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Thursday, January 17, 2019
Opportunity zones: A 'once-in-a-generation' chance for both investors and Colorado cities
The long-term impact of the 2017 federal tax reform law remains up for debate, usually in very partisan fashion. But tucked almost innocuously into that bill is a new development incentive that is just beginning to attract wider attention and that Colorado leaders across the political spectrum believe could be a game-changer for the state's disadvantaged communities, both urban and rural.
Opportunity zones are newly created districts — 126 of them in Colorado and about 8,700 nationwide — where investors can put capital-gains windfalls, leave them for five to 10 years and get substantial tax reductions on both their current earnings and future earnings from their new projects, whether they be real-estate holdings or operating businesses. The zones that benefit are those in which the average income is 80 percent of the state's median family income or lower, and Colorado leaders who crafted them made sure to put 60 percent of them in rural areas in order to drive development in places that haven't experienced the boom of the Front Range.
While some investors are still warming to the new incentive as the federal government slowly rolls out final regulations on the types of properties and businesses that will qualify for the tax boosts, the potential of this newly created program is staggering. Marc Schultz, a tax attorney and co-chairman of Snell & Wilmer's opportunity zones practice group, estimated there is $6.1 trillion worth of potential eligible capital that could be put into the zones in the coming years, enough to spur significant investment in areas of the country that have been left behind and to deliver benefits to deep-pocketed entrepreneurs in ways that few federal programs have.
"To me, this is looking like a once-in-a-generation opportunity. It is a very robust incentive," Schultz said. "If you look around the country, there are very few areas where you can't find a zone nearby."
However, some officials are leery that the incentive — which allows investors to reap its benefits without working with local governments or community groups on anything other than potential building permits — could spur unfettered development and gentrification, and could push out some of the very community members that it is intended to help. At worst, it could be a taxpayer-funded repeat of the transformations that have changed traditional areas of Denver into more attractive but also much more expensive neighborhoods since the end of the Great Recession and that have led to the city trying to fight back against that trend.
Thus, the Colorado Office of Economic Development and International Trade has deployed about $1.5 million of its resources to work with cities throughout the state to teach them how to take advantage of the opportunities afforded by the new zones but also how to direct potential investors into building the kinds of facilities — say, a manufacturing plant or affordable housing — that the community desperately needs. Denver, for one, is trying to combine the opportunity-zone tax breaks with other incentives so that it can place measurable outcomes on any new project.
"People call this a program. But at its base level, it's just an incentive that people can take advantage of without government involvement," said Jana Persky, the OEDIT strategic initiatives manager who estimated the majority of her time is dedicated now to opportunity zones. "The theory that we're operating under is that if we just took a hands-off approach, this would be the Wild West. You wouldn't know any results."
How it works
Before it was part of the Tax Cut and Jobs Act, the opportunity-zone incentive was an idea conceived partly by Napster founder Sean Parker that became a bipartisan stand-alone bill. When it became part of the tax-reform package, it caught the attention of states, which had 90 days to nominate as much as 25 percent of their eligible Census tracts to become opportunity zones — a move that Colorado made quickly, with an eye on bringing development not to semi-impoverished areas on the fringes of hot neighborhoods but to places that now-former Gov. John Hickenlooper and now-former OEDIT executive director Stephanie Copeland saw as having potential but also having barriers to attracting the attention of investors.
Denver, for example, has 10 zones that encompass eight neighborhoods — Clayton, Elyria/Swansea, West Colfax, East Colfax, Northeast Park Hill, Montbello, Sun Valley and the northeast corner of Westwood. There were nearly 40 tracts that qualified under income definitions for the program, but city officials were careful to exclude from consideration areas like Globeville that remain lower-income for now but are seeing a swell of new development, chief city economist Jeff Romine said.
Under the incentive, investors who have made a significant capital gain have 180 days after the sale that generated the gain to turn around and put all or part of it into a fund that is deploying capital into an opportunity zone. Some funds that are being created are specific to a piece of land or a business that someone is looking to add or expand in a designated zone. Others can be multi-party funds that receive money and then look for a way to deploy it, said Schultz, a partner in Snell & Wilmer's Phoenix office who has spoken at a number of seminars on the topic in the Denver area.
Those who invest before 2020 get a reduction of 15 percent on the tax base for the gains. So, if they were going to have to pay 20 percent on a $2 million gain, they now could be paying 20 percent on a $1.7 million gain instead, Schultz explained. If you wait until 2022 or later, you don't get a reduction, but you can defer your taxes until the end of 2026. If the investment made with the gains is held for longer than 5 years, there is a 10 percent exclusion of the deferred gain, which rises to 15 percent if it's held for seven years, according to Internal Revenue Service guidelines. And if the investor keeps the money in that investment for 10 years or more, the capital gains become tax-free.
Plus, the opportunity-zone incentives can be combined with other local incentives, such as enterprise-zone tax credits, to lower the cost of a project even more, said Jason Brinkley, a real estate partner at Snell & Wilmer in Denver and part of the opportunity-zone practice group
"It's really designed for people with patient capital," said David Brenner, a partner at Husch Blackwell in Denver.
While federal guidelines for investment in businesses in the zones still are being developed, at least 50 percent of the income from businesses eligible for the tax incentives must come from activity within the zone. It remains unclear what qualifies as "activity" within the zone. Persky notes, for example, do solar-panel installers have to install the majority of their instruments within the activity zone? And what happens if the business expands and begins doing more activity outside the zone? Persky estimates those final guidelines will come by mid-2019.
Brenner — who is advising investors, developers and people interested in setting up funds — said he believes the potential investor pool is "unlimited." Anybody with a capital gain and a willingness to take a risk in a previously underdeveloped area can receive it, with the potential benefit of future appreciation of their investment in a tax-free manner.
'It's really just gravy'
One of those investors is Southwest Property Corp., a company located in the Denver Tech Center that is raising money to buy a manufacturer of after-market pump parts located in Denver near Hampden and Santa Fe drives and to expand the company's warehouse and line of products. Jackson Givens, vice president of development for the company, declined to name the business, as he is still in the process of rounding up investors to complete the transaction.Givens, who also is working on opportunity-zone projects in the range of $5 million to $20 million in the Phoenix and Salt Lake City areas, said that while the opportunity-zone incentive hasn't changed his pool of investors radically, it has made some people more interested in buying into certain projects because of the tax benefits. And that should help to speed up the projects, as well as potential future developments he may consider in other opportunity zones.
"It's just really gravy on top of our deals. It helps investors who have those large gains," he said. "There's plenty of people we can market [the projects] to without that being a factor. But the more we market these with the opportunity-zone [incentive], the more we think we will find people coming to us."
The developers of the proposed Porteos master-planned community — a 1,287-acre mixed-use tract just south of Denver International Airport — also are taking advantage of the incentive after Aurora designated the large open area that includes the development as one of its five opportunity zones.
Jim Howard — the CEO of Phoenix-based DV Financial Services, which is working with the Porteos landowners to try to find investors for the project — said he has seen increased interest in the project in part because of the opportunity-zone incentives, which are garnering much greater interest across the country in recent months. The increased visibility is likely to accelerate the project, mirroring a trend that Howard is seeing with other opportunity-zone projects across the country with which he is working.
"I have not seen an economic-development incentive receive so much attention in my 20 years of experience in the space as opportunity-fund investments," Howard said. "So, 2019 will be a pivotal year to see how much investment activity occurs."
Bill Wichterman, a partner in the Porteos project along with Phoenix-based A&C Properties and Scottsdale, Arizona-based Investment Management, noted that one of the companies that has purchased part of the property already — J.A. Green Development Corp. of Greenwich, Connecticut — did so with an opportunity-zone fund that it launched. Other portions of the property have been sold to Denver International Airport, Walmart and Kärcher North America, though those sales were unrelated to the incentives.
Wichterman, who splits his time between Arizona and Aurora and is the managing agent for Porteos, predicted that the property will spawn thousands of jobs, from multiple hotels and from a variety of other businesses that he anticipates being set up on the land. He lauded Aurora's choice to nominate it to the state as an opportunity zone because it has infrastructure in place and a road connecting it directly to DIA, making it one of the most turnkey properties among opportunity zones.
"I think we have maybe one of the best opportunity-zone properties anywhere because we're really shovel-ready," Wichterman said. "And the opportunity-zone legislation will actually accelerate that development because you provide the incentive to put people out here."
Concerns and challenges
Still, Romine said Jan. 4 that he hadn't yet had any specific developers of opportunity-zone projects come to talk to him, meaning that he had not communicated yet with Givens. And therein lies one of the concerns about the program.
The federal tax incentive comes with no performance-based outcomes that developers and investors are required to achieve in order to get their substantial tax breaks. If the business fails to create many jobs or if the project is a residential property with above-market rents, it still gets its money as if it were a major community benefit.
Copeland — who left OEDIT on Jan. 1 to become CEO of The Governance Project, a national organization that is working with communities to empower them to take advantage of the federal program to achieve the ends that they want — said that as more local leaders learned about opportunity zones in 2018, they swamped her office with calls about what they could do to get the kind of development they needed in their areas. She received permission from the Colorado Economic Development Commission to hire as many as three staffers to work with communities on the process — and to put together a database, which should be online in the next few weeks, that can match up investors interested in developing in an opportunity zone with the wishes of the communities within the identified zones.
In Denver, where city leaders are about to launch a series of community conversations with the eight neighborhoods in opportunity zones, Romine wants to use additional tax incentives to help guide potential development, including federal Community Development Block Grants and HOME funding for housing partnerships. Doing so would allow him to offer near-equity gap funding that could close the deal on a property while also permitting the city to use the prerequisites of those other programs to establish some sort of measurable outcomes.
And Denver is coming to the table not just with funding but with properties that could entice developers. It is marketing, for example, the former PT's II strip club that the city bought along East Colfax Avenue but for which it has yet to find a partner or a specific plan. The tax incentives, Romine believes, could be used to entice someone to redevelop the property, while the community meetings could give a potential developer the idea of what residents want there, from housing to specific retail to an employer that can take advantage of existing worker skills.
"This is an investment tool made for people who have made a lot of money on investments," Romine said. "They don't have to talk to us. But the savvy investor minimizes risks."
Aurora City Council members also had concerns about development leading to gentrification in a municipality that is home to a number of immigrant communities. So, they took a different approach, focusing on lower-income Census tracts that featured a lot of commercial space, in order to minimize the potential for displacement of residents, deputy city manager Jason Batchelor said.
That meant including higher-poverty areas in the city's five zones such as the south side of East Colfax Avenue, where the city plans to work closely with landowners and developers to create inclusive projects that can serve as centers of employment without wrecking the residential areas of the city. But it also meant including several areas that had large swaths of open property, such as land just south of Denver International Airport that included the Porteos community and on the Fitzsimons portion of the Anschutz Medical Campus, Batchelor said.
With that done, the first outreach that city officials made was to landowners in those areas, explaining the opportunity-zone incentives and encouraging them to pitch them as they looked for development opportunities.
Batchelor doesn't expect the opportunity-zone incentives to be game-changers, but he believes they might speed up development or even help to bring in better opportunities than they might have gotten without the financial help.
"We tried to focus on areas with a lot of commercial activity to minimize the amount of direct displacement that would occur," Batchelor said. "I think it's a valuable tool, depending on the user."
Evaluating the impact
Persky declined to guess at what percentage of the 126 opportunity zones will see activity in the next decade because of the incentive.
But she said there is enough interest already that she gets two to three calls per day from investors, developers and community leaders about specific projects. And she noted that when Montrose's opportunity zone was featured in a Forbes magazine article, the Western Slope city received several inquiries from New York City investors who did not know before about the 20,000-person hamlet.
Brenner speculated that the zones that are on the edge of more prosperous areas or that are in already booming cities probably will generate projects first. But he expects that investments will continue to come in, and some of those developers will look to more rural areas in the coming years to snap up chances to grow there.
Schultz and Brinkley were operating three opportunity-zone funds at the time they gave a seminar in late September — two focused on specific real-estate projects and a third looking to raise money and then figure out where to deploy it. Reached again three months later, they were working on five additional funds, three with specific plans for development such as a manufacturing plant or hotel and two more with no identified projects.
For all the success that Denver and Fort Collins have had in recent years attracting investment and jobs, elected officials from Hickenlooper down to city council members have bemoaned that boom has not spread into smaller areas on the plains or in the mountains or in southern Colorado. Suddenly, there is a true tool that can spread that economic prosperity — while making a lot of money for private investors at the same time.
Persky identified two specific changes in behavior that are occurring because of the opportunity-zone incentives. First, investors are broadening the scope of places they are looking, making inquiries to her about Durango, Trinidad and Walsenburg that the office had gotten only rarely before.
Second, those local communities are actively organizing plans to determine what they need and how they are going to try to raise money for it. And that too could lead to significant growth in the longer term, even if not with the aid of these specific tax incentives.
"We are right now only in the first phase of education, and we can't keep up with it," Copeland told EDC commissioners back in November. "What we're hearing from investors is they believe this is the first time equity is really driving real-estate investment."


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Thu 12 Nov 2009
From Davenport '10, in response to Hill '11, and others
Posted by wslack under Bernard Moore, Guest Post at 12:37 pm
By Emma Davenport '10
"Bernard Moore has easily been the preeminent academician in, and has added immeasurably to, the strength of the Political Science department at this College for the past year… Professor Moore's consistently high student ratings, his acclaim and scholarly distinction speak volumes in testifying to his pedigree as an educator." ~Rhassan
While I respect your comments regarding the inspiration Moore is for you, the two statements of yours that I quoted above really question your credibility on this. You don't have to ask a student who disapproved of him as a professor to be appalled by those statements. Scholarly distinction? Preeminent academician? Pedigree as an educator? I understand that he wrote a powerful bill, and has done scores for those individuals (and society who benefits from not having a consistently imprisoned population). He deserves props for that. That said, that doesn't make him an academic and it doesn't make him a great educator – the latter the most important for me at Williams. Could you show us some of his published articles in political science magazines, get some colleagues of his in academia who agree with your statement, or maybe show us any sort of recognition he has ever had for being a so called amazing educator?
You have reminded me, Rhassan, that I am airing certain grievances though they are by no means personal. If I had never taken a class, I wouldn't care. Instead I would probably wonder what could have driven him pathologically to for twenty years lead a life of lies and fraudulent behavior. I would feel more sorry for him. And that is the job for someone. Someone who doesn't know him in the educational context. But mine is to say it straight. So far every other student who has aired an opinion of him on either wso or ephblog has come to the opposite conclusion of you Rhassan. I've talked to others in person who would prefer to be on the DL. Can you bring some more evidence or voice to the table to corroborate your extra high assessment of him as an academic and an
We have an amazing institution and brilliant, talented, and caring faculty at Williams. That's why I'm complaining about this professor. If anything, I hope Williams just sees this as more reason to ensure they hire or re-hire someone who convincingly shows that they are interested in their students LEARNING.
From Will: I'm quoting all other ephblog comments from students in the extended post:
He's too new to be on factrack, but the reports are accurate. He spent most of his time in DC, away from his students. An interaction I had with him last semester – in his Judicial Politics class, he had a final paper (15 pages) that was worth 40% of he course. I turned it in, and had a conversation with him afterward, in which he confirmed that he had 'decided" to give me an A 2 weeks prior, and was not going to be reading my paper at all.
Another anecdote:
We were preparing for our Moot Court, and he asked us to explain how the selection of judges to the 9th circuit or something worked. We, having learned NOTHING over the course of the semester, had no good answer for him. He exclaimed, "But this is a judicial politics course!" as though by virtue of the course's title we would have absorbed the information without him having imparted any knowledge.
Unfortunately, he gave out great grades, so students gave him so incredible evaluations. Sad.
PSCI Major II:
I don't know about that. I'm under the impression (as well as many others I've talked to) that Williams only kept him around because of his ability to get important people on campus.
I was assigned to Moore's section in my "Intro to American Poltics" class. During the first class, he was so horrible that at least half of the class walked out during the first half hour. I stuck around for one more class, realized the first class was not a fluke, walked out and switched into another professor's section. He was truely the worst Professor I had ever been in contact with at Williams.
I had a somewhat more complicated experience with the man than those stated above.
To be sure, he was one of the single most disorganized, scatterbrained professors I have ever had at any level–when I got one of the book reviews back (one I'd put a fair amount of work into), he returned only the first of the 4 pages with no comments beyond the grade, and didn't seem aware that there had been any more to it. I never heard anything at all about the 20pg. final paper I turned in. In class, he had a tendency to divert away from the main topic and have us talk about the election instead. So he was not, by any estimation, a particularly good prof.
With all that said, I did interact with him a fair amount outside of class and he was by no means a bad guy. For one thing, he did clearly know his shit–he seemed to take his legislative job seriously enough, at least, to know the intricate details of all the legislation moving in congress at any given point. He was friendly, at least to me, and he did go out of his way to say when he thought you were making a good contribution to class, and the chance to interact with the CBC members was really pretty incredible. Furthermore, whatever you think of the man (and right now, I am pretty angry at him), the Second Chance Act was a good and important piece of legislation.
None of that, though, excuses the kind of fraud he was engaged in. He espoused good ideals when I talked to him, but clearly he was at his core a pretty flagrant hypocrite, particularly in that he spent so much of his time arguing that criminals could be rehabilitated, even as he continued to commit crimes himself.
Moore was BY FAR the worst "teacher" that I have ever had during my Williams career. Despite receiving an A (I too was told ahead of my gigantic final research paper that he would not read it and that I would get an A anyway) I wrote a scathing review for the PSCI department. I also took my complaints to Professors in the department but got little sympathy from them.
Moore had NO INTEREST in teaching us anything at all and spent more time recounting the "very close friendship" that he has with Barack Obama and telling us all about how Obama, Pelosi, Reid and every Supreme Court Justice who has ever served where going to come visit campus "in the next few months." He would them other thinly veiled excuses for why his "close friends" did not come. I actually had a conversation with a student in our class about the possibility that Moore was an obsessive compulsive liar – which now seems to make a lot of sense.
One terrifying anecdote: During the semester we were supposed to do two "book reports," each wroth a good proportion of our grade. I handing both of mine in early in the semester to get it out of the way and ACTUALLY put work into them because at that point I didn't understand how useless he was as a professor. I got them both back (graded and clearly unread) and thought nothing else about it. In the last day of the semester (when I could easily have been out of town) I received a very scary and formal email from him saying that I was missing an assignment and that I should see him promptly to avoid failing the class. I, of course, FREAKED OUT… went running over to his office, terrified and near tears, worried that his gross incompetence was about to earn me a failing grade. I had, fortunately, emailed myself the paper to print at the being of the semester so I showed it to him in my email files, which shows the date sent to be printed. He basically responded with a shrug saying "well if I never got it…" to which I responding saying that he had actually handed it back to me with a grade on it! He basically told me there was nothing that I could do. I left in tears. About an hour later he emailed me a one sentence long note saying that he realized that he had made a mistake and that he found the record of my paper. I've never forgiven him for this.
Williams College is supposed to be about offering quality TEACHING over all else. I feel that I was deprived of part of my Williams education by being in that class and the A in no way makes me feel better about this loss. The fact that we was allowed to remain after students evaluated him the first semester SHOCKS and saddens me.
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I took his class in the Spring last year. I only took it because it looked like it might be relevant to my post Williams life. I agree with Emma on this one. He was completely inept, and the entire class would often make fun of him before and after class. I remember that specific instance in which he said "This is a judicial politics class," as if he expected us to learn from some sort of osmosis. I routinely kept track of the amount of times he was on his blackberry during class. I assigned 1 point for each time he was checking it/typing away on it and 2 points for every 30 seconds he was talking to someone. I still have the notebook in which he once got 20 points on that rudimentary scale. This should point to the complete lack of meaningful discussion and teaching. Everyone I talked to wrote scathing reviews of his performance, and absolutely nobody respected him as a teacher. He had no lesson plan, and the amount of laptops that students brought to class increased exponentially as the semester progressed. Obviously they were just doing crosswords, playing boggle, and watching youtube videos. It was quite obvious he was only kept around for his connections to the political world.
|« Stunningly Poor
|Only For Another Year »
20 Responses to "From Davenport '10, in response to Hill '11, and others"
Ronit says:
Will – the author attribution of this is a little confusing, maybe change title to "From Davenport '10 and others" at the beginning?
wslack says:
Done. If I missed a student somewhere in these comments, feel free to edit and insert. Please don't quote WSO, though.
David says:
1) Excellent post. It might be helpful to include all the other wso comments that I collected here. It is probably nice to have one place where these are all included.
2) As best I can determine, there is no independent evidence that Moore "wrote a powerful bill." Judging from the abstract to his dissertation, and the fact that he has no other academic publications, not even working papers, I wonder if he can string together more than a couple of coherent paragraphs. Here is a good overview of the bill. Here is a randomly selected section:
(a) REQUIREMENT FOR AFTERCARE COMPONENT.—Section
1902(c) of the Omnibus Crime Control and Safe Streets Act of
1968 (42 U.S.C. 3796ff–1(c)), is amended—
(1) by striking the subsection heading and inserting
''REQUIREMENT FOR AFTERCARE COMPONENT''; and
(2) by amending paragraph (1) to read as follows:
''(1) To be eligible for funding under this part, a State
shall ensure that individuals who participate in the substance abuse treatment program established or implemented with assistance provided under this part will be provided with aftercare services, which may include case management services and a full continuum of support services that ensure providers furnishing services under that program are approved by the appropriate State or local agency, and licensed, if necessary, to provide medical treatment or other health services.''.
(b) DEFINITION.—Section 1904(d) of the Omnibus Crime Control
and Safe Streets Act of 1968 (42 U.S.C. 3796ff–3(d)) is amended to read as follows:
''(d) RESIDENTIAL SUBSTANCE ABUSE TREATMENT PROGRAM
DEFINED.—In this part, the term 'residential substance abuse treatment program' means a course of comprehensive individual and group substance abuse treatment services, lasting a period of at least 6 months, in residential treatment facilities set apart from the general population of a prison or jail (which may include the use of pharmacological treatment, where appropriate, that may
extend beyond such period).''.
(c) REQUIREMENT FOR STUDY AND REPORT ON AFTERCARE SERVICES.—
The Attorney General, through the National Institute of
Justice, and in consultation with the National Institute on Drug Abuse, shall conduct a study on the use and effectiveness of funds used by the Department of Justice for aftercare services under section 1902(c) of the Omnibus Crime Control and Safe Streets Act of 1968, as amended by subsection (a) of this section, for offenders who reenter the community after completing a substance abuse program in prison or jail.
You think Moore "wrote" that? Without a law degree? Hah!
He was clearly involved in the bill and, apparently, authored a position paper, but he did not write this law in any meaningful way, at least as far as I can tell.
rory says:
@David: wow, what a stunningly poor post. not only did will say he wasn't going to post wso comments, but this mocking of Moore's writing based only on an abstract is not only mean-spirited and irrelevant, but shows you didn't listen when a professor noted that abstracts are often last second and dashed off, especially for a dissertation–even if it was stunningly poor, it's not evidence of what Moore can and can't do as a writer.
nor does your quote prove anything–maybe, just maybe, legislation has multiple writers…one to craft the policy, another to craft the legal language, for example?
Andy says:
Does anyone besides Rhassan have anything good to say about Prof. Moore's classes? It's hard to believe that he could have an experience that was so hugely different from everyone else's. Either he's letting his admiration of Moore's accomplishments and personality cloud his judgment, or Moore had good qualities that no one's come forward to talk about yet. The former seems more likely, but I could be wrong.
David says:
1) Care to wager about the quality of Moore's dissertation? I haven't seen it yet, but I already know what I am going to find. You should feel free to Keep Hope Alive!
2) "craft the policy?" Whatever. If someone claims to have written the law (and they aren't an actual legislator, from whom such lies are expected), then I want them to, you know, actually have written the law. Call me old-fashioned.
By the way, the more that I look at the Second Chance act, the more it seems like organized big city graft, a la The Wire. Can anyone provide a decent description of what this law does?
rory says:
1. no. but that's irrelevant to my point (that you're being mean-spirited and for no good reason)
2. craft the policy as in "the bill does X and Y, now lawyer, turn common terminology into fancy law terminology." or do you believe that if i dictate something to someone, i didn't write it but the person taking notes did?
3. let's keep to the subject at hand, eh?
rory says:
oh and the "keep hope alive" line was not funny and makes me wonder why you'd pick that line to use.
hwc says:
Can anyone provide a decent description of what this law does?
Funnel money to Acorn Housing and Acorn Legal Services.
JeffZ says:
Wow, and I thought it would take at least 72 hours to bring Acorn into this … I'm sure Jeremiah Wright is not far behind …
JG says:
Oh, I get it David. Jesse Jackson and Moore are both BLACK, so obviously they think alike/speak alike/look alike/are interchangeable. F-ing HILARIOUS.
David says:
JG: What are you talking about? What does Jesse Jackson have to do with anything?
rory says:
@David: Keep Hope Alive that others will believe your plea of ignorance, david. JG put it more…directly…than i.
Ronit says:
No, he's not kidding. He really is that tone-deaf/historically uninformed.
hwc says:
Wow, and I thought it would take at least 72 hours to bring Acorn into this
Look it up. A major part of the bill was federal funding for "community-based" housing and legal services.
If I wanted to make a joke, I would say something like, "maybe Acorn helped 'Mr. Moore' with his student loan and credit card applications."
David says:
JG: I had forgotten and/or never known that Keep Hope Alive was particularly associated with Jesse Jackson. I actually thought that it was just a generic touchy-feeling liberal nostrum. My mistake! Here is Jackson's speech to the 1988 Democratic convention. He closes with:
Every one of these funny labels they put on you, those of you who are watching this broadcast tonight in the projects, on the corners, I understand. Call you outcast, low down, you can't make it, you're nothing, you're from nobody, subclass, underclass; when you see Jesse Jackson, when my name goes in nomination, your name goes in nomination.
I was born in the slum, but the slum was not born in me. And it wasn't born in you, and you can make it.
Wherever you are tonight, you can make it. Hold your head high; stick your chest out. You can make it. It gets dark sometimes, but the morning comes. Don't you surrender!
Suffering breeds character, character breeds faith. In the end faith will not disappoint.
You must not surrender! You may or may not get there but just know that you're qualified! And you hold on, and hold out! We must never surrender!! America will get better and better.
Keep hope alive. Keep hope alive! Keep hope alive! On tomorrow night and beyond, keep hope alive!
I love you very much. I love you very much.
Anyway, I still think that it works quite nicely, independent of whether or not Jackson and Moore are the same race. Rory, against all evidence, holds out some hope that Moore's dissertation won't be a total embarrassment. Time will tell.
Ronit says:
I think it's possible the ACORN has paid off David to act in such a way as to make Bernard Moore look like a sympathetic character, and to change the topic of discussion away from Moore and towards other things, like Jesse Jackson and affirmative action and Kane's views on both.
rory says:
@David: in yet another shocking moment, david has put words in my mouth. and i remind everyone that "all evidence" in this case is one paragraph.
CJK says:
I was a Congressional intern for three months and, as part of the agreement with my school, had to write up a mock bill and submit it to the relevant subcommittee, so I've got a fair amount of knowledge on this point.
When someone says they "wrote" a bill, that doesn't mean that they literally wrote out those specific words. While I had to do that in my case (granted, for a very simple proposed bill), it would, in fact, be virtually impossible for anyone without extensive legal training to write out a bill like the Second Chance Act. For this very reason, the actual wording of all House legislation is drafted by a non-partisan committee of full-time lawyers with specific training in the federal code. No congressperson or congressional staffer in the modern era has ever literally written out a bill, so claiming that Moore "did not write this law in any meaningful way" is really rather disingenuous.
Rather, when someone says that they wrote a bill, they mean that they wrote the proposal for the bill. The process tends to go like this:
1) Someone decides that they want to pass a law to address issue X in way Y.
2) That person then sends a request to the Congressional Research Service, who send them back a list of all the clauses in the various acts which establish the current law on the issue
3) The person then writes out a very detailed proposal for what they want the bill to do-Amend Section A of Law B to read CDE instead of FGH, and so on
4) The on-staff House lawyers convert that bill into a law, which is then submitted and sent to the relevant committees
5) Other lawyers, these ones working for CRS, write a detailed summary of the legislation which explains what it does. This is what everyone working on the Hill actually reads–the text of the bill itself is often unintelligible to those without the relevant legal experience.
Professor Moore's other sins aside, there's no reason to necessarily suggest that he didn't "write" the bill in the sense that phrase is used–that is to say, performing steps 1-3. Someone in Congressman Davis' Office certainly did.
CJK says:
Oh, and Emma, two things:
a) Very nice post–I'm quite glad to see some calm civility in the midst of all this.
b) Just to clarify my earlier post that you quote in the text–I did not feel he was a good prof by any stretch of the imagination, and his habits really rather annoyed me at times. With that said, I did enjoy his class, and was signed up to take his winter study course this January.
This enjoyment, granted, was not due to any professorial gifts he possessed–the course was sufficiently freewheeling that we spent most of our time talking about the election or politics in general, and I am a sufficient political junkie to find that fun. Similarly, the notion of a Moot Court winter study appealed to me because the activity–and the promised chance to argue constitutional law before actual federal judges–sounded like a fascinating experience. In both cases the appeal was in spite of him, not because of him, but I nonetheless did not hate his class the way many people did.
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australian television information archive
Rain Shadow: articles
Breaking the drought
Rachel Ward says her role on ABC's Rain Shadow is tailor made for her. By Michael Idato.
When actress Rachel Ward was approached with the idea for Rain Shadow, a new ABC drama set in a drought-stricken outback town, she knew immediately it was something she wanted to do.
"I was definitely in the mood to work," she says. "I'd just gone through and come out the other side of having kids, I'd spent the past 10 years writing and I was really over sitting and really over my own company. I was really ready to get back into the circus."
Ward plays Dr Kate McDonald, a vet working in the fictional town of Paringa. As the community struggles with the drought and debt, Kate must deal with the death of her husband and the arrival of a new, younger vet, Dr Jill Blake (Victoria Thaine).
The scripts, written by Tony Morphett (Blue Heelers, Sea Patrol) and Jimmy Thomson (Crash Palace), played a major part in Ward's decision to accept the role.
"In a way you're used to people building something up, you read it and you're disappointed, but this absolutely delivered," she says.
"Tony and Jimmy's scripts were terrific for me. At nearly 50, you do not take it for granted when you work and I very much appreciate being an actress of a certain age who has a lead in an ABC series."
The series is filmed on location in South Australia, an hour's drive south-east of Adelaide, with the real townships of Callington and Monaro South standing in for Paringa, a town described in the program's production notes as "on its last legs since about 1960" and "all but finished off" by a decade of drought.
Perhaps the most striking aspect of Rain Shadow is its raw tone and a noticeable lack of sentimentality.
"It's very unsentimental," Ward agrees, "and hopefully that lets the words speak for themselves. It's quite easy as a performer, and a filmmaker, to play to television perceptions and truths, rather than real truths. You almost get used to how people react on television and you start to mimic that rather than how people really behave.
"It's been interesting going back in front of the camera, having been behind it for a while and having watched performances as a director or editor, to see how often we're underlining our work, whereas we ought to have faith that if it's well written, the words will speak for themselves. You don't want your performance to get in between the audience and the drama. You want to give them a chance to empathise with, and interpret, the situation."
The parallels between Ward and her on-screen alter ego are tantalising. "It's an English woman who's lived here for 25 years," Ward says, laughing. "Don't anyone tell me how to play it."
Ward was particularly drawn to the way the series explores the cross-generational relationship between Kate and Jill.
"You see a lot of cop shows that tackle generational relationships with men - old cop and young cop, veteran and rookie - but how many do you see with women? And they're very interesting inter-generational relationships between women. They're probably less supportive than they ought to be, there's a much greater sense of competition, which perhaps there is with guys, but you assume with women there will be more support and nurturing. No, we're not. This woman doesn't make it easy."
Ultimately, however, it is a story about boundaries and knowing when to say goodbye. "How long does it take to become a member of a community? It's about having been an outsider, and the perspective on being an outsider, and how long it takes to become an insider," Ward says.
Ward brings an intriguing body of work to the role. Her most recent acting gig was on the US soap Monarch Cove, in which she played Arianna Preston, "a sort of drunk trophy wife, which was fun because there was room for humour," she says. But her resume includes John Duigan's Wide Sargasso Sea, Russell Mulcahy's remake of On The Beach and the critically acclaimed television series Twisted Tales and Two Twisted, on which she collaborated with her husband, actor/producer Bryan Brown.
"Careers are a bit like sex, really you want to climax at the end," she says. "You don't want to climax early and it's all downhill from there. It's been hard for me to get good work here; my work has been mainly American work. I haven't enjoyed a spectacular career as an actress, I've never really had that role that absolutely suited me and played into my qualities."
For many, however, she will always be Meggie Cleary, the heroine of the television miniseries The Thorn Birds, who memorably embarked on a tempestuous affair with the priest Father Ralph de Bricassart (Richard Chamberlain). Despite its success, it was not a role Ward enjoyed.
"I hated it, I absolutely did not like The Thorn Birds at all. It was an incredibly difficult experience, which was difficult because it was hugely popular and it was one of those things that one should feel enormous pleasure about being in, but I couldn't stand it," she says.
Her discomfort stemmed, in part, from the challenges of playing melodrama. "Soap operas are the hardest things in the world to pull off," she says.
"I had a line, to Richard Chamberlain, which was, 'Go on then, go to that God of yours, but you'll come back to me because I'm the one who loves you', and I defy Meryl Streep to pull that one off. How the hell? I did it five times and nobody could work out how you did it. I certainly couldn't work out how to do it. It was a ridiculous line to say.
"What I didn't really understand at that time is that there are different tones. If you're playing McLeod's Daughters, you're playing at a certain pitch and you have to understand what that pitch is, and what you're delivering."
There are no such risks with Rain Shadow. "This is probably one of the best parts I have ever had to play, so I am very grateful to Tony Morphett and (producer) Gus Howard for almost tailor-making it for me. Sometimes, it's timing - you mature at a certain time, something comes along at the right time."
By Michael Idato October 4, 2007 The Age
Australian Television Information Archive <www.australiantelevision.net>
Website, original content and design © 1998-2019 T. Zuk, All Rights Reserved


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Adidas Creates Shoe From Ocean Garbage
July 14th, 2015 | by gatsbyadmin
Fans of the GG brand #4pieces and sneakerheads alike, rejoice! In an effort to raise awareness of the pollution running
July 14th, 2015 | by gatsbyadmin
Fans of the GG brand #4pieces and sneakerheads alike, rejoice! In an effort to raise awareness of the pollution running
March 4th, 2015 | by gatsbyadmin
The time to spring ahead (Sunday, March 8th, 2015) is just around the corner!! In the spirit of the season,
November 21st, 2014 | by gatsbyadmin
When it's not even the middle of November and the temperature is plummeting into the negatives, the last thing you're
October 9th, 2014 | by gatsbyadmin
A new and unique festival is coming to Denver, October 11 & 12th in front of the Denver Performing Arts
September 22nd, 2014 | by gatsbyadmin
The leaves are changing, fall is just around the corner and winter will be here before we know it. There
June 13th, 2014 | by gatsbyadmin
The Summer Solstice will be here soon and things are heating up. In fact, in sunny California, it's probably been
June 4th, 2014 | by gatsbyadmin
Bummed about the bees? Me too. Creating a bee-friendly environment is the perfect green living solution; you get pretty flowers
May 26th, 2014 | by gatsbyadmin
The Modern Stoner Lexicon Within the past five years or so the marijuana industry has been advancing in leaps and
May 6th, 2014 | by gatsbyadmin
If there was something that you could consume that was healthy, energized you, was conscious of being environmentally friendly and
April 28th, 2014 | by gatsbyadmin
Gardening season has finally arrived, but what if the yard you're working with isn't exactly up to par? No problem!
© 2017 Grimey Gatsby


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What is Green Logistics ?
Green Logistics is simply an attempt to minimise the environmental impact of the process of Logistics.
In other words, Green Logistics is an Eco-friendly way of conducting the logistics part of the Business.
But, How are EV Manufacturers Helping them?
Well, all these three Companies namely DOT, Okinawa and e-HIRAN are pushing Electric Vehicles into the Logistics industry.
Using Electric Vehicles over the Traditional ones that runs on fossil fuels minimises a lot of negative environmental impact.
Let's look at these firms one by one :-
DOT – Go With Dot
DOT – Go With Dot has a unique PPP Model.
PPP Model is all about delivering People, Packages and Promises on Time.
Dot caters to some of the biggest eCommerce, Online Merchandise and Online Food Businesses like Amazon, Grofers, Blue Dart, Swiggy, Lenskart, McDonald's and Faasos and many more.
Go with DOT is currently available in some of the major cities of India like Bangalore, Delhi-NCR, Mumbai, Pune, Chennai, Meerut, Haridwar, Lucknow, Chandigarh, Raipur and Jhansi.
Dot has made it easy for the clients to order their EV for Pick-ups and Rides through is proprietary Mobile Platform.
The Business Model of DOT is based on pay per kilometre depending on the Vehicle chosen by the Client.
Okinawa is another Electric Vehicle Startup from India which is revolutionizing the Logistics industry with their Electric Vehicle Solutions.
On the front-end, Okinawa will be seen as an Electric Scooter Manufacturer.
Infact, Okinawa E Scooter are the first Indian Scooter to get subsidy from the Government as per FAME – II scheme.
Okinawa has not one or two, but SIX Electric Scooters in its portfolio. Namely :-
1. Okinawa I-Praise
2. Okinawa Ridge +
3. Okinawa Ridge
4. Okinawa Praise
5. Okinawa Raise
6. Okinawa Ridge 30
Some of the famous Companies like Pizza Hut (Gurgaon), Vogo (Bangalore), Bikxie (Delhi), Fae Bikes (Bangalore) and KDM Group (Noida) are attached with Okinawa for their Delivery and last mile connectivity.
With Swiggy as their Partner and 18000 Manpower all across India, e-HIRAN is the clearly the underdog of the EV industry.
e-HIRAN is the name of the company as well as the the name of their E Bike.
You can Rent an e-Hiran as a Logistics company for ₹3500 per month.
This cost includes all necessary maintenance, servicing and cost of electronics at every 5-10 kilometres.
The E bike, e-HIRAN has a range of 100 Kilometres which takes 2.5 hours to get Fully Charged.
That's pretty impressive I must say!
Okinawa, DOT and e-HIRAN are clearly pioneering the Green logistics solutions in India.
Earlier this week, DDCD of Delhi was discussing a new subsidy scheme for app-based doorstep delivery platforms to push the adoption of EVs.
I hope the transition from Fossil Fuels to Electric takes place as fast as possible.
Hi! I am the one and only person behind EVehic.com
I'm an Online Marketing Consultant & Quantitative Analyst by Profession.
Educated at IIT Kharagpur, I'm the Founder of the Well-known and Successful Brand https://dibakarbala.com
If you need any help with Online Marketing. Or, if you want to invite me to Review your Electric Car/Bike, etc.
Or else, if you want to invite me at your Launch Event. Feel free to contact me at [email protected]
Electric is the Future 🙂


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- This event has passed.
Queer People of Color Mixer
November 30, 2017 @ 5:00 pm - 7:00 pmFree
Queer Students of Color along with The Center for Sexuality and Gender Diversity are hosting Queer People of Color Mixer on Thursday November 30th, from 5-7 in the Seymour Gallery of the Lied Center.
The purpose of the mixer is to build community and increase visibility of queer people of color at KU. All KU faculty, staff, and students, as well as community members are invited.
Please note: if you are a white queer person or an ally person of color, we ask that you allow this space to be held for QPOC to join in community.


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App Design
Typographic Redesign
The Brief
This mini project's assignment was to redesign the typographic system and layout of a news application for mobile. We needed to analyze the existing app, propose a set of type styles, and implement them in a few visual mockups, improving upon the points we'd critiqued in our analysis.
I chose to redesign the Toronto Star's app.


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8 Exercises for Gardeners
Plant and rake without the ache!
Gardening is a great way to keep active, and research shows that doing just 30 minutes of gardening a day can help increase flexibility, strengthen joints, decrease blood pressure and cholesterol levels.
Rob and Miki have put together 8 exercises which will help get your body ready to work efficiently without the usual tightness and stiffness that results from being busy in the garden. Add some of these exercises to your workout routine to keep nice and flexible, taking care to maintain good posture when you perform them. It's also a good idea to spend a few minutes stretching before you start working in the garden.
Weighted Squat Push
Starting with the medicine ball at hip height, squat down keeping your weight in your heels. Push up lifting the medicine ball over your head.
Great for Gardening: Lifting a heavy pot from the ground
Extended Row
In a kneeling position, rest one arm on your knee to stabilise yourself. Use the other arm to push the weight forwards and then pull the weight back to your hip. This is a great exercise for strengthening your arms and back.
Great for Gardening: Planting, weeding or starting a petrol lawnmower
TRX Thruster
Holding the TRX straps in front of you, lower yourself into a squat position. In one movement, bring both legs from a tuck position to a straight leg position and extend your arms. This is an exercise for your core and you should distribute your weight evenly.
Great for Gardening: Moving heavy bags of compost
TRX Lunge
Use the TRX to stabilise yourself. Keep your upper body straight, with your shoulders back and relaxed and your chin up. Extend your hands in front of you at eye level. Keep your core engaged as you step forward with one leg, lowering your hips until both knees are bent at about a 90-degree angle.
Great for Gardening: Sweeping the patio
Weighted Side Lunge
Hold the medicine ball at hip height and stand with your feet and knees together. Take a large step with your right foot to the right side and lunge toward the floor, bring the ball with you. Make sure your right knee doesn't extend past your toes and keep your left leg relatively straight. If you can, touch the ball to your toes.
Great for Gardening: Raking leaves
Single Leg Squat Press
Stand on one leg and keeping your weight in your heel, squat down as far as you can whilst pushing up the dumbbells overhead. This is a great exercise for strength, stability and coordination.
Great for Gardening: Stretching to reach hanging baskets, or pruning bushes
Farmers Walk
We had to include this one in our list!
After gripping the handles, lift them up by driving through your heels, keeping your back straight and your head up. Walk taking short, quick steps, and don't forget to breathe. Move for a given distance, typically 50-100 feet, as fast as possible.
Great for Gardening: Pushing a wheelbarrow
TRX Ballet Squat
Stand with your feet more than shoulder-width apart, toes pointing out. Squat down until your thighs are parallel to the ground. Using the TRX to stabilise yourself, raise onto your toes. This is a great exercise for strengthening your glutes, quadriceps and calf muscles. To increase the intensity, squat as low as you can, or try the exercise without the TRX.
Great for Gardening: A fantastic exercise for strong legs – and it's Miki's favourite!


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4 Responses to "ah *sigh*"
Stella Says:
November 25th, 2016 at 10:44 am
It'll probably be a gradual shift to flat-flee MLS listings once sellers become more aware of that option. As well, I'm sure some homeowners would still prefer not to deal with an agent and will continue to use the FSessOitB-, but their drop in market share will hurt their viability and success.]]>
http://www./ Says:
December 30th, 2016 at 5:48 am
I always thought that your posts are very inspiring. I love how you mix and match. You really are very pretty and could pull-off any attire! 🙂
günstig versicherung kleinwagen Says:
February 2nd, 2017 at 4:41 pm
Chris Lin – Nice! So jealous that you're visiting all these places in the US. foursquare! Also, commenting with just my name in case 1) it's already approved 2) so that I'm not "item #22″ for months.
http://www./ Says:
February 14th, 2017 at 2:23 am
Thanks Shirlene, I'll take all the prayers I can get! I appreciate you taking the time to read my post and leaving a comment. It really does mean a lot to me, it is uplifting. Thanks much! Cheers, John D. Wilson


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Brian Bonar is an Epitome of Major Achievements in the Financial and Investment Industry
In a recent news update by a publication called XRepublic, the successes of Brian Bonar in the field of finance were enumerated. He won the prestigious Cambridge Finance's Who's Who Executive of the Year award. According to the news update,… Continue Reading


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|Filled under Retirement
In 12 months time my working life, and that of my wife Kate, will come to an end. For me this will be just 43 years after it all began, although to be honest there were a few gaps during which various people tried to squeeze some rudimentary education into me. My preparation for this unique event ought perhaps to be some deep reflection, either on what I have achieved or on what is to come. Or again maybe there really is no point in looking back, no point in trying to fathom out what if this or that had happened. It simply won't make any difference. The fact will still remain that I am here now and in March 2009 I begin a new life.
I shall be the same person, of course, that I have always been; bearded for as long as I can remember, ears slightly smaller than standard for a human and a long, straight, nose that has never been broken despite all it has been through. The thin legs that have carried me up mountains too numerous to mention and the sun or wind burnt skin that fades to pale every Winter. Little of what is external to me will change as I move from being a working man to a retired one, from a contributor of effort to one who benefits from the efforts of others. No, it is the radical shift in outlook that I must adapt to, acclimatise and learn to live with as I join the league of retirees, this is what concerns me. And there is no gradual run-in towards this, no gentle slope into relaxation and freedom from cares. I can expect no mercy as I am plunged from my world of target driven mayhem to enforced idleness, with only memories lingering on.
OK, that's the scary bit. Now for reality.
Retirement does not come as a surprise and nor should it be unplanned for. In fact if it does come along with no forethought, no imagining and no preparation then I really can't see why I should want it at all. If I were just to let the day arrive and awaken (despite the absence of the usual alarm clock) then roll over in bed and suddenly begin to think about the 'what next?' then what a waste this would be. All those years spent tipping the pension pennies into the jar just for a longer lie-in. No, I don't think so.


text: Forestland is a tangible asset, likely both indicating and creating attachment to the forest site for the owners. Forest ownership can both create and maintain a strong motive for developing the forest holding and its surroundings. Decisions made by non-industrial private forest (NIPF) owners can therefore be expected to influence population development in the local communities. This paper addresses forest owners' migration propensity, and whether forest ownership influences migration to and from the municipality where the forest holding is located. Comparing the non-forest owners to the group of local NIPF owners, we found that the latter are more sedentary. Forest owners living in their forest municipalities seldom move out – about a third annually compared to others in the same age group. When moving, about half of absentee forest owners select their forest municipality as their destination and thus become local forest owners. Although private forest ownership significantly contributes to population development in small, remote rural municipalities, policies for local and rural development rarely acknowledge the potential private forest owners represent for economic and population development in rural areas.


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1 Verb + opportunity
Use the correct form of these verbs:
come up deny give
grab take miss
- You can't let an opportunity like a trip to Australia go by. It's simply too good to ___________ .
- I'd like to ___________ this opportunity to thank you all for coming.
- This programme ___________ the public the opportunity to make their voices heard. So get on the phone straightaway!
- Make sure you ___________ the opportunity with both hands! You won't get another one like it for years.
- An opportunity as good as this ___________ only once in a lifetime.
- I would have liked to have learnt Spanish at school, but I was ___________ the opportunity. Only French and German were taught.
2 Common adjective collocations
Complete the sentences below with the following:
ample great missed ideal
possible rare golden right
- We need to make an appointment with you for further tests. Please contact this office at the earliest ___________ opportunity.
- Don't worry. You will have ___________ opportunity to ask questions after the talk. The speaker intends to stay behind for about an hour.
- This is a ___________ opportunity to see all the painter's work together in one place. There hasn't been an opportunity like this for 20 years.
- Look, this is the right job for you! It's a ___________ opportunity. Who else do you know gets the chance to work in New York for two years?
- I'm not changing jobs at the moment but when the ___________ opportunity comes along, I intend to take it.
- You mean he came to the club and I could have got his autograph! Another ___________ opportunity!
- If you don't invest now, you'll miss a ___________ opportunity to double your money.
- Club 18-25 offers an ___________ opportunity for you to meet other single people on holiday.
3 Determiner and quantifiers
Complete the sentences with these words:
only much no
this every an
- Sue isn't the best company to be with. She talks about her children at___________ possible opportunity!
- Since we started a family we don't get ___________ opportunity to go out dancing.
- If I have ___________ opportunity, I'll take your books back to the library for you this afternoon.
- She's just in town for the day. This may be your one and ___________ opportunity to meet her.
- The Professor left straight after his lecture, so there was ___________ opportunity to find out why he held such weird ideas.
- I'd like to take___________ opportunity to thank all of you for your support.
1. In 1-5 'arises' is also possible.
2. Note this expression:
Make sure you make the most of this opportunity.
3. Note these ways of talking about great opportunities:
I'll have a wonderful opportunity to practise my Italian when I'm in Rome.
From the company's point of view, this is an excellent opportunity to expand into Europe.
We see this agreement as an exciting opportunity for both companies to work together.
4. Note these two common expressions:
All over the world women are demanding equal opportunities in the workplace.
Job opportunities for women have improved greatly.
Ex 1:
- miss 2. take 3. gives 4.grab 5. comes up 6. denied
Ex 2:
- possible 2. ample 3. rare 4. great 5. right 6. missed 7. golden 8. ideal
Ex 3:
- every 2. much 3. an 4. only 5. no 6. this
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Kitchen. Thursday , May 23rd , 2019 - 01:19:18 AM
Going green - more and more people these days are opting for greener kitchen designs. Eco friendly modern kitchens are popular and, contrary to what some people may think, don't look unattractive at all! Features you can find in green kitchens include recycled paper countertops, bamboo flooring, LED lighting and energy efficient appliances.
The most important aspect to any design, modern kitchen, modern living room, etc, is you. What do you want your kitchen to feature? What kind of an environment do you want to create? Modern designers will be able to take all of your ideas and inspirations and create a single room that you will love to spend time in. Whether you want a classic and Victorian look paired with modern technology or a contrasting color scheme with 1950s appliances, good modern designers will be able to create something that works for you. When it comes to design, modern kitchen designers can give you anything you want!
Cabinetry of a modern luxury kitchen will distinctly lack extra features found in traditional style designs. Most modern cabinets are simple, square or rectangular shaped, without fancy door handles. Although 'plain' the look of the cabinetry is sleek, clean, and highly functional. The look is all about working properly and showcasing your personal style. In fact, you may wish to completely leave cabinet doors off for the sheer convenience of access and sexy open look.
If you choose to take a modern technology approach to your design, modern kitchen designers will search out the to-the-minute appliances and technological kitchen advances. The kitchen will feature a computerized refrigerator, stove, oven and other appliances. It is highly likely that this kitchen will feature a kitchen computer and a console in which portable devices can be charged. It is also likely that there will be a computerized central device that will alert family members to scheduled activities, messages and other plans or notes.
Modern kitchens today are really efficient and make life simpler for all the various users. Modern cooking areas are likewise really purposeful about every detailed detail of the strategy and design of the room. The kind of lighting discovered in modern-day kitchens keeps all the corners of the space well lit.
The kind of lighting found in contemporary kitchen areas keeps all the corners of the space well lit. You are complimentary to pick the kind of lighting for your kitchen area. Storage is likewise another essential element of your ultimate kitchen. Ingenuity will certainly ask for means of managing big quantities of items provided the space available. You can incorporate pull-out racks, drawers and racks which will certainly put everything at an easy-to-reach position.
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Echoes at Dawn (KGI Series #5), Maya Banks (Review)
Echoes at Dawn (KGI Series #5), Maya Banks
Grace Peterson is on the run. She just wants to die after escaping her physical and mental prison. Forced to heal person after person depleting the last of her strength she finds her at her weakest point. She misses her sister Shea with whom she has a psychic connection, a connection she served to protect her from the dangers that accosted her. Grace had no idea her sister had sent Rio from KGI to rescue her.
Things get hairy when Grace and Rio find themselves on a mountain surrounded by two groups of killers with a common goal of extracting Grace. Rio and Grace bond coming down the mountain and in his Brazilian home the one place he feels she will be safe from the fraction after her and internal KGI issues. Rio falls for Grace although he does not see how she will ever love a guy with a past as grey as his. Rio puts his trust issues aside to trust one person, Grace and Grace puts her faith in the man who saved her from her physical and mental demons.
Bookswagger Marcia: Four Crowns, good read, on the way to swagger. I enjoyed getting lost in Echoes at Dawn. I jumped right into the series, the action drawing me in from the prologue. Banks wrote a character you definitely want to root for in Grace. She is tough, smart and realistic. I didn't cringe once as I read, asking why did she do that. Grace and Rio were a perfect match I couldn't see another character completing him. I haven't been sucked into suspense yet or in a while like I have Echoes at Dawn. I am happy I read it, this book made me interested in a whole new genre.
Posted on July 10, 2012, in Bookswagger, Swagger Book Reviews and tagged Romance Series, Romantic Suspense. Bookmark the permalink. 6 Comments.
Whispers In The Dark:
I love suspense, but honestly I had never read suspsnse intermingled with romance. This was a great read. It took me a little longer to get into it due to the fact that I would only read at night, and any one who works, with kids, knows that once the head hits the pillow, it's lights out. But I did enjoy it. Nathan was a bit possesive, but Shay didn't seem to mind it as much as I did reading it, so I guess all is well. I was surprised at how quick the emotions felt for each other changed from "Thank you for saving my life" to "Let me show you how much I thank you"; he seemed to take on the "boyfriend" role unrealistically fast. It went from Shay, to baby this, honey that a little too quickly for me. Almost to the point of reading corney or cheesey. But again, Shay seemed to crave feeling babied, feeling like she was being taken care of, so eventually, I ignored it. I look forward to reading Echos at Dawn, so I can officially meet Grace.
I'll be heading out to get Echoes at Dawn this weekend!!
This is just a test, you can delete it if you want. I'm trying to make sure my icon is showing as it should be instead of this alien looking thing in my above comments, LOL
I give up…I'm destined to be this weird object. I may have to start over


text: There was joy for the St. Patricks club at the weekend as their Junior B team of four won the All Ireland title. This recently formed club had come through Leinster with flying colours, and they continued this good form when beating Waterford and Galway opposition on Saturday at Ballymore Eustace. In their semi-final with Friary/Abbeyside from Waterford the Kilkenny team of Michael Conville, Paddy Delaney, Stephen Fitzpatrick and Stephen O'Reilly came out on top, 84-39, and in the final against Loughrea (Galway) the Pats lads were comfortable 125-25 winners against the Westerners. This was a great win for the Kilkenny city club which only came into existence at the start of this year.


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Draft Strategy Deep Dive with Anthony Amico
The 2QB Experience Podcast
Episode 50 – Draft Strategy Deep Dive with Anthony Amico
Download | RSS Feed | iTunes | Stitcher | GooglePlay | Podbean
Presented by PlayDraft! Use promo code TWOQB for a free Best Ball draft when you sign up.
Hosted by Greg Smith (@gregsauce).
Host Greg Smith (@gregsauce) is joined by Anthony Amico (@amicsta) to go around the league on recent NFL news (1:59), including fantasy analysis of the Rams potential improvement on offense, Anquan Boldin's retirement and its affect on Tyrod Taylor's value, Blake Bortles vs. Chad Henne, Pat Mahomes' value as a handcuff, Trevor Siemian besting Paxton Lynch (still), Joe Flacco's outlook, and Jay Cutler's chemistry with his wide receivers. The second half of the show examines some lesser-covered angles from the podcast and uses those as a jumping off point for a broader conversation about 2QB draft strategy in general (19:43). Specific topics include Brian Hoyer and the 49ers offense, how to properly value good players on bad teams, Matthew Stafford and the competition for touches in Detroit, Philip Rivers vs. Derek Carr, how to approach auctions, the worth of the tight end position, and how we can envision a draft plan based around allocation of bench depth.
Get TwoQBs.com's 2017 2QB/Superflex Draft Guide
Join PlayDraft with Promo Code TWOQB
A TwoQBs.com Production
Intro Music: Fire Whiskey – Speed Demons
Outro Music: Dead Remote – Three Words
Greg Smith
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text:
Women Having a Voice, Our Health, Our Earth, Our Strength
The second annual Marcum Women's Forum, geared to high net worth and executive women, is a breakfast event featuring nationally prominent women speakers who will address topics essential to women's success and well-being.Featured Speaker
Chelsea Clinton, Vice Chair, Clinton FoundationSpeakers
Arden O'Connor, Founder, O'Connor Professional Group
Lisa Garcia, Vice President, Litigation for Healthy Communities
Early Bird Price: $200/ticket (until October 18, 2018)
Regular Price: $250/ticket
Presented by Marcum Family Wealth Services and the Marcum Women's Initiative
The Marcum Family Wealth Services Group is dedicated to helping clients manage their wealth, plan for its transfer to succeeding generations, accomplish their lifetime objectives and achieve their philanthropic goals. The group's highly experienced wealth services professionals can provide specialized guidance for any specific need. Contact Susan Dupuis or Douglas Farrington.
The Marcum Women's Initiative is dedicated to the Marcum women and their success. This initiative is just one of the many programs that speak to Marcum's core values and commitment to fostering a culture that is both diverse and inclusive.


text:
Location: Raleigh, NC
Genre: Rock
FFO: Black Stone Cherry, Saving Abel, Shaman's Harvest, Art of Dying, & Shinedown
Born out of hard times, Faith & Scars acts as a namesake of the code the members live by Faith will see you through, and Scars will make you stronger.
Firm believers of putting hard work first to achieve their dreams, and not settling for failure; These four musicians can be found acting as one entity, chasing the dream they plan to make their reality: A Career in Music. Established in early 2014 by frontman Roger Liverman, the Faith & Scars drive has always been pushed by Faith.
Roger states,"We've found that if you hold faith in something, and hold it tight – be it your dreams, Family, a significant other, yourself or God – You'll find yourself possessing a force that will push you to be the best you possibly can be."
Faith & Scars has a profound love for music and finds inspiration through many bands & musicians. They proudly wear their 90's rock influence on their sleeves, yet distinctly display classic sounds you can compare to that of Guns n Roses, Jimi Hendrix, The Doors, and Johnny Cash. Blend it all together and you get sound can be compared to bands such as Shinedown, Black Stone Cherry, and Art Of Dying.
Roger adds, "We just want to be the best we can be, and have a good time doing it. It's a lot of hard work, and sometimes heartache, to keep a band together, but if we can touch someone with a lyric, or affect anyone in a positive way by doing what we do… Then we've done our job. We aim to put on the best show of our lives every time we step onto a stage. Whether it's 500 people, or 2 people and the bartender – we try to play every show like it's a sold out stadium."
The band currently has an EP entitled "Highway Ride" available now online and at every show.
Keep the Faith.


text:
Some are genuinely open to spirit,
Prepared within, despite their seeming unpreparedness.
Some like the shallow route, rejecting any preparation,
Proudly claiming the universe will take care of them.
Some state their realistic view that they are limited in their unpreparedness,
All the while reinforcing that very false self.
Best to be closed to the false while open to the Real,
To seek the Beloved's pleasure no matter what.


text:
Pharos Introduces GPS Smartphone
This time Pharos took the horse by reigns and introduced a new GPS Smartphone by adding mobile phone capabilities to a GPS gadget, instead of embedding a GPS receiver and navigation software into some other mobile phone.
This Smartphone is definitely not light on the features (or the price for that matter). In this relatively small package comes not just a SiRFStarIII GPS receiver, but also all the big acronyms in mobile communications, including quad-band GSM/GPRS/EDGE, WiFi, Bluetooth and even FM radio. The smart device also houses a 2 megapixel camera and of course the Pharos Ostia navigation software.
The Ostia software runs on the Microsoft Mobile Pocket PC 5.0 platform along with the mobile office applications including Outlook, Word, Excel, IE and Windows Media Player 10. Also, the SIM slot on this gadget isn't locked so users can add an existing SIM card or …


text:
- Store
- >
- Spring Calls
- >
- Fool Proof Box Call (FREE Camo Cap)
Fool Proof Box Call (FREE Camo Cap)
SKU: Model #101
per item
With Lynch's Fool Proof Turkey Call you'll never look like a fool. This call features select straight-grain mahogany construction with an offset pivoting Walnut lid that produces exceptional realistic hen yelps. Receive the Lynch Camo Cap FREE with the purchase of a Fool Proof Box Call. Model #101


text:
"A.I. & Machine Learning in Revenue Cycle Management"
Synopsis: Artificial Intelligence is not just the "tech of the future." Today, healthcare providers are using A.I. to cut costs, increase productivity, and grow revenue in their revenue cycle operations. And Digitize.AI is helping execute and show ROI. Justin Adams (Digitize.AI CEO) and the panelists will discuss their experience of introducing a pragmatic "A.I. assistant" for pre-certifications that delights employees, improves the patient financial experience, and enriches hospital financial health.
- Brooke Moore, CFO, The Emory Clinic
- Valerie Barckhoff, Principal, Windham Brannon
- Justin Adams, CEO, Digitize.AI


text:
Increase your flow: How they improved efficiency and made everyone happier.
At this point, your cannabis business is operating successfully. You're selling products, earning revenue, and things appear to be going well.But, you may ask yourself, "Can we do better?"
Although you've successfully overcome the startup phase of your cannabis business, growth and maturity is going to require that your business processes and workflows are optimized.
Recently, we engaged with a client to do a workflow analysis. This is when we take a close look at your daily operations and provide valuable insight into inefficiencies. Not only do we identify those inefficiencies, we come up with measurable action plans to help you do your job easier, save time, and reduce cost.
During this workflow analysis, we identified multiple issues in various facets of this client's operation that were causing inefficiency. This included how they were using our seed-to-sale tracking platform in addition to operational challenges they were facing.
As a result of our engagement, they were able to increase their production throughput by 50%, and also modify processes to free up their team to focus on other aspects of their jobs while still maintaining the same level of quality that their patients have grown to expect. By the time we left their facility, their entire staff came up to our team with heartfelt thanks for making their jobs easier and more fulfilling.


text:
Johanna attended out basic handgun shooting class in April, she writes:
I took the Handgun 101 class for two reasons: 1) because I had this overwhelmingly paralyzing fear of guns. The mere THOUGHT of even getting near a gun would almost cause me to hyperventilate; and 2) to support my friends Sean and Lindsey with their business. I have been one of those people that have understood and respected the awesome power of a gun. And maybe that's why I feared them so much. I was one of those people that saw them as death machines and not something to aide me in my right to self preservation.
The coolest thing about their class (broken up into 2 sessions with the first session being the one that teaches you the ins and outs of guns, how to handle them safely and the different laws around the country when it comes to conceal and carry; and the 2nd session at the shooting range) is that is was small (there were only 4 of us and two instructors) so it was intimate and allowed all of us to ask questions. Sean led most of the instruction with a really great presentation of all aspects of gun handling backed up with facts and videos. He was personable, lighthearted when appropriate and serious when it came to issues like safety. The drills they had us run in class helped put all my fears about guns to ease. Lindsey was fantastic – always asking if I was comfortable with certain drills and making sure I was before moving on to other things. They debunked a lot of Hollywood myths that I believed in. We had a laser target practice and Sean was awesome in helping me get my line of sight correct and to the point where I was comfortable aiming right at the target. After hitting the bullseye 3 times in a row I felt like I could tackle the range with a little more ease.
We hit the range tonight and I will admit that I was scared out of my mind. Sudden loud noises aren't exactly my cup of tea and being able to hear gun firing through almost sound proof glass had me panicking. Thank God for Suzy – an 83 year old sweet spunky woman who took the class with me. Bless her soul for calming me down. We entered the range and Sean was nice enough to give me his set of ear muffs. Definitely helped muffle the loud noises I'm just not used to hearing. Sean made me go first (much to my dismay). I can't remember the last time I was so shaky. Sean was great. He was kind, gentle and incredibly encouraging and helped me take deep breaths. After I fired that first shot (wasn't expecting that much recoil) I almost put the gun down and walked away. I was THAT scared. Okay, fine, I will admit it: I almost cried too. Sean calmed me down and the rest of the session was taking a lot of deep breaths, hearing a lot of positive praise and getting a lot of encouragement. All things a newbie needed. If you need anymore reassurance as to how great of an instructor Sean is, let's just say I hit bullseye after bullseye after bullseye (which I could post a picture of my target sheet here. lol)
In short: I'm no longer a freaked out chick who is terrified of guns; I'm a well informed citizen who will not hesitate to go back to the range to learn more….and I'll do it with National Shooters again without even thinking about it!
Thank you Jo for trusting National Shooters! Looking forward to seeing you at the range more often.


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Reconciling Your Bank Account in Sage 50
Before you begin a bank reconciliation in Sage 50, you need to ensure that you have entered the majority of your financial transactions for the period that you are reconciling. Traditionally, bookkeepers would reconcile the bank account at the end of each month, once they received their bank statements. However, the advent of online banking means that it is now easier to reconcile your bank account on a much more regular basis. In theory, you could reconcile your transactions daily, although weekly is perhaps more likely.
Here is a list of things that you need to ensure you've posted prior to reconciling the bank account:
Check that all sales invoices are posted and updated on your accounts system. This ensures that any remittances received can be allocated to the correct invoice.
Ensure all receipts which have been paid into the bank account manually are posted to the accounts system. You can post any BACS receipts directly from the bank statements.
Make sure that you've posted any cheques onto the accounting system that you've written and sent.
Check that you've posted all supplier invoices onto the system. This ensures that any payments you make to your suppliers can be allocated against the correct invoice.
If you're using Sage 50, ensure that you've processed any bank recurring entries that you may have set up for regular payments made or received.
When you are satisfied that you've completed all the above tasks, you can begin the reconciliation process.
From the Bank Accounts module, select the account you want to reconcile and click the Reconcile icon.
This will open up the Statement Summary window where you need to enter a title for the bank reconciliation and enter the bank statement balance you are reconciling to and the date of the statement.
When you click OK, the bank reconciliation screen will open and you'll be able to use your bank statements to tick off all the transactions that are currently showing in Sage 50 against the bank statements themselves.
If any items have not been ticked off, such as direct debits and BACs receipts, you can add these by using the adjustment button and selecting the appropriate type of payment or receipt.
Don't forget that you can save the reconciliation at any point in time, so if you get interrupted, you can save the reconciliation and return to it later. Any matches that you've made will be saved. Just make sure that when you open the bank reconciliation the next time, you click the 'Used Saved' option and not the 'Discard Saved', otherwise you will have to start all over again!
When you are happy that you've matched all the items in Sage with an entry on your bank statements and that no remaining items are left un-ticked on your actual bank statement, you are in a position to finalise the reconciliation process.
However, before you click the Reconcile button, ensure that the 'Difference' box in the bottom right hand corner is showing zero. If not, check that you have the correct bank statement amount entered, and double check all your items that you've ticked off. You may have inadvertently matched an additional item by mistake.
When you are happy that your figures are accurate and the difference box is zero, then click Reconcile. Job done!
A copy of your bank reconciliation will be saved in the archives for future reference.


text: Wilson Ponds Inc. is equipped with machinery both large and small to best suit the needs of your vision. From Loaders, Tractors and Skid Steers, to short and long front Excavators, we have the right equipment to make your dream project come true. Whether it be a pond cleanout, or that large scale landscaping project you've always wanted to do, our professional, innovative and conscientious operators will make it a reality.


text:
"We start with a hand laminated all composite hull made with alternating layers of random strand roving and multi-directional knit fiberglass that is bonded with premium resins and finished with a UV resistant gel coat. Pattern cut bi-axial fabrics are added in critical areas for added strength and durability. Before the Hull is removed from the mold it is chemically bonded to an integrated stringer grid that is made with the same high strength materials and it is then filled with urethane foam. The transom has an all composite solid core that is an integral part of the hull and stringer system and will never rot or weaken. The all composite deck and floor is finished with the same premium gel coat and then bonded and mechanically fastened to the hull and stringer grid to produce a solid unit with amazing strength and durability."
A pocket-sized delight for the avid angler or beginner alike, this StottCraft is a great choice for anyone. Don't let its size and price fool you - this SCV 172 is built tough and rides like a larger bay boat. Start off with a powerful 60hp Merc w/Command Thrust and load it up how you like it with all the money you save! And don't forget about great standard features like...
...and MORE!
Call us today for more information or to schedule a showing!
MOTOR: Mercury 60hp Command Thrust 4-Stroke (1C549443)
Outpost Marine Group is Tampa Bay's Premier Boating Mega Store with over 100 boats in inventory ready for immediate delivery! We have the largest selection of new and used boats in the greater Tampa Bay Area, offering sales, service, and parts for 14 major lines as well as quality pre-owned vessels for ANY budget!
You can BUY WITH CONFIDENCE knowing that our Certified Service Department has inspected every boat for quality assurance. We are the only one in Tampa Bay with a repurchase program and trade up program. Experience the Outpost Marine Group difference today!