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The post Bosler House faces foreclosure appeared first on Denver Real Estate Watch.]]>
The city of Denver has filed an action to save the Bosler House in Northwest Denver by foreclosing on it.
The Bosler House is considered a gem of a historic house that has been badly blemished and damaged by being exposed to elements from holes in its roof since 2009.
The action to foreclose on the Bosler House at 3209 W. Fairview Place in West Highland, was applauded by historic preservationists and Councilwoman Susan Shepherd, who represents the district of the home.
"I am glad this has finally happened," said Shepherd, who was defeated in her bid to be re-elected earlier this month and will leave office in July.
"It has been in the works for a long time," Shepherd said.
The city also is seeking to have a receiver appointed that would manage and act as a caretaker for the Bosler House.
The Bosler House, built in 1875 and declared a Denver historic landmark in 1984, was an issue in Shepher's bid to be re-elected.
She lost by a 2 to 1 margin to architect, Rafael Espinoza.
"I think a lot of people did not think the city was taking this seriously," Shepherd said.
"We were taking it seriously and this action shows the city does take it seriously," she said.
However, it is a private home and the legal process takes long time, she said.
Shepherd toured the Bosler House about three years ago, with its owner, Keith Painter.
"It was in pretty bad shape even then, especially on the top floor," Shepherd said.
She said the roof had holes in it, allowing rain and snow to enter.
Espinoza also believes the city made the right move with the foreclosure action.
"It's an important endgame move to save this structure, which I whole heartedly support in this specific case," Espinoza said.
The Bosler House is an individually landmarked structure — one of only 332 in the city.
The Bosler House is significant not only for its Italianate architecture, but also for its history in the development of Denver, according to the city.
The Bosler House is associated with Ambrose Bosler and W.H. Yankee, two early settlers of West Highland. Bosler owned a successful ice-cutting business and Yankee had been a miner and a mine owner.
"The Bosler House is a highly visible landmark in the neighborhood," according to a history of it prepared by Denver Historic Inc.
The Bosler House has an unusual and complex plan, compared to the single family Victorian homes in the surrounding neighborhood," according to Historic Denver Inc.
It and the other individually landmarked buildings are considered irreplaceable, the city noted.
Annie Levinsky, executive director of Historic Denver Inc., has long fought to save, repair and restore the Bosler House.
"I hope we can get some immediate protection to protect the house from its current exposure to the elements," Levinsky said.
Painter, who bought the home in 1987, which has 3,310 square feet according to records, has 21 days to respond to the city's action for a foreclosure and to appoint a receiver.
The home has amassed $560,000 in liens. They result from fines of $999 per day from May 8, 2013, after the home was ruled as "neglected and derelict" by the city and Painter did not make the needed repairs.
Painter, on Wednesday said he has been unfairly portrayed as the bad guy in this long-running saga.
He said he has been involved in a "David and Goliath" battle with the city of Denver, Historic Denver Inc. and a handful of neighborhood activists.
Painter, who lives across the street from the Bosler House, claims that he could not get building permits to repair the building and it would cost more than $2 million to repair it. He said supporting walls in the home are failing and could not support a new roof.
Andrea Burns, spokeswoman for the Denver Community Planning and Development department said that is not true.
The city would have gladly provided him permits to complete the appropriate and needed repairs, she said.
At one point, Painter wanted to raze the home and replace the site with condos, she said. "That's what people say," Painter said.
Rather, what he wanted to do was tear down the house and replace it with a duplex, using as much of the recycled material from the Bosler House as possible.
Burns said that does not reflect what he filed with the city.
Last fall, the Colorado State Historical Fund provided a $7,600 grant to fund a structural assessment of the Bosler House.
However, details of how the assessment should proceed were not finalized until last April, according to Burns
Historic Denver Inc., in its application for the structural assessment grant from the state, made the point that a building such as the Bosler House needs to be saved.
"Today, the entire Highlands area is facing intense development pressure," according to Historic Denver Inc.
"Large tracts of smaller single family homes are quickly being demolished to make way for multifamily condominiums and apartment buildings. This steady erasure of the physical remnants of Highland's history makes it even more important to protect those buildings which are already designated landmarks," Historic Denver Inc. said in the grant application.
At times, the struggle has taken a surreal twist.
Painter said that a city attorney last month said he tried to enter a meeting room in the Wellington E. Webb Municipal building downtown with a trombone case full of weapons, and city officials apparently felt threatened by him.
"I don't even play the trombone," Painter said.
He also questioned why if he had tried to enter the Webb building with weapons, why wasn't he arrested?
When he made the complaint to Brad Buchanan, executive director of Community Planning and Development last month, the CPD responded that it could find no documentation to back up his charge.
The foreclosure action was only filed after Painter refused to give a contractor and a city representative the required access to the home, to assess the structural damage and do any needed emergency repairs, according to Burns.
"That is a lie," Painter said.
However, that may be a question of interpretation.
The city sent him an agreement to assess the damage and to do emergency repairs, which he did not sign.
Painter contends repairs and the assessment are separate issues. Also, the city said Painter would not be allowed to be present during the assessment. Painter indicated it was outrageous that he would not be allowed to be in his own home. He also said he was not going to allow the city "carte blanche" to do any repairs it wanted, especially since the structural integrity of the home had not yet been assessed.
Not only should he not be barred from being in his own home, but Painter said if he was present during the assessment, he could point out structural problems.
Burns said that is her understanding that a court could approve a receiver even before the foreclosure.
In that case, the receiver could start making some repairs quickly, she said.
"Our goal is to save this house," Burns said.
Interested in buying a home in West Highland? Please visit COhomefinder.com.
Have a story idea or real estate tip? Contact John Rebchook at firstname.lastname@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. A Q&A with Lane Hornung is a feature of IREN. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post Bosler House faces foreclosure appeared first on Denver Real Estate Watch.]]>
The post BHP launches Project Renovate in Boulder appeared first on Denver Real Estate Watch.]]>
By John Rebchook
It's called Project Renovate.
Boulder Housing Partners on Tuesday unveiled details of Project Renovate, a $78 million plan to purchase and renovate 279 affordable housing units in this city long known for its expensive housing.
Project Renovate will allow low to moderate-income people to live in Boulder, a city nearing the point where even rental units are not available for those making less than $50,000 per year. The median sales price of a Boulder home on the market is $775,000, according to COhomefinder.com.
Project Renovate is BHP's most ambitious effort yet to preserve existing affordable housing throughout the city. BHP was founded in 1966.
The agency plans to purchase the units by the end of 2016. Project Renovate involves public and private financing.
Project Renovate's goal is to assure that this essential housing is vibrant and viable for the long-term use of Boulder households, according to BHP.
"This is a capstone project in our strategic plan to preserve housing opportunities for our most economically vulnerable citizens while creating a stronger sense of community and a greater opportunity for our customers to gain more self-sufficiency," said Betsey Martens, executive director of BHP.
BHP is one of a select group of public housing authorities approved by the U.S. Department of Housing and Urban Development to recapitalize its public housing properties. By gaining local control of the properties, BHP can ensure quality affordable housing for Boulder's most at-risk citizens in perpetuity.
Dwindling federal housing funds have made traditional public housing models obsolete, Martens said.
Under the previous model, HUD owned the properties and gave housing authorities annual grants and subsidies for operations and maintenance.
Residents typically paid about 30 percent of their income for rent and utilities. The federal funds were not enough to cover the full costs, so housing authorities had to provide additional subsidies.
Once BHP owns the properties, it can access additional funding sources, such as low income housing tax credits, to renovate the units and maintain them in a more financially sustainable manner.
Residents will continue to pay at least 30 percent of their income in rent and utilities under a project-based Section 8 voucher program.
"The result is a better quality of life and opportunities for at-risk families, seniors and individuals with disabilities," Martens said.
"Our city neighborhoods will be strengthened by quality affordable housing and we'll provide homes for citizens who need them the most," with the Project Renovate program, Martens said.
Project Renovate will start in earnest this fall, when 279 apartments, townhomes and single family homes in six properties throughout Boulder will be improved.
The properties were built in the 1970s and 1980s.
Renovations will include new Energy Star appliances, bathroom and kitchen overhauls, open floorplans, additional storage and new lighting.
Exterior work will include new siding, roofs, windows, doors and landscaping. Several sites will receive new playgrounds and community centers to provide space for education and training programs for adults and children. Improvements will meet the Enterprise Green Communities standards and City of Boulder Smart Regulations.
The six properties are:
All of the sites are near bus lines, grocery shopping, community services and employment centers.
"We provide that crucial connection between residents and the essential services they need to realize success in their lives and be engaged with the broader community," Martens said.
Project Renovate will be financed through a combination of 4% Low Income Housing Tax Credits, Private Activity Bonds issued by BHP and seller financing from BHP.
Renovations are scheduled to start in early October. Residents may relocate temporarily into a newly renovated unit in their building or permanently relocate with the provision of a Housing Choice Voucher and moving assistance provided by BHP.
In the last 12 years, Boulder has lost an average of 471 units of market affordable rental housing each year.
If current trends continue, by 2020 Boulder will have no homes affordable to households with annual incomes under $50,000 other than those homes in the city's permanently affordable program.
For these reasons, BHP updated its strategic plan to help the city course correct and remain consistent with the vision articulated in the Boulder Valley Comprehensive Plan.
Interested in buying a home in Boulder? Please visit COhomefinder.com.
Have a story idea or real estate tip? Contact John Rebchook at firstname.lastname@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post BHP launches Project Renovate in Boulder appeared first on Denver Real Estate Watch.]]>
The post Farley: Denver's zoning addresses height appeared first on Denver Real Estate Watch.]]>
By Dick Farley
Special to InsideRealEstateNews.com
Like cousins, building height and density are related but different.
A two story house 30 feet high can contain two or three bedrooms and a family of three or four. Or, it could contain four or five bedrooms (including a basement apartment) and an extended family of five or six.
The density in units per acre doesn't change, but the density in people per acre does.
Such a house without any change in form or height, but with a change in zoning, can also be converted to half a dozen apartments. That has been the case with many large homes in Capitol Hill, for example.
It only takes the conversion of six or seven such houses on 50 by 125 foot lots to reach upward of 40 units per acre. Before the conversion, the density was six or seven units per acre.
Often, the converted apartments are small, so the average number of residents per unit might be in the range of 1.25 people per unit, yielding something like 50 people per acre.
Six or seven large houses might contain six or seven large families, perhaps averaging four people per house yielding 25 to 30 people per acre.
The density increase in people per acre might not be as drastic as it seems when you count only units per acre. All these density options occur in the same house form limited to 30 feet in height.
The same differing amounts of density occur in larger apartment forms of the same height and stories.
A four-story apartment might have 100 small units housing 125 people, or 50 larger units housing the same number of people.
Office buildings of the same height can have the same variable densities of building population and usable building area, depending on floor-to-floor heights and office layouts.
In Denver's new form-based zoning code, measurements of density are largely superseded by the description of building form and height.
Consequently, height and building form (urban house, row house, apartment, etc.) have become somewhat inaccurate rules of thumb for density.
Building Height and Views
Building heights, views, sun exposure and shadows instead of daylight, can turn into issues as contentious as density.
People living in both high rises and houses commonly have the same complaint – someone built a higher structure near me that blocked my view, or my sun exposure.
There ought to be a law!
Well, in Denver there is and there isn't.
Some views are protected by view ordinances.
These are public views from specific spots in parks or plazas. Generally, they preserve the view of mountains. Sometimes, they protect the view of the downtown skyline.
They are mapped as pie-shaped arcs that capture a portion of the mountain range.
Since the mountains are at a significant distance from the viewpoint and are higher than the viewpoint, the ordinances' view planes allow lower buildings to occur within the boundaries of the arc. That is, as long as they don't protrude into the mass and profile of the mountains.
There are exceptions, of course.
The view ordinance that protects the iconic view of the mountains and the downtown skyline originating from the west steps of the Museum of Nature and Science in City Park stops short of downtown. This allows downtown high rises to interact with the profile of the mountains.
These view ordinances are highly prized by the public and neighborhood organizations. Not only do they protect the views from parks (sometimes blocked by other prized elements – trees), but also to add another layer of control to building height over a neighborhood.
Denver also has a few design standards that protect sun exposure and daylight to public spaces.
The 16th Street Mall has a sun exposure design standard that requires at least a third of the street per block to be in sun from the spring equinox to the fall equinox during the mid-day.
The downtown also has a standard called a Waldram diagram that requires a high rise to provide a certain percentage of sky exposure to the street.
Both of these design standards (under the old B5 zoning ordinance) are relatively complicated. In part, that is to be fair to property owners on both sides of a street. The owners might have unequal sun exposure impacts. It is also complicated because it allow for a variety of building configurations.
Views from Private Property
However, views from private property are not protected by ordinances.
Nor do zoning ordinances offer much direct protection for sun exposure and daylight to private property other than side yard setbacks and the bulk planes for house forms.
There may be indirect view protection from units in higher buildings where a zone district with higher height limits abuts a zone district with lower height limits.
Long distance views from private property may also be serendipitously protected by a public park (with a Mountain View Ordinance) or down a public right-of-way.
Of course, you can protect your view or your sun exposure the old-fashioned American way by purchasing the property that provides your view or your sun.
The new zoning ordinance is much better than the old ordinance in providing more predictability for what can be built in a zoning district.
Under the old ordinance, Planned Unit Developments, which essentially cut a hole into a zone district to create their own rules of height and density, are now strongly discouraged.
The new ordinance also has reduced the ability to build anomalous higher structures in the neighborhoods, which, under the old ordinance, were over-zoned for greater heights and densities than actually existed in the neighborhood.
However, exceptions exist, often due to irregularities in the old zoning, which become built into the new zoning because of the city's disinclination to substantially downzone property.
These exceptions fuel the perception that out-of-control development is rampant in our neighborhoods. This is actually less true under the new zoning ordinance than the old.
What is true is that Denver is a far more attractive city now than in the past.
While commercial parking lots might have provided informal views and sun exposure to properties adjacent to them, it is wonderful that the market is finally filling them in with new architecture, residents and activities.
More Protections?
Should there be more protections for views from private property and/or sun exposure to private property?
Should some properties be blessed by the view or sun-gods, while other properties are not (or even suppressed in order to provide the blessings)?
Is design review for large areas of the city an answer, given the myriad number of differing conditions, and the fine-grained design adjustments necessary to work out acceptable compromises?
For a populace that doesn't trust government, that is a substantial governmental intervention into the decision-making process of private property owners.
It is also a costly one for both the government to administer and the property owner to undergo. In my view, that should be reserved for special areas and specific purposes rather than blanketing the city.
In the end, I would come down on the side of continually refining our form-based zoning ordinance.
The goal should be to make rules addressing private property heights, views and sun exposure more easily administered and have objective criteria.
That would make them more fair and consistent.
This may not prevent the blocking of views, or the casting of shadows on another building as infill development occurs.
However, it should provide a predictable and level playing field.
Dick Farley is principal of Richard Farley Urban Design LLC. Farley was Deputy Director of the Denver Community
Planning and Development office in charge of Urban Design from 1987 to 1996.
Have a story idea or real estate tip? Contact John Rebchook at firstname.lastname@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post Farley: Denver's zoning addresses height appeared first on Denver Real Estate Watch.]]>
The post Elitch Lanes: Natural Grocers, not apartments appeared first on Denver Real Estate Watch.]]>
(Editor's Note: Elitch Lanes last day as a bowling alley is scheduled for this Sunday. To put the sale into perspective in today's real estate market, I am reprinting an article I wrote for the March 1 edition of the Colorado Real Estate Journal).
By John Rebchook
Littleton Capital Partners recently sold the Elitch Lanes bowling alley site in an increasingly popular northwest Denver neighborhood to a developer that will build a Natural Grocers on the 1.2-acre site at West 38th Avenue and Tennyson Street.
While many residents in the Berkeley neighborhood and the nearby West Highland neighborhood are sorry to see one of the last family-operated bowling alleys in Denver leave, a Natural Grocers did not usher in the protests and objections that are now commonplace for apartment developments.
In fact, some real estate observers were surprised that the relatively large site infill site was sold to a Realtor, and not a multifamily developer.
Some even believe that this may be one of the first signs that the frenzied apartment construction pace will begin to slow in Denver.
Others, including Jonathan Bush, the founder and managing partner of Littleton Capital, cautions not to read too much into one transaction as far as signaling a bigger trend.
Still, no one disagrees that the site is one of the largest in the area.
"Although there are smaller sites available in the market, there are few opportunities to acquire a development greater than one acre," according to Littleton Capital's website on the land that it purchased in March 2009.
The site is not only relatively large, but it is zoned U-MS-5, which would have allowed a five-story building to be constructed on it.
The buyer, Equity Ventures Commercial Development, paid $87.22 per square foot for the land. Equity Ventures will build the Natural Grocers store on the parcel.
By contrast, Allied Residential paid about $156 per sf for three, nearby sites near West 32nd Avenue and Lowell Boulevard, where it is constructing three luxury apartment buildings.
Also, last year, Richman Ascension Hilo LLC, paid almost $149 per sf for a parcel at West 28th Avenue and Wyandot and Vallejo streets, for a new apartment community, which is just a few minutes drive from West 38th Avenue and Tennyson Street.
Given those comparables, and others, John Winslow, owner of Winslow Property Consultants, was surprised that Littleton Capital did not sell to a multifamily developer, as apartment developers typically pay more for land than retail users.
The sale to a retail developer instead of a multifamily developer, could be one of the first signs in Denver that the "apartment construction is nearing the tail end of the apartment building frenzy," according to Winslow.
There is no denying that Denver is in the midst of an apartment building boom.
At the end of last year, there were 20,477 apartment units under construction in the Denver area, and 20,060 apartment units in the pipeline, reported appraiser Cary Bruteig, principal of Apartment Appraisal Consultants.
Of those units under construction, 3,592, o4 17.5 percent of them were in and around downtown (including Berkeley and West Highland neighborhoods), according to Bruteig's research.
And of those on the drawing board, 5,059, or 25.2 percent of them, are in downtown and surrounding neighborhoods.
Winslow said a Natural Grocers, and not an apartment building, is being built on that highly-visible parcel is the first sign of a multifamily slowdown in Denver's urban neighborhoods.
"We will not see as many new urban type high density apartments constructed in the next two years as we did in 2013 and 2014," Winslow said.
Despite the apartment building boom, existing apartments are experiencing record-breaking rents and higher than average occupancy levels, indicating that demand is out-stripping supply.
The Denver-area has one of the lowest unemployment rates in the country and is of the most attractive areas in the country for millennials, noted several apartment developers at the Multifamily Development & Industrial Conference & Expo, which was sponsored by the Colorado Real Estate Journal.
Also, many young professionals are burdened with onerous student debt, making it difficult for them to buy a home, so instead they rent.
Millennials also are getting married and having children later, making them more likely to rent than buy.
Finally, a lot of millennials, who saw their parents suffer through the collapse of housing prices during the Great Recession, are in no hurry to buy a house, especially if they think they might have to relocate in the near future for a job.
Despite the strong local economy, Winslow said that apartment developers and lenders are starting to worry about where future renters will be coming from, at least in the short term.
The 50 percent drop in the price of oil, for example, will eliminate some high-paying jobs in Colorado, he said, although many of those may be more in Weld County than in the Denver area.
Jordan Robbins, of the Denver office of HFF, while not speaking directly about the West 38th Avenue and Tennyson Street site, said that one thing that could slow the construction bus in Denver is raising equity.
Investors only want new apartments at Main and Main
"We raise a ton of equity from our office and it is getting harder," Robbins said.
Investors, he said, "only want to invest equity if it is at Main and Main. The good sites are still being sold to apartment developers. Right now, we have a site in Riverfront Park and there is a huge amount of interest in it."
Meanwhile, the supply of new apartments is growing at a time when land prices and construction costs are rising, which means that developers will need to get higher rent prices to justify new construction, David Potarf, of CBRE pointed out.
In other words, rental rates would need to continue to soar to justify new construction.
"I think we might see less come of the ground in the next year two than we have seen in the past two years," Potarf said.
While not addressing Tennyson and 38th site specifically, he said when apartment developers start to pass on sites that might have been seen as ideal for new development a year or two ago, "at a micro level that might signal a little bit of a pullback," on construction.
"It really all is site specific," he said.
However, Bush, founder and senior partner of Littleton Capital Real Estate, cautioned not to read too much into selling the site for a Natural Grocers instead of to an apartment developer.
Market strength catalyst for sale
When his group first bought the site, their intention was to ultimately develop the parcel itself, but decided to sell it, given the strength of the local market, he said.
"I'm not sure it is given that we have received a better return if we sold it to a multifamily developer or developed it ourselves," said Bush.
Steve O'Dell, a land broker expert at ARA Newmark, said Bush's assessment has a lot of merit.
The Natural Grocer developer paid cash and closed the deal much more quickly than a typical apartment developer would have, O'Dell said.
Typically, an apartment developer won't close on the land until the site plan is place, he said.
"And that is when they usually start to raise the capital," O'Dell said, so the process is much longer for an apartment developer than for a retail developer.
Also, the bowling alley site is irregularly shaped and "I don't think it includes the hard corner," O'Dell said.
"That would make it difficult to maximize the density," he said.
O'Dell anticipates given the shape of the property, an apartment developer could only build about 100 units on the site.
"That would mean the cost would be about $42,000 or $43,000 per unit, which is a high price," O'Dell said.
"It is worth it, because it is such a great area," he said. "But I don't think Jonathan left much on the table by selling it for a Natural Grocers instead of an apartment developer."
Being a good neighbor
And, Bush wanted to be a good neighbor.
He has developed other retail developments along that 38th corridor and is developing the retail town center at the former St. Anthony's hospital campus at Sloan's Lake, which is only a few minutes drive from the bowling alley site.
"We were trying to be thoughtful," Bush said. "We liked how the building will be re-used and repurposed by Natural Grocers. We think Natural Grocers is going to be an excellent addition to Tennyson and that entire neighborhood."
Potarf agreed that a Natural Grocers would be a wonderful addition to the neighborhood.
"Neighborhoods do need grocery stores and retailers; you can't have just new apartments," he said.
Terrance Hunt, a broker with ARA Newmark, said even if strictly from a financial viewpoint, "retail was not the highest and best use for that site," there can be other factors in play.
Despite the perception of some, developers do not always seek to maximize their profits at the expense of a neighborhood, Hunt said.
While he did not discuss the sale with Bush, he said by selling the site for a Natural Grocers instead of an apartment development, "he avoided the type of protests that RedPeak received when it was going to develop the site at 32nd and Lowell," Hunt said.
Creating good will with neighbors can pay future dividends for developers when having to deal with the city, he said.
Although it was not a factor in this case, sometimes a developer will voluntarily build less density on a portion of a site, to get smooth sailing on the rest of the development, he said.
That said, if an apartment developer wanted that site, he would have had no problems getting it off the ground, Hunt said.
"If an apartment developer came to us, I guarantee you we would have had no problem raising equity for that property," Hunt said.
Interested in buying a home in Berkeley? Please visit COhomefinder.com.
Have a story idea or real estate tip? Contact John Rebchook at email@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post Elitch Lanes: Natural Grocers, not apartments appeared first on Denver Real Estate Watch.]]>
The post New listings 40% higher than home inventory appeared first on Denver Real Estate Watch.]]>
By John Rebchook
An average of 235 new listings of homes and condos came on the Denver market each day last month.
The 7,059 new listings that hit the market in April were 40 percent higher than the 5,025 inventory of unsold homes on the market last month, according to a report released last week by the Denver Metro Association of Realtors.
Last month, had the fewest number of active listings for any April on record.
"It's unprecedented," to have so many more homes come on the market than the number of active listings, said Peter Niederman, CEO of Kentwood Real Estate.
Indeed, the number of new listings was never considered an important metric to track, so a precise ratio between new listings and the inventory is difficult to pinpoint.
Ten years ago, there was an inventory of 24,164 homes on the market.
That would have meant that 33,858 homes came on the market in April 2005.
"That didn't happen," said veteran Realtor Gary Bauer.
It's more likely that perhaps 4,000 to 6,000 homes came on the market in the mid-2000s, when the monthly inventory was hovering in the 20,000 to 30,000 range.
"Historically, we really didn't track the number of new listings," said Bauer, an independent broker.
"It wasn't important," he said. "This is now just part of our crazy market. It is the new normal."
Many consumers, and maybe even many real estate agents, might be surprised how many new homes are coming on the market each month, especially relative to the inventory, Niederman said.
"A lot of new homes are coming on the market, but they are being masked by the number of people transacting real estate," Niederman said.
"As I have said before, the sales velocity it outpacing the number of homes on the market," Niederman said.
"That is driving up the price," Niederman added.
Last month was the first time ever that the average price of a sold home topped $4000,000.
The average price of single-family home closed in April was $404,206, 11.6 percent higher than $362,368 in April 2014.
Anthony Rael, a broker with RE/MAX Alliance, from time to time checks the number of homes being listed for sale.
"I knew that on some days, several hundred homes might come on the market," said Rael, who also is the chairman of the chairman of the DMAR Market Trends Committee.
"But when I saw 7,000 new listings at the end of April, I was pleasantly surprised," Rael said.
However, it is not enough, by along shot, to meet the demand for homes driven by Denver's strong economy and low interest rates, he said.
The appetite for homes is so strong that some Realtors have reported their clients have offered more than $50,000 above the asking price and have still lost a bidding war.
"The real frenzy is for homes priced $350,000 or below, but it is important to say there is a shortage across the board in just about every price range," Rael said.
Rael said that the market needs more listings.
"I honestly believe that if we had twice as many listings, we would have twice as many under contracts and twice as many closings," Rael said.
In face, based on historical numbers, he said the market could likely absorb three or four times as many listings than today's inventory level.
"If we had 15,000 or 20,000 listings, instead of 5,000, our market would be much more in balance between buyers and sellers," Rael said.
Still, he does not see a bubble forming.
"Generally, I would say no," Rael said. "I don't see a bubble forming on the immediate horizon."
However, it takes six to nine months to tell if people were overpaying, he said.
And a lot could happen to change the dynamics of the market.
"If interest rates were to rise and the supply would grow, it would cool price appreciation. By how much, it is hard to say," Rael said.
Have a story idea or real estate tip? Contact John Rebchook at firstname.lastname@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post New listings 40% higher than home inventory appeared first on Denver Real Estate Watch.]]>
The post Polimino: Realtor needed, even in FSBO deals appeared first on Denver Real Estate Watch.]]>
By Dan Polimino
Special to InsideRealEstateNews.com.
The number one thing we hear from our buyers everyday is there are no homes to buy on the market.
This is the biggest challenge the real estate industry is facing in the Denver metro area at this time.
Inventory has never been this low and as such, people are wondering how they could find a home to buy.
Consumers have taken to the Internet to try to find homes to buy that are not on the market, on sites like Zillow, Trulia, and For Sale By Owner.
While this may seem like a good way to buy a home and not have to compete against many offers, it does have its pitfalls.
Here are four things you should know before attempting to buy a home not listed for sale:
As my Dad told me more than once throughout my life, "there is a wrong way to do things and a right way to do things". Find an off-market property the right way and you may find the home you always wanted.
Dan Polimino is a Broker/Owner with the Colorado Dream House Team, Keller Williams Realty DTC. Contact the Colorado Dream House Team at 7 codreamhouse.com or coloradodreamhouse.com
The post Polimino: Realtor needed, even in FSBO deals appeared first on Denver Real Estate Watch.]]>
The post Kentwood: No. 1 in many Denver communities last year appeared first on Denver Real Estate Watch.]]>
By John Rebchook
Realtors at Kentwood Real Estate account for fewer than 2 percent of the estimated 10,000 Realtors in the Denver metro area.
Yet, last year, its 185 Realtors had as much as a 41 percent share in some markets, according to an analysis of sales data by the privately held company.
Although Kentwood brokers sell homes in all price ranges, it especially shined when it came to selling luxury homes.
One our of every four luxury transactions last year involved a Kentwood broker. A luxury home is defined as one that sells for $1 million or more.
"Kentwood has very productive agents," said independent broker Gary Bauer, who does not work for Kentwood, but is very familiar with the organization.
Indeed, last year the company's brokers each averaged more than $12 million in sales volume annually. That metric ranked Kentwood No. 1 nationwide by by the National Association of Realtors and REAL Trends.
"Kentwood has very high quality brokers, who do a great job," Bauer added. "That is why they continue to control a big part of the marketplace."
Kentwood's 25.4 percent share last year of the luxury market — that is, for homes priced at $1 million or more — topped the market share of any other single company, according to Kentwood's analysis.
Its market share, by sales volume in 2014, included:
Kentwood Real Estate also had the highest market share based on total sales volume in Greenwood Village and Cherry Hills Village last year, according to Kentwood's research.
"Our highly experienced brokers are unmatched in their knowledge of the luxury real estate market, but they all serve the diverse real estate needs of everyone seeking a home in any price range," said Peter Niederman, CEO of Kentwood Real Estate.
Niederman noted that this year, the luxury housing market is outperforming the overall Denver-area market.
"The luxury market in metro Denver continues strong, with sales of single-family homes priced from $1 million to just under $2 million jumping 53 percent during the first quarter of 2015 compared to the same period last year," Niederman said
He said its three "strategically located" offices allows its agents to serve home buyers and sellers througout the metro area. Kentwood has offices in the Denver Tech Center, Cherry Creek, while Kentwood City Properties is in LoDo, across from Union Station.
Have a story idea or real estate tip? Contact John Rebchook at email@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post Kentwood: No. 1 in many Denver communities last year appeared first on Denver Real Estate Watch.]]>
The post Schlosser: Greed, fads won't make Denver a world-class city appeared first on Denver Real Estate Watch.]]>
By Elizabeth Schlosser
Special to InsideRealEstateNews.com
Denver is a world class city.
Some recent visitors from Europe told me that Denver is everyone's fantasy of an ideal city, with its lakes, parks, cozy homes, mature trees, nighttime quiet arched over by a big blue sky.
Now they dream of retiring here!
Denver has many asset
However, these assets are fragile and subject to ignorance, political dealing, greed and fad.
One of the world's leading urban thinkers, Anthony Tung, has described Denver's downtown as "fractured".
"Chaos," is the only style that describes our new buildings in downtown.
This is not a good direction; we want an attractive Denver that works for people.
Denver needs a plan
All healthy enterprises need a plan.
Properly formed and administered a plan can help protect Denver while healing our "fractured" and chaotic downtown.
"If you can't count it, you can't fix it", is an old saying from business.
A brief snapshot of Denver:
This is our canvas — a 10 mile by 15 mile square piece of mostly developed land within a grid system of streets with a distinctive "center city." A plan for Denver needs to reflect the following five policies.
The first policy to establish a plan for Denver: the entire town should be considered inviolate, historic. Most of Denver's buildings and streets, parks and parkways are more than 100-year-old intensively built between 1880 and 1960. We're dealing with a city that our forefathers have already built and, generally, beautifully engineered.
Denver was the second largest city west of the Mississippi after San Francisco at the beginning of the 20th century.
The city of Denver is historic and could be listed as a historic district in its entirety if proposed to America's National Register of Historic Places.
We are just as historic and important as San Francisco.
My European guests like us better than San Francisco. "More American," they say.
We have to make a plan that protects the whole city.
Growth need to respect Denver's heritage
We'll want a plan that allows change such as increased density and tall buildings while protecting Denver's historic character and the places where people live, so that our city isn't stunted or too-much changed.
The Blueprint Denver plan and zoning categories go a long way toward this. Now we need to abide by the plan rather than giving every developer a variance from the Blueprint plan.
I've trained my children to squint and look at Denver when I ask, "What color is Denver? Red," they say. Yes, we are historically a brick city and should require some red and red brick on all of our major buildings.
We have completed several inventories of Denver and are at this time refining them by doing another inventory. We need to additional generalize from these inventories Denver's unique urban character.
Denver is a one and two-story city with standardized front and side setbacks.
Denver has a typical brick "Denver square" house and a gridded street plan. We build tall buildings along our major transportation routes in the "center city," along Interstate-70, I-25, Colorado Boulevard, Broadway, 1st Avenue, Quebec, and Hampden.
We should build intermediately tall buildings to connect the high rise areas to low-rise areas creating a graduated building profile. We should mostly designate our residential neighborhoods as areas of stability and not allow much change to the basic building pattern and house size.
Design Review
The second plan policy we should adopt is that Denver will have design review for all major new buildings. A commission of leading Denver architects, planners and preservationists working with city staff should review all plans for major buildings to advise developers on what changes will be required.
This should be a permanent, non-political, panel of design professionals, say five to nine members strong, to add predictability to the review process. There should be promulgated design requirements and guidelines, so that developers can know exactly what to expect. Design review should be expeditious. A building permit must be issued faster than the current situation's long delay.
There needs to be an agreed upon design for our major new buildings within sub-areas with a predictable footprint, height, and setbacks that reinforce the Denver street system. Frigid, frying hot and wind-swept plazas are too often the norm at the street level of our current high rise buildings' bases. Only through working with a group of peers and with stated goals can developers and architects be led to come up with good design.
Denver: Embrace being a cow town
Policy three: Denver will work to strengthen our uniquely creative and artistic city. A city that encourages creativity attracts young people and entrepreneurs.
The image or "brand" for Denver should be an environmentally-aware high mountain desert filled with artists and cowboys. "Howdy pardner, let's go for a hike!"
The cowboy story is the greatest myth the world has ever known. We should do everything we can to underscore Denver as a cow town. Market the stock show worldwide, advertise our cowboy bars, and promote our cowboy poetry readings and western wear shops.
I'd plan a cowboy shoot out at noon every day in the "center city" and arrange for Native American dances at the History Colorado complex. Our city flower should be the tumbleweed. The whole world goes crazy for the romance of cowboys.
We'll need new highway signs that announce the entrance to Denver. Along Interstates 25 and 70 we're going to place some tasteful signage that announces you are in historic and vibrant Denver.
Try and find a sign that announces Denver today.
There could be a subtext for Denver's brand called "Hike Denver." We should connect the old Smoky Hill and Santa Fe trails to Denver's bicycle trails to trails up our mountain parks. A visitor or resident could hike, bike and camp on our many connected paths including a new trail up Mt. Evans. It will take several days to hike and camp along the way up Mt. Evans, our own kind of Mt. Rosa or Matterhorn.
Denver has a lot of artists who need one thing to prosper and to grow in number: sales and patronage. We should host every Friday night an evening of open art galleries and artists' studios. In conjunction with the Denver Art Dealers Association, let's have a dozen limousines or vans connect these venues with guides on board that can explain the art.
Rice University professors do this in Houston. It's a big hit. Nobody can remember which night this kind of event is, including hotel concierges, unless it's every week. This kind of focus should also be applied to our musicians and actors.
The Mayor's Commission on Cultural Affairs, now part of the department of Arts and Venues, should spend its budget advertising existing events and galleries. The commission doesn't need to do its own events; just market what's already here.
Several non-profit groups in other cities are throwing their own downtown, block-parties every Friday afternoon. They close a city block to traffic, sell beer, and offer an opportunity for people to socialize within the context of celebrating good architecture, historic preservation and community fun.
We need to stimulate private sector bus tours of Denver. Serve Denver water and issue hats and sunscreen underscoring our brand and geography as a high mountain desert. These tours should show our public outdoor sculpture and the landmarks within the "center city" and inner-city neighborhoods.
Policy four: encourage walking. We've come a long way in Denver with bicycle paths, bicycle lanes, free bicycles and a few pedestrian streets. (Actually I can't think of any pedestrian-only streets.) There are more cars than people in metro Denver, so we're really going to have to go to work on this policy.
We need to encourage walking.
The center city is located at a 45 degree angle to Broadway, Speer Boulevard and the Platte River. We should capitalize on this situation and let people know they are in the "center city," somewhere special to walk. Use signage, banners and maps to identify the "center city" and close a few streets, perhaps Curtis and Glenarm streets, in the daytime.
We could reverse the one-way streets of Champa, Stout and Welton from 23rd to 32nd streets knitting together the Curtis Park/Five Points neighborhood and easily encourage more walking there.
We should creative an urban walk from the Platte River and Chapultepec/ Centennial Park up and down the 16th Street mall, past Skyline Park to Civic Center. This would be an amazing, inner-city hike.
It would be good to have more food and small-scale events along Speer Boulevard and within Civic Center Park: art booths, book stalls, a bird market, antique and flea markets, food stalls, a flower market…all the things that great cities offer and that get people out of their cars. Consider closing East 16th Avenue to cars.
Finally, policy five is making connections.
This concept of making connections would enliven Denver and cost next to nothing.
Connect downtown to Cherry Creek
I would continue the 16th Street mall bus to East Colfax Avenue, loop it to Cherry Creek and back along the same route. This would instantly connect the downtown, Capitol Hill, Congress Park, Country Club and City Park neighborhoods to Cherry Creek and the "center city."
The connection will grow commerce and housing density while encouraging more of a sense of community through connection.
I would build a pedestrian bridge over First Avenue in Cherry Creek at Fillmore or St. Paul linking visually the Cherry Creek Mall with Cherry Creek North. This would emphasize the closeness of the two shopping areas and relay the message that it's an easy walk between the two. You need not move your car to access these two areas.
In summary a plan that protects Denver as a city inviolate/historic with design review that fosters creativity and encourages the arts, that encourages walking and makes connections will go a long way toward healing Denver and moving us into a prosperous and healthy future that respects our human desire for beauty and community.
Elizabeth Schlosser is a long-time historic preservationist. Schlosser, who used to own an art gallery, unsuccessfully ran for mayor of Denver in 2003. Schlosser has a master's degree in planning.
Have a story idea or real estate tip? Contact John Rebchook at email@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post Schlosser: Greed, fads won't make Denver a world-class city appeared first on Denver Real Estate Watch.]]>
The post New president named at RE/MAX appeared first on Denver Real Estate Watch.]]>
By John Rebchook
Denver-based RE/MAX has a new president.
The giant residential franchise brokerage company announced today that Geoff Lewis has been promoted to president.
Lewis had been an executive vice president and chief legal officer at RE/MAX.
Lewis replaces Vinnie Tracey, who plans to retire.
Lewis assumes the title of president emeritus until he retires.
He will retire after the RE/MAX Broker/Owner convention in August.
Lewis has led the RE/MAX legal department since joining the company in 2004. He was promoted to his recent position in 2013.
"Over the last 10 years, I've seen RE/MAX and our industry deal with a great variety of issues and I'm ready for whatever the future holds," Lewis said.
"I thank Vinnie for his contributions and look forward to working with our great RE/MAX affiliates and headquarters staff," Lewis added.
Lewis was instrumental in guiding RE/MAX through its initial public offering process in 2013. He has continued to provide critical leadership to the company with its new public status, according to the company.
Under Lewis, the legal department has provided services to RE/MAX LLC, its divisions and affiliated companies.
The human resources and risk management departments also reported to him.
Prior to joining RE/MAX, Lewis was senior vice president, corporate development and general counsel for Hyster-Yale Inc. Hyster-Yale is a multibillion dollar manufacturing, marketing and sales company. In that position, he led the company's worldwide mergers and acquisitions efforts.
Tracey began his career in 1977 as marketing representative with the RE/MAX of Tennessee and Kentucky region.
Accepting responsibilities in multiple areas, he advanced through positions overseeing franchising, marketing, training, relocation and community affairs, and was named President in 2004.
"It's been an amazing ride," Tracey said.
"It's not easy to walk away because I'll miss the many good friends I've made over the years," Tracey continued.
" And I'll always remember the wonderful people who helped me along the way and taught me so much about this business and about life," he said.
Tracey is best known for his personal relationships with RE/MAX affiliates and his guidance on building stronger businesses.
He served on several advisory groups with the National Association of Realtors during his career. He also id a past chairman and member of the Board of Governors for the Children's Miracle Network Hospitals.
Have a story idea or real estate tip? Contact John Rebchook at email@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post New president named at RE/MAX appeared first on Denver Real Estate Watch.]]>
The post TOD tour on tap tomorrow at I-25 and Broadway appeared first on Denver Real Estate Watch.]]>
By John Rebchook
Denver city planners at 8:30 a.m. on Saturday, May 9, will kick off a planning process for the Interstate 25 and Broadway light rail station.
The area is one of the busiest transit stations in Denver. It also is one of the city's key TOD, or transit-oriented development sites, in Denver.
When complete, the I-25 and Broadway station area plan will provide a vision, strategies and transformative projects for the future of the area surrounding the station, according to Denver's Community Planning and Development department.
City planners will identify needs and make recommendations for infrastructure, mobility, parking, land use, open space, economic development, housing, partnerships, and other cultural and community investments.
Like many of Denver's rail stations, I-25 and Broadway has barriers to surrounding areas, the city notes.
How development occurs around this and other stations is critical to delivering a more complete network of walkable urban places, increasing accessibility to transit and making some housing choices more affordable, according to the planning department.
"TOD is more than just building structures around rail stations," said Brad Buchanan, executive director of Denver Community Planning and Development.
"It is about creating transit communities around stations that mend the urban fabric more tightly together, making Denver a more seamless, multi-modal and vibrant community," Buchanan said.
The general area to be planned is bordered by Virginia and Arizona Avenues and Logan and Jason Streets and overlaps the West Washington Park, Baker, Platt Park, Overland Park and Athmar Park neighborhoods.
Area residents, property owners and other interested parties are invited to a public workshop and walking tour of the station area.
The workshop and walking tour will take place at the Denver Design Center at 595 S. Broadway.
Interested in buying a home in West Washington Park? Please visit COhomefinder.com.
Interested in buying a home in Baker? Please visit COhomefinder.com.
Interested in buying a home in Platt Park? Please visit COhomefinder.com
Have a story idea or real estate tip? Contact John Rebchook at firstname.lastname@example.com. InsideRealEstateNews.com is sponsored by 8z Real Estate. To read more articles by John Rebchook, subscribe to the Colorado Real Estate Journal.
The post TOD tour on tap tomorrow at I-25 and Broadway appeared first on Denver Real Estate Watch.]]>


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Steelers safety Ryan Clark said the Patriots have taken a step back and Tom Brady is easy to rattle. Mike Florio appreciates good trash talk every so often, but says Clark now needs to watch his back on the field.This video is no longer available. Click here to watch more NBC Sports videos!
ProFootballTalk: Ryan Clark needs to tread carefully
bethanybilly says: May 7, 2013 8:49 PM
Ryan Ckark is 100% right. Why would he have to watch his back? Without all the over protection by refs instructed by the NFL Brady would be just a slightly above average QB not the God that the NFL wants to portray. He freaks out under pressure…just watch his last few playoff games…it's all on video.
bobzilla1001 says: May 7, 2013 9:23 PM
Whether or not Clark is right or wrong is irrelevant. He has no business saying a negative word about a QB, an offense, a coach who takes delight in pounding the snot out of the Pittsburgh Steelers.
The Steelers' win against the Patriots in 2011 was only one of two against a team with a winning record en route to a 12-4 record and a first-round loss in the playoffs. They followed the 2011 season with an 8-8 record against the league's weakest schedule.
The Steelers are in decline; therefore, they should say NOTHING about ANYONE.
Mr. Wright 212 says: May 7, 2013 10:16 PM
Clark is right, and butthurt Patriots fans need to stop acting like teenage girls losing their first crush to the girl who bullied them throughout middle school MY GOD.
There is tons of film that shows that what he said about Brady is true. Plain and simple.
As far as Amendola, I do not agree, but that is subjective and we will see.
There is no disputing Brady ducks when his first two looks aren't there. The Giants made him start doing that in 2007, and it is what he does when he has to check down. This is not opinion. It is fact.
Steeley McBeam says: May 7, 2013 10:33 PM
Ask athlete a difficult question > receive honest answer > rip athlete for difficult and honest answer.
Its a vicious cycle.
Steelers also ended the Pats 18 game (or whatever) winning streak so I'd say the 2 wins they have against them are pretty significant.
Get used to Ryan Clark hes a great personality and will be on TV long after his career is over.
jonnydapat says: May 8, 2013 1:42 AM
While I'll agree that Tommy boy is not the most manly of men. The Steelers two most recent Super Bowl wins they won while lucking out by not having to play the Pats in the playoffs. I'd also like to point out the fact that in our Super Bowl wins (two) we kicked the Steelers teeth in. The Patriots have owned Pittsburg since the turn of the century and will continue to long into the future! See you in November!
crownofthehelmet says: May 8, 2013 10:28 AM
Clark could care less about where he treads. Though McGahee still his his treadmarks on his chin, so he might care.
lackofabetter says: May 8, 2013 10:44 AM
This is why 98% of interviews with players/coaches are the same thing over and over. "We gotta play hard, put some points on the board, play good D" blah blah blah…. As soon as someone gives a real answer, they are talking smack, and instead of us (fans) just taking it AS a real answer and realizing it is NONnews, we smash the athlete.
Example, Everyone hates Tebow because of the media. He seems like hes probably one of the nicest guys, actually wins games, fights for first downs. but because he was jammed in our faces for 2 years, we're sick of hearing his name. I know I'm sick of him.
steelcurtainn says: May 8, 2013 11:44 AM
The Pats haven't done nothing in 10 years but lose in the playoffs. The steelers have won 2 superbowls since then. To those pat fans who want to talk trash about the steelers, Let me remind you, the steelers owned you the last time we played and kicked the Bradys teeth in the ground 25-17. Thats what matters, not when the patriots were spygate champions a decade ago. The steelers will win another superbowl before the pats do. Mark it down!
Deb says: May 8, 2013 11:50 AM
Right or wrong, I'd prefer Ryan did his talking on the field. Nothing good comes from giving other teams bulletin-board material.
Joemontanaflacco says: May 8, 2013 12:47 PM
Championship players don't spend their days talking smack, they spend their days figuring out how to pick apart the other team's weak secondary. This is why Ravens are Superbowl Champions and Steelers are barely average.
bigbenissuperman says: May 8, 2013 2:23 PM
Funny how patriot fans bring up beating the Steelers in line to their superbowls but fail to mention that those were won thanks to videotaping other teams. Remind me again how many super bowls they've won since they can't cheat. Had the patriots not cheated the Steelers could have won at least 4 super bowls in the previous decade.
Joemontanaflacco says: May 8, 2013 2:49 PM
Steeler fans are always coming up with more and more excuses for why they lose. How do you explain your 8-8 season? Videotaping? Ray Lewis murdered your best players? Rolando McClain drove his car with tinted windows over Big Ben's foot? C'mon, we're waiting.
Ravens don't make excuses. They just win. That's why they Champions of the World.
jacktheraven says: May 8, 2013 3:38 PM
I like ryan Clark, but he shouldn't insult other players. What's the point?
jtbsteeler says: May 8, 2013 4:13 PM
This is a stupid article. "Ryan should watch his back" Let's make this clear. NO ONE IS FRIGHTENED OF THE PATRIOTS!!! Fools keep yapping about this defense and they've had the #1 ranking like 5 out 6 seasons. And Big Ben blitzkrieg'd that Patriots defense.
Did I mention "Jumpball Joe" today?
crownofthehelmet says: May 8, 2013 4:45 PM
NFL players have spent their lives mastering the art of trash-talk, as a means to intimidate/frustrate their opponent. I find it humurous the backlash they get when it happens outside the lines.
I'm glad Clark despises the Patsies/Brady and verbally trashes them every chance he gets. I'm only sorry Clark won't be able to de-cleat Welker over the middle again. That was fun to watch.
Deb says: May 8, 2013 5:46 PM
@JoemontanaFlacco …
Ravens don't make excuses??? Are you kidding? Hey, I'm normally known for being very sportsmanlike and generous to the Ravens and their fans. But that has to be the most idiotic comment ever posted on a Steelers board. Honey, in the years I've been a regular on CFT, it's a wonder I haven't drowned in Raven tears. You may be new here, but a lot of excuses were made before this February.
And while I think Flacco has always been underrated and underappreciated–more by his own fans than anyone else–comparing him to Montana is just … bizarre.
bubbahotepp says: May 8, 2013 11:36 PM
Clark is 100% correct. Brady is easily the most well protected QB in the league. The whole Patriots' system is designed to do just that. Tommy can't deal with pressure and without Belichick's system he wouldn't have had nearly the same results.

subset: commoncrawl


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Capcom has revealed that they will be releasing disc-based retail versions of DuckTales: Remastered for 360 and Wii U. The new alternatives will join the retail version of the PS3 version, already available on store shelves as a download voucher in a special case, on November 12 for $19.99.
For more information, check out our review of the Xbox 360 version of DuckTales: Remastered.
DuckTales: Remastered is available digitally for 360, PC, PS3, and Wii U and in physical format for PS3.
Official Site: Capcom-Unity.com


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Homeless cat population a problem for North Versailles residents, shelters
Feral cats continue to plague North Versailles Township's Fairhaven neighborhood.
Resident Marlene Gottron and her neighbor Tom Garvin came before township commissioners last month to discuss the issue.
Gottron said at a commissioners meeting on Thursday that the number of cats they are dealing with has grown from six to nine, and the destruction has continued.
"When I go out in the morning, I have to take a broom because they're in my yard," Gottron said. "They're in my driveway. They don't run. The backs go up on them ... This woman next door keeps on feeding these cats and they won't leave."
Ken Ferree, whose company handles animal control for the township, said he does not pick up cats, but organizations like In Care of Cats can help.
"They're so dedicated to help, but it is a difficult and a long process to get the cats picked up because there's no laws against the cats," Ferree said. "Only law is if the cat's over 3 months old and you own it, it has to have rabies shots. Other than that, there's no legislation."
Ferree said there may be local ordinances limiting the number of animals to a household, but nothing says a person who feeds a cat is its owner.
"A lady who feeds four or five cats and runs a country buffet on a front porch, is she considered the owner? Under the law, no," he said.
"It seems like the cats have more rights than the taxpayers do," Gottron said. "I don't own a dog. I don't own a cat, but every day I'm out with a shovel shoveling (cat waste) up."
Gottron said if people would stop feeding cats, there would be fewer in the area.
Board of commissioners president George Thompson said township officials are working to get residents animal traps.
Risé Chontos of In Care of Cats in Elizabeth Township said her organization will help where it can, but the public needs to do its part.
"Everyone must do more if this is ever to be made right," Chontos said. "We will pick a few up in (North Versailles) this week, for sure. Don't know where we'll put them, but we'll do it to keep the peace, and stave off execution for the others."
Ferree said the township is looking to set up a pet permit to help offset funds spent collecting stray cats.
He said feral cat problems are not limited to North Versailles.
"In Allegheny County, you're basically inundated with cats," Ferree said. "You're talking hundreds and hundreds of cats per neighborhood. It's very difficult to find appropriate homes. Shelters are overfull. I have two calls right now into the board of two shelters in Pittsburgh, and they're deciding whether or not they can try to help us because they only have so much room."
White Oak Animal Safe Haven is one such shelter that has reached its capacity.
"We don't have room to take people's cats," Safe Haven cat coordinator Cecilia Foor said. "We can help you get them spayed and neutered ... When you're full you're full. You only have so much cage rooms. When (cats) are true ferals, they're hard to adopt."
Foor said the best way to control the cat population is to trap them and have them spayed or neutered.
Cats can start having litters as early as 6 months old, and can have three litters, between four and seven kittens each, a year, Foor said.
Chontos said some of the cats may have been pets at one point and were left by their owners.
"They are most often dumped because of mating behavior, rather than owners fulfilling their commitment to the pet by getting it spayed (or) neutered," Chontos said. "The offspring of abandonment never know the care of humans, and are unsocialized, but over 95 percent of them do not survive long enough to mate so there are very few true ferals among the population. We hate the word. It means wild. They are domesticated companion animals forced to fend for themselves."
Foor said residents can trap animals on their property or can give other organizations permission to trap.
Foor mentioned Animal Friends, Animal Rescue League Shelter & Wildlife Center and the Western Pennsylvania Humane Society as other organizations to help people with cat problems. She said traps can be purchased at Harbor Freight.
Michael DiVittorio is a staff writer for Trib Total Media. He can be reached at 412-664-9161, ext. 1965,or firstname.lastname@example.com.


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Hifonics BX1205D
The power supply was blown when I got this.
The drivers are BCX55s. There are BCX55, BCX55-10 and BCX55-16. Are these just the plain BCX55s?
They are all the same basic transistor but the -10 and -16 have higher gain than the one with no suffix.
Are you sure that this is the transistor you want? The 2SB1260 is marked with BE like the BCX55 but is a PNP transistor (BCX55 is an NPN). The 2SB1260 is much more common.
Look in the 'semiconductor datasheets' folder in the section 'Transistor marked BE...'.
That's probably right, I haven't seen NPNs drive a power supply before, I was kind of wondering about that.
In power supply drive circuits...
NPN transistors are generally only used with PNP transistors. Many times, PNP transistors are used without NPN transistors so if there is only one drive transistor per bank, they're almost certainly PNP transistors.
I finally decided to dig into this amp again.
I soldered some KTA1266GRs in the place of the 2SB1260s for testing purposes.
The amp has 22ohm gate resistors in the power supply so I replaced the 50N06s with 3205s. It powers up and everything looks clean.
My question is, I'm kind of broke and those are what I have on hand, if I use some fixative on the A1266s so they don't break, do you think this amp may just be fine the way I have it? I know you would rather use original components but aren't power supplies kind of forgiving being that they don't switch too fast?
The 1266s are used to drive 3205s in other amps so they will likely be OK here. I'm assuming that this is your personal amp and not an amp for a paying customer.
Yes it is, it was returned when an output failed and blew the power supply. I took it in trade for labor and it's going into my car.
Thanks a lot!
Well, it seems to be protecting when you turn it up past a certain point.
I'm looking for the 2SB1260, all I can find is 2SB1260T100 Q, R, and P. Q has the highest hFe, is that the one I should be looking for?
Actually, I guess R is the highest hFe but Q seems to be the most readily available.
Any of those should work.
If it's going into protect, Q7 and Q11 on the audio driver board are suspect.
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Like Botox and Bullets FB page and go to the Dry Hollow Ranch Store for the OFFICIAL Botox and Bullets T Shirts!
Dry Hollow Ranch is more than just a hunting ranch!
It's the perfect destination venue for small events and private Get Aways.
Corporate meetings, Executive/Management Planning weekends, or any other event where privacy and comfort are important.
How about a Just For Girls weekend? Round up four to eight of your BFF's and come to Dry Hollow Ranch for a relaxed, fun and comfortable escape.
We will help you design the perfect Get Away that everyone in your group will talk about for months...until the next one!
For example...
As Featured in...Click to view story.
Botox and Bullets(sm) Get Away
This would be a great weekend for the women who have been wanting to get their Texas Conceal Carry Handgun license - or just get a hands-on introduction to handguns. The instruction will be by Dry Hollow's very own Ranch Goddess, Kathy Simmons, RN, BSN (and Texas state-licensed Concealed Handgun Instructor), and includes "classroom" instruction in the comfort of the lodge, and live shooting at Dry Hollow's shooting range. What a great way to receive the state-mandated instruction in a relaxed environment and have fun with your besties all at the same time! OR...skip the licensing class and just enjoy some trigger time at our range after an introduction to handguns and handgun safety...and surprises!
That would be fun enough, but also included in a Botox and Bullets Get Away are spa treatments provided on site at the lodge by Bella Luz of Kerrville, a medical aesthetics and cosmetic laser center and spa, managed by Kathy and Mike. Treatments can range from Botox injections, spa facials, massages, manicures and pedicures, and most other services as offered in-office by Bella Luz.
And of course you and your gal pals will be wined and dined the entire time with not a thing for you to do but enjoy spending that special girl time together.
Or maybe you want to design a Get Away themed around cooking lessons, a fun art project, a hypnotist, a PhD. Sexologist, a psychic, a self-empowerment program, makeup makeover...if you can think it, we can make it happen.
All Get Aways will include full and exclusive use of the new upscale lodge (completed Summer 2012), and all meals and adult beverages with a yummy Tex-Gourmet menu. All-inclusive price of $895 per person (Two spa services included; Botox is optional for additional charge of $12 per unit.)
We can fit your schedule and preferences. Now booking for 2016!
Give Kathy or Mike a call and explore the options for your small event or Just For Girls Get Away.
Botox and Bullets Facebook Page
Ranch Day Getaway
Spend a fun Saturday at the ranch and take your Texas Concealed Handgun License (CHL) course from Kathy!
The class will be held over a four-hour period in the comfort of the upscale lodge from 9:00am -1:00pm. After a yummy lunch at the "Come 'n Get It" serving bar, we will head down to the range on the Mule for the shooting portion of the course, and a little extra trigger time for those with itchy fingers. Just don't shoot the exotic deer!
Then, it's back to the lodge for Happy Hour snacks and adult beverages until 5:00pm or 6:00pm to cap off the successes of the day.
Cost for the day is $195 per person and includes all instruction, targets, lunch, snacks, soft and adult beverages. You are responsible for providing your own handgun and ammo, as well as the required protective gear (ear and eye protection, a cap, and closed toed shoes), and fees to the state when you apply for your license.
The Ranch Day Getaway is limited to ten people, first paid, first confirmed. Kathy is a Texas state-license CHL instructor, and both her and Mike are Certified NRA Pistol Instructors. Dry Hollow Ranch is located in Segovia, TX at I-10 Exit 465 (approx. 40 miles west of Kerrville).
To book your spot, or for additional information call Mike at 713 446-8718 or Kathy at 210 827-5538. Checks, cash, PayPal or credit cards accepted (with 3.5% service charge added). Don't wait, book your preferred Saturday now! Wild Comfort...Texas Style!
Call Mike at 713 446-8718, or send an email.
Effective September 1, 2013, Texas CHL classes have been reduced from 10 hours to four hours. That means more time for FUN at the ranch. Check out our Ranch Day Getaways! Who says CHL classes have to be boring? ...not at Dry Hollow Ranch!
Dry Hollow Lodge is available for Getaways and hunting exotics of all kinds year-round. If you just like some trigger time, that's good too! We would love for you to stay a couple of days with us, but day hunts are available by request.
We can arrange transportation from either the Austin or San Antonio airports by request. (Extra charge may apply.)
All food, beer, wine and setups are provided at no extra charge. If you want the hard stuff...let's talk.
Like us on Facebook and stay in the know!
Copyright © 2011. 3R Ranch Management. All rights reserved. Houston Web Design.


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Tweets from @TBHomeTeam/writers
MORE from our HomeTeam writers.
Tue. November 8, 2011 | Matt Baker | Email
Zephyrhills' turnaround season hasn't gone unnoticed.
Bulldogs coach Reggie Roberts was named the Tampa Bay Bucs' coach of the week last month and visited One Buc Place last week.
Zephyrhills won four games over the last two seasons but started the year 5-2. The Bucs honored Roberts, a former Bulldog player, after his team's 49-0 win over Ridgewood boosted Zephyrhills to 5-0 in the district.
The Bulldogs have dropped two games since then to fall out of the playoff hunt.


text:
Those who haven't gotten a chance to play though Persona 2 because of its rarity are in for a treat because Atlus is releasing Shin Megami Tensei: Persona 2: Innocent …Continue reading →
The early Persona games are incredibly rare. Not long ago Persona 2 was on sale on Amazon and sold out in minutes. For those of us who missed out on …Continue reading →
Someday, if everything keeps going my way, I too will be known by the title Rumormonger. Until then, I'll just have to settle for the somewhat less prestigious position of …Continue reading →


text:
Come hear the rush coming out of your speakers
Feel the power of the Molotov clica
You don't speak unless you're spoken to
Be carefull what you say when you do
'Cause you might find yourself en la calle
Tu ya sabes que me vale
I'm gonna sit back with a cold caguama
While my crew is out there bombing ya
Here's the lesson, boy, that I'm gonna teach you
You mess with the bull you get the salchicha
'Cause you know que sentiste pasos
If you think you can fake it boy you's an asshole
If you can take me out, what's stopping ya?
I'll pull you out my HK pop pop pop yeah!
I'm giving you a chance so don't abuse it
If you got the skill use it or lose it
If you're gonna grab a mic, learn to use it
If you represent a crew, show and prove it
If you got a big ride, learn to cruise it
If you wanna test this, learn to lose it
Out of the cold viene el Gringo Tiro Loco
I'm here to get all the people prendido
So watcha wanna do Rap is not afraid of you
And neither homeboy is the Molotov crew
So in the cantina while I'm drinking my brew
If you wanna test this learn to lose
'Cause I'm gonna bruise ya, crack ya, end up on you back
If your girl steps in, won't hesitate to smack her
So if I can't take a dump get off the Commode
And if you don't come correct Jack hit the road
'Cause like a '57' chevy I'm gonna cruise ya
You gets on my way I'm gonna have to bruise ya
Break you, partirte la madre
Face down you lying in the mothafukkin' calle
I'm giving you a chance so don't abuse it
So if you got the skill use it or lose it
Lyrics taken from http://www.lyricsmode.com/lyrics/m/molotov/use_it_or_lose_it.html


text:
Social and Community Services
Community Care and Criminal Justice
Home Care
The Home Care Service is part of the Community Care Section of the Comhairle. Its Mangers and the staff it employs are accountable to the Elected Members and Officers of the Council.
The Home Care Service is also registered with the Care Commission. The Care Commission registers and inspects the Home Care Service, taking into account the National Care Standards published by Scottish Ministers.
About the Home Care Service
The CnES Home Care Service organises and provides care for people living at home who may need help with:
Personal Care
Meal Preparation
We can also give some support with Housework and maintaining social and educational activities where service users are assessed as needing this support.
The service employs Home Care Workers who are organised in teams based on defined geographical areas. The team normally attends to the needs of service users in a specific location, for example, the Barvas to Ness area.
The Home Care service is managed by a team on Care Co-ordinators and Senior Care Co-ordinators located through out the Western Isles. Contact you local office between 9.00am and 5.00pm on weekdays. An Out of Hours Service also operates on weekdays 5.00pm – 9.00am with 24 hour cover on weekends and public holidays – Tel 01851 701702.
Aims of the Home Care Service
- Enable people to remain safely at home for as long as they choose to do so
- Support people on discharge from hospital to assist with their recovery
- Offer support and care to enhance the dignity of service users
- Prevent unnecessary admissions to hospital
- Support family and other informal carers
- To meet service users assessed needs in a flexible and responsive way
- Promote service users independence and allow privacy
- Support service users and their family within their community
- Work effectively in partnership with other agencies in the public, private or voluntary sector to ensure that service users receive good quality care.
Home Care Staff Training
All CnES Home Care Staff are required to attend induction training covering all aspects of their role. An induction programme is currently being developed to include
- Manual Handling
- Safety Awareness
- Health and Safety
- Food Hygiene
- Infection Control
- First Aid
- Fire Safety
All CnES staff are the subject of an Enhanced Disclosure Check through SCRO.


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IRVING, Texas (AP) — Dallas Cowboys middle linebacker Sean Lee signed a six-year contract extension Wednesday, a deal that goes through the 2019 season.
A story on the team's website Wednesday night said Lee's deal is worth about $42 million, but could escalate as high as $51 million depending on different incentives. The guaranteed money is around $16 million.
"I'm extremely excited. I was blessed to be able to be drafted by a great franchise," Lee said in a video interview posted along with the story. "To have an opportunity to be here a long time and hopefully compete for a Super Bowl is fantastic."
Lee's agent, Mike McCartney, posted a message on his Twitter account congratulating the linebacker.
"Congrats to SEAN LEE for agreeing to a 6 year extension with the @dallascowboys", the agent tweeted Wednesday.
Lee is going into his fourth NFL season since being a second-round pick from Penn State in 2010.
The high-energy linebacker is a key part for the Cowboys in their switch to a 4-3 system under new defensive coordinator Monte Kiffin.
Lee played only six games last season, when he had 77 tackles before being sidelined by a torn ligament in his right big toe.
During his rookie season, Lee played 14 games behind Bradie James and Keith Brooking.
He became a full-time starter in 2011 and led the team with 131 tackles, 52 more than any other player, despite playing the second half of the season with a broken left wrist protected by a bulky cast and missing a game because of the injury.
Without being specific, Lee said his new contract takes injuries into account.
"I've said I need to find a way to stay on this field, and the contract is extremely fair, where if I'm on the field the whole year I'll be able to get paid," he said.
"At the same point, if I do have injuries, it protects the Cowboys, and I think that's fantastic, especially with the injuries I've dealt with in the past."
Lee said his goal is to be on the field every game.
He was also hampered by injuries during his rookie camp and early in his first season, though he played 14 games without starting.
There was also a December 2010 game at Indianapolis where Lee intercepted Peyton Manning twice. He returned one for a touchdown and set up a game-winning field goal in overtime with the other.
After signing the deal Wednesday night, Lee said he was already focused on practice the next day. The Cowboys have two preseason games remaining, including Saturday night at home against Cincinnati, before the Sept. 8 opener at home against the New York Giants.
"It's great to have it done," he said. "Being able to focus on this year, focus on winning, focus on me becoming a better football player and staying on the field, making sure I'm healthy so I can help this team win."
AP NFL website: www.pro32.ap.org
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text: Elton - Unregistered October 30, 2012 8:46 AM Its Stoners fault he had the accident, but whether you get injured in an accident is just a roll of the dice. **** happens, but I think we were robbed of what would have been an epic title duel. Dani never really had a chance without Stoner taking points off Jorge as well. 20 agree 2 disagree


text:
The University of Arizona
Advanced Search
Read Excerpt
Blue Desert
Charles Bowden
179 pp. / 5.50 in x 8.50 in / 1988
Paper (978-0-8165-1081-8)
Paper ($19.95)
Related Interest
The Modern West
Literature and Essays
In the promised land of the Sunbelt, people come by the thousands to escape the crush of Eastern cities and end up duplicating the very world they have fled. Can the land remain unchanged? In Blue
Blue Desert
is a rare find.
The book is surely an experience you should try.
New Mexico Historical Review
There is much that is solid and thought-provoking in this readable book, and virtually everyone will find something of interest.
Science Books & Films
You have this eerie feeling of being present in the Arizona desert . . . painfully engaging.
Los Angeles Times
Bowden is literally a voice crying in the wilderness. . . . it's wonderful to listen to him talk.
Phoenix New Times
An unconventional but enthralling picture of the frenzy of modern life and its victims . . . a real gem.
Kirkus Reviews
Desert, Charles Bowden presents a view of the Southwest that seeks to measure how rapid growth has taken its toll on the land. Writing with a reporter's objectivity and a desert rat's passion, Bowden takes us into the streets as well as the desert to depict not a fragile environment but the unavoidable reality of abuse, exploitation, and human cruelty. Blue Desert shows us the Sunbelt's darker side as it has developed in recent timeswhere "the land always makes promises of aching beauty and the people always fail the land"and defies us to ignore it. Blue Desert has no boundaries, no terrain, no topographical coordinates; it is a state of mind inescapable to one who sees change and knows that nothing can be done to stop it.
Top of Page
(800) 621-2736
(520) 621-1441
© 1988 The University of Arizona Press
Main Library Building, 5th Floor
1510 E. University Blvd.
P.O. Box 210055
Tucson, AZ 85721-0055


text: The oldest suburb of Melbourne, bohemian Fitzroy is considered part of the city centre. Retro shops, galleries, bookshops, cafés, restaurants, and a healthy nightlife flourish along Brunswick Street. Try Smith Street for great vegetarian and budget-friendly Greek, Asian, Middle Eastern, and Moroccan fare, and Johnston Street for Spanish tapas and flamenco. Fitzroy is also the centre of the Melbourne's annual Fringe Festival (September/October).Hide


text:
|From: Jens Axel Soegaard (jensaxel at soegaard.net)
Date: Sun Dec 23 12:57:28 EST 2007
Yavuz Arkun wrote: > While trying to use the system function from process.ss library, I > discovered that DrScheme becomes unstable after calling this procedure > several hundred times. Here is the bug report that I submitted (#9119): > > http://bugs.plt-scheme.org/query/?cmd=view%20audit-trail&database=default&pr=9119&return_url=http%3A%2F%2Fbugs.plt-scheme.org%2Fquery%2F%3Fdatabase%3Ddefault%3Bdebug%3D%3Bcmd%3Dsubmit%20query%3BState%3Dany%3Bignoreclosed%3DIgnore%20Closed%3BSynopsis%3Ddrscheme%3Bmultitext%3D%3Bcolumns%3DState%3Bcolumns%3DSynopsis%3Bcolumns%3DCategory%3Bcolumns%3DLast-Modified%3Bcolumns%3DRelease%3Bsortby%3DNumber I had a similar problem on Mac OS X with the svn version some time ago. I could figure out what caused it, so I just kept using the release version of 371, which didn't have the issue. Does your test program work on the release version of 371? -- Jens Axel Søgaard
|Posted on the users mailing list.


text:
Cuomo to begin investigation of state utilities in response to Sandy
NEW YORK — New York Gov. Andrew Cuomo, frustrated with lengthy power outages since superstorm Sandy, on Tuesday began an investigation by a new commission into the state's utilities, saying that failings exposed by the storm demand a major overhaul of the industry.
Public outcry over power companies' response to the storm may provide momentum to make long-overdue changes, Cuomo said at a briefing to mark the partial reopening of a tunnel connecting Brooklyn and Manhattan that was flooded in the storm.
Fueled by widespread power outages, storm victims' ire has been rising since it struck on Oct. 29. While hundreds of thousands of people have had power restored, more than 130,000 customers remain without electricity and heat, and residents have complained of getting confusing or little information from the power companies.
Almost all of state-owned Long Island Power Authority's 1.1 million customers lost power in Sandy, and the utility, among the slowest to recover, has come under fierce criticism.
"We can't go through something like this again. We shouldn't go through something like this again, and learning from it is very, very important," Cuomo said.
"I believe something like this is going to happen again," he said. "I think we need to be better prepared."
Cuomo said he signed an executive order creating a commission to investigate the response, preparation and management of the power companies and to recommend ways to reform the industry's oversight and management. Changes would have to be approved by the state legislature, he said.
"You're talking about a whole bureaucracy that has to be changed," he said. "I don't believe you can fix it, I believe it has to be overhauled and you need a new system."
The commission will investigate the New York Power Authority, LIPA, the New York State Energy and Research Development Authority and the Public Service Commission that regulates a number of utilities, including the publicly traded Con Edison Inc., which supplies power to New York City and its northern suburbs.


text: I have an older Redmax EB6200 backpack blower. It starts ok when I am at the first customers house. Once the blower warms up, it gets difficult starting it. (outside temp doesn't affect it at all) I have to choke it with the throttle in just the right spot. Then let off the choke and once it catches, feather the choke till its able to go. New fuel filter didn't help. Fuel lines??? Thanks for any suggestions.


text:
The US operations of iconic but long-troubled video game maker Atari have filed for bankruptcy in an effort to break free from their debt-laden French parent.
Atari Inc and three of its affiliates filed petitions for Chapter 11 reorganisation in US Bankruptcy Court in New York late Sunday.
Its leaders hope to break the American business free from French parent Atari S.A. and in the next few months find a buyer to take the company private. They hope to grow a modest business focused on digital and mobile platforms, according to a knowledgeable person not authorised to discuss the matter privately.
Although the 31-year-old brand is still known worldwide for its pioneering role with video games such as "Pong" and "Asteroids," Atari has been mired in financial problems for decades. Since the early 2000s it has been closely tied to French company Infogrames, which changed its name to Atari S.A. in 2003 and in 2008 acquired all the gaming pioneer's American assets.
Chief executive Jim Wilson has been with Atari since 2008, and in 2010 became CEO of the French parent. The New York-based executive has attempted to rebuild the company, which has just 40 employees in the US, by developing games for smartphones and the web based on well-known properties — among them a successful "greatest hits" compilation of arcade titles and an updated version of "Pong." He has also licensed the Atari logo for consumer products, a business that provides about 17 per cent of the company's revenue.
There is evidence that the US operation, which after the sale of other assets now makes up the bulk of Atari S.A.'s business, has been improving. The corporate parent has been profitable for the past two fiscal years, save for the effect of a money-losing French subsidiary, Eden Games, that has been up for sale. Before that, neither Atari S.A. nor Infogrames had been profitable for about a decade.
Still, its profits have been small ($US11 million and $US4 million, respectively, for the past two fiscal years) and revenue plummeted 34 per cent in fiscal 2012 and 43 per cent in fiscal 2011.
But the company's growth potential has been hampered by its near total reliance on London financial company BlueBay Asset Management for cash. A $US28 million credit facility with BlueBay lapsed December 31, leaving Atari without the resources to release games currently in the works, including a real-money gambling title titled "Atari Casino."
Efforts to recapitalise the corporation have been unsuccessful, in part because of its complex structure as essentially an American business with a French public stock listing.
Shares in Atari S.A. have dropped in value from more than €11 in 2008 to less than €1 recently.
Atari has secured a commitment for $US5.25 million dollars in debtor-in-possession financing to continue operations and release games. If Chapter 11 is successfully completed, the US business could reemerge with its own resources and little or no debt to BlueBay.
It's not yet clear who might step up to buy Atari, although Wilson will probably seek backers to help him keep control. It's also possible the company could be sold to another buyer, whole or in pieces.
Atari's remaining French businesses would probably seek legal protection to find a buyer or dissolve in that country.
Representatives for Atari S.A. and BlueBay did not immediately respond to requests for comment.
Time for serious fun and games
Silicon Valley tech investors get picky
Zynga shuts down 'Petville'


text:
Now that the holidays have come and gone, it is time to enjoy what is left of winter break before the spring semester begins. The beginning of a new semester means challenging classes, a heavy course load, a part-time job and, perhaps most importantly, an internship.
Dressing properly for an internship says just as much about you as your work. The proper outfit lets your boss or supervisor know you are polished, professional and have a personality—three very important characteristics in a great intern.
This Fashionista's look hits all three Ps and more. Her ankle length skirt is a great alternative to the traditional pencil skirt. Hitting at the ankle rather than a floor length maxi makes the skirt more polished and office appropriate. Plus, you can never go wrong with wearing a black skirt to the office. A skirt like this Fashionista's is universally flattering and always appropriate. Polished and professional? Check and check.
But don't forget to still show a little personality when dressing for your internship. This Fashionista's sweater is the perfect choice for the office. The pattern is exciting and interesting without being over the top. The jewel tone color palette isn't overwhelming or overly loud either. Plus, the silhouette is perfect for wearing a pattern. The crewneck and long sleeves of this Fashionista's sweatshirt let the pattern be the focal point while remaining covered up.
Finish off the look with a black leather carryall, black boots and your supervisor's coffee order and you are sure to make a positive impression at the office in more ways than one.
One Simple Change: Swap out the longer length skirt for a leather skater skirt for a great casual date night look.


text:
Register To Attempt Complete Test
Create Account
In each of the following questions, assuming the given statements to be true, find which of the following two conclusions I and II is/are definitely true.
Statements: I b H, E α F, I + F
Conclusions: I. E α I II. H * E


text:
All Saints' Church
Sunday Service - 10 am
Welcome to All Saints
All Saints is a family church which draws on a variety of traditions in its worship. Formally it is a Methodist/Anglican Local Ecumenical Partnership, but its congregation comes from a variety of backgrounds as together we aim to love God and love our neighbour.
All are welcome to join us for any of our activities and details of those are on the website. Our main service is on a Sunday morning at 10am. We have regular communion services and the children will join us for part of the service. For the rest of the time the children enjoy their own activities in the hall learning about God in a variety of ways and having fun together.
At All Saints we recognise that we are all on a journey together, seeking to be in a closer relationship with Jesus Christ in all that we do. Why not join us on that journey and discover the amazing love that God has for each one of us.
The church is normally open throughout
each day for private prayer and time to reflect
Registered Charity No. 1153162


text:
Latest News
April 26, 2011
Check out a story excerpt from Wiz' feature in the May issue of XXL. Wiz was asked about Kush & Orange Juice trending on Twitter, recording his debut album
April 26, 2011
While on the Green Carpet Tour, Wiz stopped by Auburn University, and laze1388 caught some footage. Up top you can watch footage from his "Racks on
April 25, 2011
April 25, 2011
"With this album, we wanted to go in together from scratch," said Dan, who splits production duties with his partner, Big Jerm. According to Dan,
April 25, 2011
In the 4th installment of his documented chronicles, DayToday, we catch Wiz in the days before the release of his debut album. Snoop Dogg makes an
April 22, 2011
While on his Campus Consciousness Tour, Wiz came through the University of Central Florida for his highly anticipated 4/20 show! Check out him and
April 21, 2011
XXL covers the rise of Wiz Khalifa in their May issue. Head to the photo section of the site to check out what they had to say.
April 21, 2011
Check out the newest additions to the Wiz Khalifa Webstore! Check out the Smoke T-Shirt and the Rolling Papers Green Haze T-Shirt, each priced at $20!
April 21, 2011
In a recent interview with RedBulletin.com, Wiz was quoted saying, "I've got plenty more songs where I'm programming them the same way. I've been using that
April 20, 2011
HAPPY 4/20 Taylors! To celebrate, WizKhalifa.com has launched the official 4/20 Khalifa Kit, which includes a pack of 33 1.25 inch Wiz rolling papers,
Sign up to Wiz's mailing list and be the first to know about the latest news and special offers!","field_newsletter_id":"7448356","field_label_list_id":"50","field_display_rates":"0","field_preview_mode":"false","field_lbox_height":null,"field_lbox_width":null,"field_toaster_timeout":"60000 ","field_toaster_position":"From Top","field_turnkey_height":"1000","field_mailing_list_params_toast":null,"field_mailing_list_params_se":null}}]


text:
recapture of credit and effective date.
(a) There shall be allowed to eligible taxpayers a credit against the taxes imposed in articles twenty-one, twenty-three and twenty-four of this chapter. For the purpose of this article, "eligible taxpayer" means a person, firm, partnership, corporation or other entity who employs a person or persons who lost his or her job as a result of the closure of the Colin Anderson Center. Such credit shall be in an amount equal to one half of the cost to the state of unemployment compensation which shall be determined based on the unemployment compensation cost to the state of an employee who earns twenty-one thousand dollars per year and shall be further determined as if such person was unemployed for and drew a full sixteen weeks of unemployment benefits. In the event an eligible taxpayer employs more than one such person, the credit allowed shall be multiplied by the number of persons so employed.
(b) The credit set forth in this article shall apply to personal income tax liabilities, corporation net income tax liabilities and business franchise tax liabilities arising after the thirty-first day of December, one thousand nine hundred ninety-five. The credit established in this article shall expire and may not be claimed for those tax years ending after the thirty-first day of December, two thousand, and in order to claim this credit an eligible taxpayer shall have employed a person who lost his or her job after the thirty-first day of December, one thousand nine hundred ninety-five, as a result of the closing of Colin Anderson Center and must be employed after said date and prior to the thirty-first day of December, one thousand nine hundred ninety-nine.
(c) As a condition of receiving the credit established in this article, the eligible taxpayer shall employ the person or persons for a period of time at least equal to one year. In the event such person is employed for less than one year the credit herein shall be recaptured at the rate of twenty percent of the dollar value of the credit for each month under twelve months the person works.