text:
Application for proposed project (PDF)
The Housing Finance Authority of Broward County, Florida (the HFA) provides tax exempt and taxable financing for the acquisition, construction, and/or rehabilitation of multi-family rental housing projects which satisfy the goals and requirements of the HFA, and comply with applicable federal and state law. In any given year, the ability of the HFA to provide tax-exempt financing for projects is contingent upon receipt by the HFA of an annual tax-exempt bond allocation from the Division of Bond Finance of the State of Florida (the Division).
The HFA has carefully considered the types of projects it desires to finance, the financing professionals it wishes to use, the fees it charges, and the financing terms it requires.
The HFA will only consider financing multifamily housing projects which adhere strictly to the requirements set forth in these Policies and Procedures for Multifamily Housing Bond Program (the Bond Policies). The HFA has compiled these policies to inform developers and prospective applicants of the general requirements and guidelines which apply to the issuance of bonds to finance multifamily rental housing projects. The HFA will not negotiate the requirements set forth in these Bond Policies on a transaction-by-transaction basis. Compliance with these Bond Policies does not create any right in favor of a developer, applicant or project, nor will such compliance result in any assurance that a specific project will be financed.
The HFA has the sole right to select the projects it wishes to finance. The HFA may, in its sole discretion, waive specific provisions of these Bond Policies if doing so is determined to be in the best interest of the HFA, or is determined to be in furtherance of its stated goals or objectives. Furthermore, the HFA may, at any time, amend, revise or repeal its policies, including all or any portion of these Bond Policies, with or without notice, and the HFA reserves the right to impose additional requirements on a particular project.
A. Requirements for New Projects
To qualify as a new project under these Bond Policies, a project may be (i) a proposed multifamily development for which the HFA financing will be used for new construction, or (ii) an existing multifamily development for which the HFA financing will be used for acquisition and substantial rehabilitation. To qualify for bond financing through the HFA, new projects must, at a minimum, meet the following requirements:
The project must be located in an area of Broward County where the applicant has demonstrated to the satisfaction of the HFA that there is a need for affordable rental housing.
The project may be developed and owned by either a for-profit developer, a non-profit developer, or a governmental entity.
The project (and the principals, syndicators, enhancers and contractors associated therewith) must comply with all applicable federal laws, rules and regulations, as amended, including, but not limited to, the Internal Revenue Code of 1986, as amended (the Tax Code), and the regulations promulgated thereunder. Additionally, developers will be required to comply with all disclosure requirements promulgated by the Securities Exchange Commission and/or the Municipal Securities Rulemaking Board.
Projects developed and owned by non-profit developers must comply with all applicable federal laws, rules and regulations, as amended, including but not limited to, Section 142(d) of the Tax Code. Projects developed and owned by non-profit developers must comply with all applicable federal laws, rules and regulations, as amended, including but not limited to, Section 501(c)(3) of the Tax Code.
The project (and the principals, syndicators, enhancers and contractors associated therewith) must comply with all applicable state laws, rules and regulations, as amended, including, but not limited to, the Florida Housing Finance Authority Law, Part IV, Chapter 159, Florida Statutes (the Act).
The project (and the principals, syndicators, enhancers and contractors associated therewith) must comply with all applicable laws, ordinances, rules, regulations and development requirements, as amended, including, but not limited to, those of the applicable zoning approval authority, and Broward County ordinance 79-41, enacted June 20, 1979, as amended.
The project (and the principals, syndicators, enhancers and contractors associated therewith) must comply with all applicable federal, state and local fair housing laws, ordinances, rules and regulations, as amended.
Each project will be subject to certain use, rental and operational restrictions, most of which will be delineated in the Land Use Restriction Agreement applicable to such project. Such restrictions, include, but are not limited to, the following: (i) the project may not be used on a transient basis and may not be leased for a period of less than one (1) year; (ii) the project may not be used as a hotel, motel, dormitory, fraternity or sorority house, rooming house, hospital, sanitarium, nursing home, rest home or trailer park as limited by applicable law; and (iii) the project may be required to permit children to live in the development as required by law.
The requirements contained in this Section II.A. must remain in force by deed restriction for at least fifteen (15) years regardless of the term of the bonds related to the particular project.
B. Requirements for Existing Projects
1. Transfer of Ownership
Developers seeking to transfer ownership of a project previously financed by the HFA must obtain prior approval of such transfer by the HFA. Such approval shall be subject to the HFA's requirements for transfer and assumption of ownership. The HFA will require that, among other things, the new owner:
assume all obligations of the prior owner, including those created or which arose prior to the assumption;
pay all the fees and expenses applicable to the transfer and assumption of ownership, including the Assumption Fee as described in Section V hereof; and
pay all fees of professionals retained by the HFA to effect the transfer and assumption of ownership.
2. Refinancing and Refunding
The HFA will consider issuing current refunding bonds to redeem prior bonds of the HFA which are subject to optional redemption. A developer requesting a current refunding will be required to comply with all requirements set forth herein, except as otherwise permitted by the HFA. Further, the HFA may require an increase in the public purpose requirements imposed on a project, including, but not limited to, extending the term of the deed restrictions beyond the term required either by the existing Land Use Restriction Agreement or applicable laws and increasing the number of units set aside for low income persons.
If the HFA receives a request to issue current refunding bonds in conjunction with the redemption of prior bonds pursuant to a special mandatory call feature (such redemption resulting from a default under the bond documents), then the developer shall be required to provide a redemption indemnity agreement from the credit enhancement provider or surety in a form satisfactory to the HFA prior to the sale of any refunding bonds. In addition, the developer requesting the issuance of refunding bonds will be required to comply with all other applicable provisions relating to the original issuance of bonds by the HFA, including those relating to the filing of an application with the HFA.
The developer requesting the issuance of refunding bonds shall be responsible for the payment of all applicable fees and expenses, including, but not limited to, the Application Fee, Public Hearing Fee, Closing Fee for Refundings, and Indemnification Security Deposit described in Section V hereof.
A. Application
Developers interested in financing a project with bonds issued by the HFA must complete and submit the HFA's Multi-family Housing Bond Program Application for Proposed Project, the current form of which is attached hereto as Form A (the Application). The Application shall be deemed complete when all requested information in the Application has been provided to the HFA, and the applicable fee related to such Application has been received by the HFA in good funds.
The HFA's application period is from January 1st to May 31st of each year. Applications received after May 31st, may be considered by the HFA; however, those complete Applications received between January 1st and May 31st will receive priority consideration for bond financing over all Applications submitted subsequent to May 31st. If a developer submits an Application without all of the requested information, the HFA reserves the right, in its sole discretion, to reject the Application.
In addition to the original Application, developers must submit twelve (12) copies thereof to the HFA.
B. Inducement
Once a complete Application has been received, a developer may request that the proposed project be induced. The HFA requires that a request for inducement be provided in writing and received no less than thirty (30) days prior to a regularly scheduled board meeting. Such written request must include payment of all applicable fees and expenses for such inducement, including the Inducement Fee described in Section V hereof and the Bond Counsel Retainer described in Section III.C. hereof.
Upon receipt of a written request and the applicable fee, the HFA will (i) instruct Bond Counsel to prepare an inducement resolution for consideration by the HFA Board of Directors, and (ii) schedule the presentation of such inducement resolution at the next regularly scheduled meeting of the HFA Board of Directors.
The adoption of an inducement resolution by the HFA provides no assurance of financing, and only indicates that the HFA may issue bonds for the project, subject to many conditions, including but not limited to: (i) selection of the project by the HFA for bond financing (ii) a determination that the project is feasible and ready to proceed as required herein, (iii) approval of the bond transaction and documents by the HFA and Broward County Board of County Commissioners, (iv) confirmation of sufficient private activity allocation from the Division, and (v) approval of a financing structure and market conditions and terms acceptable to the HFA and its professional team.
C. Evaluation, Selection and Ranking of Projects
All proposed projects for which a complete Application has been submitted on or before May 31st shall be subject to evaluation by the HFA. Based upon such evaluation, a proposed project may be selected to receive priority for bond financing. All projects selected for bond financing shall be ranked by the HFA in order of priority.
The evaluation, selection, and ranking of proposed projects shall be conducted by the HFA in June of each year, either during the regularly scheduled HFA board meeting for the month of June or at a special board meeting scheduled for such purpose.
1. Evaluation
The HFA will evaluate each proposed project on a case-by-case basis and may utilize any criteria it deems necessary for such evaluation. In evaluating proposed projects, the criteria used by the HFA may include, but shall not be limited to, the following criteria (the Evaluation Criteria):
whether the project involves construction of new affordable housing units or rehabilitation of existing units;
the location of the proposed project and impact on the shortage of quality affordable housing in the specific geographic sub-market;
the overall construction cost per unit, with consideration given to the size of the units, facilities needed for services, quality of the project, etc. since the HFA does not intend to penalize projects which may offer more costly benefits;
project design, including architectural design and quality of materials, that may enhance the community, the buildings and quality of life for the tenants;
types of amenities that would enhance the quality of life for the tenants;
types of services to be offered to the tenants relevant to their needs, with consideration given to the size of the project since the HFA understands that many services may only be affordable in large projects and does not intend to penalize smaller projects due to the lack of services;
the number of bedrooms per unit;
the experience of the developer (or its principals) with the development, construction and management of multi-family projects, including its ability to complete projects in a timely manner, compliance with bond reporting requirements for previously or currently owned projects, and history of past or present defaults (financial or otherwise) by the developer or other entities involving the same principals;
number of multi-family projects for which the developer (or its principals) are requesting tax-exempt bond allocation from the Broward HFA and/or other housing finance authorities or agencies for the same cycle;
amount of tax-exempt financing requested per housing unit and other sources of financing available for development and construction of the project;
such other factors as the HFA may designate.
The Evaluation Criteria listed herein are provided solely for the purpose of assisting prospective developers in understanding the types of factors which might be considered by the HFA in evaluating and selecting projects for financing. Under no circumstances shall the order in which the Evaluation Criteria are listed herein be construed to indicate degree or weight of importance.
The HFA, in its sole discretion, may or may not consider one or more of its Evaluation Criteria in evaluating a proposed project, and has the right to consider any and all factors in evaluating proposed projects, whether or not such factors are included in its Evaluation Criteria. For example, the HFA may consider factors not included in the Evaluation Criteria (e.g., low income set asides exceeding Tax Code requirements, elderly or family projects, etc.) for any particular year which will simply allow the HFA to fund a more diverse pool of multi-family projects. The HFA has the right to amend the Evaluation Criteria at any time.
To assist in the evaluation of proposed projects by the HFA, developers must submit all information relevant to the Evaluation Criteria (the Criteria Information) no later than seven (7) calendar days prior to the meeting of the Board where the ranking will occur. Developers must submit twelve (12) copies of the Criteria Information pertaining to each proposed project to the HFA within this time frame for it to be considered. Developers are encouraged to provide as much information on its proposed project(s) regarding the Evaluation Criteria as they believe to be responsive and relevant. Developers will not be permitted to supplement the Criteria Information unless there is a material change from the Application or Criteria Information previously submitted, or additional information is specifically requested by the Board or a member thereof.
2. Selection and Ranking
Once the HFA has completed its evaluation of proposed projects, it will consider whether or not to select one or more projects for bond financing. Notwithstanding the Evaluation Criteria set forth herein, the HFA has the sole and unfettered right to select or reject any and all proposed projects for bond financing.
If a proposed project is selected by the HFA, it will be ranked in order of priority among any and all other proposed projects selected for priority. In selecting and ranking proposed projects, the HFA will not employ a point system.
The HFA reserves the right to (i) delay selecting or ranking a proposed project, with such project being eligible for reconsideration at a later time in the current year or in the following year; (ii) select and/or rank a project for priority financing in the following year (i.e., grandparenting); or, (iii) require that a proposed project be re-ranked if such project did not receive allocation in the year it was originally ranked.
In fulfilling its duty to preserve and protect its bond financing capacity, the HFA has the right to reject any and all projects for selection and/or ranking for any reason, whether due to an unsatisfactory evaluation, due to its desire to limit the number of projects selected, or due to its desire to reserve its tax-exempt bond allocation for other purposes. The selection and ranking of proposed projects by the HFA offers no assurance or guarantee that a project will, in fact, receive tax-exempt bond financing from the HFA.
D. Assignment of Credit Underwriter
Once a proposed project has been selected and ranked in order of priority for bond financing, the HFA staff will assign a credit underwriter (the Credit Underwriter) to the ranked projects which are being considered for tax-exempt bond allocation for the particular cycle. Notwithstanding, at any time after a complete Application has been received by the HFA, developers may request assignment of a Credit Underwriter prior to being selected and ranked. The Credit Underwriter will assess the feasibility and readiness of each particular project on behalf of the HFA. Developers of proposed projects will be solely responsible for the payment of any and all fees associated with the credit underwriting. The Credit Underwriter will review projects solely at the direction of and for the benefit of the HFA.
E. Assignment of Bond Counsel
Each year, after the June meeting where the HFA ranks the projects, the Broward County Attorney's Office will, at its sole discretion, assign Bond Counsel to the ranked projects. Notwithstanding, developers may request assignment of Bond Counsel any time after a complete Application has been received by the HFA so preliminary discussions can begin regarding legal issues. The assigned Bond Counsel will ultimately prepare all documentation and issue all tax opinions required by the HFA to issue bonds. Developers are strictly not permitted to designate or otherwise retain counsel to provide the legal or tax opinions provided by Bond Counsel.
Once assigned, Bond Counsel may require the payment of a retainer by the developer prior to undertaking any preliminary legal analysis of the proposed financing. Such retainer shall be approved by the Broward County Attorney's Office.
F. Public Hearing
In order to obtain bond financing, a public hearing must be held by the HFA in accordance with the requirements of the Tax Code, following which the Broward County Board of County Commissioners is required to approve the issuance of the bonds in accordance with Section 147 of the Tax Code. The public hearing shall provide citizens of Broward County the opportunity to publicly state their opinion regarding the proposed project. At least fourteen (14) days prior to such public hearing, a notice must be published setting forth the date, time and location of the public hearing, as well as relevant facts of the proposed financing, such as the exact location of the project, the principal amount of the bonds and the owner of the project. The HFA must receive a complete Application prior to scheduling a public hearing. Additionally, the developer shall be responsible for the payment of all fees and expenses applicable to such public hearing, including the Public Hearing fee described in Section V hereof.
G. Credit Underwriting
Upon assignment by the HFA of the Credit Underwriter to a proposed project, the developer is expected to work in a cooperative manner with such Credit Underwriter to facilitate its review of the project and the financing.
The Credit Underwriter will review all aspects of the project. The developer will be required to provide substantial information and documentation to the Credit Underwriter on a timely and expedited basis. Such information and documentation may include, but will not be limited to, the following:
Applicant Information -- information about the applicant entity; ownership structure; resumes, financial statements, previous experience of the principals; etc; etc.
Property -- detailed information about the property, including general and legal description; applicable surveys; site plan; zoning; title; building plans and specifications; soil test reports; feasibility or market study, plan and cost review, engineering and property condition report, appraisal; etc.
Rehabilitation Projects - detailed information about the current status of the property, including certified current rent rolls, income and expense statements; historical occupancy and rent roll information; list of all proposed and existing staff; service contracts, leases, etc.
Financial - detailed information regarding the financial status of the applicant, including each principal, general partner, general contractor, and credit enhancer or guarantor; pro-forma cash flow analyses; monthly income and operating expense projections; detailed schedule of sources and uses of funds; etc.
Property Management - detailed information regarding the proposed property management agent, including agent's resume and references; management plan, copy of standard tenant lease; executed management agreement; etc.
Construction - detailed information regarding projected construction costs including hard and soft construction estimates; construction draw schedule; proposed construction contract; resume, references, and financial information relating to the general contractor; architect's contract; engineering contract, etc.
The Credit Underwriter's determination of feasibility must be based on the rent guidelines published by HUD in the year in which the underwriting is being performed (i.e., current year), unless otherwise agreed to in writing by the HFA.
From June to August of each year, the Credit Underwriter shall provide the HFA staff with monthly progress reports indicating the status of the project, including the developer's efforts toward readying the project for financing and development.
Upon completion of its review, the Credit Underwriter will prepare a Credit Underwriting Report for the benefit of the HFA that provides, at a minimum:
an overview of the proposed project;
an overall assessment of the feasibility of the proposed project, including a recommendation regarding the amount of bonds to be issued;
a list of items which must be provided prior to completion of the financing (exceptions which must be satisfied prior to closing); and,
an assessment of the readiness of the project to proceed with financing, including a list of any deficiencies which prevent such readiness.
As requested by the Credit Underwriter, the developer must furnish all information and documents in a timely fashion to ensure that the Credit Underwriting Report is submitted to the HFA and its professional team by August 15th (or the first business day immediately following).
The developer is responsible for resolving and curing any and all deficiencies cited in the Credit Underwriting Report by September 1st, and is responsible for ensuring that a final, completed Credit Underwriting Report is submitted to the HFA and its professional team by September 5th (or the first business day immediately following).
H. Final Project Selection
All Credit Underwriting Reports will be presented to the HFA Board for consideration at its September meeting. The HFA will review the Credit Underwriter's conclusions regarding whether the financing structure is feasible, and whether the project is ready to proceed with financing.
In considering the information provided by the developer, the Credit Underwriting Report and the recommendations of the Credit Underwriter, the HFA requires that projects meet a minimum test for readiness at its September meeting as follows:
a project must have received proper zoning from the governing jurisdiction(s), with evidence of such zoning being satisfactory to HFA staff and the Credit Underwriter;
a project must have evidence of site control, with such evidence being satisfactory to HFA staff and the Credit Underwriter;
the site plan for the project must be approved by the governing jurisdiction(s), with evidence of such approval being satisfactory to HFA staff and the Credit Underwriter;
a project must have a firm commitment for credit enhancement of the bonds or, alternatively, a commitment to place or buy the bonds on an unrated basis, which commitment must be satisfactory to the HFA and the Credit Underwriter; and
the HFA must have received a final Credit Underwriting Report stating that the above items have been satisfied and that the project is feasible, and recommending that the HFA proceed with financing.
The number of projects selected will depend on the dollar amount of tax-exempt bond allocation expected from the Division since the HFA cannot issue tax-exempt private activity bonds in excess of such amount. The HFA shall have the right to reserve all or a portion of its expected allocation for the issuance of single family bonds or for other multi-family projects. The HFA will determine how many projects it believes it can finance based on the estimated allocation from the Division and the amount of such allocation the HFA has determined to use for multi-family projects.
The HFA will award allocation to those projects that were ranked and concluded to be ready as follows:
if the total dollar amount of bond funds requested by the projects which were ranked and are deemed ready exceeds the HFA's expected multi-family tax-exempt bond allocation (i.e., there is an over-subscription), then the projects will be awarded allocation pursuant to the ranking order established at the June meeting, subject to the Conditions set forth below in this subsection; or
if the total dollar amount of bond funds requested by the projects which were ranked and are deemed ready is less than the allocation for multi-family projects, (i.e., there is an under-subscription), then all projects that have been selected and ranked will be awarded allocation, subject to the Conditions set forth below in this subsection.
All awards of allocation by the HFA are subject to: (i) the developer's compliance with the requirements contained in these Bond Policies, (ii) the HFA's right to award allocation to one project per developer; (iii) the HFA's right to discard a ranked project if any of the information upon which it was evaluated at the June meeting has changed; and (iv) the HFA's right to discard a project and rescind the award of allocation due to the developer's failure to meet the Plat Application Deadline or the Plat Approval Deadline, defined below. The foregoing items (i) through (iv) are cumulatively referred to herein as the Conditions.
Regarding the plat for each project, the HFA requires that a plat application be submitted to the governing jurisdiction by September 30th of each year (the Plat Application Deadline), and that plat approval be obtained from the governing jurisdiction by the regularly scheduled HFA Board meeting for the following March (the Plat Approval Deadline). The HFA will determine, at its October meeting, whether the plat application was timely submitted, and will assess, at its March meeting, whether plat approval was timely obtained.
If a project is discarded at the October meeting due to failure to meet the Plat Application Deadline, the HFA may award the available allocation to the next ranked project which has met the Plat Application Deadline and the other requirements set forth herein. If a project is discarded at the March meeting due to failure to meet the Plat Approval Deadline, or if the HFAs expected multi-family tax-exempt bond allocation is under-subscribed as described in subsection (2) above, then the HFA may utilize its remaining allocation in any manner it deems appropriate, including, but not limited to, (i) reserving the remaining allocation for its single family program, or (ii) reserving the remaining allocation for future projects to be identified at a later time. Additionally, the HFA may award all or a part of the remaining allocation to one or more proposed multi-family projects which had not been evaluated or ranked by the HFA at its June meeting.
Additional multi-family projects that are under consideration due to an under subscription shall be evaluated and ranked for receipt of allocation in a similar manner as set forth in Section III.C. of these Bond Policies.
To maximize use of its tax-exempt bond allocation, the HFA reserves the right to require each selected project to utilize taxable bonds to the fullest extent feasible, as determined by the HFA based on input from its professionals and the Credit Underwriter.
A. Bonds Issued by the HFA
Bonds issued by the HFA must comply with the specific requirements set forth in Chapter 30 of the Broward County Administrative Code, regardless of whether such bonds are to be publicly sold or privately placed. If the bonds are to be publicly sold, they must be credit enhanced or secured by a financial guarantee to ensure that such bonds carry an investment-grade rating of A or better by a nationally recognized rating service. The HFA may also consider issuing bonds which do not carry an investment grade rating, provided the requirements set forth in Chapter 30 of the Broward County Administrative Code regarding the sale or placement of unrated or non-credit enhanced bonds are met.
Developers are encouraged to review the requirements of Chapter 30 of the Broward County Administrative Code which can be found at www.broward.org.
B. Financing Team
The HFA has a selected team of financing professionals, including financial advisor, bond trustee, and investment banker(s), that must be used in all of its transactions as required by Chapter 30 of the Broward County Administrative Code. Chapter 30 of the Broward County Administrative Code contains the operational policy of the HFA and can be found at www.broward.org.
Only an investment banker selected by the HFA may serve as senior managing underwriter, senior placement agent, or remarketing agent for the HFA's multi-family bond issues. The investment banker designated as senior managing underwriter or senior placement agent will work with the developer, along with input from the HFA's financial advisor, to develop the financing structure.
The developer is responsible for the payment of all costs and fees incurred in conjunction with a project transaction, whether or not the transaction is finalized and closed. If bonds are sold or placed for the project, the developer is responsible for the payment of all costs of issuance, including but not limited to payment of the underwriting or placement fee to the investment banker(s) in the amount agreed to between the investment banker(s) and the HFA.
C. Tax-Exempt Bond Allocation
The HFA will apply on the earliest possible date of any given year to the Division for an allocation of the State Private Activity Bond Volume Cap created by the Tax Reform Act of 1986 (the Volume Cap) by filing a notice of intent to issue bonds for each selected project. The Division provides a written confirmation of allocations for private activity bonds for each local issuing jurisdiction in the state of Florida, including Broward County, subject to the availability of a sufficient amount of Volume Cap. Upon receipt of its application for tax-exempt bond allocation, the HFA will receive its allotted share of the available allocation. The HFA's allocation of tax-exempt bonds will remain available for the designated projects so long as the bonds are issued within the time frame required by applicable rules of the Division.
The HFA will attempt to obtain an allocation of Volume Cap for the selected projects but can make no guarantee or representation regarding its ability to obtain such allocation. Additionally, the financing of single family housing is a priority for the HFA and the HFA reserves the right to prioritize the use of its Volume Cap for single family housing.
The HFA will require all multi-family bond transactions to be priced by March 1st of each year and closed by April 1st of such year. The HFA will not permit developers to close in escrow in order to meet these dates. These time frames are of the essence to the HFA and should be strictly adhered to in order to allow the HFA an opportunity to apply unused allocation toward its single family transaction(s) or toward other multi-family projects on the waiting list.
The HFA further reserves the right to refuse to proceed with a multi-family bond transaction if the original application to the HFA, the credit enhancement provider or ownership structure has changed from the original Application, or the financing is otherwise determined to not be in the best interest of the HFA.
D. Preparation of Bond Documents
Before the HFA will direct the preparation of bond documents, the following must occur:
tax-exempt Volume Cap must have been allocated for the project and a written confirmation for the same received from the Division;
the HFA must consider the project ready to proceed and highly likely to be financed pursuant to an acceptable financing structure;
the developer must have executed a retainer agreement and paid a minimum retainer of $10,000 to Bond Counsel;
all fees of the HFA, including the Good Faith Deposit described in Section V hereof must be paid.
Within ten (10) calendar days of receipt of a notice evidencing allocation of Volume Cap for the project, the developer is required to deposit funds with the HFA in an amount equal to the Good Faith Deposit described herein in Section V. The Good Faith Deposit will be held by the HFA until:
the bond closing, at which time it will be applied to the costs of issuance; or
the term of the inducement has expired; or
the HFA has determined the project is not likely to be acquired, constructed or financed with tax-exempt bonds from the HFA; or
a period equal to one year from the date of payment of the Good Faith Deposit has expired.
In the event of 2, 3, or 4 above, the HFA has the right to retain the Good Faith Deposit to cover its administrative expenses (including operating expenses), expenses paid or incurred by the HFA or its staff, or on behalf of the HFA in connection with the bond transaction, or the fees and expenses due to any professionals associated with the transaction (such as Bond Counsel, issuer's counsel, the financial advisor, the underwriter and its counsel, etc.). The HFA shall, in its sole and unfettered discretion, determine the nature and amount of expenses which shall be deducted from the Good Faith Deposit before it is returned.
Developers will be required by the HFA and Bond Counsel to execute numerous documents in connection with the bond financing. For example, developers will be required to execute a bond purchase agreement satisfactory to the HFA, which agreement will be required as a condition precedent to award the sale of the HFA's bonds to the Investment Banker and obligate the developer to pay all costs associated with issuing the bonds.
Additionally, the bond documents will contain various requirements and limitations that will be imposed on the developer. For instance, developers will be: (i) prohibited from using subordinate financing to pay off the HFA's tax-exempt bonds; (ii) required to pay the fees for the audit of the project and bond issue; and (iii) required to share financial information regarding the project as requested by the HFA. The bond documents will also establish the HFA's right to obtain financial information about the project from the credit enhancer.
E. Indemnification
The HFA requires that the developer fully indemnify the HFA, its members, officers, employees and agents. For example, the developer will be required to provide indemnification against any and all claims and liability relating to the bonds, the issuance thereof, or the project, and may be required to provide the HFA with an environmental indemnity. Similarly, the HFA will require the developer to indemnify the HFA against claims relating to any alleged untrue statements of material fact or material omissions contained anywhere in any offering materials, not just for those misstatements contained in the sections pertaining to the project or the developer.
The HFA shall require its counsel to draft specific indemnification provisions into the bond documents of all projects financed by the HFA. Further, the developer must secure its indemnification obligations by providing an Indemnification Security to the HFA on or prior to pre-closing the bonds, as defined herein in Section V.
F. Requirements for Mailing Preliminary Offering Statement
Before the mailing or distribution of a preliminary official statement (or similar document) for a bond transaction, the HFA must receive the following:
bond documents in substantially final form;
credit and lender documents which are substantially finalized;
documents establishing the creation of the partnership or entity owning the project;
evidence of site plan approval and plat approval;
evidence satisfactory to the HFA, in its sole and unfettered discretion, indicating that all required construction permits have been received or will be received by the date scheduled for the closing of the bond transaction;
a form certificate executed by the developer as required by the HFA stating that the developer has reviewed and accepts the bond documents (including the bond purchase agreement) and that there are no unresolved issues relating to the project, lender/credit enhancer or bond issuance which would prevent the developer from closing the transaction; and
a list of all estimated transaction costs.
G. Pricing and Sale of Bonds
The HFA will schedule the pricing of its bonds solely at its own convenience and when, in the best judgment of its financing professionals, an acceptable interest rate can be achieved. The HFA will not arrange pricing at the convenience of the developers. If, however, a developer requests a pricing at a certain time and subsequently cannot or will not price as scheduled, the HFA cannot guarantee an immediate rescheduling of the pricing.
Once bonds have been sold or placed, the developer shall be responsible for paying all costs of issuance relating to the bonds, regardless of whether the bond issue closes.
H. Bond Closing
Bond closings will be scheduled at a time and location acceptable to the HFA where final documents will be executed and the bond proceeds will be transferred. A pre-closing is typically scheduled the day immediately preceding the closing date so that the parties can review all final documentation and ensure that all is in order for the transfer of funds. All funds for payment of costs of issuance, the HFA's Bond Closing Fee, as well as the cash or letter of credit for the Indemnification Security, are required to be received by the bond trustee on the date of pre-closing, or the business day prior to the date of closing if the pre-closing is held on another day.
Upon closing of the bonds, the proceeds will be deposited with the bond trustee to be disbursed for the payment of the outstanding bond issuance expenses, for the acquisition, construction and/or rehabilitation of the project and other costs as provided in the bond documents. Developers will be responsible for the direct payment of any costs associated with the bond issuance which are not legally permitted to be payable from bond proceeds.
Developers are responsible for the payment of all fees and expenses relating to each bond issue pursued on its behalf and are responsible for payment of same regardless of whether such costs are capable of being financed with bond proceeds. The fees outlined herein relate only to the HFA and do not include trustee fees, continuing disclosure costs, financial advisor fees, credit enhancement fees, underwriting fees, bond counsel fees or other costs of issuance.
All HFA fees are non-negotiable and shall be paid via cashier's check to the Housing Finance Authority of Broward County. The HFA's fees are payable at the times required in these Bond Policies and in the specific amounts required below. No discounts will be offered based on the size of a bond issue, and all fees are non-refundable, except as otherwise provided herein.
Application Fee $500.00The Application Fee is due simultaneously with submission of the initial Application to the HFA.
Inducement Fee $1,500.00The Inducement Fee is due at the time the HFA receives a written request from the developer that the project be induced.
Public Hearing Fee $5,500.00The Public Hearing Fee is due at the time the developer requests that the HFA hold the public hearing for the project referenced in Section III.E. hereof.
Good Faith DepositThe greater of $25,000.00 or 50 basis points of principal amount of bonds expected to be issued.
The Good Faith Deposit must be paid to the HFA by the developer before bond documents are drafted.
Indemnification Security $20,000 cash.The developer must secure its indemnification obligations to the HFA as set forth in the bond documents by providing the HFA on or before pre-closing of the bonds with the required cash deposit. The cash deposit will be placed into a segregated account to be held, expensed and invested by the HFA for its own benefit. The cash deposits contributed by the developers and deposited into this segregated account (which shall maintain a minimum balance of $500,000) will be non-refundable, and the interest earnings thereon will accrue to the benefit of the HFA.
Closing FeeNew Issues 50 basis points of principal amount of bonds issued
Refundings 50 basis points of aggregate principal amount of bonds outstanding
The Closing Fee is a one-time fee for consummating the transaction and must be received by the HFA or bond trustee on or before pre-closing of the bonds.
Annual Administrative Fee 18 basis points of aggregate principal amount of bonds outstandingThe Annual Administrative Fee will be paid by remittance through the bond trustee to the HFA annually at the time designated in the bond documents as required by the HFA. The Annual Administrative Fee applies to new issues and refundings, and covers the costs of the preparation of the HFA's financial statements and the audit thereof, and other HFA administrative costs and is not related in any way to other fees required to be paid under the bond documents for the services of the trustee, rebate analyst, etc. The Annual Administrative Fee is due annually to the HFA, payable in advance at the time of closing, until the longer of the expiration of the Qualified Project Period or the final maturity of the bonds.
Assumption Fee 10% of aggregate principal amount of bonds outstanding if up to 10% of the units are rented
2% if 11 to 60% of the units are rented
1% if over 60% of the units are rented
½% after one year has passed from completion of construction
The Assumption Fee is due prior to execution of any consent for transfer of ownership by the HFA.
Audit Fee $500 one-time fee, plus a flat annual amount ($6,000 in 2002) adjusted every 3 years
The developer will be required to pay for the services of the HFA's auditor to audit its bond issue. The audit fees shall be set forth in the Trust Indenture at an amount equal to those required by the contract then in effect between the HFA and its auditor. The developer understands that the audit fee applicable to any transaction will depend on the negotiated terms of the HFA's contract with its auditor and will change from transaction to transaction. The HFA reserves the right to adjust the audit fee based on the contract with its auditor and the developer agrees to pay any and all such amounts. The HFA will not be liable for payment of any fees for bond issue audits.
As of 2002, the audit fee shall consist of a one-time fee of $500, plus an annual amount of $6,000, adjusted every three (3) years thereafter. The annual amount shall be increased every three (3) years by the lesser of 3%, or the percentage increase in the index number of retail commodities prices designated Consumers Price Index - all items CPIU (1982-84=100) over the same period.
Compliance Monitoring Fee $25.00 per unit.
The Compliance Monitoring Fee shall be paid only in the event all the bonds are redeemed or defeased prior to the expiration of the "Qualified Project Period" (the time during which the developer is required by the Tax Code and/or the HFA to set aside a certain percentage of the units for low and moderate income persons and families). The Compliance Monitoring Fee shall compensate the HFA for its duties in monitoring the multifamily project for compliance during the Qualified Project Period.
January-May Application period. Receive Applications for projects which will be given priority consideration by the HFA over Applications submitted subsequent to May 31st
June Seven days prior to the June board meeting of the HFA, developers are required to submit information on Evaluation Criteria.
At regularly scheduled Board meeting or a special meeting, the HFA will evaluate all complete Applications received on or prior to May 31st. After evaluating proposed projects, the HFA will select projects for priority financing and will rank them in order of priority.
From June to August Developer must work with the credit underwriter and submit all information and documents requested by the Credit Underwriter to enable it to analyze the project. The Credit Underwriter must provide HFA staff with monthly progress reports.
By August 15 Deadline for submitting Credit Underwriting Report to HFA.
By September Deadline for resolving and curing any and all deficiencies cited in the Credit Underwriting Report.
By September 5 (or business day immediately following) Deadline for submitting to the HFA a final, complete Credit Underwriting Report.
September HFA meeting Consideration by the HFA Board of the completed Credit Underwriting Reports, and final determination by the HFA of which projects ranked in June will receive allocation.
September 30th Deadline for submitting plat application.
October HFA meeting Determination by the HFA Board whether the Plat Application Deadline was met.
March 31st Deadline for obtaining plat approval for project.
April HFA meeting Assessment by the HFA Board as to whether Plat Approval Deadline was met.
Required Plug-ins: Adobe® Reader®


text:
A Plan for Spam Foldersby Brian McWilliams, author of Spam Kings
Spam filter developers make no secret that putting spammers out of business is their ultimate goal. Author and programmer Paul Graham threw down that gauntlet in his seminal 2002 paper on Bayesian spam filtering: "If we get good enough at filtering out spam, it will stop working, and the spammers will actually stop sending it."
In a subsequent article entitled Will filters kill spam? Graham predicted that spammers would give up if everyone had an effective spam filter.
But even if spam filters were 100 percent accurate and universally used, their ability to kill spam completely seems improbable, given current consumer behavior and a design element indispensable to most junk email filters: the spam folder.
Consumers have shown they can't resist the temptation to buy from spammers. A recent survey by Forrester Research (PDF) found that 41 percent of U.S. internet users have made purchases in response to spam. According to the Direct Marketing Association, email ads generated more than $32 billion in sales in 2003.
To be sure, those figures might be even higher if it weren't for spam filters. But the reality is that some consumers still respond to spam even after it has been filtered into spam folders.
For proof of this, try Googling the string
%40Bulk. That's part of a long URL that shows up in a Web site's traffic logs whenever a Yahoo Mail user clicks on a link to the site from within a message in the user's spam folder.
Fortunately for spam researchers, a number of junk emailers leave their web server logs exposed to search engine spiders. As a result, we can get a partial view of how consumers interact with spam folders.
Related Reading
Spam Kings
Consider the example of LinkToCash.com, a web site that advertises a multilevel marketing (MLM) scheme. According to the site's referrer log file, it received around 965 visits from Yahoo Mail users in January 2003. Around 107, or about 11 percent, of those Yahoo visitors arrived by clicking on an email in their Bulk email folder.
Referrer log files from other advertised sites show lower percentages of click-throughs. WebCashVideos.net, another MLM site, recorded 98 Yahoo Mail visits in an undated log, just 4 of which were from the Bulk folder.
In some instances, however, the number of site visitors who arrive via the Yahoo Mail spam folder nearly equals the number of those who come by clicking on messages in their in-box. Referrer logs for a page at DesertPublications.com show that 16 of 34 Yahoo Mail visitors on May 28, 2003 clicked on a link in a message that had been identified as spam.
Now, the unscientific examples above should obviously be regarded with caution. It's impossible to know whether the log files are truly representative of Yahoo user behavior or that of email users overall. (A Yahoo representative said the company didn't have systemwide data to share on its users' click-throughs from their spam folders.)
Furthermore, we don't know whether these visitors actually purchased anything at the destination sites. Many could simply be window-shopping. Some might even be antispammers doing reconnaissance prior to reporting the site for spamming.
But these logs reveal an important fact: simply segregating spam from legitimate email won't stop some users from opening it and visiting the advertised site.
Most big webmail providers seem to recognize this, although they are reluctant to publicly discuss their spam folder strategies. MSN Hotmail, for example, disables links in messages that have been identified as spam. The service requires users to click on a special link to activate URLs in suspected spam messages.
The latest version of AOL (9.0) behaves similarly. Users who attempt to click on links in suspected spam receive a pop-up warning message: "This link has been disabled for your safety. To activate, click 'Show images and enable links' above."
However, some email providers, including Yahoo and Gmail, as well as many client-based spam filters, including the one in Outlook 2003, give users full access to messages that have been filtered into spam folders.
It appears that webmail providers and others who offer spam filters must ask themselves an important philosophical question: just how paternalistic do we want to be?
Clearly, there are dangers to eliminating the spam folder altogether and simply deleting or not delivering messages caught by a spam filter.
After all, content-based spam filters rely heavily on the concept of training, and they need input from users to learn what's junk and what isn't. So, even if spam filters achieved 100 percent effectiveness, they'd still need training to reach that feat, and that means saving rather than deleting suspected spam.
For this reason, the user guide for SpamAssassin, one of the most popular content-based spam filters, specifically warns administrators against deleting suspected spam.
Furthermore, all the big webmail providers advise users to regularly review the contents of their spam folders, to ensure that legitimate messages haven't erroneously been filed away there. Indeed, avoiding so-called false positives--and the accompanying user wrath--is likely a key reason most email services stick with the spam folder concept.
Even as spam filters approach perfection, spam folders, coupled with consumer behavior, will unavoidably keep a (reduced) number of spammers in business. But the nature of that business may change dramatically.
In time, spam folders may become for some incorrigible online shoppers akin to Sunday circulars--those pullout ad sections that get inserted into newspapers. (This view is in sharp contrast to that of many internet users, who regard the contents of their spam folder as virtual toxic waste.)
In turn, spammers may stop putting so much effort into disguising their messages to try to fool filters. Instead of using cryptic subject lines, weird HTML, and bizarre language in hopes of landing something in the recipient's inbox, spammers may focus instead on creating irresistible subject lines. Once they've resigned themselves to being segregated to spam folders, junk emailers may decide that writing good ad copy is just as important to spam success as having access to fresh proxies or bulletproof hosting.
For filter developers, it's only natural to strive for an internet free of junk email. (Paul Graham has admitted to feeling "as if I were playing some kind of competitive game with the spammers.") But for most internet users, filters still provide a vital productivity- and sanity-saving service--even if they don't completely wipe spammers off the face of the earth.
Brian McWilliams is the author of Spam Kings and is an investigative journalist who has covered business and technology for web magazines including Wired News and Salon, as well as the Washington Post and PC World, Computerworld, and Inc. magazines.
Return to the O'Reilly Network.

subset: commoncrawl


text:
But he was right, it's far easier (and cheaper) to keep your chickens' immune systems strong and healthy and give them the best chance at fighting off illness and infections themselves than to try and treat something after they have contracted it.
Being the ultimate prey animal and being part of a pecking order that preys on the weaker members of the flock, chickens work very hard to hide signs of any illness or injury, so often by the time you see any symptoms, it is too late to treat whatever is wrong.
Being the ultimate prey animal and being part of a pecking order that preys on the weaker members of the flock, chickens work very hard to hide signs of any illness or injury, so often by the time you see any symptoms, it is too late to treat whatever is wrong.
Because of this, in addition to the custom feed mix I give the girls, I also supplement their diet with what I call the 'Holistic Trinity' of healthy chickens: Apple Cider Vinegar, Garlic and Diatomaceous Earth.
Of course there are naysayers. Some of this is hard to prove and of course I am not a vet or a scientist, nor have many studies been done on holistic poultry health, but I CAN tell you this: in all my years of raising chickens, I have NEVER had any issues with mites or lice.
I have never wormed my chickens with anything commercial or chemical and they have never had worms. I have never had a single chicken with respiratory problems, coccidiosis or any other disease. So you be the judge.
I have never wormed my chickens with anything commercial or chemical and they have never had worms. I have never had a single chicken with respiratory problems, coccidiosis or any other disease. So you be the judge.
First in the Trinity is APPLE CIDER VINEGAR. It's great for their immune systems, guards against bad bacteria and maintains digestive health in the intestines by lowering the pH levels and is an overall health booster.
It increases calcium (as well as other minerals) absorption so your chickens will get more 'bang for the buck' from the layer feed and eggshells or oyster shell you provide them.
ACV also acts as an antiseptic by killing the germs that cause respiratory problems - which chickens are extremely susceptible to - in the throat and promotes healthy mucous flow.
Doseage: Add apple cider vinegar (raw,organic ACV with the 'mother' is best, Bragg's brand for example) to your waterer a once or twice a week, or alternatively one straight week every month.
The ratio is 1 Tablespoon ACV per gallon of water. The ACV is also thought to taste good to your flock and encourages chickens to drink more.
Be sure and use a plastic or stoneware waterer: the ACV will rust the metal and galvanized waterers.
Be sure and use a plastic or stoneware waterer: the ACV will rust the metal and galvanized waterers.
The ACV will also help keep your chickens' water free of harmful bacteria and algae. The optimal range for your flock's drinking water is a ph of 4. That creates the most unfriendly environment for bad bacteria.
You can also make your own Apple Cider Vinegar with the mother...[read more]
Second in the Trinity is GARLIC. Garlic boosts immune systems, increases respiratory health and it is also thought that mites, lice, ticks and other parasites are not as attracted to the blood of animals who eat a lot of garlic.
Garlic is also a natural wormer and reduces the smell of chicken manure in flocks fed garlic regularly. I don't find that the garlic taints the taste of our eggs in the least bit.
Garlic can be added to your chickens' diet in a couple of different ways. You can float whole cloves in your waterer (mashed up a bit), replacing them every few days.
You can offer crushed fresh cloves in a small dish free-choice. Or you can add garlic powder to their feed. I have tried all three and find it easiest to just add the powder to their feed (2% ratio), but every once in awhile I also give them a bowl of the fresh garlic.
You can offer crushed fresh cloves in a small dish free-choice. Or you can add garlic powder to their feed. I have tried all three and find it easiest to just add the powder to their feed (2% ratio), but every once in awhile I also give them a bowl of the fresh garlic.
Small chicks should also be offered crushed fresh garlic, free-choice, early on so they develop a taste for it. A splash of apple cider vinegar in their water is also a great health booster for chicks.
Although garlic is in the allum family which also contains the potentially toxic onion, the levels of the toxin thiosulphate in garlic is only 1/15th that found in onions, and powdered garlic contains even less after being processed, so I feel very comfortable adding garlic to our chickens' daily feed.
This is a direct quote from Thomas Labs, which has done extensive research on the subject of feeding garlic to chickens:
The second problem with garlic is that when studies were conducted to see just how toxic it may be (these studies were done in the 30's), the amount of garlic given to the animals (dogs and cats in this case) was excessive, in some studies 6 times (or six whole cloves) the amount of garlic was fed - equal to a whole bulb of raw garlic; this amount of garlic fed every day would probably be toxic to humans as well.
Since these studies, people have linked garlic and onions as being the same level of toxic and until recently (in the early 2000's) no one made an effort to take another look at garlic or it's true levels of toxicity.
A small dose of onions can be toxic to animals due to their high concentrations of thiosulphate, and even though garlic is in the onion family it simply does not have the same levels of thiosulphate, in fact it has 1/15 the level, and this is in it's raw, whole form.
When garlic is further processed for consumption as a powder supplement, mixed with other supplements and minerals (as in the case of Brewer's Yeast and Garlic), and given at appropriate doses, then the thiosulphates are negligible at best. The fact is that garlic is not toxic when taken at low levels and is often included as an ingredient in many commercially available natural pet foods.
As with anything in life the levels or doses you take of something is the deciding factor on how toxic it will be. No one would doubt the fact that taking a once a day multi-vitamin is a good thing for your body, but what if you took that once a day vitamin 50 times a day, you would end up with toxic levels of vitamins in your body.
Specific to our product Brewers Yeast & Garlic, there is 400mg of garlic per teaspoon, which equates to about 5% total ingredient in the mix, or approx .4 percent per teaspoon. This level is on par with levels that are added to commercially available animal feed. I know your forte is chickens and such, but there is little research for dosing in birds. You practical experience and excellent results will have to be the testimony for how well it works and how non toxic it is in your application."
The third in the Trinity is DIATOMACEOUS EARTH (DE). DE is an all natural silica-based crushed fossil that kills hard-shelled insects.
It kills fleas, ticks, flies, aphids, earwigs, silverfish, crickets, millipedes, centipedes and digestive worms while being completely safe for chickens. Read more about DE HERE.
DE sprinkled in the nesting boxes and on the coop floor helps control parasites, and sprinkled around the feeders controls flies and ants in the summer. Only food-grade DE should be used around the chickens, because they will inevitably end up eating some.
I also add DE to their daily feed in a 2% ratio to keep the feed bug-free. But more importantly, DE, according to an article in Poultry Science, increases shell weight and thickness, increases egg production and increases hen body weight.
Note: DE does also kill good bugs and can cause lung aggravation if the dust is inhaled - like any fine powder can, even plain baking flour, so take care where and how you sprinkle it. You can wear a dust mask while sprinkling your coop floor, nesting boxes, around the feeders, in the dust bath area, etc. to prevent lung and throat irritation if you wish...and never sprinkle it when the chickens are in close proximity to avoid them getting any into their lungs inadvertently.
I find that one good way to disperse the DE is from a plastic shaker bottle, like the kind Parmesan cheese comes in. I keep a full bottle in the run and sprinkle it liberally, especially in the summer when the flies get bad.
Bonus health tips! Plain yogurt with live cultures and blackstrap molasses are also good to give your chickens on occasion as both have health benefits for your flock.
A once weekly serving of yogurt will help keep the good bacteria levels high in your chickens' digestive systems and molasses contains lots of minerals including iron and copper, manganese and potassium, as well as calcium. Molasses helps flush toxins out of the chickens' systems.
Yogurt can cause diarrhea so it should only be given in small amounts and conversely, probiotic powder can be added to their feed in place of the yogurt to help boost the good bacteria in their intestines.
And there you have your Holistic Trinity plus something for intestinal health. The holistic secrets to raising healthy chickens.
Garlic Reference Articles:
Diatomaceous Earth Reference Articles:


text:
The Davidson County Economic Development Commission's annual budget and savings have consistently increased throughout the past 10 years.
The Davidson County Economic Development Commission's annual budget and savings have consistently increased throughout the past 10 years.
While the EDC's board of directors and elected officials approved sharp increases for employee salaries and benefits almost annually, the group has also banked thousands in leftover funding each year.
Davidson County government's annual allocation has nearly doubled in the past decade alone, and the county budgeted about $238,000 for the group in each of the past two years.
Lexington and Thomasville has also allocated a combined nearly $800,000 since Fiscal Year 2002-03, according to budget records.
Additionally, the towns of Denton, Midway and Wallburg also have provided tens of thousands of dollars to the EDC in recent years.
Davidson County Commissioner Larry Potts, who also serves as a director on the EDC's board, said the increases have been warranted.
"You don't get to be No. 2, No. 3 and No. 1 group by not doing your job and not being aggressive," Potts said, referring to rankings Lexington-Thomasville has received from Site Selection magazine for new and expanded corporate facilities. "It costs money to advertise and attend association shows and stuff like that to get your name in the door and attend economic development recruiter shows. You don't get to be No. 2, No. 3 and No. 1 if you're not willing to pay."
The EDC's total new revenue budgeted for the current fiscal year was about $431,000, with about $348,000, or 81 percent, coming strictly from government agencies, according to copies of the EDC's budget filed with the county.
In addition, the EDC's fund balance was $654,644, according to tax returns from FY 2011-12, the most current year available.
Most of the EDC's income is spent on salaries and benefits for its three employees. The agency budgeted about $297,500 of its total $473,788 operational budget for salaries and benefits this fiscal year, according to a copy of the EDC budget.
It's unclear exactly how much individual employees make because their personal salaries and benefits are not listed on the agency's most recent tax returns. However, in FY 2007-2008, compensation for the agency's director, Steve Googe, was recorded at $120,996, according to tax returns.
Total EDC payouts for salaries and benefits have increased by 71 percent since FY 2004-05, according to tax returns.
Public or private?
While the EDC is a publicly funded agency, it is technically a 501(c)6 private nonprofit corporation.
Records show that the Lexington and Thomasville area chambers of commerce helped organize the EDC, along with former Davidson County Board of Commissioners Chairwoman Bett Hargrave.
In 1986, the county adopted a resolution ratifying the formation of the EDC, and Lexington, Thomasville and Denton all approved resolutions authorizing its government units to enter into contracts to fund the agency, according to records. In addition, then-acting Davidson County Manager John Gray was the commission's registering agent with the N.C. Department of the Secretary of State.
Up until 1989, when commissioners amended the EDC's bylaws, the commission's annual audit was performed by the county auditor, according to records.
EDC officials maintain they don't have any documents available to the public, according to copies of the EDC's tax returns. In recent months, Googe also denied The Dispatch's request for a complete copy of a PowerPoint presentation he displayed at a Davidson County Board of Commissioners meeting.
Googe said the presentation was proprietary of the EDC.
Frayda Bluestein, a faculty member at the University of North Carolina School of Government, said public and private agencies aren't discerned strictly by how they are funded.
Bluestein said the courts have established a multi-factor test, which analyzes aspects like oversight and fiscal dependency of the nonprofit.
"The fact that a nonprofit receives a lot of funding is not dispositive," Bluestein said. "There have to be other things you look at like who appoints board members, who can remove board members and who approves budgets and finances."
Most of the state's local economic development councils and agencies are set up as nonprofit corporations. However, some groups, like the High Point Economic Development Corp., are public departments that function as a wing of the municipal government.
The corporation, which is mostly funded by taxpayer dollars but also receives private funding, has a 19-member advisory board; however, the director reports to the city manager, said Loren Hill, president of the High Point Economic Development Corp.
The High Point EDC must answer to public records requests, and its meetings are open to the public, Hill said.
Hill, who used to work at the Greensboro Chamber of Commerce, said he sees benefits in being a formal department with a governmental agency.
"It's a smooth process because all clients have to interact with the government, not necessarily for incentives but other things," Hill said. "The client has one less entity to deal with when I am the government, in addition to being an economic development agency."
Nash Dunn can be reached at 249-3981, ext. 227, or at email@example.com.


text: is there special reason why I'm getting flooded with --- edit: ok it was cause of the limit in the free edition... ----edit while I'm here, could you help me set a proper configuration up to use all my resources of the server properly without having to edit every single setting the next few weeks.. Using the enterprise edition ofcource. server specs: Ubuntu dapper PHP 5.2.3 - apc (lsapi ofcource) mysql 5.0.22 2.6.15-28-686 #1 SMP i686 GNU/Linux cpu: Intel Xeon-Clovertown 5320-QuadCore 1.86GHz ram: 2x2GB The site is a community with around 2000 simultaneous users online. With loads of images, using smarty to cache sql results to get the sql to be as affective as possible.


text:
The much anticipated update for Evernote for Android is live! Not only is this release (version 1.4) chock-full of new stuff, but it also fixes the nasty
java.lang.IllegalStateException error that some of our users have been experiencing. Check for update or get it from the Android Market. Here's the new stuff:
Search bar magic
Search bars that only search are so…yesterday. The new Evernote for Android search bar is an extreme multi-tasker. Not only can it do the usual keyword and image searching, but it can also help filter tags, notebooks and saved searches. As you type, the search bar displays suggestions from every corner of your Evernote account, along with helpful icons that show you what the item is.
Snap a photo
For Snapshot Notes, Evernote now uses the phone's native camera capabilities, which gives you much better control over the quality of your photo notes. If the phone's camera allows it, you can now zoom, adjust brightness, focus, and do just about anything else. This means your snapshots will sharper and better, perfect for those business cards and wine labels.
About that error
About a month ago, we upgraded Evernote for Mac and Window to do a better job handling a wider range of styles in our notes. As it turned out, notes that came from the upgraded Mac client exposed a major flaw in Evernote for Android, which resulted in users seeing the
java.lang.IllegalStateException, which prevented users from accessing certain notes. Fixing this issue required us to replace of large chunk of our Android version.
The process took a lot longer than we would have hoped. Thankfully, we were able to resolve the problem, and Evernote for Android is much better for it. In the future, we promise to make sure you are informed of issues that arise. Thanks for your patience.
More languages
Evernote for Android now supports: English, German, Spanish, French, Finnish, Italian, Japanese, Korean, Portuguese, Russian, and Swedish
Local storage
We know you're wondering, so we'll just come out and say it: offline storage will be coming to Android. Evernote for Android has come a very long way in the few months that it has been around, and we plan on making it better and better. Stay tuned.
We're hiring
We're looking to really ramp up our Android development to take advantage of all the new Android phones and devices that will coming out in the near future. If you're an Android superninja, please get in touch with us. Here's our job posting.


text:
The UFC are changing the way it tests fighters for marijuana following the lead of the World Anti-Doping Agency.
It now means that fighters will have to take more marijuana for them to be tested positive.
The rule is in effect immediately and the UFC Vice President of Regulatory Affairs Marc Ratner reveals they enforced it because they're are following the World Anti-Doping Agency's standard.
"When we self-regulate around the world, we are going to go the WADA standard of 150," said Ratner in a press conference. "So we're starting that immediately," said Ratner.
Many UFC fighters have been stung with the strict marijuana rules in the past including Dave Herman, Thiago Silva, Matt Riddle, Alex Caceres and most recently Pat Healy.
Wins have been struck off their records, winning prize money has been forfeited and time spent serving suspensions have been the punishments for previous offenders.
The offenders list seems to be growing after every event but UFC has taken large strides in an attempt to repair their system. UFC officials are raising the testing threshold for marijuana metabolites from 50ng/mL to 150 ng/mL.
The UFC will send a recommendation to the Nevada State Athletic Commission to think about raising it's own test threshold to a similar number.
Pat Healy, who was most recently found guilty of testing positive for marijuana, lost $130,000 in bonuses after UFC 159. Matt Riddle tested positive twice and, on the second occasion, was cut from UFC.
Attitudes and laws are changing in the USA regarding marijuana so fighters being heavily punished by strict UFC rules were a controversial decision.
Write for GiveMeSport! Sign-up to the GMS Writing Academy here: https://bit.ly/12evFlH
DISCLAIMER: This article has been written by a member of the GiveMeSport Writing Academy and does not represent the views of GiveMeSport.com or SportsNewMedia. The views and opinions expressed are solely that of the author credited at the top of this article. GiveMeSport.com and SportsNewMedia do not take any responsibility for the content of its contributors.
Do YOU want to write for GiveMeSport? Get started today by signing-up and submitting an article HERE: https://www.givemesport.com/writeforgms


text:
Girls soccer team pushes Indians to final whistle
Trend continues with Estacada playing four games decided by a goal or less
A second-half transformation put the Estacada girls soccer team in position to catch a physical, scrappy Molalla squad, but the Indians stayed just out of reach. Molalla clung to a 1-0 lead for most of the match and went on to win by that score.
I was very pleased with the girls performance. For 80 minutes they battled with intensity and courage in the face of some very cheap forms of play, Estacada coach Heidi Hunt said. Our team is very young, so for some, it is the first time they have seen the tough, physical nature of high school soccer.
The Indians cracked their way onto the scoreboard 12:30 into the match when freshman Leilani Lopes guided the ball past Estacada goalkeeper Jesalyn Hunt and into the net. The rest of the contest was a stalemate.
After Lopes gave Molalla the lead, the ball mostly remained in the middle of the field for the balance of the first half. Occasionally, either team would break through and push the ball close to the box, but that was the extent of offensive success.
Following the halftime break, Estacadas offense looked like it had received an injection of adrenaline, because the difference in energy obvious. The Rangers were timid at times in the first half, but they were the clear aggressors in the second. They went after 50-50 balls with much stronger intensity and made a more concerted effort to press the Molalla defense.
We were able to regroup and fix a few minor problems from the first half, and the girls played with much more confidence after that, Heidi Hunt said.
Estacadas vigor and assertiveness gave the team chances to come up with the equalizer. About four-and-a-half minutes into the half, the Rangers got in good position offensively and swung the ball to sophomore midfielder Caroline MacMurray on the right side. MacMurray had an opening and let it rip, but the ball sliced two feet wide of the right post. Two minutes later, MacMurray fired off a shot from the middle of the field, 30 yards out. Molalla goalkeeper Alisha Larsen briefly had her vision blocked by a streaking teammate, but she recovered in time to scoop up MacMurrays ball.
Molalla saw that it couldnt just sit back and play keep away to protect its one-goal edge, so it went on the attack. The Indians willed the ball away from danger and created several opportunities to extend the lead. Over a 15-minute stretch, Molalla produced a half-dozen decent shots, all of which were off the mark or caught by Hunt.
Estacada amped its energy back up with about 10 minutes left, realizing it had no time to waste. The Rangers made a number of attempts to get the ball within striking distance, and succeeded in getting close a few times, but Molallas defensive backfield also grasped the gravity of the situation. The Indian defenders turned back all of Estacadas would-be shots and escaped with the one-goal, shutout victory.
Of Estacadas first six matches, all six were decided by three goals or fewer. Two finished in ties and two others were decided by one goal, including Thursdays loss to Molalla. Last year, the Rangers lost seven matches by at least four goals. They are still looking for their first win this season, but they have improved dramatically.
In the past several years, the girls have lost many of their games by six or seven goals. This year, we are much closer to our competition, Heidi Hunt said. Every game is an improvement they have come a long way in the past six weeks. They are developing their skill sets, learning to play as a team and most importantly, learning to believe in themselves.


text:
Hi all!
I'm the foster mom of Rocca (7 month - 1 year special needs sweet girl!), and Crockett (5-8) and Lailah (4 years old - has a new meow-mom YEAH)...
and of course my own gang - Bonnie (13), Olive (10), Lucky Streak (5) and Sandy aka Sandia (3)
I foster for a group in town when were are here December - June, and help with free TNR work around the city.
When we are traveling, I put food and water out in the campgrounds we stay at (2 months at a time) and you know what? Yep, I often get to TNR many strays during our 3 camprgounds in Ohio, Minnesota and Texas!
When I return this year in December I will be teaching classes on trapping and how to safely set up an area for lost cats, or ferals.
I LOVE working for the animals :-)
Thanks to everyone here


text:
Latest update : 2011-03-16
"The Fukushima Battle"
Apocalypse. Nightmare. Land of the dead... That's how the press portrays Japan at the moment. The country is still rocked by a series of aftershocks and earthquakes. The Fukushima nuclear power plant has been affected and the nuclear threat worries the international community. France, Europe's biggest producer of nuclear energy, has promised to carry out safety check-ups on its 58 reactors.


text:
bakers wrote:Recently took up surfing and was sold a 7foot fish board. I am aprox 6'4" and weigh 96kg. Im getting into the water at every opportunity as I feel hooked. Every session ill get to my feet a few times but I feel like I should be getting up more often as the majority of the time I just drop out the back of the wave. Should I just keep on practicing or should I be looking into getting a longer board? Im asking because it sometimes feel like im whipping a dead horse, so should I cut my loses and start again with a new board or are my problems just general learner surfer problems. Any advice would be greatly appreciated.
bakers wrote:Im feeling as if its my positioning and timing with catching the wave is the main problem. Ive tried putting more wieght towards the front of the board when im popping up which is great when im on the smaller waves but on the bigger waves itll usually cause quite an extreme nose dive.
Alwayzthekook wrote:There are no short cuts mate. It's all down to water time - and it takes a lot of time in the water! And it takes everybody a long time of not getting it right. Remember its not just about balance - its about speed, its about positioning, and its about timing. That's a lot of variables to all get right at the exact same instant, and it takes a lot of practice and a lot of time sitting in the water and learning to read the bumps. Oh, and developing surf fitness (which cant be found doing anything else really).
In very basic terms - you could get a longer, floatier board. You'll find that easier in the short-term, but it won't necesarily make things easier for you in the long-term. The smaller the board you learn on, the harder it will be in the short-term but you'll reap the benefits further down the line. (that wasn't even meant to be a pun! )
I would suggest that you relate it to how often you're going to be getting in the water.Let's say it takes 300 hours to become relatively competent (for example). How long will it take you to spend 300 hours in the sea with your board?
If you're not surfing often, get a bigger board - you'll have more fun. If you're planning on being in the water at least weekly (if not more) stick with your board.
Check me out with the big post... I'm not being distracted from the 3 essays I have to write at all!
Users browsing this forum: No registered users and 2 guests


text:
By Sam Mamudi
Less than a month ago I wrote a piece questioning the wisdom of continuing to buy into gold (GLD) (IAU), an investment that relies as much on sentiment as anything else. At the time some analysts were still strongly bullish on the metal, but that seems to be changing.
Today, analysts at HSBC lowered their 2013 estimate for gold to $1,760 an ounce. That would still be a 5.1% increase this year, but it's markedly lower than their previous year-end prediction of $1,850 an ounce. The analysts said their cut was largely due to last year's closing price of $1,675. This year's (more modest) gains will likely be powered from the emerging markets, they added:
The gold market is likely to trend higher based in part on more positive underlying supply/demand fundamentals. Emerging Market demand was weak in 2012 but Indian consumption is likely to recover based in historical consumption patterns. Furthermore, we anticipate strong Chinese import demand based in part on HSBC macroeconomic forecasts for GDP growth. Scrap supplies while ample, are unlikely to rise at current price levels. Mine supply is likely to grow moderately in 2013 but we do not believe the marginal increase in output will be sufficient to deter a rally.
They kept their 2014 forecast of $1,775 in place.
HSBC isn't the only place that's turned slightly negative on gold; also today, analysts at Credit Suisse issued a more skeptical note:
"The 12-year-old US dollar gold bull market is not yet dead in our opinion but nor is it in the best of health," says Credit Suisse analyst Tom Kendall. "The gold cycle is likely to peak this year."
He expects gold to average $1,740/oz in 2013–a 4% increase from 2012–before pointing lower, to $1,720 in 2014 and $1,500 the following year.
These are really just guesses, of course, but with stocks rising and lots of data pointing to an improving economy, they may be evidence of a shift in Wall Street attitudes.


text:
Page 1
Rentbits is the place to begin your search for apartments and houses for rent in Columbus, Ohio. The following information will help you to learn what
makes Columbus such a fun and exciting place to live and make your home! If you are a renter looking for rental properties in Columbus, Ohio, rentbits is a great place to start your rental property search. rentbits is a national rental search engine with a mission of organizing all of the World's rental information. Use rentbits when looking for apartments for rent in Columbus, Ohio! rentbits is also a great place to find townhomes for rent in Columbus and condos for rent in Columbus and cheap apartments for rent in Columbus, Ohio. If you are an advertiser and you are looking to post listings for houses for rent in Columbus and apartments for rent in Columbus, be sure to check out our free Craigslist posting tool! Rentbits makes it easy for advertisers to post ads for houses for rent in Columbus and apartments for rent in Columbus to
Columbus - City Information
Columbus is the capital and largest city in the U.S. state of Ohio, the state's third largest metropolitan area behind Cincinnati and Cleveland, and the
fourth largest city in the American Midwest. Named for explorer Christopher Columbus, the city was founded in 1812 at the confluence of the Scioto and
Olentangy rivers, and became the state capital in 1816. The city has a diverse and varied economy based on education, government, insurance, banking, fashion,
defense, aviation, food, logistics, steel, energy, medical research, health care, hospitality, retail, and technology
Columbus Economy
In 2008, MarketWatch named Columbus as the 7th best place to do business in the nation. In 2010, the city had four corporations named to the U.S. Fortune
500 list including Nationwide Mutual Insurance Company, American Electric Power, Limited Brands, and Big Lots, with Cardinal Health located in Dublin along
with a metropolitan area GDP of $90 billion. Major foreign corporations operating or with divisions in the city include Germany based Siemens and Roxane
Laboratories, Finland based Vaisala, Japan based Techneglas, Inc., Tomasco Mulciber Inc., and A Y Manufacturing, as well as Switzerland based ABB Group and
Mettler Toledo.
Columbus Neighborhoods
Columbus has a variety of unique and diverse neighborhoods that make up the character of the city. Some unique neighborhoods where you can find apartments
to rent in Columbus and townhomes to rent in Columbus include: Arena District, Argyle Park, Berwick, Berwin (Berwick Manor), The Bottoms, Brewery District,
Briggsdale, Cherry Creek, Clinton Estates, Clintonville, Dennison Place (The Circles), Discovery District, Downtown Columbus, Driving Park, East Columbus
(Eastside), Eastland, Eastmoor, Easton Area, Edgewood, Far North, Far South, Fifth by Northwest, Flytown, Forest Park, Franklinton, German Village, Georgian
Heights, Glenbrook, Glen Echo, Hardesty Heights, Harrison West, Hilltop, Holly Hill, Hungarian Village, Indianola Forest and Iuka Ravine, Innis Gardens,
Italian Village, King Lincoln Bronzeville, Lincoln Park, Lincoln Village, Linden, Linworth, Maize Morse, Merion Village, McKinley Avenue Corridor, Millbrook,
Milo Grogan, Mount Vernon, Murray Hill, Near East Side, Near Southside, NECKO, North Central, Northcrest, Northern Woods, Northeast,Northgate, Northland,
Northwest, Northwood Park, Old North Columbus, Old Oaks, Olde Towne East, Olentangy, Olentangy River Road, Reeb Hosack, Riverbend, River South District, San
Margherita, Schumacher Place, Seagrave, Short North, South Alum Creek, South Central Accord, South End, Southwest, Swaynes Addition, Taylor Station, Tri South,
Tri Village, University District, University View, Uptown District, Victorian Village, Weinland Park, West Columbus Westgate, Westland and Woodland Park. You may also be interested in luxury apartments for rent in Columbus and condos for rent in Columbus. Use renbits for all of your Columbus Ohio rental searches, including cheap apartments for rent in Columbus.
Columbus Culture and Living
Columbus has a large number of interesting landmarks that attract many tourists and sightseeers. These include: Greek-Revival State Capitol, the art deco
Ohio Judicial Center and the Peter Eisenman designed Wexner Center and Greater Columbus Convention Center. Other buildings of interest include the Rhodes State
Office Tower, LeVeque Tower, and One Nationwide Plaza. The Columbus Museum of Art opened in 1931, and has a collection focusing on European and American art
up to early modernism. The Wexner Center for the Arts, a contemporary art gallery and research facility, is located on the Campus of The Ohio State University.
The Columbus and Franklin County Metropolitan Park District includes Inniswood Metro Gardens, a collection of public gardens; Highbanks Metro Park; Battelle
Darby Creek Metro Park; as well as many others. The Columbus Zoo and Aquarium is world renowned for its collections that include lowland gorillas, polar
bears, manatees, Siberian tigers, cheetahs, and kangaroos. Columbus is the home of many renowned performing arts institutions including the Columbus Symphony
Orchestra, Opera Columbus, BalletMet Columbus, the ProMusica Chamber Orchestra, the Contemporary American Theatre Company (CATCO), Columbus Children's Theatre,
Shadowbox Cabaret and the Columbus Jazz Orchestra. Throughout the summer, the Actors' Theatre offers free performances of Shakespearean plays in an open-air
amphitheatre located in German Village.
The Columbus Blue Jackets of the National Hockey League play at Nationwide Arena.
Columbus Colleges and Universities
Columbus is the home of two public colleges: The Ohio State University, one of the largest college campuses in the United States, and Columbus State
Community College. In 2009, The Ohio State University was ranked No. 19 in the country by U.S. News and World Report for best public university, and No. 56
overall, scoring in the first tier of schools nationally. Some of OSU's graduate school programs placed in the top 5, including: No. 5 for best veterinary
program and No. 5 for best pharmacy program. The specialty graduate programs of social psychology was ranked No. 2, dispute resolution was ranked No. 5,
vocational education No. 2, and elementary education, secondary teacher education, administration and supervision No. 5. Private institutions located in
Columbus include the Columbus College of Art and Design, Fortis College, DeVry University, Ohio Business College, Ohio Institute of Health Careers, Bradford
School and Franklin University, as well as the religious schools Bexley Hall Episcopal Seminary, Mount Carmel College of Nursing, Ohio Dominican University,
Pontifical College Josephinum, and Trinity Lutheran Seminary. Three major suburban schools also have an influence on Columbus' educational landscape: Bexley's
Capital University, Westerville's Otterbein College, and Delaware's Ohio Wesleyan University. If you are a student in Columbus, you will need student housing!
Renbits is a great place to find student housing rentals close to all of Columbus'colleges and Universities. Use rentbits to find houses for rent and
apartments for rent in the Columbus area! Use rentbits to find student housing in Columbus, including apartments for rent near downtown Columbus and OSU and houses
for rent near downtown Columbus and near Ohio State University .
Columbus Public Transportation
Columbus maintains a widespread municipal bus service called the Central Ohio Transit Authority (COTA). If you are looking for housed for rent near COTA or
apartments for rent near COTA, use rentbits to browse all of your choices. Rentbits is the perfect place to find rentals near all of the COTA stops in
Columbus. Living near COTA stops and lines in Columbus puts you close to all of the excitements and fun that Columbus has to offer.
Metro Columbus Cities and Communities
The Greater Metropolitan Columbus Area consists of the following cities and communities. Be sure to check out rentbits when you are looking for houses for rent, homes for rent, rental properties, house for rent, condos for rent, townhomes for rent, townhouses for rent, apts for rent, apartments for rent, apartments, mobile homes for rent, for rent by owner, for lease by owner, frbo, rental houses, rental homes, rental condos, cheap apartments for rent, luxury apartments, luxury apartments for rent, section 8 houses for rent , income based apartments, furnished rentals, single family homes for rent, rentals, furnished apartments for rent, low income apartments for rent, low income housing, apartments near buses, apartments near trains, apartments near subway, downtown apartments, lofts for rent, apartments for rent downtown, rental properties, section 8 application, section 8 apartments for rent, cheap rentals, relocation rentals, leasing, lease, cheap leases, short term lease, for lease by owner, homes, houses, one bedroom apartments for rent, two bedroom apartments for rent, three bedroom apartments for rent, four bedroom apartments for rent, one bedroom house for rent, two bedroom house for rent, three bedroom house for rent, four bedroom house for rent, one bedroom home for rent, two bedroom home for rent, three bedroom home for rent, four bedroom home for rent, apartments for rent near light rail, houses for rent near light rail, houses for rent close to light rail, apartments for rent close to light rail!
Canal Winchester
Grove City
Lewis Center
New Albany


text:
Student or Learner
I wondering whether I should put dashes into my sentences as in these examples:
'Bill was seven years old'
Or do I need to put dashes in like 'Bill was seven-years-old'?
Bill was twelve years old.
Bill was a twelve-year-old boy.
Some people prefer to dispense with this sort of pernicketiness!


text:
Monday, October 21, 2013 - 4:00pm to 4:30pm
Ever wished your favorite stories could come to life? In the Story
Studio, they can! Each week, a story will be read and reenacted, building group cooperation skills and boosting imagination through role play. For ages 4-7. All are welcome, no registration required.
Meeting Room
Event Type:
Maze Branch Library


text:
Press release ...
At a press conference today at 3:00 p.m. ET in the field level interview room at Great American Ball Park, Cincinnati Reds general manager Dan O'Brien will announce Jerry Narron as interim field manager for the remainder of the 2005 season.
Narron replaces Dave Miley, who earlier today was relieved of his duties along with pitching coach Don Gullett.
Through the end of this season, Vern Ruhle will assume Gullett's duties as pitching coach.
Narron, 49, becomes the 58th manager in Reds history and the 48th since 1900. He had been on the Redsâ Major League coaching staff since December 2003 as Miley's bench coach.
During the 2001 and 2002 seasons, Narron managed in the Major Leagues for the Texas Rangers. He also managed 4 seasons in the minor leagues for affiliates of the Baltimore Orioles.
Narron spent the 2003 season as bench coach under Boston Red Sox manager Grady Little and was a coach for the Rangers from 1995-2001. While he coached at Texas, the Rangers won the American League West Division 3 times (1996, '98, '99).
Ruhle was hired by the Reds in 2004 as the pitching coach at Rookie League Billings and this season was the organization's minor league pitching coordinator. He has 7 years of experience as a Major League pitching coach with the Houston Astros (1997-2000), Philadelphia Phillies (2001-2002) and New York Mets (2003). He will wear uniform number 58.
Miley was named Reds manager on July 28, 2003 and compiled a 125-164 (.433) record during parts of 3 seasons.
Gullett had been the club's pitching coach since May 24, 1993.


text:
2003-04 Men's Basketball
Transy 92, BC 63
Brad Boyles leads team with 17 points
By Ben Risinger, SID
January 17, 2004
The Bluffton College men's basketball team (6-9, 0-4 HCAC) was defeated by the Transylvania Pioneers 92-63 on Saturday afternoon.
Things were rough from the start for the Beavers as they shot only eight field goals in the first half to head into the locker room down, 46-23. Starting the second period Transylvania widened their lead as Bluffton shot only 10-of-27 for the half. Plaguing the Beavers for the game were the 13 three-pointers that were made by Transylvania .
Leading Bluffton was senior Brad Boyles ( Berne , Ind. /South Adams ) with 17 points for the game. Freshman Michael Anthony (Ohio City/Delphos St. John's) finished the double figure scoring with 11 for the afternoon.
Bluffton posted 17 turnovers for the day compared to Transy's nine. Transylvania converted 17 points off of turnovers for the contest. Bluffton did win the battle of the boards by pulling down 38 rebounds to the Pioneer's 35.
The Beavers will be back home at Founders Hall on Wednesday when they face Mount St. Joseph . Tip off is scheduled for .


text:
View Photo Gallery
Remove ads with our VIP Service
High Tech, Low Life
Follows the journey of two of China's first citizen reporters as they travel the country – chronicling underreported news and social issues stories. Armed with laptops, cell phones, and digital... View more >
Starring Shihe Zhang, Shuguang Zhou
Genre - Documentary
Directed by Stephen Maing
Opened in Theaters - Wednesday, January 9th, 2013
What are your options?
Search movietickets.com for showtimes
While we list showtimes for every movie theater in the United States, some of our readers are from other countries. If you do not find showtimes on our site, please try the link above to search for showtimes on movietickets.com. This way, you can still take advantage of the features of The BigScreen Cinema Guide while obtaining movie schedules for other theaters from our partner site.
Click here to search for showtimes
Look for the movie on home video
This movie is most likely available on home video, so please check out the links below to see if it's available on Blu-ray, DVD, and/or streaming services.
New Movies - Box Office - Favorite Movies - All Movies
Coming Soon - Search
Home - About Us - Ad Info - Feedback
Journal/Blog - The Marquee - Movie Links - News and Events - Now Showing - Reader Reviews
Customize - VIP Service
Journal/Blog - The Marquee - Movie Links - News and Events - Now Showing - Reader Reviews
Customize - VIP Service
|The BigScreen Cinema Guide is a service of SVJ Designs LLC. All graphics, layout, and structure of this service (unless otherwise specified) are Copyright © 1995-2018, SVJ Designs. The BigScreen Cinema Guide is a trademark of SVJ Designs. All rights reserved.
'ACADEMY AWARDS®' and 'OSCAR®' are the registered trademarks and service marks of the Academy of Motion Picture Arts and Sciences.