 5 stars
Not the usual I'm used to listening to, but definitely up there.
Good everything about this song. Keep it up.
Rated 5 / 5 stars
Mind Blowing
Awsome music keep it up i wish anyone this good the best of luck in getting a music carer (if you're looking for one)i also agree with pretzelman!
Rated 5 / 5 stars
for a first attempt
it's amazing. Envy u continue to amaze me with ur beats. once again a amazing song.
Rated 5 / 5 stars
intro piano chords remind me a lil of cnb's track
Lovely tune,
lovely bass.
enough said, LETS BBQ !!1!!1 :O
It was inspired by CnB's thats probably why ^^
Rated 5 / 5 stars
This was awesome.
But Envy dear.
Repetition is not a bad thing. if you listen to any of the techno songs that last more then 3 minutes they have the same general beat, that doesn't stop us from listening to Da Rude Sandstorm with its 8 minutes of the same 4 second beat repeated.
I look forward to seeing an extended song from you some day. I love your music and only wish it would last longer. For Example. Little Piano Piece. I loved it and it lasted like 1 minute
Oh wells. Amazing Song
HAHAHAHAHAHA hey man whats up ^^ I did not know you had a NG account homie. Little piano piece is the greatest man. XD


text:
Public Meeting to Discuss Sample Roof Fed Tank Quotes
Public Meeting to Discuss Sample Roof Fed Tank Quotes
A final decision on the future supply of drinking water in Ohura is moving closer with a public meeting scheduled to discuss sample quotes for the roof fed tank option.
The meeting scheduled for 3.30pm on Tuesday 4th February at the Ohura Community Hall follows on from the public meeting in September last year that discussed the results of the 'preferred option survey' which found a majority of residents supporting a roof fed tank option as an alternative to the current scheme.
Ruapehu District Council (RDC) Chief Executive said that council has targeted the middle of the year for achieving a firm and final decision on Ohura's drinking water supply issue.
"This meeting is the next step in a detailed plan that has involved the review, assessment and comparison of alternative options as well as widespread consultation with key stakeholders including the Ministry of Health, the Medical Officer of Health, the Fire Service and the Ohura community.
"It has been recognised for a long time that the current Ohura drinking water supply scheme is unsustainable in its current form," he said.
"The issue of too small a number of permanent residents is exacerbated by other factors such as low incomes, the age and run down state of the water pipes, the low quality of the water, high operational and depreciation costs and other issues."
"Many Ohura residents are already finding their rates severely unaffordable with about a third of all Ohura rates not being paid in any one year which passes the burden on to all other Ruapehu ratepayers."
Mr Till noted that discussion and consultation with the community on finding a long term viable solution has been going on since 2000 but despite deliberation by council, numerous public meetings, surveys and significant expenditure finding a viable solution has proved elusive.
"The meeting of 4th February will discuss the quotes sourced from local Ruapehu plumbing firms for the installation of roof fed systems on six sample properties in Ohura and a Health Impact Assessment that is expected from the Waikato District Health Board."
"The sample property quote prices vary widely from $12,000 to a $100,000 depending on the individual property and its needs," he said.
"This stemmed from the sample properties being quite different in what they needed to allow water to be collected from their roof."
"As well as a water tank a property may require pumps, filter systems, electrical work, new guttering and even a new roof in addition to any ground work or building required to install the tank."
Mr Till added that the work done so far highlights that a lot more work is required with the cooperation of the community to clearly identify individual property needs in order to allow more accurate pricing to be obtained from an open tender process.
"The actual final costs to residents for a roof fed tank solution will depend a lot on what each resident wants or needs so will vary from home to home," he said.
"The quoted prices on the sample properties look high compared to the costs council obtained from the West Coast District Council for a similar project they undertook around three years ago."
"In the West Coast case the actual costs per household ended up being between $1,000 and $7,000 with an average cost of $2,500."
"The West Coast District Council made finance packages available with a maximum yearly repayment of up to $600 which half of Ohura's current yearly water charges."
Mr Till said that the plan and timing going forward after the February 4th meeting is for a 'formal options paper' to be discussed and signed off by council during March.
"This will confirm the options council will go to the community with as part of a Special Consultative Procedure (SCP) from mid-March to mid-April where residents and other stakeholders will have the opportunity to make formal submissions."
"The outcome of the SCP will be a
referendum targeted for between April and June to produce a
binding decision," he said.


text:
Job market
According to the report, the engineering disciplines fared best, as a group, posting a 2.3-percent increase in their overall average offer, which now stands at $58,438. Computer-science majors lost 3.6 percent off their average, bringing their current starting salary offer to $57,693. The business disciplines rose 1 percent to $46,973. Data is limited at this time, as liberal-arts graduates tend to get job offers later in the year, but it shows that activity for liberal-arts graduates as a group remains relatively flat.
For those graduating this spring and still looking for a job, Halasz encourages them to utilize the Career Center along with all their other resources. For those who will graduate in the future, he stresses the importance of gaining work experience through internships, co-ops and part-time jobs and gaining technical, language and leadership skills.


text:
Routis 2004 does a good job of routing on my notebook ! But, when I look out 50 miles not a single town is identified or road number displayed ! Its a page of squiggly lines with no meaning ! Am I missing something or is this the way the map feature is in Routis ?
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You are currently browsing the tag archive for the 'hold on to your butts' tag.
Josh Marshall rightly extrapolates from the utterly insane and terrifying comments of Ted Yoho (R-Airstrip One) that we should all be very, very afraid. He's not wrong, exactly (I just said he was "rightly," after all) but I don't think we're going to default on the national debt. Here's why:
40-50%: Debt limit compromise on process. Not enough, methinks, has been made of this report from Greg Sargent:
The principle articulated internally is simple. Never mind delaying or defunding Obamacare — there will be no policy concessions in exchange for a debt limit that would damage Dem priorities. Republicans must refocus on legitimate legislative means, i.e., the legislative process' normal give and take. In exchange for the debt limit hike, there will be no medical device tax repeal. No Keystone pipeline. Obama administration officials are open to the possibility of face saving moves by Republicans being part of the endgame, but only ones involving process — not policy concessions — such as the McConnell provision, a device floated last year that would have largely transferred debt limit authority to the president.
This strikes me as being both politically and policy-wise the best solution. The Democrats and the President maintain that they did not offer policy concessions for ransom, the Republicans get to claim that they won something, and the potential of future debt ceiling crises is permanently defused in a wholly-legitimized manner. The main goal the President is trying to accomplish (and that the whole world should be behind) is that a faction of Congress cannot threaten massive catastrophe in exchange for unilateral policy concessions, and even a completely clean debt ceiling hike doesn't wholly remove that possibility from the table in the future, though it would make it far less likely.
20-30%: Clean debt ceiling hike, AKA, the GOP caves. Who knows what lives in the addled mind of John Boehner? Of which GOPers are truly mad and which are eyeing the emergency exits on the crazy train? Certainly, though, it seems that if the Senate were to pass a clean hike soon, the pressure on the House to do the same on Oct 16-17 would be enormous, and it seems that wouldn't be a too-unlikely scenario. This is certainly what the President wants, and it would hopefully defuse future crises of this nature, but of course, nothing is guaranteed.
20-30%: The financial crisis is substituted with a wholly political one. In this scenario, the President would emerge when the first payment is due beyond what is in Treasury's coffers and above the legal borrowing limit and, legal memo in hand, declare the debt ceiling unconstitutional and order his administration to proceed as if it did not exist. (I don't think the platinum coin, awesome though it is, has a snowball's chance in hell of happening). What would happen then is – the government and debt markets proceed as normal, forever. The GOP would epically flip out, the House would pass a bill/resolution ordering the POTUS to respect the debt ceiling, but a) it wouldn't pass the Senate and b) the POTUS/WH would simply lump that in with "unconstitutional threats to the credit of the US" and move along. The House would then impeach the President on a purely party-line basis, the Senate would acquit, and there it would lie. Certainly nothing would move forward in Congress through the rest of Obama's second term, but it's not like anything would anyway! Whether the POTUS's decision was correct legally would be debated, but morally, pragmatically, and governance-ally the consensus would be sympathetic to him. This would have the effect of burying the debt ceiling as an issue forever, since it's unlikely that the GOP would believe so strongly in this that, in 2017, a President Christie/Jindal/Cruz/Paul/Palin/whomever would take the oath of office and immediately order a cessation of payments on the national debt. It would also have the odd effect of making any US default ever, for any reason, untenable legally, and thus prevent the US from any kind of Argentina/Greece kind of debt restructuring/selective defaulting down the line, meaning an actual US debt crisis (as opposed to the political crisis nominally centered around the issue of the national debt) would have to be resolved through a combination of austerity and inflation.
…and that's it. I truly do not believe that Obama and his administration has any incentive to elect to actually catastrophically default over taking the legal out above, and I think they would elect for that knowing full well it would result in impeachment.
But of course, they can't say they're going to do that, or even hint that they would, because that would eliminate all incentive for the GOP to cooperate in advancing either of the two other scenarios above. The GOP would love to paint Obama as a lawless debt-addicted tyrant and has been all-but-openly itching for a reason to impeach him since Jan 20 2009, so Obama in fact has to act like Option C is off the table even if he's completely convinced that it's the only alternative.
It's going to be an interesting couple of weeks, folks.


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Organisations with large business travel budgets will need to keep an eagle eye on costs in 2013 and many will have little choice but to be more strategic in the way they buy travel services.
That's because the Asia Pacific region – and Australia and New Zealand in particular – is seeing travel costs spike up, especially hotel and rental car charges.
Domestic airfare prices have also increased despite the heightened competition between the Qantas group and Virgin Australia. Domestic fares increased by 5 per cent and showed more growth in the second quarter of 2012 than other tracked fares in the Asia Pacific, according to American Express's business travel monitor survey.
Travel agents specialising in business travel are known as travel management companies, or TMCs. Carlson Wagonlit Travel (CWT), one of American Express's key competitors in the global TMC space, is predicting sharp price rises in the Asia Pacific.
CWT's 2013 travel-price forecast says price rises for hotels, air tickets and other services in this region will be substantial. In many instances, the price hikes will be higher than forecast increases in North and South America, Europe and the Middle East.
Director of program management in Australia and New Zealand for CWT, Val Feuell, says some suppliers such as car rental operators are facing big increases in their fixed costs. But she believes other suppliers are lifting prices in the Asia Pacific because they can get away with it.
"I think suppliers doing forecasts still see Asia as being a cash cow," she says. "We still have money in this region, we are doing reasonably well and a lot of airlines want to come into this market. A lot of airlines want to come into Australia, specifically."
CWT forecasts Asia Pacific airfares will rise by between 1.9 per cent and 3 per cent in this half, and then spike by up to 4 per cent in the second half of 2013.
It says while competition between Australian domestic carriers is prompting aggressive pricing, these price breaks are being partially offset by the federal government's carbon tax. The new tax is "causing an increase of about 1 per cent in average ticket prices on domestic routes", the CWT report says.
Hotel prices in the region are forecast to escalate, too.
Increases in Singapore are expected to top 8 per cent in 2013. The cost of renting a car in Australia and New Zealand is tipped by CWT to rise by up to 7 per cent.
With suppliers exercising hefty pricing power, they can be expected to more strictly enforce the contracts that travel buyers make with them, whether it's a market share agreement with an airline or a room night commitment with a hotel chain. Having a savvy TMC, or a skilled in-house travel manager, on hand to strike deals and negotiate is only going to become more important.
Carl Jones, head of American Express Advisory Services for the Asia Pacific, says hotel occupancy rates, year on year, are fairly flat in the region, but Australia's occupancy rates have grown steadily.
"There is strong demand in cities like Singapore but demand has softened in India," he says.
"China has a strong pipeline for hotel development as it does not suffer the labour issues that we can find in Australia."
TMCs believe accommodation is next year's trouble spot. Feuell says it is becoming harder to secure hotel accommodation in Perth and Brisbane – both gateways to Australia's resources industries. Hotel prices in these and some other local cities have climbed in line with rising occupancy rates.
Voyager Travel's national business manager, Lyn Harris, says Brisbane and Perth face huge supply and demand issues.
"There is a definite need for more properties in both cities," she says. "Reasonable corporate rates are becoming increasingly difficult to negotiate. The hotel industry is advising us that travel to Perth, in particular, now needs to be booked 14 to 21 days prior to travel to enable companies to secure their negotiated corporate rates."
TMCs typically advise clients to be flexible in booking trips and not be penny-pinchers. Even so, keeping a lid on costs is a key focus for financial controllers. Business travel is most companies' third-largest expense after wages and premises costs, and it's a lot more controllable than the first two areas.
Still, face-to-face meetings remain critical in business. Rather than taking an axe to the travel budget more companies are exploring ways to maximise the productivity of their travel spend. Simple factors such as booking ahead, applying a "best fare of the day" policy and bundling different meetings can bring big savings without reducing overall travel. Requiring the use of restricted, non-refundable tickets; cutting back on premium class use; and setting spending caps are proven ways to trim costs, even if they're not the most popular discussion points with road-warrior executives.
Jones says more companies need to view hotel spending as an investment and seek guidance on how to best manage their hotel spend. "It's particularly important that companies seek this advice so they are securing rates that are in line with what their peer organisations are paying," he says.
General manager of Travelscene Corporate, David Padman, says as budgets get stretched companies are putting pressure on both TMCs and individual travellers.
He says businesses now expect their TMCs to be more resourceful and effective. Organisations want more bang for their buck – "not only from their TMCs but also from their own business travellers", Padman says.
The media has zeroed in on the raised competition between the large
At its results briefing in August, Virgin boss
Virgin may never be an Ansett-sized domestic competitor, but its new focus on high-yield passengers, its launch of a domestic business class cabin and its expansion of capacity, is clearly having an effect.
Harris says many of Voyager's customers have sustained a low average ticket price, despite fare and fuel increases, due to the increase in competition between Qantas and Virgin. Because corporations are actively seeking savings, they are more prepared to weigh offers from the two airlines, she says.
Feuell says some clients are signing deals with Virgin to make it their "second preferred" partner. Where once they gave 70 per cent of air business to Qantas and had no policy on how employees spent the remainder of their air budget, today many direct that 30 per cent to Virgin and its partners.
To control costs, CWT recommends organisations consider alternative airlines, including low- cost carriers; conclude hotel rate negotiations for 2013 as soon as possible; and stay focused on the total cost of the stay. Feuell says including internet access with every booking makes sense. "Companies should just include internet, otherwise every traveller is paying an extra $15 a night," she says.
The Australian Financial Review


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He has a BA in home invasion from Columbia University and an MA in flagrante delicto from the Institute of Fine Arts.
The sharper passes for an honest man as long as he has not been taken in flagrante delicto.
Offending students caught in flagrante delicto he conducted to the University prison, and others he reported to the Rector.
"It must be in flagrante delicto, Master Simeon," said Ford, uneasy again.
So hot were we about it that we noted not our master coming upon us and finding us in flagrante delicto.
He was therefore most desirous to effect the capture of Coppinger at once and flagrante delicto.
When obliged to punish a boy caught "flagrante delicto," he invariably looked out for some way to make it up to him later.
To the Colonial rebels he had diplomatically tendered the advice to surrender before being caught in flagrante delicto.
Cases, moreover, in which the offender has been taken in flagrante delicto are decided in three days.
The latter provision is intended to apply particularly to cases where the wife has discovered the husband in flagrante delicto.


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We were unable to find results for "kate spade new york le pavillion jewels resin phone case for iphone 5 french navy cream"
Search Tips
- Double check your spelling.
- Try using single words (e.g. loafers, pants).
- Try searching for an item that is less specific.
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Have Relationship Questions? Ask a Counselor for Answers ASAP
Hello, I am Rafael. Thanks for asking your question - I'm here to support you. (Information posted here is not private or confidential but public).
I am very sorry to know about this overwhelming situation.
What you describe here is truly shocking and painful.
Yes, it has been very overwhelming. It has destroyed me.
Since it shows how your boyfriend has not been honest nor respectful towards you and your feelings for all this long.
Even after you gave him another chance since you believed in his words and tears, you have found out how he has literally manipulated you and continued to betray your love and relationship, and that's just unacceptable, traumatic for most people in your shoes.
One party when he met up with her, he even got his friend to lie about him, telling me he is home although his facebook told differently.
His behaviors show he is a very immature person with serious mental health problems, to the point of acting this dramatically and impulsively. I think you are absolutely right when fearing anything could happen from now on, and that it would be self-sabotaging for you to trust him again taking into account what reality is showing you.
I have sufferend from depression for over 2 years now. And he has been there for me a lot through times likes these. Yet it kills me knowing that even though he knew I was depressed, he still kissed someone else.
Then as you see the is no accident here, but serious manipulation and deception
That's awful, since he was very well aware of your vulnerability because of your depression, and he totally disregarded that and chose to do this for this long period of time, fooling you this much.
He has cried so many times when he has made a msitake. hysterically. but then he turns around and makes another one. and he does not let me move on, he clinges on to me, so I have no choice but to forgive him.
You do always have choices, and he manipulates you because you end enabling him over and over again. Unless he happens to physically force you to do something there is no way anybody could force you to choose something like this, please confront that illusion, face reality, and choose to take back your own power, respect and dignity, in order to start taking good care of yourself, otherwise you would have to continue affording, whether you like it or not, the consequences from your choices.
The most abusive people are the most manipulative ones, just as he is, but they can only hurt people who tolerate and enable their abuse and manipulation, otherwise they would have no power at all.
Please work on your rehabilitation from depression, and also on eradicating any codependency and self=sabotaging pattern, in order for you to truly be and feel good, and to build a healthy and fulfilling life, including a mature, respectful and happy relationship.
It's obvious to me based on your story that unless he commits to work on his own rehabilitation process from the serious personality and mental disorders he presents, he would not be able to play a healthy role in any close romantic relationship.
I know it sounds stupid but I love him a lot. But now it feels like he can't even take little baby steps to prve his loyalty. For example his phone went off and I asked who was this (it was a text message). For half an hour he said he will look at it when he stands up (we were watching a TV) and then obviouslt suddenly he needed to go to the toilet when the movie finished. I started crying because I am obviously scared that she is texting him. And she couldn't even show me for a nano second that: look, it not her! No, he needed to go to the toilet first where he came out of, phone in his hand, saying oh it was just this our that friend. Am I completely out of my mind to be even scared when he acts like that??
You would be self-sabotaging if you continue to believe and trust him after all these serious concrete issues around dishonesty, betrayal, manipulation and lack of caring.
It would show you have developed an unhealthy. dependency-addiction to him, pushing yourself into further pain and abuse.
There isn't a healthy future for this relationship, is there?
Based on everything you described here, it would be unrealistic and self-sabotaging for you to believe there is one, unless he happens to dramatically transform himself, and for that to happen he would have to fully acknowledge all his abusive actions, hold full accountability for them, and commit to his own rehabilitation process with professional psychological treatment, for him to understand himself, resolve his core issues, and only then he would be able to know what he wants, how to take good care of himself, and then how to be in a mature committed relationship, building something worthy and fulfilling. If he chooses to start this process, it would take long term for him to gradually change, it would not happen in a couple of months for sure, and it won't be his nice words or manipulative tears what would show it, but his consistent actions in time -long term.
That is just strange because before the cheating. For like 8 months we had the best relationsip ever. Everything was so good, and obviously we had our little ups and downs but I never have thought that he would be.. manipulative.
this is why it has been this traumatic, you finding out this way and after these several months about it. You can be sure that nobody gets transformed in a couple of days from being a faithful, respectful, caring honest and mature person, boyfriend, into a dishonest, manipulative and insensitive one.
What does happen a lot is people being so good manipulation and portraying nice roles, that when you finally find out about their real ways, you get shocked by it, since you never could have imagined anything like that coming from them; but it happens and happens a lot, and it is not because they are being the victim of anybody, but because of his core serious issues and disorders.
Thank you very much for your advice today.
You're very welcome. Thank you for being this open and for your trust.


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Restaurants On-site: 1
Cocktail Lounge
Wine Tasting Available
Room Service Available in Executive Rooms, Suites and Rooms from
Hotel Restaurants
The Oase Grille , a shelter serving as a place of safety or sanctuary. Our newly designed restaurant features our state of the art cooking methods and equipment to provide you with exceptional dining experience. The Oase Grille is perfect to host your corporate or social events. Whether you prefer to dine in our contemporary, beautifully appointed dining room or you would like to listen to the soothing sounds of our water fall on the outdoor patio.
Location: In our lower lobby. 1st Floor
Serves: Breakfast, Dinner, Dessert
Hours of Operation: 6:30 AM-10:00 AM
Hotel Bars & Lounges
One -11 Bar and Lounge is Hunterdon County's premier nightspot and features Happy Hour weeknights from 5-7pm. Watch your favorite sporting event on our 60inch LCD screens or our projection screen!! Join us every Friday and Saturday Night for our live entertainment. Whether it is a live band, acoustic sounds from our local musicians, comedy night or a DJ One-11 Bar and Lounge will not disappoint.
Location: Located in the first floor lobby by the main entrance
Hours of Operation: 4:00 PM - 11:00 PM


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A San Diego attorney who federal prosecutors said promoted income tax fraud schemes has been permanently barred from providing tax advice or preparing tax returns for others, the U.S. Justice Department said Tuesday.
Federal prosecutors said that schemes promoted by attorney Scott A. Waage led the government to lose more than $10.8 million in tax revenue.
Waage ---- who has a Rancho Santa Fe home address, according to online records ---- agreed to the permanent injunction, signed Friday by a federal judge, without admitting to the allegations levied against him, court records indicate.
Federal prosecutors alleged Waage had promoted schemes that helped his customers evade paying income taxes by illegally reducing the customer's reported taxable income.
In one scheme highlighted by federal prosecutors in their announcement, Waage advised his customers to create sham consulting corporations that never actually performed any consulting. Customers put money into the fake companies then improperly deducted personal expenses, according to the complaint.
Aside from barring Waage from dispensing tax advice or help, the injunction also compels Waage to give the government a list of all his tax planning or tax preparation clients dating back to 2001. Waage also must let his former clients know about the injunction.
The case also targeted certified public accountant Robert O. Jensen. In March, a federal order barred Jensen from preparing tax returns that understate income, federal prosecutors said.


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NAEOP Administrative Council
Welcome to the NAEOP Administrative Council!
NAEOP President Wendy Heslink, CEOE, has chosen Learn, Inspire, Lead as her theme for the 2016-2017 year. You will want to capitalize on your opportunity to learn and enhance your skill set by checking out the course list for the Webinars scheduled this year. Participating in your local, state, and national associations and encouraging others to do the same, will give many opportunities for inspiring and leading by example.
As a member of the National Association of Educational Office Professionals (NAEOP), you are automatically a member of one of the six councils (Administrative, Elementary, Middle School/Junior High, High School/Career and Technology Education, Higher Education, or Education Partners). Please encourage your colleagues to become members and attend local, state and national meetings to experience the many professional development opportunities. Pass the word along about NAEOP and the many benefits of membership.
• Four On-Line Issues of the Association's Magazine (NES Connector) • Professional Standards Program (PSP) • Awards Program (Affiliation Awards; Educational Administrator and Office Professional of the Year Awards; Student and Member Scholarships; Magazine, Newsletter and Website Awards; Louise Henderson Nelson Award) • Networking Opportunities (Conferences; Institutes; Area Professional Development Days; NAEOP Mobile App; NAEOP Facebook Page; NAEOP Pinterest Page; NAEOP LinkedIn Page; NAEOP Twitter Page)
Susan Belliston, CEOE, NAEOP Vice President, is chairman of the Membership Committee under which this council is governed. Joining NAEOP is an investment in you with immeasurable returns. Please join your fellow Administrative Council members this year as we Learn, Inspire, Lead. You'll be glad you did! Contact me if you have any questions about NAEOP or the Administrative Council.
Sue Hand CEOE
2016-2017 Administrative Council Chairman
firstname.lastname@example.com /p>


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This article applies to Windows Shared Hosting packages.
A Web Config file is the main settings and configuration file for use with ASP.NET. This article will show you how to create your file and where to place it in your 123-reg Hosting package.
Create a txt document with your Web.config settings.
Below is an example that shows a minimal Web.config file
<?xml version="1.0" encoding="utf-8" ?>
Save the txt file as Web.config.txt.
Upload the file to the root directory (web/content/) of your windows hosting package.
Rename your Web.config.txt file to Web.config by removing the .txt extension." This can be done using your FTP client
You have now added your Web.config file.
Watch the content of this article for changes.


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Tuesday, January 12, 1999 Published at 19:36 GMT
Inspectors question operation of 11-plus system
System leads to uncertainty for pupils, parents and schools
Schools inspectors have raised doubts about the fairness of the selection process for secondary schools in Kent, one of the few areas in England that still has grammars.
The report from the Office for Standards in Education, Ofsted, says the local education authority does show "signs of continuing improvement".
But it also criticises Kent's provision for children with special educational needs. It says Kent takes too long to issue children with statements of need, and does not monitor how its schools target resources, so that pupils and their parents are "not consistently well served".
It is the remarks on selection that are the most charged. Kent is England's biggest education authority and one of the few to retain the 11-plus exam. Campaigners against the selective system plan to use new rules to challenge it in the county through ballots of parents.
Ofsted says the system is complex. The county has 15 local education authority grammar schools, each of which uses one 11-plus exam. But there are 18 grant maintained grammar schools running their own admissions using at least three different exams.
Children are sitting the exams this week for places next September but may not know until July which school they are going to, because of the appeals process. What Ofsted calls these "unacceptable delays" lead to planning problems for the high schools which take children who are not selected.
Appeals can come from primary school headteachers to grammar school heads, on behalf of their own "borderline" pupils, and parents can appeal to panels of councillors.
Ofsted criticises the lack of consistency this leads to across the county. It says the education authority "cannot be sure there is equity in the process" and urges Kent to take steps to ensure that the selection process is "transparent and fair to all pupils".
Kent's Education Chairman, Paul Carter, said the authority viewed Ofsted's comments as a vindication of its efforts to "streamline" the 11-plus.
"This report will help us to do that, and arrive at a common test at age 11," he said. "We are already consulting with schools on bringing the exam forward in the year to give parents certainty of placement earlier in the year."
One primary headteacher who is against selection, Eamonn Norton of St Peter's Primary School, Sittingbourne, said Ofsted's comments were "gold dust".
"The way selection works in Kent is a disgrace," he said. "The whole system is flawed and has no credibility amongst professionals.
"We have an 11-plus because of politics. It has nothing at all to do with education. This report brings home the truth of the matter. It only confirms what we have been saying for a long time."
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