text:
Full Texts
G.R. No. 190817. Jan. 10, 2018
THIRD DIVISION. [ G.R. No. 190817, January 10, 2018 ] REPUBLIC OF THE PHILIPPINES, PETITIONER, V. ROVENCY REALTY AND DEVELOPMENT CORPORATION, RESPONDENT. MARTIRES, J.:
This is a petition for review on certiorari seeking to reverse and set aside the 10 March 2009 Decision[1] and the 3 December 2009 Resolution[2] of the Court of Appeals (CA) in CA-G.R. CV No. 00651, which affirmed the 7 November 2003 Decision[3] of the Regional Trial Court (RTC), Branch 41, Cagayan de Oro City, in LRA Case No. N-2000-084, which granted the application for original registration of title to land by respondent Rovency Realty and Development Corporation (RRDC).
On 22 March 2001, RRDC filed before the RTC an Amended Application for Registration[4] covering a parcel of land identified as Lot No. 3009 (subject land) situated in Barangay Balulang, Cagayan de Oro City, described as follows:
A parcel of land (Lot No. 3009, Cad-237, Cagayan Cadastre) situated in the Barrio of Carmen, City of Cagayan de Oro, Island of Mindanao. Bounded on the S., along line 1-2 by Lot 6648; on the NW., along line 2-3 by Lot 30011; along line 3-4 by Lot 3010; along line 4-5 by Lot 3047; along line 5-6 by Lot 3020; on the N., along line 6-7 by Lot 3007; on the SE., along line 8-9 by Lot 6645; along line 9-1 by Lot 3008; all of Cad-237, Cagayan Cadastre.
Beginning at the point marked "1" on the plan being N. 51 deg. 24'W., 1091.05 m. from PBM No. 24, Cad-237, Thence;
1-2 S.
2-3 N.
79 deg.
15'W.
02'E.
260.92 m.
beginning; containing an area of THREE HUNDRED EIGHTEEN THOUSAND THREE HUNDRED FORTY FIVE (318,345) square meters more or less. All points referred to are indicated on the plan and marked on the ground by Old BL., cyl. conc. mons. 15 x 60 cm. Bearing true, date of Original Survey August 9 & 13, 1929, and that of the preparation June 29, 2000, executed by Crisanto M. Bagares, Geodetic Engineer and approved on August 1, 2000.[5]
RRDC alleged, among others, that it is a domestic corporation duly organized and existing under and by virtue of the laws of the Republic of the Philippines; that it is the absolute owner in fee simple of the subject land having acquired the same from its previous owner, P.N. Roa Enterprises, Inc., by virtue of a notarized deed of absolute sale executed on 05 March 1997; that the subject land was assessed at P2,228,000.00 as shown in the Tax Declaration (TD) No. 141011; that it has registered the subject land for taxation purposes and paid the realty taxes due therein from its acquisition, to the filing of the application; that immediately after acquiring the subject land, it took actual physical possession of the same and has been continuously occupying the subject land; and that it and its predecessors-in-interest have been in open, continuous, adverse, and peaceful possession in concept of owner of the subject land since time immemorial, or for more than thirty (30) years.
Attached to the application are: original copy of the technical description of the subject land[6]; the Tracing Cloth Plan of the survey plan[7]; Certification in Lieu of Surveyor's/Geodetic Engineer's Certificate[8] issued by the Chief of the Land Surveys Assistance Section, Department of Environment and Natural Resources, Region X; T.D. No. 141011 in the name of RRDC[9]; and the Deed of Absolute Sale between RRDC and P.N. Roa Enterprises, Inc., dated 5 March 1997. [10]
On 16 July 2001, an opposition to the application was filed by the Heirs of Paulino Avanceña. They alleged, that the subject land was already claimed and owned by the late Atty. Paulino Avanceña (Paulino), their father and predecessor-in-interest, as early as 1926; that Paulino had been in open, continuous, notorious, adverse, and exclusive possession and occupation of the subject land; that Paulino registered the subject land for taxation purposes and has paid the taxes due thereon in 1948; that their parents, Paulino and Rizalina Neri (Rizalina) merely allowed and tolerated Pedro N. Roa's (Pedro) possession of the subject land after the latter approached them and requested that he be allowed to use the subject land for his businesses; that Pedro is one of RRDC's predecessors-in-interest; that sometime in 1994, Rizalina demanded the return of the subject land from the heirs of Pedro, but to no avail; that in 1996, Rizalina died leaving the private oppositors as the rightful heirs of the subject land; that their parents never sold the subject land to Pedro nor to RRDC, and as such, no right or title over the subject land was passed on to RRDC. Thus, they prayed that RRDC's application be dismissed, and that their opposition be treated as their own application for registration.[11]
On 3 August 2001, the petitioner Republic of the Philippines (Republic), through the Office of the Solicitor General (OSG), filed its opposition to the application on the following grounds: that neither RRDC nor its predecessors-in-interest have been in open, continuous, exclusive, and notorious possession and occupation of the land in question since 12 June 1945 or prior thereto; that the subject land exceeds the twelve (12)-hectare limit for confirmation of imperfect title set by Section 47 of Commonwealth Act (C.A.) No. 141, as amended by Republic Act (R.A.) No. 6940; and that the subject land forms part of the public domain belonging to the Republic and, thus, not subject to private appropriation.[12]During trial, RRDC presented the following documents in support of its application: (i) Deed of Absolute Sale notarized by notary public Paulino Avanceña showing that the subject land was sold by Catalino Ebalo to Nicolas Beja and Maximo Amper on 21 June 1937[13]; (ii) Deed of Absolute Sale notarized by notary public Paulino Avanceña showing that a portion of the subject land consisting of 159,178.5 square meters (first portion) was sold by Maximo Amper to Perfecto Virtudazo on 07 October 1940[14]; (iii) Deed of Absolute Sale notarized by notary public Troadio C. Ubay-ubay showing that the first portion consisting of 15 hectares, 91 ares and 72 centares (159,172 square meters) was sold by Trinidad Virtudazo, Israel Virtudazo, and Adelina Virtudazo to Victor D. Beja on 22 April1961[15]; (iv) Deed of Absolute Sale showing that the first portion of the subject land consisting of 159,172 square meters was sold by Victor D. Beja to Pedro N. Roa on 01 February 1967[16]; (v) Deed of Absolute Sale notarized by notary public Troadio C. Ubay-ubay showing that the other portion (second portion) of the subject land was sold by Nicolas Beja to Victor Beja on 22 April 1961[17]; (vi) Deed of Sale showing that the second portion was sold by Victor Beja to Pedro N. Roa on 01 February 1967[18]; (vii) Deed of Exchange notarized by notary public Jose L. Sabio, Jr. showing that the two portions of the subject land were conveyed by Pedro N. Roa in favor of P.N. Roa Enterprises, Inc. on 23 September 1987;[19] and (viii) Deed of Sale notarized by Rene C. Barbaso showing that the two (2) portions of the subject land were sold by P.N. Roa Enterprises, Inc. to RRDC on 25 July 1996.[20]
RRDC also presented a certification[21] from the Community Environment and Natural Resources Office (CENRO), Cagayan de Oro City, certifying that the subject land is alienable and disposable and not covered by any public land application patent and hence, no patent has been issued thereon. Lastly, RRDC presented several tax declarations in the name of its predecessors-in-interest, the earliest of which is T.D. No. 91264, which showed that realty taxes on the subject land have been paid in 1947.[22]
On the other hand, to support their claim that a patent over the subject land had been issued in the name of their father, the private oppositors presented a certification[23] issued by the Records Management Division of the Lands Management Bureau of the Department of Environment and Natural Resources which merely states that "...according to the verification made by the Geodetic Surveys Division, survey plan no. Psu-45882 with an accession no. 284578 is located at Cagayan, Misamis, as per their EDP listing. It is unfortunate however that as of this moment, this office (Records Management Division) cannot locate said records despite diligent search made thereon."
The RTC Ruling
In its decision, dated 7 November 2003, the RTC granted RRDC's application for registration of the subject land. It opined that the CENRO certification, stating that the subject land is alienable and disposable and not covered by any public land application, is sufficient to show the character of the land. It further ruled, that RRDC and its predecessors-in-interest had been in open and continuous possession under a bona fide claim of ownership over the subject land based on the documentary and testimonial evidence offered by RRDC, without discussing how these pieces of evidence established the required possession.
The trial court further brushed aside the opposition interposed by the heirs of Paulino Avanceña. It was not convinced that the evidence they presented were sufficient to grant the application in their favor. It noted that the oppositors' claim that they were the rightful owners of the subject land does not hold water considering that the deeds of sale presented by RRDC in support of their claim were notarized by Paulino himself.
The dispositive portion of the RTC decision reads:
WHEREFORE, this Court considering the evidence of the applicant, the reports of the Land Registration Authority, Director of Lands and the Certification of the CENRO, DENR, Cagayan de Oro City, hereby declares that the applicant, Rovency Realty & Development Corporation, have sufficient title proper for registration over the parcel of land subject of this application. The opposition of the Heirs of Paulino Avanceña, is hereby ordered dismissed, being lack of merit.
Accordingly, in accordance with the prayer of the applicant herein, the Commissioner, or anyone acting on his behalf is hereby directed to ISSUE A DECREE OF REGISTRATION and the CORRESPONDING CERTIFICATE OF TITLE FOR THE PARCEL OF LAND described in the instant application in favor of ROVENCY REALTY and DEVELOPMENT CORPORATION. SO ORDERED.[24]
Unconvinced, the Republic, through the OSG, and private oppositors heirs of Paulino Avancena, elevated their respective appeals to the CA.[25]
The Republic contended that the trial court erred in granting the application for registration, considering that the land applied for is in excess of what is allowed by the Constitution; and that the Corporation Code further prohibits RRDC to acquire the subject land unless the acquisition thereof is reasonably necessary for its business. On the other hand, the Avanceña heirs insisted that they are the rightful owners of the subject land, by virtue of the homestead patent granted to their predecessor-in-interest.
The CA Ruling
In its assailed decision, dated 10 March 2009, the CA affirmed the 7 November 2003 RTC decision. The appellate court concurred with the trial court's findings that the subject land is alienable and disposable, and that RRDC has sufficiently established the required period and character of possession. Likewise, the appellate court was not persuaded by the claims of the heirs. It noted that the private oppositors anchored their claim on the alleged homestead grant to Paulino, their predecessor-in-interest, which claim was unsupported by sufficient documentary evidence.
The appellate court also ruled that the 12-hectare limit under the Constitution was not violated. It explained that Section 3 of Article XII of the 1987 Constitution, the constitutional provision which provided for the 12-hectare limit in the acquisition of land, covers only agricultural lands of the public domain. It ratiocinated that when the subject land was acquired through acquisitive prescription by RRDC's predecessors-in-interest, it was converted into a private property and, as such, it ceased to be part of the public domain. Thus, when RRDC acquired the subject land by purchase, it was no longer within the ambit of the constitutional limitation.
As to the contention that the Corporation Code bars RRDC to acquire the subject land, the appellate court simply stated that while the said code imposes certain limitations on the acquisition of real property, there is no such prohibition. It stressed that RRDC is an artificial being imbued with the power to purchase, hold, and convey real and personal property for such purposes that are within the objects of its creation. Considering that RRDC is a corporation engaged in realty business, it has the power to purchase real properties. The dispositive portion of said decision states:
WHEREFORE, the appeal is DENIED. The assailed November 7, 2003 Decision of the Regional Trial Court (RTC) of Misamis Oriental, Branch 41, Cagayan de Oro City is hereby AFFIRMED. SO ORDERED.[26]
The Republic moved for reconsideration; while the Heirs of Paulino Avanceña adopted the Republic's motion for reconsideration as their own. In its resolution, dated 3 December 2009, the CA denied the motion for reconsideration.
Hence, this petition.
THE TRIAL COURT ERRED IN GRANTING THE AMENDED APPLICATION FOR REGISTRATION AND ORDERING THE ISSUANCE OF A DECREE OF REGISTRATION AND THE CORRESPONDING CERTIFICATE OF TITLE FOR A PARCEL OF LAND CONTAINING AN AREA OF THREE HUNDRED EIGHTEEN THOUSAND THREE HUNDRED FORTY FIVE (318,345) SQUARE METERS IN FAVOR OF ROVENCY REALTY AND DEVELOPMENT CORPORATION, DESPITE THE FACTS THAT -
THE LAND APPLIED FOR REGISTRATION OF TITLE IS IN EXCESS OF WHAT IS ALLOWED BY LAW; AND,
RESPONDENT'S RIGHT TO ACQUIRE THE SUBJECT PARCEL OF LAND IS FURTHER LIMITED BY THE CORPORATION CODE.
RESPONDENT'S EVIDENCE IS INSUFFICIENT TO PROVE THAT IT OR ITS PREDECESSORS-IN-INTEREST HAVE BEEN IN OPEN, CONTINUOUS, EXCLUSIVE AND NOTORIOUS POSSESSION UNDER A BONA FIDE CLAIM OF OWNERSHIP SINCE JUNE 12, 1945 OR EARLIER AND THE SUBJECT PROPERTY IS NO LONGER INTENDED FOR PUBLIC USE OR FOR THE DEVELOPMENT OF THE NATIONAL WEALTH.[27]
THE COURT'S RULING
The petition is meritorious.
12-hectare limit under Section 3, Article XII of the 1987 Constitution
The Republic argues that the trial and appellate courts erred in granting RRDC's application for the registration of the subject land, as the same has a total land area of 31.8 hectares, which is way beyond the 12-hectare limit under Section 3, Article XII of the 1987 Constitution, which provides:
SECTION 3. Lands of the public domain are classified into agricultural, forest or timber, mineral lands, and national parks. Agricultural lands of the public domain may be further classified by law according to the uses which they may be devoted. Alienable lands of the public domain shall be limited to agricultural lands. Private corporations or associations may not hold such alienable lands of the public domain except by lease, for a period not exceeding twenty-five years, renewable for not more than twenty-five years, and not to exceed one thousand hectares in area. Citizens of the Philippines may lease not more than five hundred hectares, or acquire not more than twelve hectares thereof by purchase, homestead, or grant. [emphasis supplied]
As can be clearly gleaned from its language, Section 3, Article XII applies only to lands of the public domain. Private lands are, therefore, outside of the prohibitions and limitations stated therein. Thus, the appellate court correctly declared that the 12-hectare limitation on the acquisition of lands under Section 3, Article XII of the 1987 Constitution has no application to private lands.
A case in point is the absolute prohibition on private corporations from acquiring any kind of alienable land of the public domain. This prohibition could be traced to the 1973 Constitution which limited the alienation of lands of the public domain to individuals who were citizens of the Philippines. This constitutional prohibition, however, does not necessarily mean that corporations may not apply for original registration of title to lands. In fact, the Court, in several instances, affirmed the grant of applications for original registration filed by corporations,[28] for as long as the lands were already converted to private ownership by operation of law as a result of satisfying the requisite possession required by the Public Land Act.[29]
In Director of Lands v. Intermediate Appellate Court[30] (Director of Lands), the Court granted the application for original registration of parcels of land filed by a corporation which acquired the lands by purchase from members of the Dumagat tribe. The Court ratiocinated that the lands applied for registration were already private lands even before the corporation acquired them. The Court observed that the sellers, being members of the national cultural minorities, had by themselves and through their predecessors, possessed and occupied the lands since time immemorial. As a consequence of their open, exclusive, and undisputed possession over the said lands for the period required by law for the acquisition of alienable lands of the public domain, said lands ceased to become part of the public land and were converted, by operation of law, into private ownership. As such, the sellers, if not for their conveyance of the lands in question to the corporation, were entitled to exercise the right granted to them by the Public Land Act to have their title judicially confirmed. Considering further that the lands in question were already private in character at the time the corporation acquired them, the constitutional prohibition does not apply to the corporation.
In Republic v. T.A.N. Properties[31] (T.A.N. Properties), the Court stressed that what is determinative for the application of the doctrine in Director of Lands is for the corporate applicant for land registration to establish that when it acquired the land, the same was already private land by operation of law because the statutory acquisitive prescriptive period of 30 years had already lapsed.
The pronouncements in Director of Lands and T.A.N. Properties apply with equal force to the 12-hectare limitation, considering that both the limitation and the prohibition on corporations to acquire lands, do not cover ownership of private lands. Stated differently, whether RRDC can acquire the subject land and to what extent, depends on whether the pieces of evidence it presented before the trial court sufficiently established that the subject land is alienable and disposable land of the public domain; and that the nature and duration of the possession of its individual predecessors-ininterest converted the subject land to private land by operation of law.
Requirements for original registration of title to land
In Republic of the Philippines vs. Cortez,[32] the Court explained that applicants for original registration of title to land must first establish compliance with the provisions of either Section 14(1) or Section 14(2) of P.D. No. 1529, which state:
Sec. 14. Who may apply. The following persons may file in the proper Court of First Instance an application for registration of title to land, whether personally or through their duly authorized representatives:
(1) Those who by themselves or through their predecessors-in interest have been in open, continuous, exclusive and notorious possession and occupation of alienable and disposable lands of the public domain under a bona fide claim of ownership since June 12, 1945, or earlier.
(2) Those who have acquired ownership of private lands by prescription under the provision of existing laws.
It must be emphasized that the requirements and bases for registration under these two provisions of law differ from one another. Section 14 (1) mandates registration on the basis of possession, while Section 14 (2) entitles registration on the basis of prescription.[33] Thus, it is important to ascertain under what provision of Section 14 the registration is sought.
A reading of the application, however, is unavailing. In its application, RRDC alleged that it and its predecessors-in-interest "had been in open, continuous, adverse, and peaceful possession in concept of owner of the subject property since time immemorial or for more than thirty years." This allegation made it unclear whether registration is sought under Section 14(1) - possession since 12 June 1945 or earlier; or under Section 14(2) - possession for more than thirty years.
An examination of the 7 November 2003 RTC decision also proved futile considering that, and as previously pointed out, aside from enumerating the exhibits offered by the applicant, the trial court did not discuss how these pieces of evidence established the requisites for registration. Thus, for the proper resolution of the issues and arguments raised herein, it becomes necessary for the present application to be scrutinized based on the requirements of the provisions of Sections 14 (1) and (2) of P.D. No. 1529.
Registration under Section 14(1) of P.D. No. 1529
Under Section 14(1), applicants for registration of title must sufficiently establish the following requisites: first, that the subject land forms part of the disposable and alienable lands of the public domain; second, that the applicant and his predecessors-in-interest have been in open, continuous, exclusive, and notorious possession and occupation of the same; and third, that the possession is under a bona fide claim of ownership since 12 June 1945, or earlier.[34]
The first requisite of Section 14(1) entails only that the property sought to be registered be alienable and disposable at the time of the filing of the application for registration.[35] To prove that the land sought to be registered is alienable and disposable, the present rule is that the application for original registration must be accompanied by (1) a CENRO or PENRO Certification; and (2) a copy of the original classification approved by the DENR Secretary, and certified as true copy by the legal custodian of the official records.[36] This strict requirement for the registration of lands enunciated in T.A.N Properties had been consistently applied and affirmed by the Court in a plethora of cases.[37]
In the present case, to prove that the subject land is alienable and disposable, RRDC presented a CENRO certification stating that the subject land is "alienable and disposable and not covered by any public land application." RRDC, however, failed to present a certified true copy of the original classification approved by the DENR Secretary declaring the subject land alienable and disposable. Clearly, the evidence presented by RRDC falls short of the requirements in T.A.N. Properties. Thus, the trial and appellate courts erred when they ruled that the subject land is alienable and disposable part of the public domain and susceptible to original registration.
Furthermore, RRDC also failed to prove that it and its individual predecessors-in-interest sufficiently complied with the required period and nature of possession.
An applicant for land registration must exhibit that it and its predecessors-in-interest had been in open, continuous, exclusive, and notorious possession and occupation of the land under a bona fide claim of ownership since 12 June 1945 or earlier. It has been held that possession is open when it is patent, visible, apparent, notorious, and not clandestine; it is continuous when uninterrupted, unbroken, and not intermittent or occasional; it is exclusive when the adverse possessor can show exclusive dominion over the land and an appropriation of it to his own use and benefit; and notorious when it is so conspicuous, that it is generally known and talked of by the public or the people in the neighborhood.[38] In Republic vs. Remman Enterprises, Inc.,[39] the Court held that for purposes of land registration under Section 14(1) of P.D. No. 1529, proof of specific acts of ownership must be presented to substantiate the claim of open, continuous, exclusive, and notorious possession and occupation of the land subject of the application. Applicants for land registration cannot just offer general statements which are mere conclusions of law rather than factual evidence of possession. Actual possession is in the manifestation of acts of dominion over it of such nature as a party would actually exercise over his own property.
In Republic v. Gielczyk, the Court explained that "possession" and "occupation" are not synonymous to each other. Possession is broader than occupation because it includes constructive possession; whereas occupation delimits the all-encompassing effect of constructive possession. Thus, taken together with the words open, continuous, exclusive, and notorious, the word occupation means that for one's title to land to be judicially recognized, his possession of the land must not be mere fiction.[40]
In this case, aside from the deeds of absolute sale covering the subject land which were executed prior to 12 June 1945, RRDC did not present any evidence which would show that its predecessors-in-interest actually exercised acts of dominion over the subject land even before the cut-off period. As such, RRDC failed to prove that its possession of the land, or at the very least, its individual predecessors-in-interest's possession over the same was not mere fiction.
Neither would the tax declarations presented by RRDC suffice to prove the required possession. To recall, the earliest of these tax declarations dates back only to 1948. Clearly, the required possession and occupation since 12 June 1945 or earlier, was not demonstrated.
From the foregoing, it is clear that RRDC failed to prove that its individual predecessors-in-interest had been in open, continuous, exclusive and notorious possession and occupation of the subject land under a bona fide claim of ownership since 12 June 1945 or earlier; and that said possession and occupation converted the subject land into a private property by operation of law. Consequently, the subject land cannot be registered in the name of RRDC under Section 14(1) of P.D. No. 1529.
Requirements under Section 14(2) of P.D. No. 1529
RRDC also failed to establish compliance with the requirements for registration under Section 14(2).
In Heirs of Mario Malabanan vs. Republic (Malabanan),[41] the Court explained that when Section 14(2) of P.D. No. 1529 provides that persons "who have acquired ownership over private lands by prescription under the provisions of existing laws," it unmistakably refers to the Civil Code as a valid basis for the registration of lands. The Civil Code is the only existing law that specifically allows the acquisition by prescription of private lands, including patrimonial property belonging to the State.
The Civil Code makes it clear that patrimonial property of the State may be acquired by private persons through prescription. This is brought about by Article 1113, which states that all things which are within the commerce of man are susceptible to prescription, and that property of the State or any of its subdivisions not patrimonial in character shall not be the object of prescription.[42]
Nonetheless, this does not necessarily mean that when a piece of land is declared alienable and disposable part of the public domain, it can already be acquired by prescription. In Malabanan, this Court ruled that declaration of alienability and disposability is not enough - there must be an express declaration that the public dominion property is no longer intended for public service or the development of the national wealth or that the property has been converted into patrimonial, thus:
"(2) In complying with Section 14(2) of the Property Registration Decree, consider that under the Civil Code, prescription is recognized as a mode of acquiring ownership of patrimonial property. However, public domain lands become only patrimonial property not only with a declaration that these are alienable or disposable. There must also be an express government manifestation that the property is already patrimonial or no longer retained for public service or the development of national wealth, under Article 422 of the Civil Code. And only when the property has become patrimonial can the prescriptive period for the acquisition of property of the public dominion begin to run."[43] [emphasis supplied]
The classification of the land as alienable and disposable land of the public domain does not change its status as property of the public dominion under Article 420(2) of the Civil Code. As such, said land, although classified as alienable and disposable, is insusceptible to acquisition by prescription.[44]
In this case, RRDC did not present any evidence which would show that the subject land was expressly declared as no longer intended for public service or the development of the national wealth, or that the property has been converted into patrimonial. Hence, it failed to prove that acquisitive prescription has begun to run against the State, and that it has acquired title to the subject land by virtue thereof.
In fine, RRDC failed to satisfy all the requisites for registration of title to land under either Sections 14(1) or (2) of P.D. No. 1529. RRDC also failed to establish that when it or P.N. Roa Enterprises, Inc., also a corporation and its direct predecessor-in-interest, acquired the subject land, it had already been converted to private property, thus, the prohibition on the corporation's acquisition of agricultural lands of the public domain under Section 3, Article XII of the 1987 Constitution applies. RRDC's application for original registration of imperfect title over Lot No. 3009 must perforce be denied.
WHEREFORE, the instant petition is GRANTED. The 10 March 2009 Decision and 3 December 2009 Resolution of the Court of Appeals in CA-G.R. CV No. 00651, which affirmed the 7 November 2003 Decision of the Regional Trial Court, Branch 41, Cagayan de Oro City, in LRA Case No. N-2000-084, are hereby REVERSED and SET ASIDE. The Application for Registration of Lot No. 3009 filed by Rovency Realty and Development Corporation is DENIED.
SO ORDERED.
Velasco, Jr., (Chairperson), Bersamin, Leonen, and Gesmundo, JJ., concur.
[1] Rollo, pp. 59-75.
[2] Id.at 76-77.
[3] Id. at 78-91.
[4] CA rollo, pp. 466-470.
[5] Id. at 474.
[10] Id. at 478-479.
[13] Id. at 500.
[25] Id. at 239-240, 279 and 432-433.
[27] Rollo, pp. 30-31.
[28] Republic v. Sogod Development Corporation, 781 Phil. 78, 89 (2016); Director of Lands v. Bengzon, 236 Phil. 396, 406 (1987).
[29] Heirs of Mario Malabanan v. Republic, 717 Phil. 141, 166 (2013).
[30] 230 Phil. 590, 597 (1986).
[32] 726 Phil. 212, 220-221 (2014).
[33] Espiritu v. Republic, G.R. No. 219070, 21 June 2017.
[34] Republic v. Estate of Virginia Santos, G.R. No. 218345, 07 December 2016.
[35] Republic v. Roasa, 752 Phil. 439, 447 (2015).
[36] Republic v. De Guzman Vda. De Joson, 728 Phil. 550, 563 (2014).
[37] Republic v. Alora, 762 Phil. 695, 704 (2015); Republic v. Sps. Castuera, 750 Phil. 884, 890-891 (2015); Republic v. Lualhati, 757 Phil. 119, 131 (2015); Republic v. Sese, 735 Phil. 108, 121 (2014).
[38] Republic vs. Gielczyk, 720 Phil. 385,403 (2013).
[40] Supra note 38 at 402.
[44] Supra note 34.
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redpajama_set_name: RedPajamaCommonCrawl


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Max and Mink is a wonderful puzzle game in which you are a total of twenty-eight different challenging levels. Come with the wolf on an adventurous journey, which will be their task to get three magic mushrooms, which are the only medicine that can heal their seriously ill king stag. Use wolf as a platform for Mickey and get in each round the door.


NORTH EAST INTELLECTUAL ENTREPRENEURSHIP FELLOWSHIP (NEIEF) PROGRAM.
OPEN: THURSDAY JANUARY 12, 2017.
CLOSES: WEDNESDAY JANUARY 25, 2017.
1. Applicants must be between 25 and 40 years (up to 45 years for Women ).
2. Applicants must be citizens of NIGERIA (with Adamawa, Borno and Yobe as catchment states) as well as applicants from other states across the country.
3. Applicants must have background in community work, volunteerism and policy engagement.
4. Applicants must be active in at least 3 Social Media Platforms for up to a year (Preference will be given to those active in more platforms over a longer period).
5. Applicants must possess a Bachelor's degree and have experience in policy - oriented activities.
6. Applicants must be fluent in both written and spoken English.
Applicants may request copy of the form mail to: neief2017@gmail.com.
Completed Applications should be received no later than Wednesday January 2017.
Incomplete or ĺate applications will not be considered. Successful Applicants will be notified by email.
For detailed information regarding the program, please see The Guardian Newspaper of Thursday January 12, 2017 page 43.
Please encourage members of your community to apply.
Did you know you can shorten your links with Shortest and receive money from every visit to your short urls.


text: Q: How to change cell  color based on values in Data Table I want to change the cell color based on a value in the data table. I've tried this code but its not working. Below are the sample code and the Data Table. Any idea & help is much appreciated.

redpajama_set_name: RedPajamaStackExchange


Need a small truck? With a loading capacity of 2,100 kg and a load volume of 19 m³, the Easy Truck is the perfect truck that can easily be used in an urban environment. The tailboard and small side door make sure your transport can be carried out smoother and faster. For this compact truck you need driving licence C.


text:
Pennsylvania high school football team has a monster game (78 points!) and still loses
By Ben Bornstein | October 11, 2014
Meadville High School had a game for the ages when it scored 78 points and rushed for 600 total yards.
And it lost to Warren High School 79-78. Wow. The teams combined for more than 1,500 total yards, and each team had a back that rushed for more than 300 yards each.


Personal Financial Services provides Professional Trustee Services. We understand that you have worked hard to be able to provide for your loved ones. Often this means you have worked closely with trusted financial advisors. When serving as Trustee, we strive to maintain those existing relationships whenever possible.
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Rehovot 27 July 2010A unique device based on sniffing - inhaling and exhaling through the nose - might enable numerous disabled people to navigate wheelchairs or communicate with their loved ones. Sniffing technology might even be used in the future to create a sort of "third hand", to assist healthy surgeons or pilots. Developed by Professor Noam Sobel, electronics engineers Dr. Anton Plotkin and Aharon Weissbrod and research student Lee Sela in the Weizmann Institute's Neurobiology Department, the new system identifies changes in air pressure inside the nostrils and translates these into electrical signals. The device was tested on healthy volunteers as well as quadriplegics, and the results showed that the method is easily mastered. Users were able to navigate a wheelchair around a complex path or play a computer game with nearly the speed and accuracy of a mouse or joystick. in air pressure inside the nostrils and translates these into electrical signals. The device was tested on healthy volunteers as well as quadriplegics, and the results showed that the method is easily mastered. Users were able to navigate a wheelchair around a complex path or play a computer game with nearly the speed and accuracy of a mouse or joystick.
Professor Sobel stated: "The most stirring tests were those we did with locked-in syndrome patients. These are people with unimpaired cognitive function who are completely paralyzed - 'locked into' their bodies. With the new system, they were able to communicate with family members, and even initiate communication with the outside. Some wrote poignant messages to their loved ones, sharing with them, for the first time in a very long time, their thoughts and feelings."
Four of those who participated in the experiments are already using the new writing system, and Yeda Research and Development Company Ltd. - the technology transfer arm of the Weizmann Institute - is investigating the possibilities for developing and distributing the technology.
Sniffing is a precise motor skill that is controlled, in part, by the soft palate - the flexible divider that moves to direct air in or out through the mouth or nose. The soft palate is controlled by several nerves that connect to it directly through the braincase. This close link led Professor Sobel and his scientific team to theorize that the ability to sniff - that is, to control soft palate movement - might be preserved even in the most acute cases of paralysis. Functional magnetic resonance imaging (fMRI) lent support to the idea, showing that a number of brain areas contribute to soft palate control. This imaging revealed a significant overlap between soft palate control and the language areas of the brain, hinting to the scientists that the use of sniffing to communicate might be learned intuitively.
To test their theory, the researchers created a device with a sensor that fits on the nostril's opening and measures changes in air pressure. For patients on respirators, they developed a passive version of the device, which diverts airflow to the patient's nostrils. About 75 percent of the subjects on respirators were able to control their soft palate movement to operate the device. Initial tests, carried out with healthy volunteers, showed that the device compared favourably with a mouse or joystick for playing computer games. In the next stage, carried out in collaboration with Professor Nachum Soroker of Loewenstein Hospital Rehabilitation Center in Raanana, quadriplegics and locked-in patients tested the device.
One patient who had been locked in for seven months following a stroke learned to use the device over a period of several days, writing her first message to her family. Another, who had been locked in since a traffic accident 18 years earlier wrote that the new device was much easier to use than one based on blinking. Another ten patients, all quadriplegics, succeeded in operating a computer and writing messages through sniffing.
In addition to communication, the device can function as a sort of steering mechanism for wheelchairs: Two successive sniffs in tell it to go forward, two out mean reverse, out and then in turn it left, and in and out turn it right. After fifteen minutes of practice, a subject who is paralyzed from the neck down managed to navigate a wheelchair through a complex route - sharp turns and all - as well as a non-disabled volunteer.
Sniffs can be in or out, strong or shallow, long or short; and this gives the device's developers the opportunity to create a complex "language" with multiple signals. The new system is relatively inexpensive to produce, and simple and quick to learn to operate in comparison with other brain-machine interfaces. Professor Sobel believes that this invention may not only bring new hope to severely disabled people, but it could be useful in other areas, for instance as a control for a "third arm" for surgeons and pilots.
Professor Noam Sobel's research is supported by the Nella and Leon Benoziyo Center for Neurosciences; the J&R Foundation; and Regina Wachter, New York.
The Weizmann Institute of Science in Rehovot, Israel, is one of the world's top-ranking multi-disciplinary research institutions. Noted for its wide-ranging exploration of the natural and exact sciences, the Institute is home to 2600 scientists, students, technicians and supporting staff. Institute research efforts include the search for new ways of fighting disease and hunger, examining leading questions in mathematics and computer science, probing the physics of matter and the universe, creating novel materials and developing new strategies for protecting the environment.


text:
Our House on the Hill is the second studio album by American rock band The Babies. It was released in November 2012 under Woodsist Records.

Track list

Personnel
The Babies
Kevin Morby – vocals, guitar
Cassie Ramone – vocals, guitar, artwork, layout
Brian Schleyer - bass
Justin Sullivan – drums

Additional musicians
Tim Presley – guitar, organ
Jenna Thornhill Dewitt - saxophone
J.W. Reed - cello

Production
Rob Barbato – producer, engineer, mixing, piano , organ
Jarvis Taveniere - engineer
Drew Fischer – engineer, mixing
Josh Bonati – mastering
Matt Rubin – photography

References

2012 albums
The Babies albums
Woodsist albums

redpajama_set_name: RedPajamaWikipedia


text:
Democrats Erase Women Through Budget 'Reconciliation'
According to Senate rules, a reconciliation package should be limited to budget questions. But in 2021, $3.5 trillion tax-and-spend bill Democrats are trying to push through via the reconciliation process offers the chance for radical gender activists to slip the language and assumptions of their ideology into federal legislation.
For instance, the text on "Maternal Mortality" (Part 4 of Subtitle J of Title III) consists of 15 sections that appropriate funds for a range of grants and programs for research and education on women's health.
And yet, in these sections discussing mothers who might face high-risk conditions related to childbearing, we find gender-neutral terminology repeated 18 times in more than half of the 15 sections: "pregnant, lactating, and postpartum individuals."
While "individual" or "person" is common in legal documents when the referent could be male or female, that doesn't explain what's happening here. The use of vague, ungendered terms is an attempt to make legal language compliant with an ideology that denies the innate binary of male and female.
Subtitle J's use of the generic "individuals" with "pregnant," "lactating," or "postpartum" is different even from the rest of the bill. A separate section on Medicaid, for instance, refers to "pregnant and postpartum women." But in such cases, the bill is referring to past legislation that already uses the word "women," such as the Violence Against Women Act, passed in 1994.
Often this involves direct quotes from laws already on the books, so gender editors must leave the "offending" words in place.
The trajectory is unmistakable: Whenever feasible, references to woman are being neutered. We've seen this Congress' commitment to the woke left's radical gender ideology since its opening days. In early January, House Speaker Nancy Pelosi, D-Calif., made gender-neutral language standard practice for Congress.
This approach persists even when the bill is dealing with topics unique to women. In 2021, opting to refer to a woman as a "pregnant, lactating, and postpartum individual" suggests that someone need not be a female to be pregnant, to lactate, or to suffer postpartum health complications.
That is, of course, exactly the point. For certain radical gender activists, being a woman is more a function of nurture and self-designation than nature and biology. That language reflects that conviction.
Alas, this woke language won't just be kept in federal filing cabinets as an artifact of history. It will direct the spending of hundreds of millions of dollars. That direction can be painfully specific.
For instance, Part 4 of Subtitle J appropriates funds that may be used to train America's medical professionals. Section 31046 sets asides $85 million in competitive grants for eligible, accredited medical schools and programs that want to study the health effects of climate change on maternal mortality.
Grantees must use those funds for curricula and continuing education. Those programs must focus on "identifying and addressing health risks and disparities associated with climate change, counseling, and mitigation strategies in addressing these risks and disparities."
But there's an option for those less concerned about the role of changing global temperature averages on lactation. Medical schools can also use the funds to study "implicit and explicit bias, racism, and discrimination in providing care to pregnant, lactating, and postpartum individuals and individuals with the intent to become pregnant."
Of course, in the abstract, funding to develop curricula on discrimination and bias toward "pregnant, lactating, and postpartum individuals" might sound nice. But let's not be naive about its effect, which is to impose curricula committed to gender ideology through the power of the federal purse. It would do this under the cover of preventing "discrimination."
Whether this funding could improve the well-being of pregnant women or mothers, the insertion of such gender-neutral language signals that this is about far more than helping mothers. Rather, it's about injecting a woman-erasing ideology into society from the federal level.
Activists have sought to advance this cause through the sweeping Equality Act, which would enshrine gender ideology in civil rights law. But they're also exploiting every chance to erase references to women—from civil society and the classroom to the executive branch.
Wary legislators and legislative staff should reject these efforts to advance radical gender ideology incrementally—and expose it to the light of day before it finds its way further into the language of our laws.
Have an opinion about this article? To sound off, please email [email protected] and we'll consider publishing your edited remarks in our regular "We Hear You" feature. Remember to include the url or headline of the article plus your name and town and/or state.
Love You Forever
Posted in Daily Signal


text:
blog, Tech
I've been a Dish Joey reader for a long time now. I've always wanted to love what I love. I've always wanted to know what it was that I was missing. I've always wanted to do what I want to do.
Dish Joey may be a game, but the app is still a game. The game is still a game. The app is still a game. The app is still a game. You don't actually have to use all of these features to play, but I think that they are important to the experience of playing Dish Joey. For example, in the app, you can chat with other players, and you can chat with other players around the world.
Dish Joey has you join a game, but unlike other games like PUBG or League of Legends where you can talk to other players, you can't talk to other players around the world. If you want to chat with other players, you have to join the game as a player.
Dish Joey is probably one of the most popular games in the app store and is currently ranked #4 on the most popular game apps in the UK among Android users. The game is also very popular among users on iOS.
This is because Dish Joey allows users to chat with other players around the world. The reason it is so popular is because it connects to the internet. If you want to chat with other players, you have to join the game as a player.
The app is currently available on iOS, Android, Windows Phone, and Web. Dish Joey has already taken over the top positions on the Windows Phone store, and is now ranked as the most played free chat app in the UK for iOS users. As a result, the app is ranked 4 on the most popular game apps in the UK among Android users. These stats are important because it means that more people are using both the app and the internet at the same time.
You can find some great new features about Dish Joey's new game. For instance, it will play a new feature that will help you to identify which phone you're using and which phone you're not. It will also take us directly to your favorite phone and give you a hint about who you are and where you live. You can also find a new app called Dish Joey's Photo Gallery, which will help you find pictures and videos you upload.
Dish Joeys is a great new screen-based game like Dish of the Mind. It will make you feel like you're in a world where you can tap things to see what's going on. You can also play the game by having your finger to the top of the screen. With Dish Joeys, you'll be able to identify yourself and place you and your friends on the screen, and you'll be able to see what the world looks like without having to go to a Google search.
Dish Joeys is one of the best new games on the web, with the interface being more user friendly than before. Even if you don't have a Google search, youll be able to play as the characters, which means you won't have to worry about what they do to you. You'll also be able to play as the characters with a touchpad, so youll feel like you can play a lot of different things you can do in a game.
The demo of the game was a lot like one of those old games you used to play in the 1980s, with a large number of objects, enemies, and enemies that could be thrown, knocked over, and picked up. The menu was a bit difficult to navigate, but with a touchpad you can use gestures to navigate around.


text:
Cyclope cuff
Sylvia Toledano Cyclope cuff
Special mention for the Sylvia Toledano cuff! The Cyclops model will add a touch of glamour to any outfit. With its precious stones and gold plate, this bracelet offers a Greek goddess look! You choose which stone you will succumb to: Black Onyx, Turquoise Green or Pink Quartz.
Plated gold
Size ajustable
Circumference : 19 cm
Stones : Amethyst
Product code:	TOL000316
Collection Sylvia Toledano
Sylvia Toledano founded her eponymous brand in 2008. At the time, the designer began by selling minaudières after noticing a dip in the market while traveling to New York. She differentiated by launching a collaboration with Didier Ludot, then with the Bon Marché. Given her success with accessories, she decided to expand her range to cuffs, a jewel that she has always liked. Once again, it was a hit so she decided to launch a full jewelry line. In 2014, the brand opened its first store in Paris.
Sylvia Toledano was born in Paris and spent most of her childhood in Africa. When she returned to France, she wanted to enter the Beaux-Arts but eventually she completed a Master's degree in Business Law on the advice of her family. After graduating, she worked as an intern at Drouot and discovered a new world that she enjoyed. She then started to paint and to sell some of her paintings. After the birth of her twins, she stopped painting and became a vintage jewelry collector. In 2008, while traveling to New York with her husband, she perceived an opening on the market for a minaudière line. She decided to create handmade accessories entirely mounted with Swarovski crystals.
See Sylvia Toledano
Sylvia Toledano Lucky U Cuff in Gold 18K Gold Plated Brass
Sylvia Toledano Grigri Earrings in Gold-Plated Brass, Cowry and Amazonites
Sylvia Toledano The Third Eye earrings
Sylvia Toledano Saturn earrings
Sylvia Toledano Dancing Curve Earrings in Gold-Plated Brass
Sylvia Toledano Abalon Earrings in 18K Gold Plated Brass and Abalon and Pearl


So I started with angular.js which is a widely used framework supported by Google. You find thousands of blogs and tutorials. So is's easy to start with angular.js. After sorting out some problems with the different versions of angular.js and the fact that not every example in the web will work with every version of angular.js I succeed to start my first simple application. I agree that angular.js is very cool!
But finally I was not very happy about my first results. I felt more unsettled than confident after the first steps. Yes there is a big community but also there is ONE big company which determines the route. So for example I did not found any useful information about the upcoming version 2.0. Many doubts about the question how much need to be developed from scratch after the next release. Also I missed concepts concerning large enterprise applications as I knew from JEE.
So I started to take a look at Ember.js.
It took me much more time to find an ember.js tutorial which fits my needs as it took for angularjs. But after I found a very useful blog here, I began to understand the difference between ember.js and angular.
Angular is much louder than ember.js. It's like if you search the internet for 'Why did my Windows crash…' you will find thousands of postings, blogs and 'helpful' answers. But there is to much noise and if you don't listen exactly you can run into the wrong direction. So this could be one reason why some people are disappointed from angular. Angular has a big community but there are also many people who discuss topics not much in detail. It's not my intention to complain about the very active community. But maybe it's because I come from the JEE world that I did not expect to got every solution for every problem in one minute just because some people discuss the problem very loudly…. There is a good blog post explaining this thought in more detail.
So for now I will continue working with ember.js and I will post some results of my work in the future here.


text:
Nerissa Nields
writing it up in the garden
The Barn Project
Everyday Minefields
Last week I found out that a high level administrator from the school where my sisters and I were students from 1974 to 1990, pled guilty to multiple counts of "indecent liberties," including "abduction with intent to defile," fancy legalese for "he was a perv." In fact, that's exactly what we girls referred to him as—a perv. And being 12-13, I just assumed that schools had male administrators who occasionally copped a feel, who chaperoned every single student event including dances; who regularly stuck his head into the girls' locker room to tell us to "keep it down" while we were changing into our field hockey uniforms. This man was a fixture at the school by the time I arrived in second grade. At a school with a strict uniform, he wore his own version: a Brooks Brothers button down with preppy chinos or cords, always in some outrageous combination of colors: one leg red, one green, one yellow, one blue. At our occasional and thrilling dances, he'd be standing near the sound system, flirting with the pretty ninth grade girls, sometimes dancing with them, occasionally slow dancing with them. He was a little scary as a disciplinarian. He was larger than life. Some kids adored him. He was a loving father and husband, from all accounts. Like all of us, he was and is good and bad. What he did cannot be undone. The hurt he caused lives on. And still, I feel very sad for him and for his wife and children. I'm not writing this to pass judgment. I'm writing this because I am curious about my own strange blindness to a crime that was going on all around me.
What surprised me was how thoroughly I'd know this and how I hadn't bothered ever to tell anyone in authority. Why? Because his perviness was wallpaper in my life. I didn't know any different. And what's bothering me is, of course, what else do I know and yet not know? What else is wallpaper?
At that same school, in the 6th grade, I had a woman teacher whose husband worked for the entertainment industry. It was 1979, and he'd give his teacher wife posters of the current blockbuster movies: Jaws, Star Wars, Grease, which she'd hang up on the perimeter of the upper walls of the classroom. He also gave her posters of the day's pin up girls: Farrah Fawcett in her famous wet bathing suit, Cheryl Tiegs in a yellow bikini, Bo Derek who was lauded at the time a perfect "10." As a reward to the rambunctious eleven-year-old boys, she'd hand out these posters at the end of the day for good behavior.
There's so much wrong with this picture, I don't know where to begin. "What did she give the girls?" a friend recently asked when I relayed this story. "Nothing," I said. "We always behaved." So boys behave badly, and then they get a treat for containing themselves? Girls, whose bodies are just starting to change, are presented with models (literally) of women whose bodies have been deemed "10"s, while the boys drool over them, equally longing for something they can't really have. But what I really see when I squint back at this memory is loneliness. There was a whole culture at this school that encouraged competition and judgment (discernment). We were all trying like mad to fit in, to feel OK, to understand our changing bodies, to find a kindred spirit. The grown ups, as far as I can remember, seemed remote, or else they seemed to mock us in our confusion. How dare we be so nubile and confused? Like many in my generation, I took this in. Now, as an adult, I want to take it on. I want to take over. I want to take it back.
I started a conversation on Facebook about the Upper school administrator. I included everyone I could think of, though only the girls. At first, only the people I had been close to at the time joined in. But a few days later, one girl who'd been touched spoke up. Then another, and then another. Now there's a healthy dialogue, with all sorts of memories pinging about. We're talking about how and if to bring up with our own children the potential dangers that might lurk in their schools. We're talking about the sexism rampant in our culture in the late 70s and early 80s, and all that remains today despite great gains by women and girls. It's not over. There is so much wallpaper in my own sexism, I expect to be scraping it down for years.
I am thinking about a story my daughter told me last year about a teacher who unfairly disciplined her. At the time, I thought my daughter might have been stretching the truth. I am not going to assume that ever again. I want my daughter to know that I am militantly on her side no matter what. I want her to know that she can trust me with stories about adults acting strangely.
I took a break from my work this afternoon to visit the farm where we have a share. The city was going to spray it with Round-Up, a horrible pesticide with potentially lethal ramifications for mammals. But people had banded together to protest. The mayor listened. The organic farms won, and the fields remained organic. I was alone today in the field, to lean forward, choose a sunburst orange tomato, choose another, toss away the cracked ones fill my quart to the brim. I paused to stretch my back and looked up at the sky, something I try to do every day. It's all we have, really—the sky, the relationships we make, the tomatoes we pick. We don't know where danger lies until it's here in our midst. That's why it's dangerous. And yet, I keep thinking, "God is in the repair." I don't want pesticides in my tomatoes, but neither did I want my friends molested by a trusted school administrator. We don't always get to choose. But we do get to choose to pay attention, to love our friends enough to listen deeply to their stories, to repair the damage we have done.
The Comments
Join the Conversation. Post with kindness.
I was tremendously moved by your belated recognition, but in many ways it's a societal phenomenon. We were so trusting of authority back then. Not so much anymore.
As great as our hyper-wariness may be in preventing abuse, we may also be tainting and handicapping good people who need parental support as they try their best to help kids. We have to remember that the pervs are very rare, even if their impact can be profound.
I hate that loving teachers can no longer give a hug to children who need one.
I'm reminded of your dog park story from a concert I have on tape. You said it would be great if dogs could wear stickers that certify them as safe and able to run free in the park. We need a human version too.
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NERISSA NIELDS is a musician and writer who plays in a band called The Nields, runs writing workshops and retreats out of her home in Northampton MA, teaches guitar to a small group of adults, runs a Local Chorus for kids aged 5-13, and tries to have a good life, full of mess and the occasional epiphany. Get new posts delivered to your inbox.
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As the name suggests, Corel VideoStudio 2019 is the video editing software that is developed by Ulead Systems which is a part of Corel Corporation. It is an efficient tool for making short movies and to edit the existing ones. It comes as a licensed product. It is compatible with Windows Operating System only and provides different modes for video editing. It provides you with unlimited creative features for editing top quality videos. It is an advance tool so you can find many tutorials about its usage on product website.
Corel VideoStudio is a heavy software so its setup will take longer time to download. After running the setup, enter its serial number in installation wizard or install its trial version. Accept the terms in license agreement. It will automatically detect your system architecture and will install 32 bit or 64 bit version appropriately based on your system compatibility. Choose a folder for the downloaded files. With that the software will start downloading and installing. After completion, you can exit the wizard.
Corel VideoStudio allows you to perform video editing in storyboarding as well as timeline modes. The software supports various video formats and can generate the output in DVD, AVCHD, HD-DVD and AVI formats. You can export edited files to disks or directly store them in DVDs. It can customize the playback speed of videos and can add various attractive effects in different scenes. You can edit the size of videos by trimming. It allows you to extract audio from video and run it separately.
The software is suitable for both beginners as well as for expert users. It lets you open videos from multiple camera sets.
add animations, effects, transitions and filters in your captured videos.
normalize and duck audio, track motion, edit subtitles, perform multi-trimming, capture screenshots, manage multimedia libraries, use thumbnail view, create templates and mark your favorite videos.
create new background for your videos in many colors if you are not satisfied with the existing ones.
To get started, you need to download the software from the company website and do the installation. For beginners, go to File => New Project and click on Instant project. The option gives you an option to select a template that you want to use for your video. After settling down on the template you want to you, you can now start editing your video by replacing placeholders with files from your media library. Using templates you can make great videos but if you want to make unique and high-quality videos, the software gives you a chance to build a video from scratch. VideoStudio is perfect for all skill levels and it gives the user the freedom to choose from over 1500 effects and filters. In addition, the tool support all the video formats making it flexible and fun to use.
Corel VideoStudio is available in two paid versions. It Ultimate version can be purchased at $99.99 while the price for Pro version is $79.99. You can also facilitate from the trial versions of both versions for 30 days. The software versions can run on Windows OS 7, 8, 8.1 and 10. For running different versions of the software, you need to have Intel Core i3 system with 4 GB RAM, graphics card with hardware support, sound card, six GB free hard disk space and screen resolution of 1024×768 pixels.


text:
A Blank Sheet Of Paper
January 2, 2013 125214666
Mike described a huge part of the design brief for the Rail in the last entry, and the part that he described really can't be minimized. When I started racing my mountain bike more, I quickly realized that my biggest gains weren't to be made in going faster, they were to be made in not slowing down. Guys were killing me in the turns, which was a double bonus to them - they could gap me in the turn, and then since they were holding more speed out of the turn they'd extend the gap after the turn, while I burnt matches to accelerate to their speed. Handling counts for a lot, on every surface.
We also thought it was critical to optimize around a 23mm tire. A lot of wheels out there (Zipp 404, for example) are optimized around 21mm tires, and have a narrower inside and outside dimension at the tire hook. All of their, and seemingly everyone's, aero data is presented based on testing with a 21mm tire. Everyone we know rides on 23mm tires (many even ride 25s, which becomes somewhat superfluous when you've got a wide enough inside dimension), 23mm tires are most widely available (both variety of offerings and availability for purchase), and several studies have shown that wider tires (up to a point) have lower rolling resistance. We knew how well the 18mm inside dimension with a 23mm tire handled, and a whole lot of other people agreed with us, so optimizing around the 18mm inside width and 23mm tire combination made absolute sense to us. Of course our baseline raw drag data from the wind tunnel will probably appear a bit higher than other manufacturers show, because they all test with 21s. To help you (and us) make more accurate comparisons, we're testing a benchmark wheel with 23s instead of the 21s around which they're optimized, but which no one uses.
Once we knew that we wanted to wind up with 18mm for the inside width, the next parameter to nail down was depth. We chose 52mm as a start point for a couple of reasons. First, there is a significant aerodynamic threshold right around there. Ever thought why the UCI is such sticklers about shapes that are more than 3:1 deep? Well, given an 18mm inside width, we knew we'd wind up at 25mm for the outside width. 25 times 3 is 75. A 23mm tire plus a 52mm rim is 75. Makes sense?
If 52 gets you right to that threshold, why didn't we go to 60 or 70? First, weight. Added depth costs weight, and we didn't want to wind up with good aerodynamics at the expense of practicality on different courses. Many of the new rims are showing that there are only very small gains to be made with deeper rims, enough so that rims much beyond the 50mm range are really being pushed into the "special use" category (pretty much tt only). Second, even though the shapes we were investigating promised a lot of gains in crosswind stability (more on this in a bit), at some point surface area is surface area, and that turns into a liability in windy conditions. So we figured 52 would get us to that magical nexus of three inflection points.
Now we had width and depth, but what about shape? Fortunately, I'd worked with a lot of foil shapes before, and there's a ton of transferability between sailing shapes and rim shapes. Step 1 was to tap into the (extrememly public) database of NACA shapes. So much of innovation seems to be finding new ways to apply old knowledge, and NACA is nothing if not old knowledge - the agency opened its doors in 1915. It is also, in fact, rocket science. I skipped straight to the 4 digit, 00XX series sections, as I knew that the 4 digit series sections would put the maximum thickness in about the right place along the chord, and that I wanted a symmetrical foil (side to side) which is what the 00XX sections have. From there, it was a game of figuring out ratios. Since both the tire and the rim are both leading and trailing edges, I wanted to try and get them roughly symmetrical. That was pretty easy to do with the 0024 section. Oddly enough, just days after we'd really committed to that route, Mavic came out with their new 80mm rim, which also relied on the 0024 section. A classic "good news, bad news" situation - clearly our choice had a lot of validity, but we'd also be accused of being serious copycats. Fortunately (at least we hope), we slice and diced it such that our setup would replicate an 0024 with both tire and rim, where their tire side goes 0024 but their rim side goes 0011. Their rim is less blunt than ours - more on this in a bit.
NACA 0024 foil plot
Speaking of rim bluntness, I don't think it's necessarily possible to accurately model steering response as a function of rim shape, but again I was fortunate to bring some sailing experience to bear. I've trimmed A LOT of sails, and part of what makes the good guys good at it is the ability to match the conditions with the needed shape. The illustration below, looking down from above at cross sections of sails, helps make the point. When conditions are more turbulent or challenging (for example, when the waves are steep), or when the person driving the boat maybe isn't quite world class, you give a deeper, more forgiving entry shape. On the other hand, in more ideal conditions, you set up a narrower entry angle.
image courtesy UK Sails
The sharper entry angle will be faster in ideal conditions, but it is far more prone to stall. In the case of a rim with a narrow entry, the flow can switch from side to side, which would be a jarring input. As I explored in a post about TdF TT equipment this summer, a narrow rim like the HED 3 spoke does very well in low apparent wind angles. Mavic choosing the 0011 shape for their 80mm rim makes sense, as it's more of a dedicated TT wheel, which will operate most often at the low yaw angles where sharper, narrower rims are going to be relatively strongest. With a sail, you have the basic shape and then a bunch of controls that help you modify and manipulate that shape to suit the conditions. Obviously you can't do that with a rim, so a forgiving all purpose shape works well for an all purpose wheel.
This is a seriously condensed (and yet challengingly detailed - thanks for following along this far) version of the design process, but it gives a good sense of how setting an initial parameter made the rest fall in line. Now we have a yellow plastic manifestation of that figuring, which we are about to take to North Carolina to have wind blasted at it so that we can know how fast it is or isn't. We'll write all about that experience in a couple of weeks when we've got the results and have had time to digest them.
Thanks Scott. It really gets a lot easier when you think about it ALL THE FREAKING TIME, you know? And hey, it only took me like 16 months to figure out why the thermostat in our house (yes there's just one) could never get it right.
Challengingly detailed to say the least… I'm glad you guys are smart enough to understand this, yet articulate enough to share it with guys like me so that I can sorta get it.
Scott L July 25, 2017


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After having one of the warmest starts to June in Minnesota history, cooler than normal conditions prevailed during the second half of the month. As a result most climate observers are reporting a mean monthly temperature that is near normal or just 1 to 2 degrees warmer than normal. A few locations in the far north ended up the month with a mean temperature that was cooler than normal (Kabetogama and Tower for example). Among Minnesota's observer network 46 new daily high maximum temperature records were tied or broken during the first half of the month, while 35 daily warm minimum temperature records were tied or broken. Only 7 record low minimum temperatures were tied or set.
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May Climate Summary: The May climate summary shows a cooler and wetter than normal pattern prevailed. The wetter than normal pattern follows the recent trend for May, as 6 of the last 7 Mays have been wetter than normal on a statewide basis. The cooler than normal temperatures in May also follows recent trend, as 4 of the last 5 Mays were cooler than normal, but more significantly the cooler temperatures in May for many areas of Minnesota broke a streak of 20 consecutive months with above normal temperatures, a streak that was unprecedented in state history. The cooler temperature pattern was strongly affected by the absence of sunny days. For many parts of the state nearly 75 percent of all days were mostly cloudy or cloudy, and some observers reported only 5 sunny days.


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